Apartment Insight - September/October 2009

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Attention Apartment Managers

3www.snmaonline.org

SEPTEMBER OCTOBER 2009

INSIGHTThis Issue

SNMA 2009 Board of DirectorsPresidentBret Holmes ...................... 702.699.9261Advanced Management Group

President ElectPaula Lane ......................... 702.362.6444Pinnacle American Management

Vice PresidentDebra Peterson ................. 702.255.3700For Rent Media Solutions

DirectorFrancie Stocking ............... 702.368.4217Western Risk Insurance

DirectorDebi O’Keefe .................... 702.436.9293Prime Group

DirectorBrandi Cooley ................... 702.320.8500RW Selby

DirectorRhonda Sikes ..................... 702.438.7678Avion at Sunrise Mtn.

DirectorDana Murrah ..................... 702.395.1523Apartment Management Consultants

DirectorJohn Sigman ..................... 702.939.1494Las Vegas Apartment Guide

Bowling CommitteeJohn Sigman, Board Liason 939-1494Las Vegas Apartment Guide [email protected]

SNMA - Apartment Insight (Magazine)John Sigman, Board Liason 939-1494Las Vegas Apartment Guide [email protected] Schreiner, Chair 939-1494Las Vegas Apartment Guide [email protected]

Community Outreach CommitteeRhonda Sikes, Board Liason 438-7678Avion at Sunrise Mountain [email protected] Pendleton, Chair 255-3700For Rent Media Solutions [email protected]

Dinner Meeting CommitteeTeresa Jackson, Board Liason 940-5120Clark County Collection Service [email protected] Hinojos, Chair 939-1494Las Vegas Apartment Guide [email protected]

Education Committee [email protected] O’Keefe, Board Liason 436-9293Prime Group [email protected] Murrah, Board Liason 395-1523AMC, LLC [email protected] Loftus, Chair 917-5746HD Supply [email protected]

Golf CommitteeRob Grocutt, Board Liason 895-8887Sherwin Williams [email protected] DeTagle, Chair 939-1494Las Vegas Apartment Guide [email protected]

Legislative CommitteeBarbara Kirk, Board Liason 436-2048Camden Residential Management [email protected] A. Karsaz, Board Liason 952-9227Karsaz & Associates [email protected]

Maintenance Mania/Membership PicnicPaula Lane, Board Liason 362-6444Pinnacle American Management [email protected] Gill, Chair 310-6500Riverstone Residential [email protected]

Market Trends CommitteePaula Lane, Board Liason 362-6444Pinnacle American Management [email protected] Bauman, Chair 368-4217Western Risk Insurance [email protected]

Membership/IROC CommitteeFrancie Stocking, Board Liason 368-4217Western Risk Insurance [email protected]

Poker CommitteeAmanda Hahn, Board Liason 671-6000Signature Management Company [email protected] Buksa, Chair 798-4511Apartment Finder [email protected]

Public Relations CommitteeBrandi Cooley, Board Liason 320-8500RW Selby [email protected]

Year End Event/AwardsRellie Greensfelder, Board Liason 371-2365Frazee Paint & Wallcovering [email protected]

For information regarding the SNMA website, articles which appear on the website and advertising on the website please contact Michael Fazio at 702.436.7662.

SNMA 2009 COMMITTEE ROSTER

TreasurerDoug Sartain ..................... 702.873.5995Certified Fire Protection

SecretaryBarbara Kirk ....................... 702.436.2048Camden Property Trust

Past PresidentAmanda Hahn ................... 702.671.6000Signature Management Company

DirectorTeresa Jackson .................. 702.940.5120Clark County Collection Service

DirectorRob Groucutt .................... 702.895.8887Sherwin Williams

DirectorChris Karsaz ....................... 702.952.9227Karsaz & Associates

DirectorDonna Gill ......................... 702.737.1033Riverstone Residential

DirectorRellie Greensfelder ........... 702.371.2365Frazee Paint & Wallcovering

DirectorMisty Justice ...................... 702.798.8955Alliance Residential Company

News & Updates 5 Inaugural SNMA Texas Hold ’Em Tournament

8 Coming Together

9 Train Your Brain!

10 Memories of the SNMA Golf Tournament

18 Spotlight on Platinum Sponsor: Certified Fire Protection

23 2009 Calendar of Events

23 Second Quarter MARI Released

25 Products & Services Guide

Feature Articles 6 Trends in Applicant Traffic and Quality

12 Lucrative Layouts

16 Applicant Bankruptcy on Credit Report: What Should I Do?

17 Applicants with Foreclosures—Study Results

20 The IMPORTANCE of Criminal Background Checks

4 www.snmaonline.org


WHO WE AREThe Southern Nevada Multi-Housing Association (SNMA) is a non-profit

organization who provides the local multi-housing industry with legislative support, education and community outreach to benefit our membership and

the community.

WHY WE EXISTThe Southern Nevada Multi-Housing Association exists to support the multi-

housing industry and professionals with proactive legislative efforts and by promoting career development through educational and networking

opportunities. The SNMA also strives to promote the highest level of professionalism with established standards and practices throughout every

segment of the multi-family industry, including management, marketing, maintenance and suppliers.

Legislative updates & representation

Frequent networking opportunities

Innovative education programs

Business & career referrals

Advertising & sponsorship opportunities

Bimonthly magazine – “Apartment Insight”

Website: www.snmaonline.org

Forms & Landlord/Tenant Law Books

Legal Information & Updates

Support staff with industry experience....

10 Reasons to be a Member

Southern Nevada Multi-Housing Association2775 South Rainbow Boulevard, Suite #101-C, Las Vegas, NV 89146

T: 702-436-7662 • F: 702-446-8445Email: [email protected] • Web Site: snmaonline.org

Executive Director: Michael Fazio, [email protected] Assistant: Aysha Park, [email protected]

Apartment Insight is published by the Southern Nevada Multi-Housing Association.

Apartment Insight is the official trade publication of the Southern Nevada Multi-Housing Association, a professional association of multi-housing professionals and industry partners.

The materials contained in this publication are general in nature; the applicability to one’s particular situation should be reviewed with a professional who has all the facts pertaining to the situa-tion being considered. The publisher disclaims any liability for published articles.

Advertising Policy: Southern Nevada Multi-Housing Association accepts no responsibility for unsolicited materials. Advertisements contained in this magazine do not constitute endorsement. With the exception of those products and services directly under the control and supervision of SNMA, it is the policy of the SNMA, its officers and Board of Directors, not to endorse any products or services.

Magazine Committee:Chris Schreiner

Committee Chair/Editor

Allison WilliamsFront Cover Art

John SigmanBoard Representative

Photos courtesy of Certified Fire Protection and Michael Fazio (SNMA)

For Advertising Information, Contact:

800.639.0465

Platinum Sponsors:For Rent Media SolutionsCertified Fire ProtectionWestern Risk Insurance

The Bentley Group

Sherwin Williams Paint and FloorcoveringCox Communications

Silver Lands Inc.

