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The heART of the Deal | Lessons in Management: The Dynamics of Relationship

Life has a way of dropping needed messages in our laps that, when pieced together, bring new insight. The news of another shooting spree came after I had finished teaching a management class where we had discussed Transactional Analysis (basically the study of interactions—or ‘transactions’—between people) and its impact on our relationships with internal and external customers. 

Transactional Analysis is a method of understanding human behavior and interactions—a concept discovered and popularized by Dr. Eric Berne in his book The Games People Play.  His work was carried forward by one of his students, Dr. Thomas Harris (the author of I’m Okay – You’re Okay).  Dr. Harris outlines four positions of ‘Okayness’.  The shooter in Tucson was a classic example of “I’m not okay – you’re not okay”.

Before delving into ‘Okayness’ and its impact on our internal and external customers, we need a firmer understanding of the background of Transactional Analysis.

Ego States:  The Foundations of Transactional Analysis

Dr. Berne theorized that there are three ego states: child, parent and adult.  These are based on the belief that our life experiences impact the way we look at the world.  We learn the first two ego states from our parents and authority figures.  In fact, he believed that we literally record every event in our brains—to be relived, remembered or replayed later.  We drift in and out of ego states within seconds; however, we have a tendency to spend more time in one.

Child Ego State – When we are children, we record the internal events that are associated with external events we witness.  Basically these are the emotions or feelings that are tied to those events.  This ego state typically exhibits childlike behavior such as tantrums, selfishness, a desire for immediate gratification and raw emotions.  It is referred to as the ego state of “I Want”.  In an appropriate setting (out on the town, a party, at a football game, etc.) it is a wonderfully fun and releasing place to be.

The Parent Ego State – Also learned in childhood, we modeled this ego state on our parents’ (or others in a parent-like role) values and prejudices.  It is thought that there is a massive collection of external events that were perceived during the first five years of life.  These might include: “never take candy from a stranger”, “look both ways before you cross the street” or “always chew with your mouth closed”.  During the first five years of life, the child receiving these messages and events has no way of filtering the information.  Have you ever watched children play and heard your words (and tone) come out of their mouths?  I will never forget my shock the first time I opened my mouth to reprimand my son and my father’s words came flooding out.  I had sworn I would never say that—and yet I spoke it as if on ‘auto pilot’! This is the ego state of “I Should”.   

The Adult Ego State – the final state, this is what we perceived to be different from felt (Child) or observed (Parent).  At around one year of age, we are able to exhibit gross motor activity:  grabbing a toy, playing peek-a-boo, etc. We converted the information gathered from these situations into information. According to Berne, the Adult ego state is “principally concerned with transforming stimuli into pieces of information, and processing and filing that information on the basis of previous experience.”  It acts as a referee between the emotional pinings of the ‘Child’ and the biased ‘Parent’ to sift out the facts and draw a satisfactory conclusion or compromise.  It is the ego state of “I Will”.

(While Berne was influenced by Freud, do not confuse his three ego states with Freud’s Id, Ego and Superego.  It was Berne’s belief that instead of finding ourselves in a stage, human personality is multi-faceted.  Each of us contains personality factions that collide with each other.  These interactions and collisions between our factions result in our thoughts, feelings and behaviors.)

 A researcher who greatly influenced Berne’s study of Transactional Analysis was Dr. Wilder Penfield. Using electric currents Penfield discovered some amazing things about our brains.  Some of Penfield’s findings that most influenced Berne were:

  • Our brains record events like a camcorder.  You may not be able to access the information at a conscious level; however, it is always in your brain.
  • The event, as well as the feelings that were experienced during the event, is stored in your brain.  As such, they are entwined and neither can be recalled without the other.
  • When recalling a past event, they will be so vivid that the same emotions will be felt.

Is it any wonder that we have ‘hot buttons’ that cause us to feel extreme emotions? 

