Multifamily Road Ahead Looks Bright

SEPTEMBER | OCTOBER 2013

A Magazine for Nevada’s Multifamily Industry

2 www.nvsaa.org

3SEPTEMBER | OCTOBER 2013

Executive Director Michael Fazio ....................... (702) 436-7662 Nevada State Apartment Association (NSAA)

Executive Assistant Aysha Park ........................... (702) 436-7662 Nevada State Apartment Association (NSAA)

IN THIS ISSUENews & Updates 4 Executive Director’s Message

10 The Road Ahead for Fannie and Freddie

12 Deep Strength for Apartment Fundamentals

14 NSAA Calender of Events 2013 16 Grow Your Property or Property Management Business Through Local PPC

18 Proceed With Caution 20 Platinum Sponsor Spotlight: Western Risk Insurance

23 Products & Services Guide

Feature Articles 6 Demographic Trends Support Strong Multifamily Demand

NSAA 2013 Board of Directors

WHO WE AREThe Nevada State Apartment Association (NSAA) is a non-profit organization that provides the local multi-housing industry with legislative support, education and community outreach to benefit our membership and the community. The NSAA is devoted to supporting the diversity, integrity and ever-changing environment

of the multi-family industry. We are devoted to you.

WHY WE EXISTThe Nevada State Apartment Association exists to support the multi-housing industry and its professionals with proactive legislative efforts, by promoting

career development through education and by offering entertaining social opportunities. The NSAA 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.

Bottom line… we exist for you, because of you.

9011 West Sahara Avenue, Suite #150, Las Vegas, Nevada 89117 T: 702-436-7662 • F: 702-446-8445

Email: [email protected] • Web Site: nvsaa.orgExecutive Director: Michael Fazio, [email protected]

Executive Assistant: Aysha Park, [email protected] Service Rep: Stefanie Smith

Platinum Sponsors:• Certified Fire Protection• Western Risk Insurance• Sherwin Williams Paint and

Floorcovering• Cox Communications• Silver Lands, Inc.• KRT Fitness

• Patio Concepts• Quality Towing• Apartments.com• Fire-N-Ice Heating & Air Conditioning• Karsaz Law• Republic Services• Trinity Security Services

NSAA welcomes our newest members!

Executive Director Michael Fazio ....................... (702) 436-7662 Nevada State Apartment Association (NSAA)

Executive Assistant Aysha Park ........................... (702) 436-7662 Nevada State Apartment Association (NSAA)

NEW Property Members • 1832 Lewis Avenue• Ancestral Descendants• Karl Klement Properties, Inc.• Madison at Green Valley• NCM, LLC• Parkview Pointe• Rosilyn Nieves

• Sonoma Pointe• Stanley Pownall• Taizoon Shakir• The Croix Townhomes• The Palms at Peccole Ranch• WEGO

NEW Vendor Members• Alpha 1 Construction• Bio-One• HM Carpet

• Multi-Restoration, Inc.• Redi Carpet

2013 PresidentLizza Castro...................... (702) 436-9293Prime Residential

Vice President/2014 President ElectJanice Richards.......... (702) 256-1797

Treasurer/ 2015 President ElectTaylor Verhaalen.............. (702) 227-0444Stout Management Company

Executive Officer - VendorSteven Olmos................... (702) 459-3192Silver Lands, Inc.

Executive Officer - VendorRobert Segura.................. (702) 335-2717Quality Towing

Past PresidentPaula Lane....................... (702) 419-5744Pinnacle

DirectorChristopher Hinojos......... (702) 860-0848Apartments.com

DirectorRhonda Sikes................... (702) 768-3185S & H Realty

DirectorDebi O’Keefe.................... (702) 250-7423MAXX Properties

DirectorDoug Sartain.................... (702) 210-3811Certified Fire Protection

DirectorBret Holmes..................... (702) 401-4674Advanced Management Group

DirectorLucky Merry..................... (702) 569-1504Prime Residential

DirectorMario Ortiz...................... (702) 395-0071Fire N Ice Heating and Air ConditioningDirector

Teresa Jackson................. (702) 872-8852Criterion Brock

DirectorSusan Bauman................. (702) 368-4217Western Risk Management

DirectorAmy Hjerpe...................... (702) 419-2124Pinnacle

DirectorEric Newmark.................. (702) 306-4830Karsaz Law

DirectorDebra Peterson................ (702) 499-2785For Rent Media Solutions (Las Vegas)

DirectorDaniel Turkin.................... (702) 749-7000Gillespie Properties

DirectorLiz Culibrk........................ (602) 820-5791Fairfield Residential

DirectorChelsea Mollak................ (702) 525-7862ConAm Management

DirectorJanice Richards................ (702) 581-3591Camden Property Trust

DirectorRoberta Ross ................... (775) 323-3044The Ross

DirectorChrissy McCulloch ........... (775) 850-4700Vintage at South Meadows

DirectorDanett Michelini ............. (775) 722-0764For Rent Media Solutions

4 www.nvsaa.org

Calling ALL Maintenance PersonnelAsk any property manager and they will tell you -- property maintenance technicians are the backbone of the multifamily industry. Day-in and day-out, they keep our residents happy and our properties running smoothly.

In recognition of the valuable role they play, the National Apartment Association (NAA) commenced the seventh season of its nationwide maintenance competition, Maintenance Mania®, on August 29th, 2013 and I am saying, “Bring on the heat!”

On October 25th, 2013 the Nevada State Apartment Association will host its 5th annual Maintenance Mania® competition, presented by NAA and presenting sponsor HD Sup-ply -- a leading distributor of maintenance and renovation products, at the Sport Center of Las Vegas (due east of the Callaway Golf Center).

Consisting of eight maintenance-focused challenges, the competitors will test their maintenance skills and knowledge of the industry as they compete to earn the title of the Maintenance Mania® National Champion.

Racing against the clock, these highly skilled maintenance professionals will compete against each other to see who is the fastest at water heater installation, key control, faucet installation, icemaker installation, fire & carbon monoxide safety installation, toilet conversion, and ceiling fan installa-tion. The finale of the event con-cludes with a race car competition, where the competitors build a model car using at least one maintenance product or part and race it down a pinewood derby-style track. Maintenance professionals are essential to the success and viability of the multifamily housing industry, said NAA Pres-ident Doug Culkin, CAE. NAA is extremely proud to be able to shine a light on such an outstanding group of individuals through the Maintenance Mania® program.

The 2013-2014 Maintenance Mania® season kicked off in August and will continue through April 30, 2014, with an estimated 70 local events scheduled across the country.

Maintenance Mania is a national competition where apartment maintenance technicians are able to compete against each other in various skill-based games focused on frequent maintenance issues. Maintenance Mania is offered by the National Apartment Associa-tion, a leading advocate for quality rental housing, and presenting sponsor HD Supply

Apartment Insight is published by the Nevada State Apartment Association.

Apartment Insight is the official trade publication of the Nevada State Apartment 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 situation being considered. The publisher disclaims any liability for published articles.

Advertising Policy: Nevada State Apartment 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 NSAA, it is the policy of the NSAA, its officers and Board of Directors, not to endorse any products or services.

Apartment Insight Committee:Michael Fazio

Nevada State Apartment Association

Aysha Park Nevada State Apartment Association

Cover art courtesy of Michael Fazio

For Advertising Information, Contact:Dani Gorden

[email protected]

The finale of the event concludes

with a race car competition, where

the competitors build a model car

using at least one maintenance

product or part and race it down a

pinewood derby-style track.

executive Director’SMessageBy NSAA Executive Director Michael Fazio


Facilities Maintenance, a leading supplier of maintenance, repair and operations (MRO) products to the multifamily industry. Near-ly 70 qualifying events are hosted nationwide by regional NAA affiliates, providing 20 top technicians the opportunity to compete at the National Championship to be held June 19 in Denver. Oth-er 2013-2014 national sponsors include Bradford White, Cleve-land Faucet Group, Fluidmaster®, Frigidaire, Kidde, Kwikset®, Motorola, Niagara Conservation, Seasons, and Realpage.

For more information on the Nevada State Apartment Associa-tion’s event, contact me or Aysha Park at 702.436.7662 or [email protected]). Visit the Nevada State Apartment Association at www.nvsaa.org.

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Demographic trends Support Strong Multifamily Demand

The strong recovery in the multifamily housing industry, espe-cially relative to the weaker recovery in single-family housing, has caught the attention of many observers. Some see in this fast recovery the first indications of a new “bubble,” while others view it as evidence of an inevitable shift in preference towards more urban living and away from the single-family home in the suburbs. The explanation has significant implications for multifamily hous-ing developers, owners, and investors.