SNMA welcomes our newest members!

New Vendors:Able Lock & KeyCAN Prevent Task Force Inc.North Star TowingRealPage Inc.Ultimate Choice Carpet Cleaning

New Properties/Mgmt Groups:Bella EstatesRegency HeightsLas Vegas Grand ApartmentsAlexan CrossroadsShadow Ridge ApartmentsMountain Trails ApartmentsMountain Gate ApartmentsTierra BellaEmerald BayCamden CanyonColony ApartmentsEsplanade on Centennial



A t RentGrow we have a bird’s-eye view of multi-family industry trends—our customers manage thousands of properties totaling more than half a million units across the nation. In this article we decided to share some inter-

esting data and trends that we have observed in recent months.

TrafficThe trend is clear: Compared to last year, traffi c is down in leasing offi ces around the country. This chart demonstrates the % change in processing rates across RentGrow’s client base:

Resident Screening Processing Rate Change: 2009 v. 2008

Month Jan Feb Mar April May

Ch% -20.4% -15.3% -4.0% -15.9% -13.7%

The theme for the last 12 months has been lower year-over-year traffi c by 10–20%, with some clients reporting traffi c declines of 25% or more. We are assuming the lower rates will probably persist into 2010.

What does this mean for our clients?

10–20% fewer applications translates into a smaller pool of appli-cants to choose from. It means that every person calling, visiting

or applying to live at your property is at least 20% more valuable than in past years—and the effort and expense required to get them to apply and move in is 20% higher. These days, the need to “give it 120%” is very real!

Applicant Credit QualityOn average, the applicants visiting leasing offi ces this year have weaker credit profi les than last year, continuing a trend that began in 2007. The U.S. economy has shed 5 million jobs in the past 18 months, and the foreclosure and banking crises have weakened the fi nancial profi les of many individuals.

We conducted a study of applicant credit quality across hundreds of thousands of applicants screened by RentGrow between 2007 and 2009, and found that applicant credit quality in Q1 2009 was 1.7% lower than Q1 2008 and 3.9% lower than Q1 2007. (As an interesting side note, the negative trend is evident in market rate properties but does not necessarily hold for affordable properties.)

This is consistent with reported trends in the population at large – a recent USA Today article mentioned that from Q3 2008 to Q1 2009, the average Transunion credit score dropped 6 points. California saw a 10-point drop, and Arizona 11. (Click here for the full article: http://www.usatoday.com/money/perfi /credit/2009-05-26-credit-scores-recession_N.htm

What does this mean for our clients?

Unless you are in a regional market that’s unaffected by these trends, you need to think about the impact on your business and adapt.

Now is a good time to review your rejection rates in the context of your revenue and occupancy goals. It may be time to modify your acceptance criteria, but that doesn’t mean simply drop the bar. Use a scalpel, not a sledgehammer; for example, you may want to consider:

Adjusting deposit levels for marginal credit profi les

Adjusting the number of years of credit items that you score

Removing foreclosure items from scoring

Removing medical debts from scoring

Adjusting Rent/Income Ratio criteria

Bolstering your decision process with supplemental/alternative applicant data such as Civil Court Records and/or Rental Pay-ment History records

ConclusionNow more than ever, it is critical that you get a maximum return on your marketing and sales efforts. For our part, we are encouraging everyone to sharpen their marketing and leasing skills and review decision criteria and rejection rates. A lot of effort and expense go into keeping occupancy rates high and expenses low. The days are getting longer and the seasonal pick-up in leasing activity is upon us. Now is the time to fi ne-tune your leasing practices.

Mike Lapsley is president and CEO of RentGrow, Inc., the resident screening experts (www.rentgrow.com). He can be reached at [email protected].

Trends inApplicant Traffi c

and Quality

By Mike Lapsley, President and CEO of RentGrow, Inc.

7www.snmaonline.org


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June 16th Networking DinnerSponsored by Apartment Guide

This dinner was all about what to wear and what not to wear for successful people in the industry. Guests were treated

to a Mexican buffet while learning about the dos and don’ts of apparel. Debi O’Keefe, Teresa Jackson and Paula Lane put together a fashion show, judged in an “American Idol” manner which was both informa-tive and entertaining. Attendees were then treated to a song while votes were tabulated for the best and worst dressed.

The “Dress for Success” team with the worst and best dressed “contestants.”

Charlie Panarella of Apartment Guide selling raffle tickets to President Bret Holmes.

John Sigman of Apartment Guide receives an SNMA thank–you for

sponsoring the dinner.

Molly Puno of Hopelink, the charity speaker, with Bret Holmes.

The Randy, Paula, and Simon for the evening, judging best & worst dressed.


9www.snmaonline.org


Getting Lucky With SNMA

P r o c e e d s f r o m the 50/50 draw-ing went to Three Square. Apar t-

ment Guide also gave away numerous prizes such as apartment-related DVDs like “Sliver,” “Pacific Heights” and “Joe’s Apartment,” a massaging foot spa and the grand prize was a Sony Video Camera.

Train YourBrain!

If you are interested in taking any of the courses or being on the Education Committee, please contact [email protected].

3 hour Leasing Classes: $35 members, $70 non-members (Education pass can be used)

Maintenance classes are free, unless there are actual costs for certification or materials, which will be conveyed prior to the class.

Legal Classes: $35 members, $70 non-members (Education pass can be used)

Education Pass: $199 for 8 classes and $249 for 10 classes

You must register for each class at least 48 hours in advance in order to be able to use your Education Pass for the class; this is required to obtain an accurate head count for our educators.

2009 Education CalendarDate Event Time Location Speaker/Host

September 17 MAINTENANCE: Gas & Electrical 8:30–12:30 HD Warehouse HD Supply

September 23free class for members

MAINTENANCE: Remediation—Proactive vs. Reactive 9–12 Angel Park Ian Simon,Odor Masters

October 14 LEASING: Survival Spanish 9–12 Angel Park For Rent Magazine

October 23 LEGAL: Employment Practice 9–12 Angel Park Christopher A. Karsaz

December 10 MANAGEMENT/LEASING: Resident Retention 9–12 Angel Park Debi O’Keefe

*Material and certification costs may apply**Full Day Class, Includes Continental Breakfast and Box Lunch; $59 Members, $99 Non-Members***Special Education Pricing; $19 Members, $39 Non-Members

Education Platinum Sponsor Opportunity

Available!