The goal of understanding that we all wander in and out of one of three ego states is to enable us to better gauge our customer’s point of reference.  If your customer is yelling at you for towing their car for snow removal (Child ego state) you probably will not have great success if you respond by saying, “Well, you know you shouldn’t have parked it there!” (Parent ego state.)  This transaction is known as a crossed ego state.  Your goal is to get them into a complementary or parallel ego state so a constructive discussion (transaction) can take place.

Fast-forward to Dr. Thomas Harris.  A student of Berne’s, he took the study of Transactional Analysis to a new level.  In his book I’m Okay – You’re Okay he relays that as babies, we learned that we are completely dependent upon ‘big people’ and therefore not okay.   As we grow, we can become more accepting (and therefore move towards a sense of okayness) as a result of positive input and reactions from others or we get stuck in a very negative self-concept.  (Negative inputs would include comments like: ‘why can’t you be more like your father?’, ‘don’t be such a baby’ or ‘you’ll never amount to anything’.) Therefore, we start out ‘bad’ and need to be talked out of it.

There are four positions or attitudes of Okayness:

  1. I’m Okay – You’re Okay:  This is expressed by self-confidence, relates well, accepts people at face value and respects opinions.
  2. I’m Okay – You’re NOT Okay:  People holding this perspective are self-righteous and domineering.
  3. I’m NOT Okay – You’re Okay:  These people see the world from their insufficiency and insecurity.
  4. I’m NOT Okay – You’re NOT Okay:  These people exhibit depression and despondence; nothing in life is good.

Jared Loughner, the shooter last weekend, is probably operating out of a position of “I’m NOT Okay – You’re NOT Okay”.  While it is unlikely that we have people waiting to shoot us with real bullets, there are a lot of folks out there with emotional bullets aimed at us.  It is helpful to understand that this condition exists and is not personal.  There are a few steps we can take to counter it:

  1. Take the time to listen; don’t try to shove negative behavior or comments under the carpet.
  2. Make eye contact and smile.  Establish a positive and personal connection.
  3. Understand that you are powerless to bring this person to a place of Okayness.  (Don’t try to rescue.)
  4. Ask about her/his feelings.
  5. Don’t make excuses for behavior lapses—hold her/him responsible.
  6. Be honest about what you need from her/him.
  7. Be empathetic.

We spend the majority of our time communicating and interacting with others; you have the power to make it positive!  Understanding how others can push your ‘buttons’, how you can slide into a less-than-healthy-ego state for the situation or how your sense of self impacts communication will make you a better leader, a better salesperson, a better employee and a better friend.  And that’s the heart of the deal!

Cheers!  Jim Baumgartner | Rent Soda

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9 Apartment Mobile Apps for the iPhone/iPad

With studies showing that the mobile web will rule by 2015 (i.e. more users will access the internet through their mobile devices than their desktops), in the apartment industry, who has apartment-related mobile apps?

As apartment professionals, whether leasing agent, marketing director, apartment industry consultant, property manager, etc, it’s important to see and understand how our prospects are finding us – so that we are reaching out to them in the platforms that they use. We should know which one of our current advertising sources (your apartment internet listing service or apartment ILS) are already mobile ready and which ones aren’t – so that we can make better advertising decisions. If your apartment community’s demographics are likely to use their mobile devices as part of their apartment search – you should come up on that search!

This blog explores the options for the iPhone/iPad. We will explore options for other platforms in a separate blog.

9 Apartment-related Mobile Apps for the iPhone/iPad:

NOTE: These are not listed in any particular order. All apps allow for a traditional search – where you enter in a city/state/zip, as well as a GPS-enabled search to locate near-by apartment rentals. I’ve also noted their average current user rating in the app store/# of ratings as of the date of this blog – most users aren’t going to download all of the apps available. Many of these have similar functionality – just slightly different user interface, branding, and different “special” features. If there are special features to each application, I’ve note them, below.

