Blog Posts

10 Things to Think About Before A Long Vacation

Whether you spend a lot or a little on vacation, the last thing you want on your return is to be greeted with a costly repair problem. Even a simple mistake, if left unchecked, can lead to major repairs. That’s why we recommend taking these 10 important steps to help ensure your property is protected and secure. 1) Program your thermostat correctly. Never turn off your heating or cooling system. Instead, set the heat no lower than 55 degrees when you leave for winter vacations, to prevent pipes from freezing. And for summer vacations, set your thermostat to 78 degrees, to keep humidity down while saving energy while you’re away. 2) Check your water outlets. Make sure your toilets are not running and ensure that no faucets are leaking. Check your hose bibs and if you can, turn them off from the inside to prevent any possible issues with freezing in the winter or leaking in the summer. You may even want to turn off the main water supply, though this is not recommended unless you have your home professionally winterized or you’re familiar with the winterizing process. If you do choose to turn off your water, be sure to also turn off your water heater (and your boiler, if you have hydronic heat). (Also see #6) 3) Check your sump pump. If you have a sump pump, check to ensure that it is working properly and is free of debris. You may even want to install a battery-backup system. Power failures, frozen pipes or excessive rain can all spell disaster for your sump pump and your basement. If your area experiences a major storm while you’re away, it may be a good idea to call a friend to verify that your pump remains in good working order. (Even if you haven’t left a key, you may be able to grant access through your garage door, or with a digital security system. 4) Check your windows. Make sure that all of your windows and doors are locked, weather tight, and shades are drawn closed. 5) Unplug everything that you can. Save yourself some money and reduce energy consumption while you’re away by unplugging everything but your timed lights and your security system. Don’t unplug your refrigerator, of course, but try turning it to a slightly higher setting. 6) Water your plants. Indoor plants need to be watered once every 7-10 days. Considering asking a neighbor to do this for you, or find a house-sitting service. For outside landscaping, you can install a soaking hose on a timer, especially if you live in a dryer climate – but do so judiciously, as any water bib left on could become a leak. If you opt to turn your water off, many landscaping services offer watering trucks that can water your yard or gardens for you. 7) Put baking soda in your drains and toilet to prevent any unwanted odors. There’s nothing worse than being welcomed home by odors that aren’t very welcoming! 8) Take steps to keep your home secure. If you have an alarm system, notify your alarm company of the dates that you will be away. If you do not, inform your trusted neighbor(s) that you are away and ask them to keep an eye on things. Be sure to remove any outside spare keys from the “usual” spot and put the key in a new place that only one or two people know about. Additionally, to make it not so obvious you are out of town, we recommend that you invest in a timer for your outside lights and perhaps one living room light that turns on for a few hours each evening. 9) Take out all your garbage. Empty your trash cans to eliminate odors and to make ants, rodents and other pests less likely to move in when you temporarily move out. 10) Stop your mail service. Visit the USPS website to fill out a simple form that requests that they hold your mail for the dates of your stay. Your local post office will hold your mail for up to 30 days. If you will be away longer than that, you can schedule monthly deliveries of your mail to your temporary address. You can also notify other delivery services and ask that packages be held until your return. With a little bit of preparation, you should be able to rest assured that your return will be no more stressful than your time away!