Pri

cing

:

John Sigman draws the winning raffle tickets with Bret Holmes and SNMA

E.D. Michael Fazio

Troy Perkins, Winner of the Foot Spa

Donna Gill, winner of a DVD and the cash prize

John Sigman seems shocked to have to hand over the Sony Camera to

its winner



The winner of the Golf Classic was WorldscapeThe winner of the Grand Prize Flat Screen TV was Robert Watson of PinnacleThe Title Sponsor was Sherwin WilliamsThe Putting Classic Sponsor was For Rent Media SolutionsThe Food/Awards Sponsor was The Tow Truck CompanyThe Hole-In-One Insurance Sponsor was Expedite TowingThe Golf Ball Sponsor was Advanced Management GroupThe Grand Prize Raffl e Sponsor was WorldscapeThe Beverage Cart Sponsor was Silver Lands Inc.The Photo Sponsor was Certifi ed Fire ProtectionThe Hole-In-One Sponsors were CORT Furniture and SNMAThe Men’s Long Drive Sponsor was PPG Pittsburgh PaintsThe Women’s Long Drive Sponsor was Motivational Systems Inc.The Closest to the Pin Sponsors were Apartment Guide and Empire Painting

Photos sponsored by: Certifi ed Fire Protection, Inc.

Memoriesof the SNMA Golf

Tournament

11www.snmaonline.org


The Hole Sponsors were:SureDeposit Advanced Management Group Criterion Brock Apartments.com Advanced Exercise Equipment Sunland AsphaltServiceMaster 1st ResponseCoinmach Laundry ServiceHD SupplyCallSourceBlackLedger



F ollowing are seven key points

to keep in mind in the develop-

ment stages of a community club-

house—or an already operational

clubhouse—that will make a positive impact

on the community’s immediate and long-

term sales goals.

Create a Line of SightMost people would agree that leasing pro-

fessionals must greet customers immedi-

ately upon entering the clubhouse. However,

many clubhouses are laid out in a manner

that unless the leasing consultant has the

ability to see through walls, poles or other

obstacles, it is impossible to accomplish this

greeting quickly, which leaves the prospec-

tive resident standing inside the entrance

unsure of where to go next.

Designing the clubhouse so that at least one

leasing desk is in a visible line of the door

affords the leasing consultant a better op-

portunity to see and promptly greet the in-

coming guest. It also immediately answers

the silent question inside the customers’

head, “Where do I go?” Note which way the

front doors to the clubhouse open and which

door customers use when determining the

visual line of sight.

Don’t forget the front door design, which

can be single- or double-door entry. If

the community has a double-door entry,

customers’ default reaction will be to reach

for the right door. If the door requires the

customer to pull it open, the customers’

instincts will be to look to the right fi rst.

If the door pushes open, then customers’

instincts will be to look left fi rst. Removing

chairs from the front desk will encourage

leasing consultants to use other areas for

qualifying. (See No. 4.)

If the community is already past the design

stage or has long since been built, look for

ways to rearrange the offi ces. If a leasing

desk can’t be moved, adding a chime can

help to signal incoming customers so the

leasing professionals can immediately walk

from their offi ces to the door. The chime also

signals to the customers that someone will

be coming to help them.

Integrate Technology With LeasingThe increased use of the Internet for

successful marketing and leasing by the

Lucrative Layouts

Are your clubhouses and leasing offices designed for sales success?

Leasing success starts with a great community that has floor plans that appeal to consum-

ers’ needs and wants, constructed in the most economical fashion to attain the projected

rents. Success continues with strong onsite sales and customer service teams. And while most

apartment professionals know that a gorgeous, visually appealing clubhouse and leasing

offices spells leasing success, what’s overlooked, but highly influential, is the layout of the

clubhouse and offices as a tool to achieving leasing success.

By Karen Gladney



onsite team makes it imperative to have all desks properly wired,

preferably wireless. Leasing consultants are posting ads on free

Internet search engines daily, are retrieving and sending prospect

e-mails and are using the Internet to walk customers through

community Web sites, fl oor plans, applications and more, all

while talking on the telephone. When wiring the leasing offi ces,

consider equipping leasing team members with headsets so they

may retrieve fi les or pull items off the printers without having to

place residents on hold.

Incorporate Five-Senses SellingThe more senses that leasing professionals can tap into in prospec-

tive residents throughout their presentations, the more they will

increase their closing ratios. Retail stores like Sony have spent

millions creating the perfect selling scents.

Use music or a water feature to help soften the deafening and

intimidating silence that often greets prospects. Appeal to their

senses of smell with built-in scent

machines, plug-ins, baking cookies

or fresh popcorn. Accomplish visual

stimulation with carefully chosen

paint colors, interesting furniture,

window placement, architecture and

other visual design elements. Ensure

that there is a convenient location for

refreshments that welcomes custom-

ers to indulge.

Property presentation books, bro-

chures and activities in the waiting

area all provide opportunities to capitalize on the sense of touch in

the clubhouse. Provide interactive kiosks with programs that allow

prospective residents to see how they can place their furniture in

their chosen fl oor plans. Play community videos synced to music.

Induce Open ConversationA needs and wants customer analysis helps a leasing professional

to know which apartment best fi ts that prospective resident. The

leasing professional is then able to tailor the presentation of the

community to appeal to those requirements. This can be a tall

order when stony prospective residents walk in with chips on their

shoulders about being “sold.” Immediately inviting them to sit at a

leasing desk, which is an additional barrier in itself, doesn’t facilitate

this process at all.

Design the clubhouse with comfortable qualifying areas in mind

that will put leasing professionals next to customers rather than op-

posite them. Round tables, sofas and chairs are great for this. Make

sure the cushions are fi rm. While comfort is important, so is a sense

of control. Customers will feel out of control and uncomfortable if

they fall into the couch, where they will then move to the edge to

gain back posture in the conversation.

Another option is to get customers’ identifi cation and immediately

take them to a model to complete the qualifying. This is an especially

great solution for communities in which space is limited.

Create a Balanced SeparationNo leasing professional should have a prospective resident ready

to lease while an angry resident is at the next desk, or be on the

phone with a prospective resident while having to plug the other

ear to hear the customer over the clanking of pool balls or a blar-

ing clubroom television. When laying out the clubhouse, be aware

of where to direct residents with service requests, where residents

will be hanging out in the community room and how those groups

can achieve a balanced separation from leasing so as not to be a

distraction or a hindrance to leasing efforts.

Position For Efficient OperationsWhile the leasing desk should be in a line of sight to the door, the

manager’s offi ce should not be. When the manager’s offi ce is up

front or the first office seen by

service providers and prospec-

tive residents, that manager will

be the fi rst one to be addressed,

which increases the number of

interruptions in his or her day,

encumbering completion of tasks

and reports.

Many managers like to see what

is going on in the leasing of-

fices, which is understandable.

Windowed walls and well-placed doors can help to bring the team

together while still providing privacy. There are so many things for

managers to accomplish throughout the day, so locating their offi ces

away from high-traffi c patterns will give them better opportunities

to produce effi ciently and effectively.

