June Rent Check

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Real Estate Expert Interview: UrbanTurf

UrbanTurf is increasingly the go-to publication for DC real estate watchers. From the best in newly listed properties to noteworthy market trends, co-founders Mark Wellborn and Will Smith are constantly revealing the pulse of DC’s real estate scene.

We chatted with Mark and Will about common apartment hunting mistakes, the no-smoking property trend, and neighborhoods they consider to be DC’s best kept secrets.

Thanks for joining us, Will and Mark. Tell us a little about UrbanTurf. When and why did you launch it? Who is your audience?

UrbanTurf is an online publication that covers residential real estate in the DC metro area. UrbanTurf was founded in late 2008 because we felt that a publication did not exist that provided the type of residential news that DC residents are really interested in. Every day we post four to five articles on a variety or real estate oriented topics that range from interesting trends going on in the area market to hand-picked properties that we think are great deals to profiles of specific neighborhoods or new condo and apartment projects. Our audience has grown from prospective home buyers and sellers, real estate agents and developers to include anyone that has an interest in what is going on in the DC residential real estate scene.

You recently wrote about the growing number of DC area apartment buildings that are banning smoking. What pros and cons should landlords take into account when considering a no-smoking policy?

Aside from the obvious con that you will immediately exclude smokers from renting in your building – which landlords may actually want – some prospective renters may object philosophically to the idea that they are prohibited from certain behavior within their own home, even if they themselves don’t smoke. Also, if a renter wants to have a party or has friends who smoke, they might feel that the rule could cramp their ability to play host.

All that said, I think the pros outweigh the cons. The amount of non-smokers who hate smoking and welcome a 100% smoke-free building is large. We’ve spoken with a fair amount of people who would even pay a premium to live in such a building.

One of UrbanTurf's regular features is "Neighborhood Profiles". Which neighborhoods do you consider to be DC's best kept secrets today?

Hillcrest in far Southeast near the Maryland border is a charming residential neighborhood with attractive single-family homes that are priced at levels almost unheard of within the city’s borders. It has a suburban feel, so having a car is necessary, but for a young family that wants a reasonable priced house in the city proper, Hillcrest is a hidden gem.

For a more urban option, the “neglected” quadrant of Southwest is affordable (by DC standards) and very well located. It doesn’t have much in the way of bar and restaurant options, but it has two Metro stops, a shiny new Safeway, and the waterfront, Nationals Park, and the Mall are all within walking distance. It’s a great neighborhood for people who like the idea of having the hustle and bustle a short ride away, but enjoy coming home to a quiet neighborhood. Also, there are very big plans afoot for redeveloping Southwest, though they will take years to come to fruition.

Which neighborhoods are you most interested in watching over the next 5 years?

Historic Anacostia, Brookland and Trinidad.

In your opinion, what are the biggest mistakes that renters make when apartment hunting?

Just like home buyers, renters are prone to think that regardless how good something is, something better is just around the corner. In today’s rental and home buying market, if something good comes along and you don’t jump on it, it will be gone before you have the chance to reconsider. The demand is just too high and the supply too low. So, if something that you really like comes along, don’t wait to sign on the dotted line.

Any noteworthy trends you're foreseeing in the DC rental market for the rest of 2010?

Assuming the economy continues to improve, rents are likely to increase a little over the next 12 to 24 months. A lot of the condo projects that converted to apartments when the real estate market hit the skids have spent the last couple years attracting tenants by offering aggressive incentives like a month or two of free rent. Many of those apartments have finally “leased up”, so landlords are no longer as desperate to find tenants. It’s not that rents will shoot up a lot, but the time for renters to get the very best deals has come and gone.

Read last month’s interview with Matt Rhoades and Luis Gomez of DC blog Borderstan.


Are you a local real estate expert interested in sharing insights and tips with thousands of renters, landlords, and other Urban Igloo followers? We’d love to interview for our blog and newsletter! Contact us today at info@urbanigloo.com.

Bozzuto’s Julie Smith on Smart Property Management

Responsible for a portfolio of more than 30,000 units in nearly 100 apartment communities on the East Coast, few know the ins and outs of property management better than Julie Smith. She is President of Bozzuto Management Company, named “Property Management Company of the Year” by the National Association of Home Builders (NAHB) in 2009.

We recently spoke with Julie about how to keep renters happy, the rise of ‘green’ apartment living, and questions to ask when apartment hunting.

Your team at Bozzuto has a reputation for world-class customer service in the apartment market. What advice do you have for DC area landlords and property managers on keeping renters happy?

First and foremost, we believe that it is our responsibility to provide a friendly and enjoyable living environment for the residents who live in our buildings. So having property teams that are engaged, committed, creative, enthusiastic and willing to go the extra mile to ensure that all of our residents are cared for is most important in keeping residents happy. Prompt, professional and competent service is key and also expected, in any building. Home is a very personal thing and each resident is unique in what they value and what they need. So taking the time to get to know our residents and to understand what is important to them wins a lot of loyalty at the end of the day.

Bisnow reported recently that you're hiring a lot of new college grads in order to better connect with tenants in their 20s. What unique needs do Gen Y renters have?

Over 90% of our new hires are recent graduates and they do understand what is important to their peers. We have found that the Gen Y renters value quality, understand design and style, are very social and enjoy getting to know their neighbors so connecting residents is more important than ever. They are tech-savvy and are connected 24/7 so we need to be as well. They are also very interested in giving back to their communities and value measures taken to conserve resources.

What questions should DC apartment hunters ask landlords to ensure they find a well-managed property?

It is important to understand the service policies regarding general and emergency maintenance requests. They should know what other services and amenities will be available to them. It would be useful to take the time to meet all of the staff members who will be serving them. They need to understand the lease requirements and should feel comfortable asking for clarification if there is something in the agreement that they do not understand. It would beneficial to speak with a few other residents about their experience in the building. They also might want to spend a little time using an amenity like the fitness center or the pool to get a sense of how the community lives. They might also ask what the occupancy and resident retention rates area. Our business is a customer retention business and repeat customers typically are happy ones!

Your West End and Crystal City properties have been getting a lot of buzz for their focus on green living. Do you see sustainable design as a trend that's catching on in the DC apartment market? Is it important to renters?

Green living is important to renters and it is a movement that is becoming more prevalent in apartment living. Healthy living is also very important to our renters. So whether a new building is LEED certified or an existing community is simply taking measures to conserve resources and educate their residents on sustainability, there is perceived value in the opportunity to participate in the process and we are finding that renters across the spectrum are aware and engaged in becoming more Green!

Any other interesting trends you're seeing these days in the DC rental market?
I think that the most widespread trend is in technology. We are seeing an increasing use of technology in all aspects of property operations. We are using mobile applications for marketing apartments, we are using I-Pads in our presentations, we are using Resident Portals as a convenient vehicle for providing service to our residents and social networking sites to keep everyone informed. It is one of the most interesting and fast-moving trends in our industry today.

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Read last month’s interview with Jim Abdo, CEO of Abdo Development.

Are you a local real estate expert interested in sharing insights and tips with thousands of renters, landlords, and other Urban Igloo followers? We’d love to interview for our blog and newsletter! Contact us today at info@urbanigloo.com.