We analyzed historical data and future population projections from the U.S. Census Bureau to shed light on the situation and found that, at least on the broad national scale, the data does not support concerns over a multifamily bubble. In fact, it indicates that demand for multifamily housing (including rental and for-sale) may be even more robust over the next four years than it was during the boom years of 2000 to 2007. Even without assuming a major change in preference for multifamily housing, two key demographic trends, described below, should drive demand for multifamily housing above what might be expected from popula-tion growth alone.

• The weak economy has created a situation of “pent-up” demand for housing, especially among young people, who are the most important demographic for multifamily housing. Unable to find adequate employment, many have decided to remain in their parents’ homes or live with roommates. If the labor market continues to recover, we expect them to revert to their pre-recession behavior, meaning that many of the household formations that would have happened over the last three to four years in a “normal” economy will now happen over the next few years.

• The marriage rate in the U.S. has declined steadily for de-cades and shows no signs of abating. As a result, the number of single and unmarried households has risen and will likely continue to rise at a rate faster than the growth in population. This trend favors multifamily housing because unmarried households have consistently shown a higher propensity than married households to live in multifamily housing.

After taking account of these two factors and population growth, this analysis suggests that the demand for new multifamily hous-ing should range from 280,000 to 460,000 units per year. The low end of this range assumes that preferences shift back slightly towards single-family homes as the economy recovers and that there is currently excess vacancy that will meet some of the future demand. The high-end estimate assumes that there is no current excess vacancy and that the preference for multifamily housing within age and marriage categories as of 2011 remains the same in the future. To put these estimates in perspective, the U.S. aver-aged about 300,000 multifamily housing starts per year from 2000 to 2007.

A couple of cautionary notes are warranted. First, this analysis only considers broad national trends in the United States. Local supply, demand, and demographics may be significantly different. Second, the actual quantity of units that will be constructed in the future depends not only on demand driven by demographics, but on many other factors. The demand estimates presented here should not be interpreted as a development forecast, but rather as one element to consider when thinking about such a forecast.

Age, Marital Status, and Multifamily Housing DemandWe hypothesized that the overall preference for multifamily versus


single-family units can be reliably predicted based on the marital status and age of the householder. The charts below present the evidence for this argument. They show the percentage of total households in the U.S. that live in multifamily housing units (5 or more units per structure) within age and marital status categories. Overall they have remained quite consistent, especially over the last decade, for both married and unmarried households.Nonetheless a slight uptick in the multifamily “preference rate” is visible over the last three years, especially for 25-34 year olds. Whether this reflects a permanent shift in preference towards urbanity, or a cyclical impact of the economic downturn that has pushed many households into the rental market after the boom years of the early 2000s, is unclear. It may be a combination of both.

Marriage rates have shown an unambiguous trend. As shown in the chart below, the rate of marriage, for virtually all ages, has fallen continuously since 1980.

If this trend continues, it implies a greater demand for multifamily housing than that generated by population growth alone, because unmarried householders are more likely to choose multifamily housing, at every age.

An additional key factor that affects demand for not only multi-family housing, but all housing, is the rate of household forma-tion, which is typically measured by the headship rate. This is the ratio of the heads of households in a given age group to the total population in that age group. For people over the age of 65, headship rates declined steadily from 1990-2007. This trend is

most likely explained by the increasing life expectancy of the U.S. population. As spouses live longer, the proportion of people living alone also decreases, and headship rates decline as a result. For the younger age groups, headship rates remained much steadier from 1990-2007. But from 2007 to 2011 there was a noticeable decline in the headship rate in the 18-24 and 25-34 age groups. This decrease is likely explained by the weak labor market during and after the recession. Without jobs, or with lower paying jobs, young people especially have chosen to stay with their parents or live with roommates to minimize costs. While these declines in headship rates may appear insignificant, when applied to the en-tire population of the U.S. they can mean a large difference in the number of households, and therefore housing demand.

Future Demand Could Exceed 400,000 Units per YearWe constructed two scenarios of future demand through 2017 based on the above factors and using the following assumptions:

• Population growth by age group is based on projections of the U.S. Census Bureau.

• Headship rates for all age groups under the age of 65 will return to their 2007 levels by 2017. This projection is based on the assumption that the economy, and labor markets, will continue to heal and, as they do, household formation rates will recover. Headship rates for the 65-74 and 75+ age cohorts will continue to decline at the same average annual rate that they declined from 2000-2011, on the assumption that life expectancies will continue to increase.

• The marriage rate for each age group is assumed to decrease through 2017 at the same average annual rate that it de-creased from 2000-2011. Over all age groups, this means that the percentage of householders that are married would decline from 50.4% in 2011 to 48.1% in 2017.

• We tested two scenarios with regard to the multifamily preference rate within age and marital categories -- “Cyclical” and “Secular.” The Cyclical scenario is based on the premise that the recent uptick in demand for multifamily units has been driven by the economic cycle, and that, as the economy improves, some households will revert to single-family living. The Secular scenario assumes that the recent uptick in pref-erence for multifamily represents a more permanent shift in preference. Therefore, in the Secular scenario the preference rates for multifamily living within age and income categories are assumed to not change.

8 www.nvsaa.org

Under the Cyclical scenario, total demand for an additional 2.048 million units is projected from 2012 through 2017, which equates to an annual pace of 341,000 units. However, because only 158,000 units were delivered in 2012, a somewhat higher pace of 378,000 units per year would be needed from 2013- 2017. Even this estimate, under the more conser-vative preference rate assumption, results in higher demand for multi-family units than the average annual completions during the 2000s.

Under the Secular scenario, demand for 2.24 million new units is project-ed from 2012 through 2017, which equates to an annual pace of 374,000. After adjusting for completions of only 158,000 in 2012, the annual pace needed to reach 2.24 million new units by 2017 is 417,000.

The Cyclical and Secular scenario charts summarize the contri-bution to demand under each scenario of each of the following factors: headship rates, the age distribution of the population, marriage rates, the “preference rates” for multifamily after taking account of age and marital status, and population growth.

ObsolescenceThe above demand estimates do not account for the needed replacement of existing units that become obsolete. Good data on the rate of obsolescence is not available, but it is possible to esti-mate this factor using U.S. Census data which tracks the year built of housing units. Using this source, we estimate that 0.20% of the multifamily housing stock, or about 45,000 units, are replaced

each year. This estimate is close to the 0.25% replacement rate for all housing assumed by Harvard’s Joint Center for Housing in its forecast for 2010-2020.

Current VacancyThe above estimated demand for 378,000 to 417,000 units per year also assumes that there is no slack, or excess vacancy, in the current inventory that might absorb some of this demand. Based on the most typical indicators of vacancy, that appears to be a fair assumption. As of 2012, The Census housing vacancy survey estimates the vacancy rate of the multifamily rental inventory to be 9.3%, approximately in line with the average during the 1990s and slightly below the average vacancy rate from 2000-2010. The same survey estimates the vacancy rate for multifamily “home-owner” units to be 6.9% in 2012, higher than the average of 6% during the 1990s, but the lowest since 2005. Reis, which surveys the multifamily rental market in the United States, estimates a vacancy rate of 4.5% as of 2012 -- a very healthy level that does not suggest oversupply. Another source, the American Housing Survey, reports total vacancy, excluding seasonal units, of 14.7% in 2012, hardly changed from the 2003 rate of 14.6%, but slightly higher than the 13.3% rate in 1997. The American Community Survey, on the contrary, indicates an elevated vacancy rate of 16.4% for all multifamily units in 2011 as compared with 10.6% in the 2000 Census and 13.1% in 1990. These American Community Survey and Census estimates, however, use a broad measure of vacancy that counts seasonal units as vacant.

The inconsistency between the sources certainly leaves room for debate. However, because most sources do not suggest vacancy

significantly out of line with past averages, we are inclined to believe that the “excess vacancy” is unlikely to be more than 2% to 3% of existing inventory. The table below shows the range of annual demand estimates under the Cyclical and Secular scenar-ios after accounting for obsolescence and excess vacancy ranging from 0% to 3% of the existing multifamily inventory.

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The likely fate of Fannie Mae, Freddie Mac and much of the multifamily lending business became much clearer in August, when President Obama endorsed a reform plan already underway in the U.S. Senate.

“Right now there’s a bipartisan group of senators working to end Fannie and Freddie as we know them. And I support these kinds of reform efforts,” said President Obama, speaking in Phoenix, Ariz., August 6. His speech called for private capital to take a big-ger role in the mortgage market.