Provide Ancillary Income OpportunitiesGive the community the ability to rent out the clubhouse to resi-

dents by designing a way to secure the leasing desks, resident fi les,

offi ce computers and other sensitive materials. Many communities

could earn ancillary income by renting their clubhouses but cannot

because of an inability to properly secure those items.

Across all industries are examples of lucrative layouts and design.

Casinos are laid out in a labyrinth of gaming tables and slots, mak-

ing it diffi cult for gamers to get anywhere without winding past

temptation. The apartment industry is not exempt. Addressing

these design elements in a new or existing community will positively

impact offi ce production, leasing goals and revenue.

Karen Gladney is Owner of POWER Apartment Leasing & Market-ing Inc. She can be reached at 303/791-2688.

Many managers like to see what is

going on in the leasing offi ces, which

is understandable. Windowed walls

and well-placed doors can help to

bring the team together while still

providing privacy.



WW ith that in mind, you may legally reject any applicant who has previously fi led for bankruptcy, (even if the bank-

ruptcy discharge was completed several years ago) if you have a fi rm (preferably written) policy of “no bankruptcy” (within a specifi c period, if desired).

Federal fair housing laws do not include a protected class for fi nancial status. If the landlord’s criterion is rejection of an applicant who has fi led bankruptcy and the criterion is applied to every applicant without discrimination, the rejection of

the application is a legitimate business decision by the landlord.

On the other hand, you may not wish to have such an absolute policy. You may decide that a more fl exible policy regarding bankruptcy fi ling is appropriate for your properties and applicant pool, for example, a fi ling within a certain recent number of years. The key issue is that you absolutely must apply the same standard to every applicant.

A bankruptcy filing will be reported to the major credit bureaus and appears in the public records section of a full credit

report. If, as recommended, you have prepared a rental information packet, including your written selection criteria, the prospective applicant will know your eligibility requirements, know his personal bankruptcy history, and decide whether to submit his application.

In general, adverse credit information re-mains on a credit record for 7 years. How-ever, a person’s bankruptcy may be reported for a longer period from the fi ling of the case. The bankruptcy will appear even if the person voluntarily dismissed it before the discharge, but the credit reporting agency must report the dismissal.

For bankruptcy, the length of the pe-riod depends on which Chapter was fi led. Chapters 7, 11, and 12 may remain for ten years from the fi ling date. Chapter 13 usually remains for seven years from the fi ling date. Accounts from creditors listed

Applicant Bankruptcy on Credit Report:

What Should I Do?

Landlords have the right to set specific tenant selection criteria to include any factors

based on valid business principles. As a landlord, you are free to choose to use almost any

standards as long as legitimate business criteria have been applied, consistently, without

discrimination, and in full compliance with all applicable laws.

By YouCheckCredit.com



applicant bankruptcy — continued on page 19

in bankruptcy will usually remain seven years from the date they were reported as included in the bankruptcy.

Bankruptcy is governed by federal law found in Title 11 of the United States Code. The Bankruptcy Code supersedes any confl ict-ing state law by reason of the Supremacy Clause of the Constitution. Although states may not regulate bankruptcy, they may pass laws that govern certain specifi c aspects of the debtor-creditor relationship. Accord-ingly, bankruptcy law is much the same from state to state except for the types and limits of exemptions. Exemptions are those assets of the debtor that are legally beyond the reach of the bankruptcy trustee and, hence, of the creditors. The debtor in bank-ruptcy keeps the exempt property. Federal and state laws defi ne the kinds and values of property that are exempt and the defi nitions vary greatly among the states.

Although tenant bankruptcy is probably not particularly common, it is an issue about which landlords be knowledgeable. While this article is concerned with applicants whose credit reports list a bankruptcy, there are a number of other reasons that knowledge of bankruptcy law is relevant to landlords. Regarding existing tenants, landlords need to (1) know what to expect when a tenant fi les bankruptcy, (2). What they can and cannot do after a tenant’s bankruptcy fi ling and (3) how a bankruptcy affects the continuing tenancy of a tenant fi ling bankruptcy. These issues will be only briefl y touched on in this article.

Bankruptcy law seeks to benefi t both debt-ors and creditors by seeing that debtors get relief from debts they can’t pay and creditors get paid from certain assets of the debtor or from his future income.

The primary purposes of bankruptcy law are to (1) give a debtor an opportunity for a new start by relieving the debtor of debts or rescheduling payments in a way that the debtor can handle and (2) repay creditors to the extent that the debtor has assets that can be used for payment. Both procedures take place under a Court approved and supervised plan.

Applicants with ForeclosuresStudy Results

In a study of rental applicants who were screened by First Advantage SafeR-ent, applicants with foreclosures in their files were found to be financially “stressed.” Compared to the entire pool of applicants, the foreclosed applicants had:

55% more credit inquiries made within six months of the profile date

31% more reported trade lines (open and closed)

33% fewer open trade lines

15% higher balance/limit ratio on open trade lines reported within six months of the screening

In addition, applicants with foreclosures had more derogatory information in their files, including:

Eight times more derogatory public records

Thirteen times more bankruptcy public records

Three times more open/closed unpaid collection trade lines

Twice as many trade lines that had ever been reported delinquent or derogatory

Nearly four times more trade lines over 30 days delinquent or derogatory

Four times more trade lines over 90 days delinquent or derogatory

Most importantly, applicants with a foreclosure had a 24% lower applicant screening score.



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The impact of an applicant having previously fi led bankruptcy can depend greatly on which type of bankruptcy was fi led. The types of bankruptcy proceedings are referred to by the chapters of the federal Bankruptcy Code that describes them. The most commonly used chapters are Chapter 7, Chapter 11, and Chapter 13 fi lings.

A fi ling under Chapter 7 is called a liquidation proceeding in which the debtor’s non-exempt assets, if any, are sold by the Trustee, with the proceeds being distributed to creditors according to the priorities established by law. In many Chapter 7 bankruptcy cases involving liquidation of property, there is little or no money available from the debtor’s estate to pay creditors. As a result, in these cases, there are few issues or disputes and the debtor is normally granted a “discharge” of most debts without objection. This means that the debtor will no longer be personally liable for repaying the debts.

Chapter 11 is a reorganization proceeding, typically for businesses, where the debtor remains in possession of the business assets and continues to operate the business subject to the oversight of the Court and the creditors’ committee.

Chapter 13 (sometimes called a wage earner plan) is an adjustment of debt of individuals who have regular income, both current and future, that repays creditors over time through a Court approved debt management plan.

The Bankruptcy Abuse Prevention and Consumer Protection Act of 2005 made major changes to the Code restricting the availability of discharge for Chapter 7 and substan-tially reducing debt relief available for Chapter 13. In addition, the Act imposed more stringent eligibility requirements for those individuals considering bankruptcy and re-quires approved credit counseling before they can fi le. Under the new Act the position of landlords and other creditors is improved over the previous Code provisions.

