Audience Matters- Friday, March 04, 2016

A New Bold Theme from Welcome Home America

When you are choosing what verbiage to put on a sign, drape, or flag keep your audience in mind. Welcome Home is our number one seller with good reason. You get double duty out of Welcome Home, it works for prospects and for current residents. It can be used at the street and the club house as well as along the path to the gate. Now Leasing, our second best seller, doesn’t do as well for your current residents, but it’s great at the street and for pulling prospects into the leasing center.

Much like Welcome Home, We Love Our Residents and Love It Here work well for both Retention and Prospecting. Most of our Welcome Home America Marketing Themes have each of these wordings in them, and you can get both that wording and your Community Name on any of our Custom products.

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Texas Open Carry, 30.07- Monday, December 28, 2015

30.07 No Open Carry Sign

Get ready for TX 30.07, if you don't want Open Carry on your property in Texas you need to post it using specific language in both english and spanish.

The new law goes into effect January 1, 2016, all persons with a valid TX carry permit will be allowed to Open Carry in many more places in Texas than on Dec 31, 2015. If you as a property owner, or manager, do not want Open Carry on your property you have to post it. You can't use any sign, or language that you want and you can't post it in an out of the way location. You have use the wording in the statute, 1" high lettering, contrasting color, and have it in English and Spanish as well. Additionally, you have to post it at every entrance to your property - ALL of them, vehicular entry points and pedestrian entry points. If you are only restricting open carry to the leasing office you only have to post a sign at the doors to the leasing office. Keep in mind these signs aren't small; by statute the letting must be 1" high and there is a lot of text. We have been able to get the size down to 18" x 24" and keep a graphic and header in place.

We have signs that meet the requirements of TX 30.07 ready to ship out. Item numbers STY1824GUN, C1824GUN, and C1824GUNR signs for on your building near the door, and both reflective and non reflective aluminum for at your vehicle entrances.

Concealed carry is a different, but similar issue and 30.07 does not address it - 30.06 does, but that's another post...

Tags :  30.07gunopen carry
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Avoid Resident Turnover- Tuesday, October 20, 2015

Resident turnover happens when a resident vacates a rental property. This is expensive for the owner and property management firm, as the property must often be cleaned, repaired, and painted before a new resident settles in. Additionally, a new Resident may not be available immediately, which results in a loss of rental income. Add in advertising expenses to attract new Residents and it is clearly in management’s best interest to reduce Resident turnover.


Advertising Cost – Print and web based classified ads, signs, staffing for open houses, etc.

Showing Cost – Staff to field phone calls, set appointments, and actually showing it to potential Residents.

Lost Income Cost –When an apartment stands vacant, it is not generating any revenue at all.

All of these costs add up quickly.  So what do you do to keep Resident turnover as low as possible? The best solution to the turnover problem is to never let it get to that point; encouraging renewals is always better than turnover.


Maintain your properties, respond to and communicate with your residents – No one wants to rent a slum, or put a request in and get no response.  Keep your grass cut, common areas clean, and your marketing fresh.  To keep good Residents long term, you have to communicate and be responsive all the time. Don’t save a penny here, just to lose thousands in vacancy costs.  You can combine communication and maintenance by using maintenance door hangers that include a survey or checklist on the back, or that provide urgent proactive information like freeze warnings.


The renewal process starts when you sign the lease the first time. You just spent time and money to gain the resident, now it’s time to start working on the renewal and referrals by building good will. Welcome Gifts solidify the renewal a year later and build a culture of good will, apartment welcome gift options can be found through this link.


As renewal time approaches communicate that fact to your resident; 120, 90, 60 and 30 days out. Use your database to generate a tickler file. When each pre-renewal date rolls around send an email, text message and leave a door hanger for the resident. I’m including a link to resident retention and renewal door hangers here.


When they renew ensure that you leave them with a good feeling about their decision. You have to combat buyer remorse. The best way to do that is to reinforce their decision by giving them a gift. Everyone likes to receive a gift, here are some apartment renewal gift ideas, just follow this link.

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