Some of the conversations at the M*A*C* involve those stories of tenants who left without fulfilling their obligations or damaged your property beyond their security deposit. Wouldn’t it be nice if the end of the story went something like this “And then several years later, out of the blue, I received a check for the past due obligation.”?

At Thursday’s General Meeting, Mary Shores from Midstate Collections will share practical information on how to incorporate the collection process in your business practices. If you want a happy ending to your story, an understanding of the collection process and consistent actions on your part are key.

This past year was no exception. You came away with much knowledge about Section 8 – Processes of eviction. You also learned the changes about HUD Regulations. You learned cost saving ways to deal with mold and how not to get shocked by your inspections!

The seminars in the spring brought education about Fair Housing along with new information about the Emerald Ashe Borer. You were able to be edutained about Motivational Marketing and learn ways to help you and your employees share more of your smiles. Clauses in leases help your business. C.I.R.P.P. helped you and your business by sharing that education.

Turnover, Turnover… C.I.R.P.P.’s own panel with Andy Hutson of The University Group, Randy Hughes of Hughes R.E and Michael Jay of Campus Property Management were well prepared and on board to answer all your turnover questions and very happy to share their tried and true turnover procedures.

C.I.R.P.P. is learning more and more about Digital Marketing. Did you learn where your business stands in the social media frenzy? Local government is an ongoing subject that requires awareness from you the member.

To top off the year you learned many innovative ways to save precious cash from Pete Youngs. Most members came away with something they could use right away! Who knew you could paint a banister in less than 10 minutes with paint mitts?

If you learned something extra special in 2011 that furthered your business thank Bryan Snyder and Christy Gibas. They were on the Education committee. They did an amazing job of bringing great speakers, interesting topics that pertained to the day-to-day operations of your business. Stay tuned for 2012! See you January 19th 2012 at Kennedy’s for the first C.I.R.P.P. general meeting.

 You are the featured speaker at our December 15 meeting. “Really?” you’re thinking. “Me?” Yes. You. You are the reason why we are an association and we want you to guide our activity.

You are the expert. You know how the events of the past year affected you and your business. You know the meeting topics you found entertaining or informative, or both. You have the best idea about what we should steer clear of in the future. And we need to hear from you about all these things and more.

Our December meeting will be fast-paced, with election of officers and our annual awards. Most exciting though is the time we will spend working together reviewing our accomplishments during 2011 and our ambition for 2012. We’ll listen as you discuss the efforts made to affect local ordinances and improve our educational programs. You’ll be spellbinding as you share with us your picture of the future C.I.R.P.P..

Textured drywall patch, do it yourself water line repair and paint gloves……. These and many more repair tips were shared by Pete Young at our extended October general meeting. The buzz around the room was this might have been the best speaker yet! One member told me “I was so interested that I cancelled my 1 p.m. meeting to stay!”

Pete Young and his brother began their rental career investing in foreclosures. So with a history of repairs under Pete’s belt, he shared what he has found to be time savers in the remodeling business. Pete Young and his brother also specialize in real estate investing. Pete was kind enough to extend a special offer to our C.I.R.R.P. membership. Visit Pete Young website at www.peteyoungs.com and Contact Marita for information.

You may check out Pete Youngs at www.peteyoungs.com Registration begins at 11:30 a.m. Pete will begin speaking at 12:00 and the meeting will conclude at 2:00 p.m. The seminar will be at Stonecreek Banquet Center on the 2nd floor.

RSVP to me no later than October 18th.

TOXIC TERRORS

THAT AFFECT HOMES

BY PETE YOUNGS   A.K.A MR. REHAB

MOLD:

Mold in houses has become one of the most popular scares in recent years. Although it has been around since before caveman days, our industry is always out to find something new to charge thousands of dollars to correct. Most molds, even black in color are not the toxic poison type of mold that causes illness in people. The temporary fix is to use a 50/50 mix of bleach and water to clean the surface. This does not kill the mold, it just removes the surface visibility and unless you take away the moisture or cause of the mold it will return. For mold remediation of black mold and mold infestation, please refer to my article on mold in your previous issues of REIP magazine. If you have significant mold in sight, one of the brands of product I recommend is Microban. It is highly effective in handling problems associated with mold, fungi, bacteria, germs and so on. You may find it by calling a janitorial supply company from your yellow pages book.