A key change affects the procedures landlords must follow when dealing with a tenant who has fi led for bankruptcy. The Bank-ruptcy Code protects the existing tenant from discrimination based solely on the fact that the tenant fi led bankruptcy. Landlords cannot legally terminate a tenancy solely because the tenant is a debtor in a bankruptcy proceeding. This is not the same thing as the tenant being protected from discriminatory treatment based on the tenant’s fi nancial history. It is simply the tenant’s right to deal with fi nancial troubles through bankruptcy that is protected under bankruptcy law.

Why would a landlord want to reject an applicant who has fi led for bankruptcy? The primary reason is fi nancial. While recognizing that bankruptcy is a legal right allowing relief from certain debts, a landlord wants a tenant who has a satisfactory history of credit

management. Specifi cally, the landlord wants a tenant who has the ability and willingness to pay rent. A bankruptcy fi ling indicates the applicant was unable to meet his fi nancial obligations during a certain period. The underlying event necessitating bankruptcy may have compromised the applicant’s ability to meet future fi nancial obligations. The landlord may not want to take a chance.

However, many landlords set fi nancial criterion that allows some fl exibility in evaluating bankruptcy fi lings. Bankruptcy fi ling is a voluntary measure that seeks to remedy a bad situation that is not always an indication of irresponsible money management. Job loss and/or major medical expenses can quickly change the fi nancial picture of any individual. Bankruptcy fi ling may well be a positive step to regaining fi nancial stability. If the applicant is otherwise qualifi ed according to your standards you may wish to consider the overall picture and assess your risk accordingly.

You might give greater importance to the applicant’s credit man-agement history since the bankruptcy fi ling. If the applicant is nearing the end of the record period, and the bankruptcy has been fully discharged, while still taking the bankruptcy into account, you may focus on the most recent year period of credit history (for instance, the last three or four years). You will take into consideration how long ago the bankruptcy was fi led, the applicant’s current source and stability of income, and the amount of outstanding debt to help you determine your risk.

You may elect to offer tenancy based on acceptance of conditions such as a co-signer or guarantor, a higher security deposit (as allowable by state statute), or a shorter-term lease. You are still bound by fair housing laws and cannot discrimi-nate by selectively offering different terms to different applicants.

There is another consideration in that, assuming an applicant has ad-equate income, he should be more credit worthy after a bankruptcy

than before. First, discharged old debts will no longer have a claim on future income. Second, bankruptcy cannot be fi led again for a number of years.

You can set your qualifying requirements as high as desired regard-ing fi nancial criteria. In practice, however, you should not set stan-dards so high that you never fi nd anyone meeting those standards. The important issue for landlords is to establish selection criteria that make good business sense and to evaluate every applicant against those standards without discrimination.

For other valuable information on checking tenant references, please see additional articles at www.snmaonline.org or at YouCheckCredit.com.

About the Author

YouCheckCredit.com has been providing online credit reports and back-ground checks since 2000. If you have any questions, we can be contacted at YouCheckCredit.com, 3822 Campus Drive #200, Newport Beach, California. Toll Free number 1-866-666-8833 or [email protected].

■ applicant bankruptcy — continued from page 17

Landlords cannot legally terminate a

tenancy solely because the tenant is

a debtor in a bankruptcy proceeding.

This is not the same thing as

the tenant being protected from

discriminatory treatment based on

the tenant’s fi nancial history.



A s a landlord, you don’t want a tenant using your rental unit as a base for criminal activity, posing a direct threat to you or the safety of others, or willfully damaging property. For this reason, some landlords choose to

conduct additional tenant screening using criminal background checks. However, identifying potential risk related to an applicant’s criminal history can be a more complex issue than customary risk analysis related to an applicant’s credit, employment, eviction record, and previous landlord references.

A criminal background check includes a search of statewide, multi-state, or regional criminal records databases and sex offender registries. While most landlords will prefer to use a third party screening vendor for criminal background checks, it is possible that a landlord could conduct a limited search using local court records and available public databases.

The do-it-yourself landlord may fi nd that while most jurisdictions have computerized their records, some have not. This can necessitate a trip to the county courthouse and severely limits the number of jurisdictions that can be checked. Some jurisdictions have restricted records access to online terminal use within the courthouse or de-pository and records are not available for outside public access. Older records can sometimes be a problem in that they may exist in paper or microfi che form and require retrieval from archived offsite storage. The retrieval process may add days to the screening process. Many electronic databases that compile criminal records are not available to the public and your courthouse search may not be adequate to reduce risks. Labor intensity and the time expended to conduct your own search are among the reasons not to do-it-yourself.

Background screening vendors offer differentiated product lines and services allowing comprehensive and customized searches of multiple data sources at reasonable costs. Many screening vendors offer instant results services that can shorten overall decision pro-cessing time and lead to fi lling vacancies sooner.

A little investigation on your part can help you choose the vendor that offers the right products and services you need. You will want to understand what types of reports are available, costs, and turn-around time. Most vendors provide sample reports on their Web sites so that you can view the different types of reports.

It is always important to clarify with the vendor exactly what jurisdictions are included in the search reports. You should also determine that you have an option to order a county courthouse search that provides a “hand search” of the county’s criminal re-cords index and court dockets. In certain situations, a hand search, even though requiring additional time and expense can be worth the effort to help protect yourself and others.

Criminal background reports generally include the defendant’s name (and any aliases), the defendant’s date of birth, gender, race, physical description, dates of the offense, and the date of disposi-tion or conviction. To help ensure accurate results, be sure you have the correct spelling of the applicant’s full name, a verifi able date of birth, and a list of known aliases used by the applicant before purchasing a report.

The IMPORTANCEof Criminal

Background Checks

Risk reduction is at the core of tenant screening policies. While

you may not be able to eliminate all business risk, you certainly

want to reduce your exposure to unnecessary risk. With strong

rental policies, an adequate application form, and thorough ten-

ant screenings you can evaluate the applicant’s risk potential and

make your decision accordingly.

By YouCheckCredit.com



Criminal records are compiled from information obtained from law enforcement arrest records, criminal court records, state depart-ment of corrections fi les, and statewide criminal repository records. Generally, if the defendant is convicted of a misdemeanor, he will be sent to jail rather than the state prison. If convicted of a felony, the defendant may be sent to either a jail or state prison. Records of imprisonment in the state prison are called corrections records. The statewide criminal repository contains arrest records, criminal court records, and correction records.

A search of the criminal court docket index can provide basic in-formation such as date, case number, and name of the defendant but generally does not include details of case disposition. You will usually want to also conduct a county courthouse search for more complete information.

The state department of corrections database provides inmate in-formation. Reports will show the individual’s active status within state facilities and probation or parole information.

The federal court system maintains separate records from state court systems. It may be advisable to request a search of district court records if information gained from state or county records searches indicate a need for more detailed information.