Currently, about a third of all the permanent loans made to mul-tifamily real estate properties are made through Fannie Mae and Freddie Mac programs. Over the last few years, real estate experts have been deeply uncertain about the eventual fate of Fannie and Freddie, though few thought change would happen anytime soon. President Obama changed all that by supporting reform efforts like the Senate bill and creating unexpected momentum for action.

The Obama administration’s plans for Fannie and Freddie follow the ideas already laid out in the legislative proposal introduced by Senator Bob Corker (R-Tenn.) and Senator Mark Warner (D-Va.) earlier this year. “I think they are following Congress rather than leading,” says David Cardwell, vice president of capital markets for the National Multi Housing Council.

Little has been put into writing regarding multifamily, however under the leading proposals the government would continue to take on significant risk from home loans and commercial mortgag-

es. “The centerpiece of this new system is an explicit and limited government guarantee on certain kinds of single-family and multi-family mortgages,” according a description by Enterprise Commu-nity Partners, Inc. This guarantee would probably be carried out by a government insurance fund that would guarantee mortgage bonds backed by home loans and commercial mortgages made through certain government-sponsored loan programs, according to experts such as Cardwell.

Private lenders could make permanent loans to apartment properties that meet the certain standards set by this government insurance fund. If these apartment loans suffered any losses because of foreclosure, private capital would take the first loss, the government would guarantee the rest.

A bond issuer could then issue AAA-rated bonds backed the portion of mortgage debt that receives the government guaran-tee. In exchange for this insurance on the mortgages, the lender would pay a fee to the government insurance fund. The resulting system would be similar to Fannie Mae’s Delegated Underwriting & Servicing program and Freddie Mac’s Capital Market Execution program, according to Cardwell. Under that system, loan origina-tors hold the first part of the risk of loans on their own books.

Apartment experts had worried that reform might stop the government from issuing any more guarantees for loans to apartment properties. On May 3, the Federal Housing Finance Agency released reports that game out what would happen if their multifamily lending business were privatized and stripped of its government guarantee. The verdict was straightforward: “Without a government guarantee, a fully private company may not provide the same level and scope of services,” according FHFA’s reading of the reports.

the road Ahead for Fannie and Freddie

By Bendix Anderson, National Real Estate Investor


The plan being discussed would save the guarantee -- of course, the legislative game is far from over. “There a lot of work needed to fine tune the proposal,” says Clifton E. Rodgers, Jr., senior vice president The Real Estate Roundtable. Industry groups are in close conversations with legislators -- MNHC has meetings sched-uled with several Senators of the Banking Committee.

Apartment experts are still concerned about the many details of the plan, such as how the new system might function in a new financial crisis. “GSE reform must not focus solely on single family housing but must also include a mechanism for supporting the conventional multifamily loan market during periods when the private financing market is incapacitated or in distress,” according to a statement by the Real Estate Roundtable after the President’s speech.

A potential government insurance fund could fill that need. “An investor would be inclined to purchase a security knowing that there was an explicit governor guarantee on at least part of the capital stack -- that could help smooth out demand during disrup-tions to the financial system, though private capital should carry to primary,” says Rodgers.

Affordable housing advocates are also interested in the reform ef-fort. The Corker Warner bill would also include some funding for a National Housing Trust Fund. Some of the difference between

the fees paid into the government insurance fund and the amount paid out to cover loan losses could be used to support the con-struction of government subsidized affordable housing.

The U.S. House of Representa-tives also has its own proposal to completely wipe put Fannie Mae and Freddie Mac and leave to private market to take on mortgage finance -- without any government guarantee of mortgage loans. Legislators have called that plan “dead on arrival,” because is seems unlike to even receive any Democratic support.

The award-winning editorial staff of National Real Estate Investor is strongly committed to providing its readers with hard-hitting content put into a context that helps commercial real estate professionals perform their jobs better. Readers from a cross-section of disciplines -- brokerage, construction, development, finance/investment, property management, corporate real estate and real estate services -- turn to NREI monthly for a comprehensive overview of the industry. No other publication provides as much independent research on a variety of topics that pertain to the office, industrial, retail, hotel and multifamily markets as NREI. Well-written and well-edited market reviews, profiles, trends features and columns are the hallmarks of NREI and are packaged with the reader foremost in mind. For the professional who wants to stay on the cutting edge of commercial real estate, NREI is a must read.

William Ray 623-521-4730

12 www.nvsaa.org

With a few exceptions, apartment developers shouldn’t worry too much about the building cranes looming over hot apartment markets —overall supply is in line with demand for rental housing, according to “The State of the Nation’s Housing 2013,” a report released by the Joint Center for Housing.

“So far, the indicators point to a healthy recovery,” according to the report. The Joint Center’s deep dive into recent housing data was full of good news this year — particularly for apartment experts. Demand for apartments is likely to continue to be strong and healing for-sale markets pose little threat to multifamily, ac-cording to the report. However, weak income growth will continue to put pressure on rental housing residents. And a handful of markets face some risk of oversupply. Strong Demand Will Continue to Fill ApartmentsA recent boom in apartment construction has begun to worry some apartment managers. How long can the good times of low vacancy rates and high rent growth last? “The sharp rebound has raised concerns that developers may be overshooting demand,” according to the report.

Developers have finally begun to build new multifamily housing at rates comparable to the rate of new construction before the crash, in response to the healing housing markets and the strengthening overall economy. In 2012, multifamily starts jumped 37.7 percent in 2012 to 245,300 units. Construction has risen again so far this year. “It has crossed the 300,000-unit-a-year mark,” says Bob Denk, senior economist for the National Association of Home Builders.

Even more construction is coming. In 34 of the 100 largest metro areas, developers took out more permits in 2012 to build apart-ments than the average level in the 2000s. Activity in Austin, Texas; Raleigh, N.C., and Bridgeport, Conn., approached all-time highs, according to the report. “In some markets — the D.C. area, some North Carolina markets — the stuff already in the pipe-line might take a little bit of time to be absorbed,” warned Mark Obrinsky, vice president of research and chief economist for the National Multi Housing Council.

But overall, the high level of construction is simply making up for lost time. “Given the low permitting levels in 2008 and 2009, the recent outsized increases in top markets put total permitting in the past five years in line with historical averages,” according to the report.

The demand for apartments is strong enough to absorb this supply, according to the report. The number of U.S. households grew by 980,000 in 2012 — up sharply from growth averaging 600,000-per-year over the last five years. The growing number of adults in the U.S., including the number of young people graduat-ing from college, should support the creation of about 1.2 million new households a year for the rest of the decade, according to the report. Competition from For-Sale HousingThe growing demand for for-sale homes does not have to bite into the demand for rental apartments, according to the experts at Harvard.

Deep Strength for Apartment Fundamentals

By Bendix Anderson, National Real Estate Investor


Demand for rental housing spiked upwards as the for-sale housing market collapsed. Foreclosures threw millions of households out of their homes. Falling prices scared off potential homebuyers. As the homeownership rate declined, the number of renter house-holds grew sharply — by more than a million in 2012 alone.

Some apartment experts worry that if homeownership rates rise again, for-sale housing will begin to lure renters out of their apartments. The report tries to calm this worry by pointing out a large, flexible stock of housing that can help absorb the change of changing demand. Between 2007 and 2011, a net 2.4 million homes switched from being occupied by owners to being occupied by renters. That’s several times more than the 900,000 new rental units started during this period.

This flexible housing stock is likely to turn back into owner-occu-pied housing if demand switches back to homeownership. So a big change in the balance of demand will probably be accompanied by a big drop in the rental housing stock. “Each uptick in prices provides investors in single-family rentals an incentive to switch the properties to the for-sale market,” according to the report. Low Incomes Challenge MultifamilyRental housing markets are challenged, however, by slow income growth that weakens the ability of renter household to pay for rising rents. “Median asking rents in the report are the highest in history, but the number of households with housing burdens is also the highest in history,” says Debra Still, chair of the Mortgage

Bankers Association. At last count in 2011, over 40 million house-holds paid more than 30 percent of their incomes for housing. That includes 20.6 million households that paid more than half of their incomes for housing.

The problem could get worse. “The future of housing demand is largely driven by Echo Boomers, with a large minority compo-nent,” says Still. “That will come in at the low end of the income spectrum.” Public policy, including the activities of Fannie Mae, Freddie Mac and the Federal Housing Administration, should play a role in financing the construction of housing to meet this demand, she says.

“A critical issue for the rental market going forward is whether other sources of multifamily financing will step up as the GSEs and FHA curtail lending,” according to the report. “It is unclear how well these sources will meet the growing demand for multi-family financing, particularly for the affordable and underserved market segments.”