Microban is used by professionals for mold remediation; yes the toxic black mold remediation that costs thousands of dollars by people wearing HAZMAT suits. It is also used for water damage, flooding, sewage backups and such. Another type of product for the same problems is called Shockwave and may be easier to find locally. The effects of mold can be breathing problems such as asthma, headaches, rashes, stomach ailments and so on. The four steps to eliminating mold are to contain it, kill it, remove the dead mold, and protect from further contamination. This may mean an exhaust fan in bathrooms, better ventilation in rooms and crawl spaces. Placing dehumidifiers in strategic areas in the house, or using hepa filter air cleaners as well. You can get a mold test kit at major hardware stores for about $10.

LEAD BASED PAINT:

Lead based paint is a toxin found in many living quarters and can cause serious illness or even death. It is especially toxic to children and can even affect babies before they are born. A good thing is that lead based paint that is not deteriorating is not a threat. Also there are options to be done to reduce and eliminate the hazard. You can contact lead from paint by breathing it, touching flaking areas of paint, dusty paint surfaces and during renovations it can be cast into the air from hammering, sanding, sweeping and more. Youngsters can get it on their hands from doors, windowsills floors and such and then put their hands in their mouths as we commonly see them do. This can affect brain function as well as nervous systems in children. Long-term exposure leads to hearing problems, learning problems, behavior problems, headaches and lots more. Adult symptoms are more described as reproductive problems in both genders. Difficulties during pregnancy, a rise in blood pressure, nerve problems as well as bad digestion, memory loss and muscle pain. This threat goes lower risk in younger houses because lead paint was stopped for making and using it around 1978. So newer houses have less risk of this problem. Lead based paint test kits are available at most larger hardware stores for about $4 a kit. The most common places to check would be windows and sills, doors and doorframes, stairs, railings, decks, screen porches and lets not forget furniture. Don’t overlook your prized antiques either. If it’s old furniture that has original finished surfaces, this area is often overlooked. Any peeling, flaking or chipping paint accompanied by dust is suspect. To do it yourself or hire a pro for lead abatement, you need to stay clear of sanding, sweeping and vacuuming as this will spread the dust air born. Lead based paint must be removed (the painted structure) or most common is to encapsulate the paint. Products can be bought that you spray, brush or roll over the lead paint to seal in the hazard. The E.P.A. (where some of my research was obtained) has a booklet for free on lead based paints; it’s effects, the abatement and prevention available upon your request. This will provide you with some useful info.

METH LABS:

Another toxic terror that is becoming more well known is finding out that the house you bought or are thinking of buying as an investment was once used as a meth lab, a crack house, or some other form of drug related house. This came up at a seminar I am giving in Portland this week. The person asked my opinion about his deal and that it was previously a crack house. He made an offer and it was accepted. The house, he said, was a property seized by law enforcement and it had been vacant for a while. I listened and told him that I would not want to buy this house myself. Puzzled, he asked why. First, this information will need to be disclosed to all interested in buying it and could be a turn off. Second, I asked how it had been (cleaned up). He told me that the city had given the house a clean bill of health. So I said will they accept any liability if anyone has any health related problems? He said no. I told him that all liability would rest on his shoulders and he would be solely responsible for possible trouble. He thanked me, and said he really wanted to be talked out of the deal cause it was too much for him to do on his first deal. It was almost a total gut job. Now keep in mind, under his circumstances, I told him no I wouldn’t but it myself. However, I do know several investors with a lot more experience in this type of house that would have jumped all over this deal, and made a huge profit as well. It was the experience level here. He probably should get his feet wet without starting with an issue on the house like that one. The problem with drug related houses is that there is no set way to tell how much residue is still in the cracks, crevices, vents, gaps and other areas that may still cause exposure to the toxins. There is no real data on how long of exposure to this will it then affect someone. It is the responsibility of the homeowner from purchase on for any liability caused by this. So how do you know if it’s a drug house or meth lab? Generally there are beakers and burners and test tubes present shortly after abandoned. There may be a smell present and cans of cooking fuels around. There may be burn marks on countertops as well as dusty residue in kitchen and bathroom areas. Samples can be taken by taking scotch tape and (lifting) debris from surfaces of countertops, sinks, carpets, bedding, curtains, floors and utensils found in the property. Have them analyzed by a law agency and get a report. Then decide if you want to do the deal. Remember, this does not scare a seasoned investor who knows how to deal with creative real estate. This is an opportunity, or a niche, because most people will pass on these kind of deals, and the ones that do them…PROFIT.