Most states have a law that requires persons convicted of violent sexual offenses to register with the law enforcement agency where

they live. These statutes are often referred to as Megan’s Laws. Each state and/or jurisdictions maintains a database of registered sexual offenders. A search of convicted sexual offender records may be included in a comprehensive criminal report or in case of some vendors, ordered as a separate report. Be aware, however, that many states restrict the use of this information to deny housing.

A special report, commonly referred to as a terrorist background report, may also be included in a packaged criminal background report or priced as a separate report. The report checks the watch list of Specially Designated Nationals and Blocked Persons as main-tained by the Offi ce of Foreign Assets Control (OFAC).

By the nature of the reporting process, there are some inherent areas of concern to keep in mind when using criminal background checks. A primary concern is the accuracy and completeness of criminal records information. The state criminal depository receives data from participating jurisdictions. If a jurisdiction does not report information or fails to report information in a timely manner, the state index will not be accurate. A related concern is the frequency of new information reporting. If the required frequency is yearly, there could be a long period of time in which a criminal record may escape discovery. The volume of records and numerous jurisdictions make up-to-the-minute screening almost impossible.

background checks — continued on page 22



County criminal searches will return information only on crimes committed in a specifi c county. You may need to search multiple counties if your applicant is known to have lived or worked in more than one county.

Some counties maintain separate records databases for felonies and misdemeanors while others maintain a combined index of records. You may need to verify how the county of interest maintains such records and search accordingly. It is advisable to check for both felony and misdemeanor records. While felony convictions gener-ally represent more serious crimes against people and property, misdemeanor convictions can include drug and alcohol related crimes, assault, or weapons charges.

In some states, if the crime was a misdemeanor and the defendant performed under a rehabilitation code, there are procedures to judi-cially erase the criminal record. A search of the criminal records da-tabase in this situation would return a report of no records found.

As with information obtained from customary tenant screenings, information gained from using criminal background checks should

be analyzed in context of the overall risk the applicant presents. This is the hard part of criminal background checks.

In general, landlords are free to reject someone with a criminal background, as ex-cons are not a protected class under federal fair housing laws. An exception regarding federal law is conviction for past drug use, as past drug use, even when resulting in a convic-tion, is considered a disability. Those currently using drugs or those who have been convicted of drug manufacturing or dealing are not protected. Another exception is when state or local laws prohibit arbitrary discrimination on the basis of personal characteristics, as it is possible that a specifi c judge in those jurisdictions might rule that a criminal record is a personal characteristic.

There are a number of issues that must be considered when using criminal records in screening. First, you must be sure that the ap-plicant is really the person in the criminal record report. Second, your qualifying criteria related to criminal records (hopefully, in written form) must be reasonable and related to the safety of oth-ers. As examples, you could be treading on dangerous ground by denying housing to an applicant convicted of embezzlement or even if convicted of armed robbery as a teenager 25 years earlier with no subsequent record.

Third, your criteria must be applied equally to all applicants. You cannot do criminal checks on some applicants and not on others or have different criteria because of the applicant’s appearance or other characteristic. Fourth, you must understand that the criminal record check does not guarantee an applicant is not a criminal, as there are numerous reasons why the report might not show a conviction.

Finally, you should consider consulting a competent local attorney who is knowledgeable about the specifi c issue in the jurisdiction where the property is located for advice regarding your decision criteria.

For other valuable information on checking tenant references, please see additional articles at www.snmaonline.org or at YouCheckCredit.com.

About the Author

YouCheckCredit.com has been providing online credit reports and back-ground checks since 2000. If you have any questions, we can be contacted at YouCheckCredit.com, 3822 Campus Drive #200, Newport Beach, California, Toll Free number 1-866-666-8833 or [email protected]

■ background checks — continued from page 21

In general, landlords are free to reject

someone with a criminal background, as

ex-cons are not a protected class under

federal fair housing laws.



The dates and events are subject to change without

notice. Please call the SNMA office at (702) 436-7662

with questions.

September

17 HD Supply Education: Gas & Electrical

19 Maintenance Mania and Membership Picnic

23 Maintenance Education: Remediation—Proactive vs.

Reactive (free for members)

October

9 Texas Hold ‘Em Poker Tournament

14 Leasing Education: Survival Spanish

20 SNMA Networking Dinner Event

23 Legal Education: Employment Practice

November

7 Year End Dinner and Awards Ceremony

December

10 Management/Leasing Education: Resident Retention

• Subject to change•

SNMA 2009 Calendar of EventsSecond QuarterMARI Released

By Jay Harris, Vice President of Business Services,First Advantage SafeRent

Here is how Las Vegas, NV-AZ performed in the second quarter compared to last year: Las Vegas, NV-AZ: 2Q09 MAR Index = 99Las Vegas, NV-AZ: 2Q08 MAR Index = 99”

For more information on the MARI and in depth descriptions, please see the full press release at www.snmaonline.org.

Graph 1: United States Multifamily Applicant Risk Index Data

Region 2Q 09 1Q 09Midwest 106 100

Northeast 116 110South 102 97West 108 104U.S. 106 100

Change from1Q 09 to 2Q 09 2Q 08 Change from 2Q

08 to 2Q 09+6 102 +4+6 116 0+5 102 0+4 109 -1+6 105 +1

Table 1: Regional Multifamily Applicant Risk Index Data



PRODUCTS &SERVICES GUIDE

ADVERTISING702 West2470 Denholme St.Henderson, NV [email protected]: (702) 278-8905 F: (702) 202-4513

Apartment Finder 6330 McLeod Dr. Ste. 5 Las Vegas, NV [email protected]: (702) 604-2351 F: (702) 798-8311

Apartment Guide, The 8298 Arville Street, Suite #104Las Vegas, NV [email protected] P: (702) 939-1494 F: (702) 939-1551

Apartments.com175 W. Jackson Blvd., 8th floorChicago, IL [email protected]: (312) 601-5391 F: (312) 601-6256

For Rent Media Solutions 5740 S. Arville St., Ste 209Las Vegas, NV [email protected]: (702) 255-3700 F: (702) 255-4901

Move.com30700 Russell Ranch Rd.Westlake Village, CA 91362P: (805) 557-2300 F: (480) 556-4623

Rent Grow Inc. (Internet)307 Waverley Oaks Rd. Ste. 301Waltham, MA [email protected]: (800) 736-8476 F: (800) 819-5182

APPLIANCES (SALES/RENTAL/PARTS/REPAIR)Universal Service & Supply3605 W. TwainLas Vegas, NV [email protected] P: (702) 876-0333 F: (702) 876-5994

ASPHALT (PAVING/REPAIR)Lamb Asphalt Maintenance, Inc.3280 Coleman St.N. Las Vegas, NV 89032 [email protected]: (702) 647-1600 F: (702) 647-5969

Stripe-A-Lot 5128 Longridge AvenueLas Vegas, NV 89146 [email protected] P: (702) 870-3585 F: (702) 870-8784