The award-winning editorial staff of National Real Estate Investor is strongly committed to providing its readers with hard-hitting content put into a context that helps commercial real estate professionals perform their jobs better. Readers from a cross-section of disciplines -- brokerage, construction, development, finance/investment, property management, corporate real estate and real estate services -- turn to NREI monthly for a comprehensive overview of the industry. No other publication provides as much independent research on a variety of topics that pertain to the office, industrial, retail, hotel and multifamily markets as NREI. Well-written and well-edited market reviews, profiles, trends features and columns are the hallmarks of NREI and are packaged with the reader foremost in mind. For the professional who wants to stay on the cutting edge of commercial real estate, NREI is a must read.

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KITCHENS, SHOWERS, BATHS, AND CABINETS.

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BEFORE AFTER


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BEFORE AFTER




BEFORE AFTER


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LICENSE #: 0078220

LICENSED & BONDED


BEFORE AFTER




BEFORE AFTER


(702) 350-0900











LICENSE #: 0078220

LICENSED & BONDED


BEFORE AFTER




BEFORE AFTER


(702) 350-0900











LICENSE #: 0078220

LICENSED & BONDED


BEFORE AFTER




BEFORE AFTER


(702) 350-0900











LICENSE #: 0078220

LICENSED & BONDED


BEFORE AFTER




BEFORE AFTER


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LICENSE #: 0078220

LICENSED & BONDED


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BEFORE AFTER

Fitness & Patio Concepts

Commercial Fitness Equipment l Cardio & Strength l Free Weights l Multistations l Gym Flooring l Accessories

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537 East Brooks Avenue, Suite 408, North Las Vegas, Nevada 89030

16 www.nvsaa.org

An effective marketing strategy for your property management business is to maintain a mix of advertising channels. One that is gaining popularity because of its success in spurring property management growth is Local Pay-Per-Click (PPC) advertising. Even if you are already using PPC, reconfiguring your campaigns to be more locally focused can yield even better results.

Local PPC is geographically-targeted (“geo-targeted”) online advertising that appears on websites and search engines. The ad-vertiser buys the ad but pays only when a user clicks on it – hence the term “pay per click.” This cost-effective method can more readily reach your target audience than relying on only organic search results. Property management companies are finding that by narrowly focusing their PPC campaigns on local markets, they can yield powerful results.

To that end, several keys to a successful Local PPC campaign are outlined below.

Targeting Focus on the area surrounding your office by specifically targeting the associated metro area, city, zip code or “miles within” (tar-

geting your ads within a specific radius from your office’s exact location). This is an effective strategy for attracting new building owners that reside within a realistic service area for your business.

Keywords Begin your PPC campaign by choosing keywords that building owners will be entering into search engines when they are looking for a property management company to hire. Set your bids on those keywords or phrases in priority order, as your per-keyword bids will influence how much you pay every time someone clicks on your ads.

Include generic keywords such as “property management com-panies” within a geo-targeted campaign. In addition to that, you should incorporate keywords that specify the city and/or state, such as “property management companies phoenix” or “proper-ty management phoenix az”. On top of all of this, be specific in adding long-tail keywords. For example, try detailed keyword phrases such as “residential property management companies phoenix az”. Those details will capture a smaller percentage of the overall number of searchers, but will help you attract precisely the type of searcher likely to be most interested in your services. You

Grow Your Property or Property Management Business through

Local PPc By Tara Armbruster, Appfolio


can use Google’s keyword tool to uncover monthly search volumes per keyword phrase to ensure the keywords you select are actually being used by searchers.

Ad Copy Make sure your ad copy is geo specific. If someone is interested in finding a property management company in Phoenix, then they would be far more likely to click on an ad that specifies Phoenix over other ads that leave the location of your firm or service area unclear.

Utilize the location extension for your PPC ads, which causes your address and phone number to appear along with your ad. You can utilize click-to-call functionality, so that a user can click on a phone number in your ad without any need for dialing. And if you have a robust Google+ page, then your Google AdWords PPC campaign can even display a link to your firm’s Google+ page.

Include sitelinks to direct searchers to different web pages within your website or to different landing pages, based on their search intent. Sitelinks are beneficial in that a set of additional, comple-mentary links appear with your ad. This means your ad takes up more real estate on the search results page, without any additional cost.

Landing Pages & MicrositesWhen a building owner clicks on your ad, you can take them to your website. Or alternatively, you can create a custom landing page with targeted, detailed information based on the specific search conducted. For example, if you offer property management services in multiple cities, you could create a unique landing page for each city respectively. Be sure your landing page includes a compelling headline and lots of photos of your properties under management.

Instead of an individual landing page, you can also consider a small microsite. A microsite requires more effort, but by working from a template you can easily replicate the structure of your mi-crosites for promotion of your different offerings. For example, if you offer residential property management and commercial prop-erty management, you could have a unique microsite for each of these services. Ultimately, you’ll want to test the effectiveness of your website vs. landing pages vs. microsites to confirm the most effective destination for people who click through your PPC ads.

Most people are now online, and building owners are no different. Many of them are beginning their search for a property manage-ment firm with the search engines. Design your Local PPC cam-paign effectively to make it easy for them to find your business.

At AppFolio we create easy-to-use, web-based software that helps small and mid-sized businesses improve their workflow so they save time and make more money.Our company was founded by a team of technology leaders with many years of experience developing applications that are built for small and medium sized business. Our Chief Strategist, Klaus Schauser, was responsible for creating Citrix GoToMyPC and GoToMeeting – two award winning web-based collaboration solutions that generate over $400MM annually. Jon Walker, our CTO, has been a founding member of multiple successful start-up companies that were eventually acquired. He is considered a pioneer in the area of data migration and was responsible for creating advanced migration software that has been deployed to over 40 million computers worldwide. Our company is experienced and built to last.

Reach your target audience a�ordably.

advertise get results

DANI GORDEN Advertising Sales 855.747.4003 [email protected]

18 www.nvsaa.org

Community rules and management policy changes impact tenants, ensure you know how to implement any modifications

Yes, it does happen. Property managers, property management companies and owners want to change, modify or alter lease agreements. At times they even want to change policy. Situations, such as these ones, are common but require the party who wishes to alter them to proceed with caution and know NRS (Nevada Revised Statutes) laws. If you do not follow the law or your lease agreement it could cost you.

Here are some common questions / scenarios we receive on a weekly basis:

1. A tenant’s lease is about to expire. Is the landlord able to increase rent?

Yes! Under NRS 118A.300 “Advance notice of increase of rent,” A landlord may increase the rent contingent upon the landlord serving the tenant with a written notice, 45 days or, in the case of any periodic tenancy of less than 1 month, 15 days in advance of the first rental payment to be increased, advising the tenant of the increase.

2. The landlord decides to change utility billing from a flat rate charge to individually metered usage. Can the landlord change this system and charge the fees accordingly?

This will largely depend on the language of the lease agree-ment (ie. authority granted to the landlord to modify utility billing as needed); however, the general rule is that changes to a contract require a writing executed by all parties. If the landlord and tenants agree to such modification in writing, then the landlord may change the system and charge the tenant those enumerated fees.

3. The landlord would like to close the business facility earlier due to vandalism and theft that occurred in the business cen-ter late in the evening. Is this possible?

Yes. Pursuant to Nevada law, NRS 118A.320 “Rules or regu-lations of landlord,” such a rule or regulation is enforceable against the tenant with proper written notice. The landlord can change most rules in this manner with written 30 day advanced notice; however, rules that affect the tenant’s monetary obligations under the lease cannot be changed in this manner – and would require consent of all parties in writing. Therefore, a landlord may change the business hours by serving in advance a 30 Day Notice to all residents regarding the amended policy.

The above is not legal advice for your specific matter. If you have a legal issue or would like amend a policy, please seek a legal professional.

There are other provisions pertaining NRS 118A.320. For further clarification, please seen NRS 118A.320.

Karsaz Law specializes in all aspects of litigation, with an emphasis on transactional advice intended to prevent the time and expense associated with litigation. Karsaz Law attorneys take pride in our strong client relationships and in our well-earned reputation for ethically, effectively and economically protecting our clients’ interests. You may also contact our firm by emailing us at [email protected].

If the landlord and tenants agree to modifications in writing, then the

landlord may change the system and charge the tenant those enumerated fees.

Proceed With caution By Eric Newmark, ESQ at Karsaz Law and NSAA’s Legal Representation


20 www.nvsaa.org

Be Our Partner In Recycling...

Specializing in Multi Family Housing Custom Recycling ProgramsCommercial, Industrial, Construction & Residential Services

Western risk insuranceWestern Risk Company is a Regional company comprised of a group of independent insurance agents dedicated to becoming a valuable partner and satisfying insurance needs. For over 28 years, The Western Risk Group of companies has been deliv-ering complete insurance coverage programs for personal and professional needs.