  1. PadMapper Apartment Search – You can see all craigslist apartment listings on a map closest to your location or closest to the location you enter. This is an app you’ve probably never heard of, but one that it is getting high reviews from users (your apartment prospects) in the app store. They also have an online, desktop version. If you’re listed on craigslist, you’re already listed on this app! Allows you to see the original craigslist add, take/save notes, email, phone,add as favorite, map, and get directions. FREE. Ave 3 1/2 STARS/83 ratings
  2. Another one you may never heard of, “Find An Apartment” searches top apartment websites like Apartments.com, ApartmentGuide.com, Sublet.com, HotPads.com and Move.com and returns the results to the user. The only app we found that cost $0.99 – all the other apps were free. Although they claim to return results from some of these top apartment websites, I could not find those listings on this app in my area. It looked like most listings were coming from postlets, roommatefinder.com and other small organic listing services. To see pictures, you have to click on several screens before seeing the pics. I was surprised that this app had relatively high ratings, when I thought the user-interface wasn’t all that great. Ave 3 STARS/105 ratings
  3. Rentals – this one claims to aggregate listings from the major apartment listing services, but it does not specify which ones. The ones I was able to locate were all from craigslist. This is a much nicer user interface than #2. There is a little hype behind this app, since it was featured on The Wall Street Journal, Business Week, Forbes and Bloomberg. Ave 3 STAR/194 ratings
  4. ApartmentGuide – search ApartmentGuide’s listings. Some options include CALL NOW, SEND EMAIL, and MAP LOCATION right from your screen. Also had photos, floorplans, add to favorites, as well as an option to view recent history. User interface was much nicer than the first 3 apps I listed. Ave 3 STARS/850 ratings
  5. Apartments.com – search Apartments.com listings. Options include CALL, EMAIL, photos and floorplans, as well as a FAVORITES option. They had the “favorites” and “history” convenience options for users. Nice, clean and easy user interface.  They had the GPS-capability to find nearby apartments, but didn’t show all the results on a map – list results only. You can refine your search as well as sort it once your search was returned. 2.5 STARS/398 ratings
  6. ForRent.com – search ForRent.com listings. Options include CALL Property, View Gallery, Check Availability, View Floorplans, Map Property, Tell Friends, and WATCH VIDEO! The only thing I could not find was an easy way to email the property. They have a sort feature that was easy to use and find. One feature I didn’t see anywhere else was the ability to search by a “keyword.” LOVE this feature. They also had the “favorite” option as well as the “recents” option. Nice graphics, user, interface. Ave 3 STARS/8 ratings
  7. Rent.com – you have to have register for an account in order to search.There are lots of comments in the reviews that this is a turn-off for people, which is reflected in their ratings. Options include send email, Call, Claim $100 Reward Card, view photos, save to favorites, refine. Something that most other sites did not offer was a place to add your own notes and photo’s. Nice user interface, clean, neat, graphically pleasing. 2 1/2 STARS/104 ratings
  8. MyNewPlace.com – you can map, send message, email to a friend or save to favorites. This one also had the ability to add notes, as well as a great advanced search. I did NOT see a way to call the site directly from the application. 2 1/2 STARS/64 ratings
  9. ApartmentFinder.com – you can call, email property, view floor plan images, map, GET DRIVING DIRECTIONS (only app to provide this), add to favorites, add notes, and email to a friend. It also had a history feature and advanced search. They have a sort and refine button once you received your results. Nice easy user interface, graphically pleasing. Not sure why it got such low reviews – 2 1/2 STARS/3425 ratings.

Is your listing showing up on mobile searches?

Although the ratings for these apps weren’t stellar, (the highest was 3 1/2 star/5 star possible), based on the number of reviews and comments, people want these apps, they are using these apps, they are thirsty for these apps. What did our prospects want out of an apartment application?