James Dahlgren, Jr. Selected for Maryland Daily Record’s VIP List

WPM Real Estate Management is pleased to announce that our own Vice President and Director of Business Development James “Jim” Dahlgren, Jr. has been selected as a winner for Maryland Daily Record’s 2017 VIP List . Please join us in congratulating Jim on this honor! The VIP (“Very Important Professional”) List recognizes Maryland’s leaders who are 40 years old or younger for their professional accomplishments, community service and commitment to inspiring change. Winners are selected by an outside panel of judges, which includes previous winners and business leaders. Jim earned this award because of his impressive career at WPM and commendable community service in our region. To learn more details about Jim’s career, community service and the VIP List award, please check out the press release on our news page. *** As part of this blog, we want to share a portion of Jim’s application for this award, as it sheds light on WPM’s care for our clients and how we view our role in serving them. Take a moment to read Jim describe in his own words his approach to property management: Through WPM, I have a positive impact on the lives of more than 36,000 people every day. I’m proud to work for a company built on the core values of integrity , strength , energy , and excellence . Our clients—commercial tenants and residential residents throughout the region—benefit from this commitment and can feel the difference. I like to say that we manage “little cities”: each property has a society and ecosystem all its own. Through excellent management, we improve the lives of the “citizens” in each micro-community. I also take very seriously the expectation that I am entrusted to manage people’s homes. If they own their home, it’s probably their most valuable asset. If it’s an investment property, then I’m tasked with keeping their investment safe. And if they are renters, then their rent is likely the highest bill the pay each month. They are trusting me and WPM with something very important to them—their home. I do everything within my power to earn and keep that trust. That’s a commitment that makes a difference. And the reward is seeing each community thrive as a result. I also do my best to positively impact my fellow WPM associates. I care about each team member and do my best to work with them in a positive, cooperative way. This ensures that our clients get the best service possible because they have a whole team of experts working together on their behalf. I believe that it’s because of this culture of mutual respect and collaboration that WPM has been named one of the “Baltimore Sun’s Top Workplaces” for the past five years. As for my impact on my industry, I have served as an instructor for the Maryland Multi-housing Association. It’s a privilege to teach other real estate professionals about our trade because there is a continuing need for professional management in this marketplace. Just scan the horizon in Baltimore and you will see the many cranes in the sky. Baltimore continues to grow and build and we need to make sure that there are people trained and ready to manage those new communities. Training excellent property managers benefits us all. With WPM, “property management” is more than just managing properties. It’s caring for people. We’re proud that the Daily Record has recognized Jim for his exceptional work at WPM on behalf of our clients.

“Summerizing” Your HVAC Unit

When the hot, humid air rolls in each summer, can your HVAC unit handle the heat and keep you cool? What many homeowners and property managers do not realize is that their air conditioner may not actually be operating optimally. Below is a primer in HVAC care, with some easy fixes that will help your unit run smoothly all summer long. Get to Know Your A/C Let’s start with a crash course about how your air conditioner works. Your AC comprises two parts: the condenser unit, which sits outside, and the evaporator unit, which is found indoors. Together, these components remove heat and moisture from the air through refrigeration technology. The air handler then blows the dehumidified and chilled air through the ductwork of your home. Before You Begin Some of the repairs necessary to keep your unit running smoothly should be handled by a licensed professional. For example, anything pertaining to the sealed refrigeration system is not a DIY job. There are also important safety precautions to note before you begin: always turn off the power to the condenser at the service panel. If your unit has a weatherproof disconnect box, turn this off, too. And the furnace often has an additional circuit breaker in the main electrical cabinet that you need to turn off. If you have any questions about whether you have completely shut off the power to your unit, do not make any repairs. Call a professional. Tips for HVAC Care: 1. Test your system early and beat the rush. We recommend doing all of the suggested repairs listed below and testing your AC before temperatures start to climb. If you wait until summer is in full swing, you may be last in a long line of other customers who also just discovered their AC unit wasn’t working. The peak season for air conditioner repairs runs from late spring through early summer, so if you wait until then, it could be days or even weeks before your unit can be serviced. 2. Change the filters. The air filter’s job is to catch the dirt, dust and particles that flow through your system. It doesn’t take long for those particles to build up, requiring your system to work harder to force air through, which translates to a less efficient system. That’s why it’s imperative to change the filters as often as is recommended by your HVAC’s manufacturer. 3. Clean your unit. Sometimes all you need to help your HVAC unit run more efficiently is a little elbow grease. Remove debris and moisture from the base of your condenser. Give the fan blades a wipe down with a cloth. Add the manufacturer-recommended oil to the fan motor’s oil ports. And remove any debris that obstructs airflow through the condenser unit. 4. Clear the condenser coils. Unscrew and remove the side and top panels from the condenser. Use a refrigerator comb to gently clean the coils, being careful not to bend them. 5. Protect the coolant lines. The tubes between the evaporator to the condenser are usually covered with insulation to preserve energy. If any insulation is missing, replace it by installing a foam insulation sleeve or insulation tape. 6. Check the age of your HVAC unit. Almost half of the energy use in a typical American home comes from running the heating and air conditioning. As the system ages, it becomes less efficient and, therefore, more costly. If your unit is more than 15 years old, consider upgrading to a new, energy-efficient model. Follow these easy tips every spring to guarantee a cool summer. And remember, always call a licensed professional for repairs, unless you are absolutely sure that you know what you’re doing!