Company Commitment:Represent Clients-First PartyOffer the best insurance service, product, quality and valuePolicy Review and ConsultationIn-house Claims ServiceProvide local coverage through Worldwide MarketsSame Day Quotes Available!

We believe in education, integrity and overall superior service.

Our team consists of individuals who focus on a variety of insurance and together compliment the overall company goal. Our success is attributed to the fact that Western Risk Associ-ates not only join local associations, they get involved, sit on committees, obtain board of director positions and oftentimes hold executive seats. We believe in getting to know our clients, their industry and how we can benefit them.

For the convenience of our clients, we offer insurance products from worldwide markets, counsel to select carriers who can best suit their needs and provide an in-house claim service. We take very seriously the relationship trusted with us, and our agency standard is excellence.

Whatever insurance coverage is needed, our team of profes-sionals will be happy to assist. Please contact us about our no cost, no obligation review and comparison of current coverage.

We look forward to the opportunity to satisfy your insurance needs. Western Risk … Where your needs matter most!

For additional information on Western Risk Insurance and what they can do for you please contact Susan Bauman at 866-604-3800 or you can e-mail her at [email protected].


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Count on Sherwin-Williams for the best in property maintenance supplies! Whether your property needs touch-ups or an overhaul,Sherwin-Williams has a wide selection of quality paintand floorcovering to make all your jobs a success.

For Las Vegas’ ApartmentFloorcovering Leader, call:

22 www.nvsaa.org

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- FAILURE TO PAY, BREACH OF COVENANTS, NO-CAUSE, HOLDOVER TENANCY & NUISANCE - EVICTIONS FOR SINGLE FAMILY AND MULTIFAMILY HOMES - SERVICES CURTAILED TO FIT OUR CLIENTS’ NEEDS

PROTECTING OUR CLIENTS' INTERESTS

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702.952.9321 www.karsaz-law.com [email protected]


PRODUCTS & SERVICES GUIDEA/C SALES - SUPPLIES & PARTS Bio-one12100 Mountain Centre Rd., #11206Marana, AZ [email protected]: (702) 403.4242 F: (800) 513.1424

MSI HVAC 3480 Birtcher Dr. Las Vegas, NV 89118 [email protected] P: (702) 217.5042 F: (888) 841.5254

ADVERTISING Apartment Finder 6330 McLeod Dr. Ste. 5 Las Vegas, NV 89120 [email protected] P: (702) 604.2351 F: (702) 798.8311

Apartment Guide (Las Vegas) 8298 South Arville Street Suite #104 Las Vegas, NV 89139 [email protected] P: (702) 939.1494 F: (702) 939.1551

Apartments.com 175 W. Jackson Blvd., 8th floor Chicago, IL 60604 [email protected] P: (312) 601.5391 F: (312) 601.6256

For Rent Media Solutions (Las Vegas) 5740 S. Arville St., Ste 209 Las Vegas, NV 89118 [email protected] P: (702) 255.3700 F: (702) 255.4901

Move.com 30700 Russell Ranch Rd. Westlake Village, CA 91362 P: (805) 557.2300 F: (480) 556.4623

Simply Apartments 1176 Center Point Drive Henderson, NV 89074 [email protected] P: (702) 567.2411 F: (702) 567.2611

ALARM SYSTEMS AND SERVICESCertified Fire Protection 3400 West Desert Inn Rd., Ste 20 Las Vegas, NV 89102 [email protected] P: (702) 873.5995 F: (702) 251.1972

TSI Total Safety Inc. 9555 Del Webb Blvd Las Vegas, NV 89134 [email protected] P: (702) 967.0000 F: (702) 967.0001

APPLIANCES (SALES/RENTAL/PARTS/REPAIR) Ferguson Enterprise 501 Parkson Road Henderson, NV 89011 [email protected] P: (702) 564.2660 F: (702) 564.1329

Sears Roebuck & Co., dba Sears Commercial 2417 Regency Blvd., Ste 6 Augusta, GA 30904 [email protected] P: (702) 942.3269

ASBESTOS CERTIFICATION REMOVAL Genie Services 4300 North Pecos Road, Suite #22 Las Vegas, NV 89115 [email protected] P: (702) 452.1111 F: (702) 452.1179

ASPHALT (SEAL COATING STRIPING & REPAIRS) Affordable Striping & Sealing 5795 South Sandhill Road, Suite F Las Vegas, NV 89120 [email protected] P: (702) 222.9009 F: (702) 248.9605

Cedco Contracting 146 Tyler Court Henderson, NV 89074 [email protected] P: (702) 361.6550 F: (702) 361.8281

Sunland Asphalt 5815 Emerald Avenue Las Vegas, NV 89122 [email protected] P: (702) 563.6872 F: (702) 563.6875

ATTORNEYS/LEGAL SERVICES Karsaz Law 375 Warm Springs Ave., Ste 104 Las Vegas, NV 89119 [email protected] P: (702) 952.9321 F: (702) 933.5077

AWARDS/TROPHIES Awards West 1957 North Decatur Boulevard Las Vegas, NV 89108 [email protected] P: (702) 648.1661 F: (702) 648.1602

BACKFLOW TESTINGCertified Fire Protection 3400 West Desert Inn Rd., Ste 20 Las Vegas, NV 89102 [email protected] P: (702) 873.5995 F: (702) 251.1972

TSI Total Safety Inc. 9555 Del Webb Blvd Las Vegas, NV 89134 [email protected] P: (702)967.0000 F: (702)967.0001

BLINDS/WINDOWS/DOORS/GLASS Cherokee Blind & Door 4350 S Arville, C-21 Las Vegas, NV 89103 P: (702) 432.3244 F: (702) 432.3341

CARPET CLEANING & ExTRACTION SERVICES Servpro of Northwest Las Vegas 791 Middlegate Road Henderson, NV 89011 [email protected] P: (702) 564.8508

Trademark Restoration Services 5980 Topaz St. Las Vegas, NV 89120 [email protected] P: (702) 435.8241 F: (702) 897.5547

Venturi Clean PO Box 500 Bridgeport, PA 19405 [email protected] P: (215) 669.6628 F: (888) 752.8097 CARPET CLEANING/RESTORATION/DYEING Solar Contract Carpet of Las Vegas, Inc. 4280 Wagon Trail Ave. #C Las Vegas, NV 89118 P: (702) 798.7100 F: (702) 798.1982

Universal Carpet Care, Inc. 3111 S. Valley View, Ste. N-102 Las Vegas, NV 89102 [email protected] P: (702) 220.9003 F: (702) 220.4818

CARPET - SALES & INSTALLATION Cloud Carpet One Floor & Home 6555 S. Valley View Blvd., Ste:500 Las Vegas, NV 89118 [email protected] P: (702) 798.0798 F: (702) 798.3928

HM Carpet4700w. Russell Rd. Las Vegas, NV [email protected]: (702) 597.9020 F: (702) 891.0297

Seamless Flooring LLC 6555 S. Tenaya Way #700 Las Vegas, NV 89113 [email protected] P: (702) 431.7900 F: (702) 614.4300

CLEANING SERVICES AE Janitorial Solutions 5269 Burnham Avenue Las Vegas, NV 89119 [email protected] P: (702) 252.4630 F: (702) 736.8160

Genie Services 4300 N. Pecos Rd. #22 Las Vegas, NV 89115 [email protected] P: (702) 452.1111 F: (702) 452.1179

CLEANING SERVICES (MOLD/DISASTER) Genie Services 4300 N. Pecos Rd. #22 Las Vegas, NV 89115 [email protected] P: (702) 452.1111 F: (702) 452.1179

COLLECTIONS - AGENCIES AND SYSTEMS Allied Collection Services 3080 S. Durango Dr., Ste 208 Las Vegas, NV 89117 [email protected] P: (702) 939.8390 F: (702) 944.4062

Clark County Collection Services 8860 West Sunset Rd. Las Vegas, NV 89148 [email protected] P: (702) 940.5120 F: (702) 365.7927

National Credit Systems, Inc. 1044 South Buchanan Street Gilbert, AZ 85233 [email protected] P: (888) 272.8178 F: (206) 339.4983

Quantum Collections 3080 South Durango Drive Las Vegas, NV 89117 [email protected] P: (702) 633.8082 F: (702) 657.1888

Rent Collect Global 1010 SE Everett Mall Way., Ste 100 Everett, WA 98208 [email protected] P: (888) 313.9662 F: (800) 539.5040

CONCRETE REPAIR & RESURFACING Precision Concrete Cutting 3191 North Canyon Road Provo, UT 84604 [email protected] P: (801) 830.4060 F: (801) 224.0062