  1. Stability – apps that crash or didn’t work received lots of negative comments and reviews. This was the #1 reason for negative reviews
  2. Availability in major cities – some apps worked great for me – I’m in Minneapolis, but in other major cities, they just didn’t have many results, or didn’t work. Users complained about this. This was the #2 reason for negative reviews
  3. The ease of contacting the site – via email, phone, website, etc.
  4. The ability to refine, sort, do an advanced search.
  5. The ability to return results in a list OR a map.
  6. The ability to see accurate photo’s, floorplans, pricing, etc.
  7. The ability to add notes, comments, track their apartment searching history. etc.

Apps have come a LONG way, and still have some tweaks to go. I am impressed with the availability of these apps, the functionality, and the ease of use. I can’t wait to see what comes in 2011 to the apartment industry, to apps for searching for apartments and to our apartment internet listing services (apartment ILS)!

These apps make searching for an apartment so much easier, and the tools are readily available when the prospect needs the information. Is your property coming up on one of these apps?

Don’t GET IT? RENT SODA! GET IT!

-Daisy Nguyen in Minneapolis, Minnesota MN

CEO/President

RENTSODA-small

Offering Apartment Marketing, Apartment Business & Operations Consulting & Apartment Leasing Training

Web: RentSoda.com Email: Daisy {at} RentSoda(.)com

Become a fan of RENTSODA on facebook.  Connect with RENTSODA on LinkedIn!

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Foursquare vs. Facebook Places – Which is Better for Marketing Your Apartment Community?

OK, I’ll admit it. I’m a Foursquare GEEK, and now, with the launch of Facebook Places, I am TOTALLY CONFUSED. There’s so much news out about Facebook Places – what will be the best tool for helping your outreach or marketing efforts at your apartment communities? Which application will help you stay connected to more apartment residents, attract more apartment prospects, give you more positive exposure?

Some background:

I use facebook as a place to connect with friends and collegues, keep up with the latest news about places/businesses I “like,” and connect with other like-minded individuals.

I use foursquare to find out about places near me, get tips based on my location, and I hate to admit it, but I secretly covet being “mayor” and earning badges.

If I am a typical user, how does this information help YOU market your apartment communities or connect with prospects and residents?

Let’s put them in the boxing  ring and see who wins:

  1. ROUND ONE: First thing I do when I go somewhere is to look on Foursquare to see which businesses near me have tips, read them, and see if I want to try something new, or stick with my tried and true favorites. Currently very easy to do on Foursquare. AND Foursquare has had A LOT more activity – resulting in lots of tips & deals with local businesses. Facebook Places – I have not found a way to leave a tip or find tips others have left. The only way to see what others think about a place is IF that business has connected their facebook PLACE to their facebook PAGE, and you can see the information and wall of a business’ facebook place/page. This is a big IF. And even IF a business has connected their facebook place to their facebook page, you’ll only see their wall. There’s not really a place that encourages users to leave other information for other users. WINNER: Foursquare
  2. ROUND TWO: When I am marketing an apartment community (or even a retail business), I look for tools where I have control over the content, easy way to communicate my brand and my message. With Foursquare Places, it is easy to claim my “place,” connect it to my community’s facebook page, and manipulate the content users see when they find me. Additionally, if someone leaves an potentially negative remark or comment on my page, in Facebook, I can delete it. With Foursquare, I can claim my business on Foursquare -but there is no way to customize it beyond providing the basic info. Additionally, user can leave whatever comments and tips they want, I have no control over their comments. WINNER: From a business/marketing perspective, Facebook Places is the CLEAR winner.
  3. ROUND THREE: Deals. Everyone loves a deal. How easy is it to find places with “specials” or “deals?” On Facebook Places, when you bring up the app, all the businesses around you will be listed. If there is a “special” or “deal,” there is a little cut-out square icon that resembles a coupon. It was somewhat easy to spot. On Foursquare, when you open the app, it locates all the businesses close to you, and if there are any “specials” or “deals,”  the word “SPECIAL” shows up. Its much easier to spot, and there is no question as to the purpose. So, for all practical purposes, this is almost a tie. HOWEVER, as I searched through local businesses that I know are running deals, I found more deals on Foursquare than I did on Facebook Places. WINNER: FOURSQUARE through a technicality. - This may change if Facebook Places can attract more businesses and “specials” and “deals.”
  4. Round Four: Activity & Users – who has more? According to a recent Business Insider article from October 29th, 2010, although Facebook Places has 7X more users, those users are not as active as the 4 million foursquare users. WINNER: Foursquare
  5. Round Five: The FUN factor. In foursquare, as stupid as it may sound, I enjoy being a “mayor” and receiving”badges” for checking in. One of my friends, a VP of a large company in Minnesota, recently emailed me to say, “I just became the MAYOR at a local joint. I am secretly quite proud!” Facebook places currently does not have an incentive to check-in except for the possibility of a deal or “special.” WINNER: Foursquare.