CARBON MONOXIDE:

This is a problem that can be found in many homes. Even mine. I just recently had my furnace replaced and was about to remodel my basement and add some on to the house when I noticed an exhaust pipe from the furnace had separated from a portion of pipe. This had been easily 3 months or so since the job was done. I went to a local hardware store and got a test kit for about $6 and did the test. It came back as a dangerous reading from the kit. If not found, this could have turned out to be serious health risk. CM is an odorless, colorless gas or liquid and is hard to detect without a test kit. Though my culprit was a furnace, others could include kerosene and gas space heaters, leaking chimneys, gas water heaters, wood stoves, and gas operated equipment like cars. Some people in winter will start their cars in the garage to let them warm up before leaving for work and even with the door open this poses a threat. Even in low concentrations, fatigue and chest pains can happen. With more exposure it may cause dizziness, lack of vision or concentration, headaches and nausea. Exposure can be fatal. To reduce risks EPA guidelines say to keep appliances properly adjusted. Always use vented heaters and never use alternate fuel sources on thing meant for a certain kind of fuel. Such as do not use gas in a kerosene heater. I have seen workers do this on jobsites in the cold. You need to have an exhaust fan over gas stoves. Never grill indoors with any gas driven bar b que and have your furnace checked and serviced often. I hope this information will help and educate you as to the dangers of TOXIC TERRORS IN YOUR HOME.

Seal The Deal With Curb Appeal

BY PETE YOUNGS aka MR.REHAB

Curb appeal is one of the most important aspects of any real estate transaction. For me, it is the curb appeal that defines everything about my deal. How much will I offer? How much will it take to rehab the property? How does it compare to the surrounding living conditions?

Simply stated, if the curb appeal is not very good, I know that I can buy the property for a discounted price. And that’s what my business is all about. Buying distressed homes and then raising the curb appeal through repairs to the property that not only raise curb appeal, but also the value too. Here are several ways that I use to bring up the value of houses to maximize my profit at resale.

The most important thing that I can do to improve curb appeal is to repaint the structure. A fresh new coat of paint adds value right from the start. Remember, you can only make a first impression once. Also, this will actually get you a higher appraisal than a house without a new paint job. You want to do the outside of an investment property first, and particularly the front. Getting the most noticeable portion in its best shape first will attract buyers immediately. You can’t get a buyer to see the interior if they are not first pleased with the exterior. If the house is just dirty and the paint is in good shape, then a pressure washer can be used to clean up the exterior siding, gutters, downspouts, deck, fences and driveway. I even clean my roofs with one. Use the washer to remove any mold and mildew that can be seen on or near the house.

Pull your car in front of your property and take a hard look at what you see. This is going to be what your potential buyer see’s too. If you see something that sticks out to you, fix it. Make sure there are no leaves piled up on the grass. Once you have disposed of any debris in the yard, make sure the lawn is mowed nicely. A fresh cut yard is a good sign that the rest of the home has been tended to correctly. Get rid of weeds and tools that are cluttering up any areas that can be seen from the street. Don’t overlook windows or gutters that need to be cleaned. These are simple tasks that do not cost any money to perform, while adding a crisp clean appearance to the home. You may also want to remove any limbs touching the house or roof. This could scratch paint or cause roof leaks down the road. Another no-cost fix is to use a lawn edger around walkways, driveways and planter areas.

If your house may be looked at near dusk or dark, you want to make sure there is good light available. A decorative yard lamp could be added and this will help the appearance and also add security at the same time. Some people really like to line the driveway and walkway with little footlights. This adds great character to the house as well as a beautiful soft light shimmering as it leads people to your door. An inexpensive way to add light would be to add a fixture at your front door either overhead or a wall mounted light. These can be bought on any budget and the choice of styles is huge. While we are touching the topic of landscape, let me mention a few things. Landscape is where some people can make expensive mistakes. Since bushes, trees, and decorative plants can cost thousands in landscape design, you do not want to go overboard. Not even on your own home. Keep it simple and you can keep it cheap too. Around your mailbox post is a good place for some colorful flowers. You may also have some flowerbeds near your front entrance. This really looks good and can be done on a budget. Trim all the bushes to the same size and shape if they are in a group. This will make them look uniform as well as fancy. If I spend the money to plant any decorative trees, I get ones that will look decent all year round. Most of the trees that I would add would be fruit bearing trees or something that will bloom brilliantly during the year. Just don’t blow your budget cause you could make a mistake investing in landscaping that cost big dollars when for a few hundred, you can dress a yard up nicely. On a house I am doing this week, we trimmed back the bushes that had grown too high and then made a very nice design around them using decorative pine straw and wood chips. These items run about $3 a bale for the straw and about $5 a bag for decorative chips. It really dressed up the front of the house and I am sure will help me sell faster.