CONSTRUCTION MANAGEMENT CONSULTANTS Houston Contracting Corp 7643 Arila Beach Ave Las Vegas, NV 89113 [email protected] P: (702) 966.8900 F: (702) 940.7859

COPIERS IBS Copiers, LLC 4045 S. Buffalo Dr., Ste A 101-237 Las Vegas, NV 89147 [email protected] P: (702) 253.1114 F: (702) 432.8080 COUNTERTOP RESURFACING Multi-Restoration, Inc.9501 W. Sahara Ave Blvd., # 2148Las Vegas, NV [email protected]: (702) 350.0900

CRIME SCENE CLEAN-UP Steamatic Total Cleaning & Restoration 2851 Synergy Street North Las Vegas, NV 89030 [email protected] P: (702) 633.0383 F: (702) 633.0012

DEVELOPERS (REAL ESTATE) & GENERAL CONTRACTORS Kalb Industries of Nevada Ltd. 5670 Wynn Rd. Las Vegas, NV 89118 [email protected] P: (702) 365.5252 F: (702) 365.5257

DOORS & DOOR/GATE PRODUCTS Western Door and Gate 7725 Commercial Way, Suite #120 Henderson, NV 89011 [email protected] P: (702) 839.3600 F: (702) 558.3222

DRYWALL - CONTRACTORS Genie Services 4300 N. Pecos Rd. #22 Las Vegas, NV 89115 [email protected] P: (702) 452.1111 F: (702) 452.1179

ENVIRONMENTAL CONSULTANTS MSE Environmental 9811 West Charleston Blvd., Ste 2403 Las Vegas, NV 89117 [email protected] P: (702) 255.2457 F: (702) 953.0286

ExERCISE EqUIPMENT Advanced Exercise Equipment 861 South Park Drive Littleton, CO 80120 [email protected] P: (702) 212.4844

FIRE ALARMS AND PROTECTION Certified Fire Protection 3400 West Desert Inn Rd., Ste 20 Las Vegas, NV 89102 [email protected] P: (702) 873.5995 F: (702) 251.1972

Signal Fire Inc. 1020 Washington Oaks Street Las Vegas, NV 89128 [email protected] P: (877) 577.7495 F: (877) 577.7415

LAS veGAS

24 www.nvsaa.org

TSI Total Safety Inc. 9555 Del Webb Boulevard Las Vegas, NV 89134 [email protected] P: (702) 967.0000 F: (702) 967.0001

FIRE AND SAFETY Certified Fire Protection 3400 W Desert Inn, Ste 20 Las Vegas, NV 89102-8354 [email protected] P: (702) 873.5995 F: (702) 251.1972

Diversified Protection Systems, Inc. 4435 Wagon Trail Avenue Las Vegas, NV 89118 [email protected] P: (702) 307.3473 F: (702) 307.3472


FIRE ExTINGUISHERS Certified Fire Protection 3400 West Desert Inn Rd., Ste 20 Las Vegas, NV 89102 [email protected] P: (702) 873.5995 F: (702) 251.1972

On Guard Fire Protection 7705 Commercial Way, # 155 Henderson, NV 89011 [email protected] P: (702) 966.8021 F: (702) 987.1174


FIRE SPRINKLER SYSTEMS INSTALLATION Certified Fire Protection 3400 West Desert Inn Rd., Ste 20 Las Vegas, NV 89102 [email protected] P: (702) 873.5995 F: (702) 251.1972


FITNESS EqUIPMENT Opit-Fit International, Inc. P.O. Box 6716 Folsom, CA 95763 [email protected] P: (916) 274.3488 F: (866) 274.3488

FLAGS – BANNERS & PENNANTS Las Vegas Banner Factory 4572 West. Hacienda Ave Las Vegas, NV 89118 [email protected] P: (702) 789.3000 F: (702) 789.3001

FLOORING - COVERING/CARPET Criterion Brock, Inc. 1660 Helm Dr. Ste 1000 Las Vegas, NV 89119-3845 [email protected] P: (702) 458.6550 F: (702) 458.6584

Redi Carpet 4535 East Elwood., #101 Phoenix, AZ 85044 [email protected] P: (480) 205.7020 F: (480) 350.9987

Shaw Industries 11411 Valley View Cypress, CA 90670 [email protected] P: (714) 317.9999 F: (888) 367.6220

Sherwin Williams Paint & Floor Covering 7470 S. Dean Martin Drive, #105 Las Vegas, NV 89139 [email protected] P: (702) 895.8887 F: (702) 895.8892

FURNITURE (RENTAL/SALES) CORT Furniture Rental (Las Vegas) 6625 Arroyo Springs St. Ste. 130 Las Vegas, NV 89113 [email protected] P: (702) 822.7368 F: (702) 822.7324

KRT Concepts 6170 W. Lake Mead Blvd., #168 Las Vegas, NV 89108 [email protected] P: (702) 490.3558 F: (702) 924.2562

GATES – AUTOMATIC & MANUAL Community Controls 2500 South 3850 West Salt Lake City, UT 84120 [email protected] P: (800) 284.2837 F: (800) 867.3637

Martin Garage Doors of Nevada, LLC6667 Schuster StreetLas Vegas, NV [email protected] GENERAL CONTRACTORSAlpha 1 Construction 5006 Bond St. Las Vegas, NV 89118 [email protected] P: (702)649.0067 F: (702) 649.0096

F & A Painting and Construction, Inc. 4335 West Post Road Las Vegas, NV 89118 [email protected] P: (702) 914.2676

Rawson Construction 3625 West Teco Avenue, Suite 10 Las Vegas, NV 89118 [email protected] P: (702) 739.9399 F: (702) 614.4287

GOLF CART –MOBILE SERVICE, REPAIRS & PARTS Wheels In Motion 6250 Banning Creek Drive Las Vegas, NV 89118 [email protected] P: (702) 798.1991 F: (702) 837.6187

HVAC Fire-N-Ice Heating & Air Conditioning 2324 S. Highland Dr. Las Vegas, NV 89102 [email protected] P: (702) 395.0071 F: (702) 395.0253

MSI HVAC 11700 Industry Avenue Fontana, CA 92337 [email protected] P: (951) 727.2228 F: (888) 841.5254

INSURANCE Hub International Insurance Services, Inc. 8925 W. Russell Rd., Ste 220 Las Vegas, NV 89148 [email protected] P: (702) 365.9800 F: (702) 221.4920

Nevada West Business Insurance 4175 S. Riley St., Ste 200 Las Vegas, NV 89147 [email protected] P: (702) 597.5998 F: (702) 990.0500

Renters Legal Liability LLC 466 South 400 East #103 Salt Lake City, UT 84111 [email protected] P: (801) 994.0237 F: (801) 521.4452

Western Risk Insurance 3140 S. Rainbow Blvd., Suite 400 Las Vegas, NV 89146 [email protected] P: (702) 368.4217 F: (702) 368.4219

INTERIOR DESIGN Interior Specialists Inc. 7465 West Sunset Road, # 1200 Las Vegas, NV 89113 [email protected] P: (702) 227.4111 F: (702) 940.3448

INTERNET SERVICES/ACCESS Cox Communications 1700 Vegas Drive Las Vegas, NV 89106 [email protected] P: (702) 545.1361 F: (702) 545.4392

INTERNET/MARKETING Property Solutions International, Inc. 1836 N. Stapley Dr., Ste 179 Mesa, AZ 85203 [email protected] P: (602) 324.9223 F: (801) 705.1835

LANDSCAPING & MAINTENANCE Escalera Landscape 3015 Cooper Creek Drive Henderson, NV 89074 [email protected] P: (702)735.3545

Gothic Grounds Management, Inc. 2923 West Charleston Boulevard Las Vegas, NV 89102 [email protected] P: (702) 676.1185 F: (702) 678.6968

Integrated Landscape Management 4555 Dean Martin Drive Las Vegas, NV 89103 [email protected] P: (702) 283.9904 F: (702) 537.2294

Navarro Landscape 4809 Holt Avenue Las Vegas, NV 89115 [email protected] P: (702) 452.6250 F: (702) 452.0340

Newtex Landscape, Inc. 245 Sunpac Avenue Henderson, NV 89011 [email protected] P: (702) 795.0300 F: (702) 795.0192

Silver Lands Inc. 2901 S. Highland Drive, Suite 15-A Las Vegas, NV 89109 [email protected] P: (702) 459.3192 F: (702) 459.4372

LAUNDRY EqUIPMENT Coinmach Laundry Service 501 North 37th Dr., Suite 102 Phoenix, AZ 85009 [email protected] P: (602) 722.6959 F: (602) 340.8907