6 Tips for Pool Safety This Summer

Swimming pools are an enjoyable amenity for apartment communities, condominium associations and homeowner associations alike. However, if not managed and maintained carefully, they can pose great liability. Follow these six tips for pool safety to help ensure a safe summer. 1. Communicate your expectations for safe swimming and poolside behavior Swimming pool managers should clearly communicate acceptable poolside and swimming behavior to members. For example, rules should be shared via pool area signage, in membership application materials, through talking points included in the registration process, and on the website. Typical pool rules to be communicated include: No running in pool area No diving (in shallow areas, or in any part of the pool if it does not include a diving board) No wrestling or rough play No offensive language No prolonged underwater swimming or breath holding No glass bottles Non-swimmers must be accompanied by a parent/guardian at all times. 2. Implement safeguards for children. Pools can pose a great risk to children. According to the Center for Disease Control and Prevention , more than 700 children—about 8 per day—drown every year. And for every child who dies from drowning, an additional five receive emergency department care for non-fatal submersion injuries. These sobering statistics should spur pool managers to take special care to safeguard younger pool members, who tend to be non-swimmers or less proficient swimmers. Managers should remember that the best prevention is attention. Children should always be monitored closely by a parent or guardian and, if possible, also by a lifeguard. Pool rules should clearly stipulate this. Many pools also require children to wear color-coded wristbands that correspond to the child’s level of swimming ability. For example, a red wristband might indicate to the lifeguard and anyone in the vicinity that this child is a non-swimmer and should not be allowed in the water except when a parent/guardian is within arm’s reach. Some community pools may also have the resources to offer swim lessons or refer members to other locations for lessons. Swim lessons are another way to safeguard younger members by teaching them to swim more safely and become stronger in the water. 3. Keep the pool area safe. Many safeguards for the pool area are not only a good idea, but mandated by law in certain areas. Nearly all jurisdictions, for example, require any pool to be enclosed by a fence. And managers or homeowners should regularly check the latches of fence gates and the condition of the fence. Some surfaces become especially slippery when wet. When designing and installing a pool, homeowners or builders should research deck and pool perimeter materials and make selections based on safety, not merely on appearance. If certain sections of the pool deck are regularly wet and slippery, consider replacing those sections with other materials or applying non-skid adhesives. Finally, managers or homeowners should regularly survey the pool area. With regular walk-throughs, they can protect members and residents from simple dangers like tripping hazards, broken glass (if glass is not already prohibited), unlatched gates, et cetera. 4. Ensure a safe pool by monitoring the water quality and the pool drains. Maintaining the water quality of your pool is crucial. Most community associations and apartment communities hire a pool management company to ensure the right balance of chlorine or other chemicals that keep the pool clean. Commercial pools are required to test the water every hour that the pool is open, and to record their findings. For private pools, testing the water at least twice per week is recommended. Pool drains have also been shown to be a safety hazard if not covered property. Children are especially susceptible to suction entrapment if the drain has a missing or broken cover. Check your drain’s cover and make sure that it is compliant with the ANSI/ASME test standards. 5. Provide excellent staff training and encourage open communication. According to WPM Regional Property Manager Donna Sturdivant, the experience and skill level of the lifeguard makes the ultimate difference between a successful, injury-free summer and a pool season marred by incidents. “When a lifeguard is good,” says Sturdivant, “the pool has fewer issues with member behavior, rule infractions, and avoidable injuries and that creates a more positive experience for members. Problems are most likely to arise when lifeguards are not vigilant.” Sturdivant recommends that community managers meet face-to-face with the pool management company and lifeguards before summer begins and discuss what went well last season and areas where improvements are needed. This preemptive meeting also opens the lines of communication between community managers and the staff directly overseeing the pool, making it easier to address any problems that arise during the summer. 6. Make sure your closed pool is still a safe pool. Your commitment to residents’ safety continues even when the pool closes at the end of the season. Make sure that your pool is covered and/or partially drained, and the pool area is secured properly for the off season. And remember that rules about fence enclosures still apply, even when the pool is closed.