It’s better to do a lot of little inexpensive things than it is to do one big expensive thing to add appeal. Dress up the front door with a nice color of paint that will go well with the house but add flair. It’s just like dressing up an old suit with a new tie! Go a little further and add a fancy decorative doorknob and knocker set. Maybe even a brass kick plate. These items don’t cost much but can add drama to the house. Keep in mind that if people don’t like the outside of the house then they will probably never see the inside. You may not realize it, but bad curb appeal could be the reason that a house sits on the market for months.

One of the things that I saw that was great, happened as I was talking to my neighbor. She had been working on something in her yard for a couple of days so I wandered over to check it out. She had added a fountain in the front of her home and it was really pretty. Her and her husband bought a kit for the project for about $300. It had some nice stone structures and rocks that the water went through and they had dug out an area the plastic liner was placed into. As the water trickled down the decorative stonework, the liner fit nicely into the ground and had some varieties of fish swimming in it. I thought this was a great addition, adding curb appeal and value, as well as a nice calming effect to sitting on the front porch in a rocker looking over the fountain. That was some thing else that I noticed. The charm of the front porch decorated with flowers, wind chimes and candles gave me the idea that I could dress up my houses for sale with this same décor to let a buyer feel that they could create the same charm if they bought my house.

If you have homes that have a lot of children living in the area as well as possible pet owners, you may want to make sure that if the house has a fence, that you make sure it is secure. On the house I have for sale now, we had to repair some areas of the fence. It’s a six-foot tall wooden fence and we replaced some of the boards that had been knocked down or broken. This adds security to people with kids and pets. Also, it would have been a deal killer for buyers to see the fence run down and tacky. We just put in a few new boards, sprayed it with bleach to clean it up and then put a good water sealer on it to make it last. We also did the same steps to the deck in the back to clean and preserve it. For a little over $100, we made two areas that may have driven a buyer away, look new and inviting again.

Let’s summarize a few of the tips for making sure the curb appeal will seal the deal.

• Pressure washing is a cheap way to clean up the entire exterior of any property.
• Painting a fresh coat raises the value and appeal and is inexpensive.
• No-cost items like cleaning windows, mowing lawns, raking leaves as well as trimming hedges, bushes, de-weeding and trimming branches from the house.
• Lighting up your home with outside lights and fancy lamps and such.
• Landscaping ideas that only cost a small amount for a huge difference.
• Pond and fountains can be done to make a dramatic statement.
• Repair fences and decks as well as using sealers to maintain a good look.
• Make the place feel like home with front porch swings and rockers.
• Decorate with flowers and candles…plant fruit bearing trees too.
• There are hundreds of ways to add curb appeal…use your imagination!

For more from Mr. Rehab please visit www.peteyoungs.com

- presented by Pete Youngs

Pete Youngs’ expertise is teaching people how to rehabilitate properties for a fraction of the normal estimated cost. His knowledge and ability to get the highest quality results for the lowest possible price earned his companies such prestigious renovation contracts as the living quarters at the 1996 Atlanta Summer Games, Courtyard By Marriott Hotels, two different contracts within international communications giant MCI, Publix Distribution Center, and hundreds of single and multi-family homes nationwide.

Pete will share his contractor knowledge with investors and homeowners alike, teaching everyone how to put THOUSANDS OF DOLLARS into your own pocket.

Pete knows that buying discount properties insures a lower purchase price, and will teach you valuable contractor techniques to lower your fix up or maintenance costs by 50% or even 75%! You will literally add REAL DOLLARS to your net worth and equity position whether you own just one home or one hundred homes.

Pete’s success and humor has launched him to featured speaker status at numerous national investment conferences. Pete’s REHAB 101 package and his other courses continue to receive awards from various entrepreneurial organizations.

Pete is a successful investor; business owner, author, and lecturer dedicated to helping others to achieve their goals as investors and real estate entrepreneurs. He has a monthly column in Real Estate Success Magazine and Real Estate Investor Publication and is a participating supporter of Habitat for Humanity, Atlantareia, National REIA and other various groups. For more info on visit www.PeteYoungs.com

Your speaker at the September general meeting is Mayor of Champaign Don Gerard.