WASH Multifamily Laundry Systems, LLC 100 N. Sepulveda Blvd., 12 Floor El Segundo, CA 90245 [email protected] P: (800) 421.6897 F: (310) 297.9450

LEAD TRACKING SYSTEM CallSource 31280 Oak Crest Drive Westlake Village, CA 91361 [email protected] P: (818) 673.4756 F: (888) 593.1999

LEGAL SERVICES Marquis Aurbach Coffing [email protected] P: (702) 942.2168 F: (702) 856.8968

MAINTENANCE Buyers Access 1777 S. Harrison St., Ste 300 Denver, CO 80210 [email protected] P: (303) 991.5580 F: (303) 991.5588

MAINTENANCE SUPPLIES AZ Partsmaster 2950 S. Highland Drive Suite E Las Vegas, NV 89109 [email protected] P: (702) 369.2121 F: (702) 369.4391

eConserve 17 Bluff Keeling Irvine, CA 92603 [email protected] P: (949) 336.1100

Maintenance Supply Headquarters 880 Wigwam Pkwy., #140 Henderson, NV 89014 www.supplyhq.com P: (702) 558.2200 F: (702) 558.2205

Wilmar 4119 Bola Drive North Las Vegas, NV 89032 [email protected] P: (702) 296.0664 F: (702) 643.5948

MAKE-READY Genie Services 4300 N. Pecos Rd. #22 Las Vegas, NV 89115 [email protected] P: (702) 452.1111 F: (702) 452.1179

MARKETING CONSULTANTS – SERVICES G5 550 NW Franklin Avenue, Suite 200 Bend, OR 97701 [email protected] P: (541) 633.7271 F: (541) 225.5166

LeaseLabs 2870 Fifth Avenue, Suite 202 San Diego, CA 92103 [email protected] P: (619) 233.4700 F: (619) 233.4702

MARKET RESEARCH & ANALYSIS ALN Apartment Data, Inc. 2611 Westgrove Ste. 104 Carrollton, TX 75006 [email protected] P: (800) 643.6416 F:(972) 931.6251

MOLD REMEDIATION & TESTING AZ Partsmaster 2950 S. Highland Drive Suite E Las Vegas, NV 89109 [email protected] P: (702) 369.2121 F: (702) 369.4391

Eagle Restoration 6225 Harrison Dr., # 1 Las Vegas, NV 89120 [email protected] P: (702) 895.9991 F: (702) 895.9992

Genie Services 4300 North Pecos Road, Suite #22 Las Vegas, NV 89115 [email protected] P: (702) 452.1111 F: (702) 452.1179

Har-Bro Construction & Consulting, Inc. 114 Cassia Way Henderson, NV 89014 [email protected] P: (702) 587.3226 F: (702) 891.9100


MULTI-FAMILY BROKER Marcus & Millichap 3990 Howard Hughes Pkwy Paradise, NV 89169 [email protected] P: (702) 215.7145 F: (702) 215.7110

NON-PROFIT ORGANIzATION American Red Cross 1771 East Flamingo Road #206-B Las Vegas, NV 89119 [email protected] P: (702) 791.3311 F: (702) 791.3372

SNHD Tobacco Control Program 400 Shadow Lane, Suite #101 Las Vegas, NV 89106 [email protected] P: (702) 759.1276 F: (702) 759.1416

OFFICE SUPPLIES Advance Office & Janitorial Supplies 3261 S Highland, Ste. 603 Las Vegas, NV 89109 [email protected] P: (702) 735.0213 F: (702) 735.0147

PAINT – CONTRACTORS, EqUIPMENT & SUPPLIES Ecc, LLCc dba Executive Coatings and Contracting8765 East Orchard Road, Suite #703 Greenwood Village, CO [email protected]: (888) 300.6786 F: (303) 300.6786 The Screening Pros, LLC 6512 North Decatur Boulevard, #130-301 Las Vegas, NV 89131 [email protected] P: (800) 877.3908 x:347 F: (800) 877.5073

PAINT (SALES/SERVICE) Dunn-Edwards Paints 4300 E. Tropicana Ave Las Vegas, NV 89121 [email protected] P: (702) 845.7539 F: (702) 243.8131

Empire Community Painting 5940 South Rainbow Blvd., Ste 2012 Las Vegas, NV 89118 [email protected] P: (888) 278.8200 F: (702) 939.9940

Sherwin Williams Paint & Floor Covering 7470 S. Dean Martin Drive. #105 Las Vegas, NV 89139 [email protected] P: (702) 895.8887 F: (702) 895.8892

TGJ Painting 401 Max Court Henderson, NV 89011 [email protected] P: (702) 558.0816 F: (702) 564.0617

PEST CONTROL Global Pest Services 1132 Coral Crystal Court North Las Vegas, NV 89032 [email protected] P: (702) 657.0091 F: (702) 657.1608

Terminix Commercial 3147 West Post Road Las Vegas, NV 89118 [email protected] P: (702) 837.6520 F: (702) 837.5980

PLAYGROUNDS/SITE AMENITIES Green Living Services 4205 W. Tompkins., Ste 1 Las Vegas, NV 89103 [email protected] P: (702) 367.8873 F: (702) 642.5724

PLUMBING Code Red Plumbing 7065 West Ann Rd., Ste: 130-540 Las Vegas, NV 89130 [email protected] P: (702) 949.6599 F: (702) 938.6258

Complete Solutions dba Roto Rooter 39 East Brooks Avenue North Las Vegas, NV 89030 [email protected] P: (702) 646.5273 F: (702) 646.0132

Las Vegas Plumbing, Inc. 814 Elliot Park Ave North Las Vegas, NV 89032 [email protected] P: (702) 399.3514 F: (702) 914.3737

MOEN, Inc. 7565 North Torrey Pines Drive Las Vegas, NV 89131 [email protected] P: (702) 595.1337 F: (702) 645.7175

PROPERTY MANAGEMENT CAREER PLACEMENT Career Strategies, Inc. 3531 East Russell Road, Ste B Las Vegas, NV 89120 [email protected] P: (702) 368.2363 F: (702) 368.2366

PROPERTY MANAGEMENT SOFTWARE AppFolio 55 Castilian Drive Santa Barbara, CA 93117 [email protected] P: (805) 617.2161 F: (805) 968.0653

RealPage Inc. 4000 International Pkwy Carrollton, TX 75007 [email protected] P: (972) 820.3015 F: (972) 820.3383

Tenant Technologies, Inc. 1665 Willamette Falls Dr. West Linn, OR 97068 [email protected] P: (503) 233.2125 F: (503) 594.2580

PROPERTY RESTORATION – GENERAL CONTRACTORS Belfor Property Restoration 5870 La Costa Canyon Ct., Ste 200 Las Vegas, NV 89129 [email protected] P: (702) 933.6866 F: (702) 933.6869

REAL ESTATE - BROKERS Apartment Realty Advisors/ARA 6725 Via Austi Parkway., Ste 380 Las Vegas, NV 89119 [email protected] P: (702)855.0440 F: (702) 855.0660

Sperry Van Ness Nevada 3039 West Horizon Ridge., Ste 120 Henderson, NV 89052 [email protected] P: (702) 765.6005 F: (702) 765.6006

RECYCLING Republic Services Company 770 East Sahara Avenue Las Vegas, Nevada 89104 [email protected] P: (702) 599.5502

RELOCATION SERVICES Relocation Resources 8379 West Sunset Road, #110 Las Vegas, NV 89113 [email protected] P: (702) 444.4088 F: (702) 444.0079

RESIDENT SCREENING SERVICES CoreLogic SafeRent 40 Pacifica., Ste 900 Irvine, CA 92618 [email protected] P: (888) 881.3400

Co-Signer.Com 10777 West Twain Ave., # 225 Las Vegas, NV 89135 [email protected] P: (855) 267.4461 F: (702) 851.3998

ROOFING SERVICES Cooper Roofing and Solar 1200 Commerce St., Ste# 110 Las Vegas, NV 89102 [email protected] P: (702) 688.7940 F: (702) 688.7941

D & L Roofing, LLC 6500 West Richmar Ave., Stew 200 Las Vegas, NV 89139 [email protected] P: (702) 260.1114 F: (702) 260.1118

Roofing Southwest 3125 Ali Baba Ln, Suite 707 Las Vegas, NV 89118 [email protected] P: (702) 834.4655 F: (480) 557.5967

The Original Roofing Company 4515 Copper Sage Las Vegas, NV 89115 [email protected] P: (702) 739.7663 F: (702) 798.6550

Genie Services 4300 North Pecos Road, Suite #22 Las Vegas, NV 89115 [email protected] P: (702) 452.1111 F: (702) 452.1179