Foursquare wins 4 out of 5 rounds because it meets the wants of its users. That’s a page from the facebook business book – build an application for the end-users, and the business will come. Score one for the small guy!

As it is with social media, today’s giants can be tomorrow’s cold empty grave. It’ll be interesting to see what Foursquare and Facebook Places have in the way of updates and changes over the next few months! But its clear that things are FAR from over for Foursquare.

I should mention that even though the end-user experience is much better on Foursquare, the Facebook Places application is more business-friendly. AND Facebook has HUGE potential to reach its over 500 million users.

I am still TOTALLY confused. Who will win? Can they continue to co-exist?

Depending on what YOUR marketing needs, goals, or objectives are, you may want to use one or both of these as part of your marketing approach/outreach efforts for your apartment community. If you are using Foursquare or Facebook Places to help market or as an outreach tool for your apartment community, please leave me a comment and share with everyone how you view one or both, or how you are using them!

Below is a comparison Matrix of Location Based Social Networks produced by Mark Fidelman on Flickr.com.



Don’t GET IT? RENT SODA! GET IT!

-Daisy Nguyen in Minneapolis, Minnesota MN

CEO/President

RENTSODA-small

Offering Apartment Marketing, Apartment Business & Operations Consulting & Apartment Industry Training

Web: RentSoda.com Email: Daisy {at} RentSoda(.)com

Become a fan of RENTSODA on facebook.  Connect with RENTSODA on LinkedIn!

Follow RENTSODA on Twitter!

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Have Money – Need Apartment. PS Don’t Irritate, Annoy or Otherwise *iss Me Off!

In today’s apartment marketplace, when a prospect walks into your doors, they are READY to lease from you. With all the information available on the internet, your facebook page, your twitter account, your website, apartmentratings.com – believe me. They’ve seen it, and your prospect is STILL interested. They may as well have a sign around their neck that reads, “Have Money, Need Apartment.”

What’s preventing you from leasing to them?

I call it the PS factor. They sign around their neck that reads, “Have Money, Need Apartment,” should also have a postscript that reads,

P.S. Don’t IRRITATE, ANNOY, AKA Don’t *iss Me Off – Otherwise You WILL Lose Me!

I’m sure you’ve never annoyed, irritated or *issed your prospects off, or have you?

httpv://www.youtube.com/watch?v=s7ACFZeCZwo

Here are 5 sure fire ways to lose a perfectly good & ready prospect AKA What NOT to Do When Leasing Apartments:

  1. Assume I want the cheapest apartment you have available. Start off selling me on price and price alone: Contrary to popular belief, finding your next apartment HOME is not a decision solely based on PRICE alone. ASK, LISTEN, OBSERVE and use the information you find to your advantage. When shopping for a home, most people do not try to find the cheapest thing they can find. CASE-IN-POINT: I recently did some apartment shops in a busy downtown market. I was dressed appropriately. My boyfriend and I asked to see a luxury unit in the 1500 – 2000 square feet range. We did not mention any budget. They leasing agent did not ask or try to pre-qualify us. Keep in mind, this is a luxury apartment complex, with rents in the $3000 – $5000 range. She immediately took us to what she referred to as the “entry-level” apartment unit. I was appalled. It wasn’t 1500-2000 square feet, it was 900 square feet. For whatever reason, she decided to show us the cheapest unit. Had I been a snobby, willing to over-pay prospect, I would have been insulted, irritated, and a TOTAL waste of my time. Instead I reminded her we had asked for a 1500 – 2000 square foot unit, this apartment did not meet our needs. She replied that those are the most expensive units, only available on the top floors, where a premium was charged. (WHAT? Remember, I never mentioned that I had a budget, but it was obvious that she couldn’t believe ANYONE would pay THAT much for an apartment unit!) We finally did get to the larger units. Don’t assume it’s all about price. Especially if you are in a luxury market, what drives people to spend money on luxury expenditures is NOT price. Because of the economy we are currently in, because of the financial pressure going on in OUR lives, don’t assume that your prospect has those same financial pressures. And NEVER NEVER NEVER, in any way shape or form, imply that you are showing them the cheapest most affordable unit – unless they specific ask for it. Cheap has a negative connotation. DON’t start off on a negative note. You’ve just irritated me.
  2. Make Long Excuses: If there are questions or objections, keep your answers short and sweet and move onto something positive. If I’m asking about the parking, don’t give me a long-rambling excuse on why the parking is $50.00/month. Just let me know what it is and move on unless I have an objection. If I inquire about moving in on the 27th of the month instead of waiting until the first of the month, don’t give me a long excuse of why  I can’t or go through a long list of things you’re going to have to take care ofo just so that I can move in a couple of days early. – I don’t care about why it puts you out. Just let me know if you CAN or can NOT, or if you need to check on it and then move on to something positive. There is no need to make excuses for anything. It’s a waste of time, and I’ll start to wonder if you’re always making excuses for anything/everything that happens….Now you’ve gotten me wondering, and I am even more irritated!
  3. Show me things I told you I am not interested in: If you do, it’s a total waste of my time – you must not respect my time, I’ll assume you didn’t listen to me when I told you I wasn’t interested in XYZ, and you just gave me information overload. CASE-IN-POINT: The same agent above, surprisingly asked us if we had any pets. We stated that we didn’t. As we were going through the tour, she showed us the pet spa, the doggy park, and the pet-only elevators. This added another 15 minutes to our tour. I reminded her that we had no pets, and in fact, I have terrible allergies to pets. (Hoping that she wouldn’t continue to show us all the pet amenities.) If I was an deathly-allergic-to-pets prospect, seeing all the amenities that they offered to pet owners would have scared me. AND, we had a lunch appointment at noon, and she was quickly eating up all our time with pet amenities and cheap units instead of showing us what we really wanted to see. Now I am TOTALLY irritated.
  4. Overload me with information: Don’t regurgitate your entire sales brochure to me. If I tell you I’m only interested in 3 things, give me those 3 things. Don’t overload me with information. Not only will you inundate me, I might even feel stupid. I don’t lease from people who make me feel stupid. CASE-IN-POINT: Same apartment building mentioned above, I named the 3 most important things to me were a.) 1500 – 2000 square feet b.) closet space was EXTREMELY important to me c.) common area entertainment spaces like pool or clubroom. The apartment building was also a green building, seeking LEED certification. As a prospect, I thought that was “nice,” but I didn’t really care to find out where the cabinets came from, how the air in the building was used to heat & cool adjoining units rather than heating/cooling the existing unit therefore conserving energy, or what the content of the “recycled content carpet” was made of or how. All this was explained to me in excruciating detail, all while eating into my upcoming lunch schedule….NOW they’ve escalated from irritating to annoying.
  5. Rush me: I’m not talking about trying to close a lease on me – I’m talking about trying to rush me and get me out of your office. If you have something better to do, do it. When I’m in your office with a sign that says, “Have Money – Need Apartment” and YOU have vacancy. I’m the most important thing on your schedule. If you look at your watch too often, or seem to rush from model to model to amenity, and try to move me along – I’m not feeling the love. Actually, I’m feeling quite the opposite – you must not want me. If I’m going to live here, I need to feel that you will service me, and not rush me through everything, including my first meeting(s) with you! I once had a TV salesman tell me that he wasn’t going to call the other store to look for my tv unless I was going to buy it from him – all I had asked for was 5 minutes to talk it over to my boyfriend. There were no other customers waiting around for help, and the store was pretty slow. My feisty reply was, “If you’ve got something better to do in the next 5-10 minutes, go do it. Before you do it, please find your sales manager for me, so that I can ask him to find me someone who has 10 minutes to sell me a TV.” Now I’m royally *issed! Congratulations! You’ve just lost my sale!