Did you know a Storm water utility fee has been proposed for all real estate in the City of Champaign?

Mayor Gerard will bring you up to date on that fee, how our police and fire departments affect your insurance rates, and his thoughts on how public service can stimulate the rental market. It will be an hour of your time well spent. Put it on your calendar: RSVP to Marita no later than September 14th. Feel free to bring a guest. The first 4 registered guests are free. Please register your guest with me.

The best step-by-step way to do turnover without going crazy- From handing-in keys, inspections, painting, cleaning, repairs, staging, handing-out keys and moving in.

Randy Hughes, of Hughes R.E.

Turn-over is the most critical time of year for landlords. A smooth transition from the old tenant to the new tenant is vital to the profitability of your business.

Andy Hutson of University Property Management

Having an efficient turnover is very imperative to the landlords. You must make sure that the turnover process is quick and thorough at the same time. This will ensure that you keep your costs low and still deliver a quality apartment to your new redients ont heir move in day.

This is a topic you won’t want to miss! Send your leasing staff to learn more. RSVP to Marita no later than July 18th.

Your meeting will be held at Kennedy’s Restaurant at Stone Creek. Please note registration begins at 11:30 a.m. with luncheon and meeting to follow @ 12:00 p.m. If you are new to Central Il. Rental Property Professionals there is no better time to come out and get aquainted than July 21st. The cost for your meeting and luncheon will be $13.00.

We look forward to seeing you there.

• The increasing importance of visibility in search engine results
• Tips and techniques for improving your search visibility
• Your online “reputation” and why it matters
• Common tools for promotion, lead generation, and customer engagement
• The impact of social media on marketing strategies

You may attend 2 seminars for the cost of only $20.00 with a free admission to the trade show at 5:00 p.m. – 7:00. Free raffle ticket as well and Hors D’ouevres to be served as well

Please also attend the trade show from 5 p.m. – 7 p.m. There will be @ 40 vendors from Painters – Insurance Companies ! Be sure to check out all the booths!

You may also purchase extra raffle tickets for the ipad at the trade show – You must be present at the end of the evening to win.

Please call Marita Booker – Central Illinois Apartment Association Coordinator today to RSVP for your seminars and trade show at 217-344-2222 or you may also register at www.ciaa-live.com

Our process involves identifying and correcting the source of the intrusion and contamination, drying out, then treating with our High Powered, High Concentration Ozone Shock to kill all the mold, bacteria, virus, and odor – at a reasonable and affordable cost. Next, all you have to do is basic, no-chemical cleaning, and restore your space or items to the original, if not better condition than before the calamity.

Drywall, carpet, or other contaminated building materials only need to be replaced if their structure is compromised. If the mold is the result of a flood for example, you might have a foot or two of drywall that has turned soft. Or maybe the mold became so thick and deep rooted, in some areas, it has weakened SOME of the drywall. We can work with that, whereas most “remediators” or “restoration companies” insist on removing all walls and ceilings.

Come February 18th and learn how to deal with mold and interior environmental conditions.

Over the last year or so there has been a lot happening at the Section 8 office that has spurred rumors and negative talk. Ms. Lorez Davis, manager of the Section 8 program for Champaign County, will be speaking at our Januray 20 meeting.

We need to get as many Property Professionals as possible to come to this meeting and hear from the ones enforcing HUD and HACC rules so we know what we need to be doing. As Property Professionals in Champaign County, whether we take section 8 or not, we need to know how the section 8 office operates so we are educated on different housing options in our community.

Ms. Davis will be speaking on:

* Changes (enforcements) of HUD regulations
* Rental rates
* The process for getting a tenant moved into a unit
* The process for inspections

Please RSVP to Marita at marita_booker@sbcglobal.net asap,

Dan Setters – Tax information for property owners

Corinne Claypool – “Focus” on the web

March – Russ Taylor, Carol Hickey, Bobbi Gordon – What’s the current real estate climate

April – Mr. Landlord

May – Landlord Locks – Make lock change quick and easy

June – City of Urbana inspection staff

July – City of Champaign inspection staff

September – Sam Churchill – Illinois Lead Paint Program

October – Local Election Candidates

November – Art Mann – What you need in your lease

December – What’s my line Anyway ( Will be tons of fun)

What a great list. We want 2011 to be better. So, don’t miss it. Mark the general meeting down on your 2011 calendar. The third Thursday of every month. See you there!