New Age Painting & Coatings 848 North Rainbow Blvd., #302 Las Vegas, NV 89107 [email protected] P: (702) 406.6964 F: (702) 426.9553

Odyssey Painting Etc, Inc. 3111 S. Valley View Blvd. #Z 107 Las Vegas, NV 89102 [email protected] P: (702) 365.1579 F: (702) 365.1588

Out-Fit 25 West Easy Street, Suite 306 Simi Valley, CA 93065 [email protected] P: (949) 873.3616 F: (805) 426.8120

SECURITY DEPOSIT ALTERNATIVES SureDeposit/Assurant 293 Eisenhower Pkwy., Ste 320 Livingston, NJ 07039-1783 [email protected] P: (973) 992.8440 F: (973) 992.8770

SECURITY SERVICES-PATROL SERVICES Citywide Security P.O. Box 62249 Boulder City, NV 89006 [email protected] P: (702) 644.2977

Courtesy Patrol LLC NV. #710 1450 E. Pebble, Ste 3151 Las Vegas, NV 89123 [email protected] P: (702) 206.3493 F: (702) 586.2778

Global Security Concepts, Inc. 3340 Wynn Road, Suite C Las Vegas, NV 89102 [email protected] P: (702) 876.7729 F: (702) 876.3518

Pro Guard USA 2629 Manhattan Beach Blvd. Redondo Beach, CA 90278 [email protected] P: (702) 263.8212 F: (702) 263.8217

Rock Security 3200 Polaris Ave, # 28 Las Vegas, NV 89102 [email protected] P: (702) 586.7982 F: (702) 410.9305

Signal 88 Security 3880 South 149th Street, Ste 102 Omaha, NE 68144 [email protected] P: (402) 320.9266 F: (402) 502.2078

Southern Nevada Security Patrol, Inc. 3140 S. Durango Dr., Ste 103 Las Vegas, NV 89117 [email protected] P: (702) 270.9116 F: (702) 256.6037

Trinity Security 546 North Eastern Ave Las Vegas, NV 89101 [email protected] P: (702) 642.7463 F: (702) 650.4486

Triton Security, Inc. 4050 Schift Dr. Las Vegas, NV 89103 [email protected] P: (877) 757.0909 F: (702) 257.3588


SECURITY SYSTEMSAlert 911 Now 7165 Bermuda Rd Las Vegas, NV 89119 [email protected] P: (702) 224.4100 F: (702) 967.5377

Alpha Surveillance Systems3410 East Russell Road, Suite #310Las Vegas, NV [email protected]: (702) 990.1454 F: (702) 588.7998

Certified Fire Protection 3400 West Desert Inn Rd., Ste 20 Las Vegas, NV 89102 [email protected] P: (702) 873.5995 F: (702) 251.1972


SELF-STORAGE Smart Stop Self Storage 3825 S. Durango Dr. Las Vegas, NV 89147 [email protected] P: (702) 233.9807

SIGNAGE Fusion Sign & Design 3443 Niki Way Riverside, CA 92507 [email protected] P: (702) 949.0760

SMOKE DETECTORS & ALARMSCertified Fire Protection 3400 West Desert Inn Rd., Ste 20 Las Vegas, NV 89102 [email protected] P: (702) 873.5995 F: (702) 251.1972

26 www.nvsaa.org


TELECOMMUNICATIONS Century Link 330 South Valley View Boulevard Las Vegas, NV 89107 [email protected] P: (702) 244.1220 F: (702) 244.7385

Cox Communications 1700 Vegas Drive Las Vegas, NV 89106 [email protected] P: (702) 545.1361 F: (702) 545.4392

TENANT SCREENING CoreLogic SafeRent 7500 W. Lake Mead Blvd., #9-542 Las Vegas, NV 89128 [email protected] P: (702) 839.1736 F: (702) 839.1738

Contemporary Information Corp. 42913 Capital Drive #101 Lancaster, CA 93535 [email protected] P: (800) 288.4757 F: (800) 677.8494

RentGrow 307 Waverley Oaks Road, Suite 301 Waltham, MA 02452 [email protected] P: (800) 736.8476 F: (781) 290.0687

TOWING Ashley’s Towing 201 North Mojave Las Vegas, NV 89101 [email protected] P: (702) 382.3508 F: (702) 382.8090

Fast Towing Inc. 3850 Lossee Rd. Las Vegas, NV 89030 [email protected] P: (702) 290.0228 F: (702) 383.9513

quality Towing 4100 E. Cheyenne Ave. Las Vegas, NV 89115 [email protected] P: (702) 649.5711 F: (702) 633.4447

Titan Towing 3101 Westwood Drive Las Vegas, NV 89109 [email protected] P: (702) 333.8697 F: (702) 973.3365

TREE – MAINTENANCE SERVICES Tree Solutions, LLC 3660 West Quail Ave Las Vegas, NV 89118 [email protected] P: (702) 309.8733 F: (702) 309.8734

UTILITIES – BILLING SERVICES Conservice PO Box 4696 Logan, UT 84323 [email protected] P: (435) 713.2258 F: (435) 792.3303

WASTE COLLECTIONRepublic Services 770 East Sahara Avenue Las Vegas, NV 89104 [email protected] P: (702) 280.0051 F: (702) 599.5585

RK Property Services 4148 Megan Circle Salt Lake City, UT 84107 [email protected] P: (775) 996.2433 F: (866) 580.4858

Don’t see yourself in the Products & Services Guide? Want to be a member? Contact NSAA at 702.436.7662

ADVERTISING Apartment Guide (Reno) 3555 Airway Drive, Suite 314 Reno, Nevada 89511 [email protected] P: (775) 329.3528

For Rent Media Solutions (Reno) 9650 Gateway Drive, Suite 102 Reno, NV 89521 [email protected] P: (775) 829.7368 F: (775) 246.2534

FURNITURE (RENTAL/SALES) CORT Furniture Rental (Reno) 4745 Longley Lane, Suite 101 Reno, NV 89502 [email protected] P: (775) 828.3900 F: (775) 828.3909

INSURANCE Western Risk Insurance 3140 South Rainbow Boulevard, Suite 400 Las Vegas, NV 89146 [email protected] P: (702) 368.4217 F: (702) 368.4219

reNo

Cross more off the list.First you got the young couple into the loft with the romantic roof-top deck. Then you reviewed your ad results with your local consultant. And even had time to fire off a few professionally designed digital brochures to prospects. All before lunch. The key to your productivity? Working smarter with helpful tools from Apartments.com.

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IncludesRemoteControl



230912 Portable 12,000 BTU Air Conditioner w/Electric Heat• Dual hose self-evaporative system• No bucket to empty• Auto restart function• Follow-Me technology• Sleep mode with timer

216324 - 2.0 Ton MSH Legacy R-22 13-SEER Heat Pump• Nitrogen charged for use with R-22• One access panel provides access to electrical controls• Service valves are brass, front seating with sweat connections• Copper tube/aluminum fin coils to optimize heat transfer• 5-year limited parts and compressor warranty

230615 15,000 BTU Window Air Conditioner• Electronic control panels with sleep mode and 24 hour timer• Multiple air direction, quiet operation• Air filter check with washable filter• 3 Speed Cool/Fan• Easy mount window slide panels included

23071212,000 BTU Window Heat/Cool Air Conditioner• Electronic control panels with sleep mode and 24 hour timer• Multiple air direction, quiet operation• Air filter check with washable filter• 3 Speed Cool/Fan• Easy mount window slide panels included

210660 - 2.5 Ton Goodman R-22 13-SEER Heat Pumps• Heat pumps nitrogen charged for use with R-22• Copper tube/aluminum fin coil• Factory-installed bi-flow liquid line dryer• Service valves with sweat connections• Easy access gauge ports• 5-year limited parts and compressor warranty

NOTE: Containsa nitrogen

holding chargewhich must be

evacuatedbefore charging

with R-22.

NOTE: Containsa nitrogen

holding chargewhich must be

evacuatedbefore charging

with R-22.

Keep cool with HVAC items from Maintenance Supply Headquarters

230515GE Zoneline Deluxe Series 15,000 BTU Cooling and Electric Heat - 230 Volts• Power cord sold separately, 3.5KW Heat (230501) • Fits industry standard sleeve: 42”W x 16”H x 13-3/4”D • Wall sleeve not included • Dimensions: 42”W x 16”H x 20-7/8”D

Call us today for more information and pricing on these great products!

210665 - 3.0 Ton

9011 West Sahara Avenue, Suite #150, Las Vegas, Nevada 89117

PRSRT STD U.S. POSTAGE

PAIDSALT LAKE CITY, UT

PERMIT NO. 508

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