These are 5 Sure-Fire Ways to Loose the Sale/Lease. Don’t let it happen to you!

Have you seen any annoying or irritating things that killed a sale recently? Leave us a comment and share!

Don’t GET IT? RENT SODA! GET IT!

-Daisy Nguyen in Minneapolis, Minnesota MN

CEO/President

RENTSODA-small

Offering Apartment Marketing, Apartment Business & Operations Consulting & Apartment Industry Training

Web: RentSoda.com Email: Daisy {at} RentSoda(.)com

Become a fan of RENTSODA on facebook.  Connect with RENTSODA on LinkedIn!

Follow RENTSODA on Twitter!

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Motivating Your Employees in a Stressful Economy: Seven Tips to Building Team

It is ironic that a lot of positive things have come out of the downturn in the economy.  We have focused more on cutting costs, built stronger relationships through social media, increased customer service initiatives and strengthened our skills.  However, one of the negative outcomes has been a tendency to take staff for granted.  There has been a trend towards seeing employees as a commodity that can be cut—in quantity as well as compensation.

Cutting employee costs is an understandable reaction to an economic downturn.  However, will this serve us best in the long run?  This trend creates two areas of concern:

  1. Disgruntled employees feel abused and unappreciated.  They pass this attitude on to our customers.  In a competitive climate, is this the front-line environment we want to create?
  2. Demographic trends indicate that we will be facing a shortage of talented experts in the future.  As the employment market starts to loosen up, our top talent may be easily wooed away to other jobs promising greater appreciation and rewards—both monetary and emotional.

How do we keep our team motivated and happy to be working with us?  We do not have extra cash budgeted—but it’s not always about the pay.  In fact, most of the time that is not the most motivating factor in retaining excellent employees and motivating them to excellence.

A few tips to help you motivate your team:

  1. “Please” and “thank you”.  Take time to remember the manners your mama taught you!  Being thoughtful, courteous and polite goes a long way.
  2. Set aside time to listen to your team members:
    1. Concerns – what is working; what is not?  Your front-line team has insights you could only dream about.  This is a great opportunity to gather expert advice.
    2. Ideas – Whenever you are feeling stuck, sit down with your team.  You will be amazed at the ideas they will give you.
    3. Give clear direction and expectations—as an employee, one of the most frustrating experiences is not receiving clear work direction.  Have you outlined the company’s goals and each team member’s contribution to that effort?  I once had a supervisor who gave conflicting work expectations.  Continually changing directions made my efforts feel futile and hampered progress.  I felt like a puppy unsure of whether to come or go.  I ended up going.
    4. Firm but fair—favoritism will kill a positive environment.  Employees find great comfort in knowing exactly how you will react and that your response will be consistent.
    5. Share the good jobs – don’t just delegate the ‘icky’ stuff.
    6. Bring your team in on decisions.
      1. Brainstorming and ideation—holding a brainstorming meeting allows for a free flow of ideas.  You will be amazed at some of the revolutionary concepts that emerge.  This also makes each team member feel like they are part of the creation process.
      2. Meetings—openly discuss concerns and issues in meetings. Invite feedback and team member contribution.  Take the time to listen and consider input.
      3. Creates ownership—When you have involved team members in the process from ideation to decision, they feel as though they have a stake in the successful outcome of that decision.
      4. Publicly praise—did one of your team members do something very, very right?  Praise in front of peers and the big boss.  This praise will go a long way. When we were inexperienced supervisors we thought we had to find and own all the kudos we could!  However, in reality a superstar team reflects a superstar boss. 