Sunland AsphaltP.O. Box 50409Henderson, NV [email protected]: (702) 563-6872 F: (702) 563-6875

ATTORNEYS/LEGAL SERVICESKarsaz & Associates375 Warm Springs Ave., Ste 104Las Vegas, NV [email protected]: (702) 952-9321 F: (702) 933-5077

Law Office of Hayes & Welsh199 N. Arroyo Grande Blvd, #200 Henderson, NV 89074 [email protected] P: (702) 434-3444 F: (702) 434-3739

AWARDS/TROPHIESBoulevard Trophy & Engraving, Inc. 5007 S. Tamarus St.Las Vegas, NV [email protected] P: (702) 736-3130 F: (702) 736-3526

BANKING/MORTGAGE LENDING/FINANCIALArbor Commercial Mortgage2802 Flintrock Trace, Suite 225Austin, TX [email protected]: (512) 371-4171 F: (512) 371-4172

BLINDS/WINDOWS/DOORS/GLASSCherokee Blind & Door 4350 S Arville, C-21 Las Vegas, NV 89103P: (702) 432-3244 F: (702) 432-3341

BROKERS (REAL ESTATE)Marcus & Millichap3993 Howard Hughes Pkwy, Ste 300 Las Vegas, NV [email protected] P: (702) 215-7100 F: (702) 215-7110

NAI Alliance6995 Sierra Center Pkwy., Ste 100Reno, NV [email protected]: (775) 336-4646

The Bentley Group Real Estate Advisors11920 Southern Highlands Pkwy., #100Las Vegas, NV [email protected] P: (702) 855-0440 F: (702) 855-0660

The Sauter Companies10161 Park Run Dr., Ste. 140Las Vegas, NV [email protected]: (702)383-3383 F: (702)252-0139

CARPET CLEANING/RESTORATION/DYEINGSolar Contract Carpet of Las Vegas, Inc. 4280 Wagon Trail Ave. #CLas Vegas, NV 89118P: (702) 798-7100 F: (702) 798-1982

Ultimate Choice Carpet Cleaning4320 West Reno Avenue, Suite ILas Vegas, NV [email protected]: (702) 515-1485 F: (702) 515-1486

Universal Carpet Care, Inc. 3111 S. Valley View, Ste. N-102 Las Vegas, NV [email protected] P: (702) 220-9003 F: (702) 220-4818

FIRE AND SAFETYCertified Fire Protection3400 W Desert Inn, Ste 20 Las Vegas, NV 89102-8354 [email protected]: (702) 873-5995 F: (702) 251-1972

Diversified Protection Systems Inc.4435 Wagon Trail Ave.Las Vegas, NV [email protected]: (702) 307-3473 F: (702) 307-3472

FLOORING - COVERING/CARPETCriterion Brock, Inc. 1660 Helm Dr. Ste 1000Las Vegas, NV [email protected] P: (702) 458-6550 F: (702) 458-6584

Sherwin Williams Paint & Floor Covering7470 S. Dean Martin Drive. #105Las Vegas, NV 89139 [email protected] P: (702) 895-8887 F: (702) 895-8892

FURNITURE (RENTAL/SALES)CORT Furniture Rental 6625 Arroyo Springs St. Ste. 130Las Vegas, NV [email protected] P: (702) 822-7368 F: (702) 822-7324

Sundrella Casual Furniture2740 W. Deer Valley Rd.Phoenix, AZ [email protected]: (702) 369-0878

Winston Contract603 SE Fort King StreetOcala, FL [email protected]: (800) 327-1541 F: (352) 368-2471

HANDYMANGenie Services4300 N. Pecos Rd. #22Las Vegas, NV [email protected]: (702) 452-1111 F: (702) 452-1179

HVACFire-N-Ice Heating & Air Conditioning2912 S. Highland Dr., Ste ELas Vegas, NV [email protected]: (702) 395-0071 F: (702) 395-0253

INSURANCECIBA Insurance Services655 N. Central Ave., Ste. 2100 Glendale, CA [email protected]: (818) 638-8525 F: (818) 638-8551

Kaercher & Associates Insurance Brokerage 2500 N. Buffalo Dr., Ste. 230Las Vegas, NV 89128 P: (702) 384-2813 F: (702) 304-7860

Renters Legal Liability LLC 466 South 400 East #103 Salt Lake City, UT [email protected]: (801) 994-0237 F: (801) 521-4452

Western Risk Insurance3140 S. Rainbow Blvd., Suite 400 Las Vegas, NV [email protected] P: (702) 368-4217 F: (702) 368-4219

CHILD ABUSE PREVENTIONCAN Prevent Task Force Inc.PO Box 6274Reno, NV [email protected]: (775) 328-2448

CLEANING SERVICESGenie Services4300 N. Pecos Rd. #22Las Vegas, NV [email protected]: (702) 452-1111 F: (702) 452-1179

CLEANING SERVICES (MOLD/DISASTER)Genie Services4300 N. Pecos Rd. #22Las Vegas, NV [email protected]: (702) 452-1111 F: (702) 452-1179

Odor Masters 4616 W. Sahara Avenue #178Las Vegas, NV [email protected]: (702) 253-5030 F: (702) 242-9238

ServiceMaster 1st Response 451 Mirror Court, Suite #105Henderson, NV [email protected]: (702) 896-4197 F: (702) 896-3559

COLLECTIONSClark County Collection Service 8860 W. Sunset RoadLas Vegas, NV [email protected]: (702) 940-5120 F: (702) 365-7927

Rent Collect Global 1010 Southeast Everett Mall Way, Suite #100Everett, WA [email protected]: (425) 238-3752 F: (425) 609-1120

COUNTY/CITY OFFICESConstable’s Office Las Vegas Township309 S. Third Street, P.O. Box 552110 Las Vegas, NV 89155 [email protected] P: (702) 455-4099 F: (702) 385-2436

DEVELOPERS (REAL ESTATE)& GENERAL CONTRACTORSKalb Industries of Nevada Ltd.5670 Wynn Rd.Las Vegas, NV [email protected]: (702) 365-5252 F: (702) 365-5257

Western Pride Construction LLC3924 Silvestri LaneLas Vegas, NV [email protected]: (702) 362-2800 F: (702) 362-1376

DRYWALL - CONTRACTORSGenie Services4300 N. Pecos Rd. #22Las Vegas, NV [email protected]: (702) 452-1111 F: (702) 452-1179

EXERCISE EQUIPMENTAdvanced Exercise Equipment861 SouthPark Dr., Suite #200Littleton, CO [email protected]: (702) 270-0241 F: (303) 996-0063

Equip Fitness4760 South Pecos Road, Suite #103Las Vegas, NV [email protected]: (702) 309-4198 F: (702) 974-0893



INTERNET SERVICES/ACCESSInspire WiFi1550 NE Miami Gardens Drive #507Miami, FL [email protected]: (407) 620-6478