Responsibilities of Managers, Tenants, and Owners in a Commercial Condominium

In a Commercial Condominium setting, managers, tenants and owners have unique responsibilities to one another and to the property. Tenant responsibilities are the simplest. It’s their responsibility to maintain a clean and undamaged space, comply with the governing documents of the Association they reside in, and to maintain good financial standing with their landlord. Owners are also expected to maintain their properties to the standards stipulated by the Association’s governing documents. In addition, owners are encouraged to have a role in Association governance, exercised by joining the Association Board and attending meetings. The condominium manager serves as lynchpin between the owners, their property and the Association as a whole. Their crucial role comes with many responsibilities, including: Oversight of the day-to-day operation of the Association in all its aspects Fiduciary responsibility for Association funds Assisting the board in the development of annual and project specific budgets, requests for proposals (RFPs), and service contracts Supervision of on-site staff Contract administration for services rendered by the Association, Assisting the board in enforcing of the Association’s governing documents and policies/rules Oversight of all property amenities, including structures, infrastructure, hardscapes, greenspaces, and storm water facilities Providing subject matter expertise regarding the Association’s governing documents and policies, as well as state and federal laws related to Condominium Association Through their diligence, managers help ensure properties operate at optimal efficiency. There is, however, one responsibility that managers not have, and that is a direct responsibility to a tenant. While the manager is able to assist with basic requests such as notifying a tenant when work is being performed on the property or assisting them with general questions relating to the property, they are limited in the information they can provide a Tenant, such as certain contact information or financial information related to the Association. “We often field phone calls from tenants and, though we can be helpful to a point, we ultimately find ourselves directing them back to their landlord (the unit owner) to have their requests answered,” says WPM Associate Commercial Property Manager Tiffany Smith. So, why don’t tenants receive the same consideration and support as an owner does? “Owners are the ones with the long term financial investment within the Association,” Smith explains. “It’s the owners who are represented by the Association’s Board of Directors. So, while we always do our best to help tenants, our primary obligation is to our client, the Association and its owners.”

Building Smarter Buildings

The day to day demands of a property manager’s job are many: Nancy is cold again! Quick, go fix that heater! The toilet is stopped in the accounting department! Oh no! Gotta check that plumbing! There is another leak in the roof over the lobby! Really? Time for another patch! This non-stop barrage of daily demands makes it really tough for property managers to prioritize long-term strategies for extending a building’s life, over quelling the “tyranny of the urgent.” But insisting on high-performance strategies and best practices can improve the efficiency of the entire building (and radically improve a property manager’s quality of life) . In fact, by developing long-term strategies that keep all of a building’s many systems operating optimally, property managers can actually reduce the number of “urgent” requests that pop up and need to be attended to…quick! WPM’s President of Commercial Management and Construction Services, Mike Klein, asserts that a robust and proactive preventative maintenance program is the key to extending a building’s life. He describes the three levels of building care: 1. Reactive : As equipment and systems break, they are replaced or fixed 2. Preventative : The building’s many elements are regularly serviced to extend their lives and maintain efficiency 3. Proactive : Building equipment is replaced before it breaks or becomes inefficient “At WPM we believe that maintaining a high performance building requires proactive care, with a good dose of preventative maintenance mixed in,” Klein explains. “It may seem obvious that preventative building care is essential. But often, long-term planning falls by the wayside when things get hurried. It takes discipline to focus on a building’s future. But that is truly the best practice and what distinguishes successful managers. With a balanced approach to building management, property managers can add real value.”