KEY CONTROL/ACCESS MANAGEMENTAble Lock & Key1913 East Charleston RoadLas Vegas, NV [email protected]: (702) 382-2822

HandyTrac, Inc.510 Staghorn Ct. Alpharetta, GA [email protected]: (678) 990-2305 F: (678) 990-2311

LANDSCAPINGSilver Lands Inc.2901 S. Highland Drive, Suite 15-ALas Vegas, NV [email protected]: (702) 459-3192 F: (702) 459-4372

Worldscape8410 Eldora, Suite #1003Las Vegas, NV [email protected]: (702) 871-7027 F: (702) 731-1611

LAUNDRY EQUIPMENTCoinmach Laundry Service501 North 37th Dr., Suite 102Phoenix, AZ [email protected]: (602) 722-6959 F: (602) 340-8907

Excalibur Laundries Inc.201 E. Sandpointe, Suite 200South Coast Metro, NY [email protected]: (714) 437-9000 F: (714) 210-3777

Web Service Company, Inc.333 W. St. Louis AvenueLas Vegas, NV [email protected]: (702) 384-4855 F: (702) 384-6054

MAINTENANCE SUPPLIESHD Supply320 Lava Beds WayLas Vegas , NV [email protected], [email protected] P: (702) 917-5746 F: (702) 622-7222

Johnstone Supply2319 S. Western Ave. Las Vegas , NV 89102P: (702) 387-6940 F: (702) 387-7866

Wilmar4119 Bola DriveNorth Las Vegas, NV [email protected] P: (702) 296-0664 F: (702) 643-5948

MAKE-READYGenie Services4300 N. Pecos Rd. #22Las Vegas, NV [email protected]: (702) 452-1111 F: (702) 452-1179

ODOR CONTROLEnvirosweep, LLC892 East Sweeping Vine AvenueLas Vegas, NV [email protected]: (702) 738-4247 F: (702) 982-1277

OFFICE SUPPLIESAdvance Office & Janitorial Supplies3261 S Highland, Ste. 603Las Vegas, NV [email protected]: (702) 735-0213 F: (702) 735-0147

OUTDOOR FURNITURETotal Patio Accesories4760 South Pecos Road, Suite #103Las Vegas, NV [email protected]: (702) 309-4198 F: (702) 974-0893

PAINT (SALES/SERVICE)Dunn-Edwards Paints4300 E. Tropicana Ave Las Vegas, NV 89121 [email protected]: (702) 845-7539 F: (702) 243-8131

Empire Community Painting 2756 N. Green Valley Pkwy., Ste. [email protected] P: (888) 278-8200 F: (702) 939-9940

Frazee Paints 5280 S Valley View Blvd.Las Vegas, NV [email protected] P: (702) 371-2365 F: (702) 597-5200

Genie Services4300 N. Pecos Rd. #22Las Vegas, NV [email protected]: (702) 452-1111 F: (702) 452-1179

PPG Pittsburgh Paints 5475 S Valley View Las Vegas, NV [email protected] P: (702) 736-2929 F: (702) 736-3151

Sherwin Williams Paint & Floor Covering7470 S. Dean Martin Drive. #105Las Vegas, NV 89139 [email protected] P: (702) 895-8887 F: (702) 895-8892

POOL FURNITURETotal Patio Accessories3275 S. Jones Blvd., Ste 106 Las Vegas, NV [email protected] P: (702) 309-4198 F: (702) 974-0893

PROPERTY MANAGEMENT SOFTWARERealPage Inc.4000 International PkwyCarrollton, TX [email protected]: (972) 820-3015 F: (972) 820-3383

REWARDS PROGRAMSBlackledger12 West 100 North, Suite #100American Fork, UT [email protected]: (801) 763-9064 F: (801) 437-3686

SECURITY DEPOSIT ALTERNATIVESSure Deposit293 Eisenhower Pkwy., Ste 320Livingston, NJ 07039-1783 [email protected] P: (973) 992-8440 F: (973) 992-8770

SECURITY SERVICESSky Security Services2400 S. Cimarron Rd. Ste. 140Las Vegas, NV [email protected]: (702) 304-2185 F: (702) 304-2184

SIGNAGEMotivational Systems, Inc.1120 Palms Airport DriveLas Vegas, NV [email protected]: (702) 310-8501 F: (702) 270-8228

Right-Way Signs6291 Dean Martin Dr.Las Vegas, NV [email protected]: (702) 260-0374 F: (702) 260-1223

TELECOMMUNICATIONSCox Communications121 S. Martin Luther King Blvd.Las Vegas, NV [email protected]: (702) 384-8084 F: (702) 545-2375

TENANT SCREENINGFirst Advantage SafeRent, Inc.7500 W. Lake Mead Blvd., #9-542 Las Vegas, NV 89128 [email protected]: (702) 839-1736 F: (702) 839-1738

TOWINGAA Action Towing3035 Westwood Dr.Las Vegas, NV [email protected]: (702) 737-9100 F: (702) 737-8567

Expedite Towing228 W. Owens Ave.N. Las Vegas, NV [email protected]: (702) 633-8850 F: (702) 633-8892

LVVI Towing4375 North Las Vegas Boulevard, Suite #4Las Vegas, NV [email protected]: (702) 795-1700 F: (702) 367-0945

North Star Towing2201 N. CommerceNorth Las Vegas, NV [email protected]: (702) 473-1111 F: (702) 399-3632

Quality Towing4100 E. Cheyenne Ave.Las Vegas, NV [email protected]: (702) 649-5711 F: (702) 633-4447

Southern NV Multi-Housing Association - Forms & Publications

ITEM PKG. OF MBR PRICE NON-MBR

5-Day Pay or Quit***5-Day Notice Breach of Contract***5-Day Unlawful Detainer***3-Day Nuisance***30-Day No Cause Termination***30-Day Notice to Change Terms***Abandonment***Security Deposit DispositionCommunity Inspection***Notice to Vacate***Roommate Relinquishment***Application to RentLease*** (Available to Members Only)Lease Renewal*** (Available to Members Only)Move-In Inventory & Condition***Salary SurveyLandlord/Tenant Law Handbook (Members Only)Affidavit of ComplaintInstructions to the ConstableOrder of Summary Eviction

25252525252525253025255012252511

10.5010.5010.5010.5010.5010.5010.5010.5010.5010.2514.7514.7519.9510.2514.7549.95129.00

15.5015.5015.5015.5015.5015.5015.5015.5015.5015.5015.50NO SALENO SALE15.5019.7599.90NO SALEAvailable at CourthouseAvailable at CourthouseAvailable at Courthouse

DELIVERY CHARGE - $10.00 per delivery or $20.00 for COD orders.*** 3 part carbonless paperPRICES ARE SUBJECT TO CHANGE WITHOUT NOTICE.

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Apartment Insight - September/October 2009

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Transcript of Apartment Insight - September/October 2009