Celebrate your staff!  Taking the time to tune in to them will pay dividends:  increased sales, improved retention and a positive working environment.  And you might even find that going to work is more fun!

Cheers!  Jim Baumgartner | Rent Soda

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Top 12 Tips: Apartment Model on a Shoestring Budget

Have champagne taste and a beer budget? Need a model apartment to help you lease, but on a shoestring budget?

A client told me yesterday that they read my blog, “Got Vacancy? Apartment Models – Is it a DO, a DON’t or a CAN’t Afford?” and during their budgeting process, the sites that struggled the most with vacancy, budgeted for models. BUT, the budgets were “scrubbed” and the model expenses were taken out.

There are lots of creative and affordable ways to model an apartment! The great news is, you don’t have to go ALL OUT – you just need to make an impression! If your prospect is looking at 4-8 other apartments – how do you make yours MEMORABLE?

Here are my top 10 budget conscious tips for whipping up a model on a dime!

  1. All white or ivory walls can be overwhleming. Painting an entire unit can be overwhelming and time intensive. Consider an accent wall! For the price of paint and minimal work, you can really make an apartment POP by painting 1 wall. Not only will this create visual interest, it will draw the attention directly to THAT wall.
  2. Kitchens – can use accent walls too! Instead of accent tiles which are expensive, consider painting the space underneath cabinets an accent color. This will make that area POP!
  3. Speaking of kitchens, if you have bare counter space, consider some kitchen accessories, like fake potted herbs, oven mitts, cookbooks. Artfully arrange them on the counter top to cut up the space and create visual interest. Don’t overdo it – you’ll just end up with clutter. You can “model” a kitchen and warm it up with an accent splash and a few accessories for less than $100.00.
  4. Buy some scented candles or scented plug-ins that have food smells like cinnamon, vanilla or chocolate. SCENT is a GREAT way to make an impression! Nothing to heavy of overwhelming. Create a feeling of home through SCENT!
  5. Instead of trying to model the entire unit, just model the family/living room area. Cut your model costs dramatically by modeling JUST the family room/living area, and making it as comfy/cozy/welcoming as possible. If your prospects can imagine living in that apartment unit, you’ve hooked them.
  6. Instead of placing a TV in any room you are modeling, consider a large piece of framed art/print, approximately the size of a TV. Prints/Art are more visually appealing, and you can pick the colors in your print/artwork. Additionally, art/prints are easy to place and easy to move. Flatscreen TV’s are expensive, heavy and many times require installation.
  7. Bathrooms are an EASY and inexpensive way to make an impression. A bright or patterned shower curtain, a couple of colorful towels in a basket or artfully placed on the towel racks, some colored soaps, perhaps an art print, and some scented candles/scented oils/scented soaps can REALLY make a bathroom feel less sterile, and more spa-like. Accent walls can work in bathrooms too! The picture to the left is a great example of all the bathroom tips – accent wall, bright patterned shower curtain, bright accessories. This entire bathroom can be modeled for about $100.00 – and WHAT an impression!
  8. Closets – place a few colorful hangers or wood hangers on the rack. Place logo’d retail shopping bags (2-3) into the closet space. (i.e. Express, Victoria’s Secret, Ann Taylor, etc.)
  9. If you are able to model the bedroom, stick to full or queen sized beds/headboards that take minimal space. (Not only to save space, but to save on the budget! Use small side tables with clean lines, whenever possible. Bedding is a GREAT way to make colorful splash, OR, if your room is colorfully painted, consider all white bedding. Use fluffy pillows and fluffy bedding.
  10. For any furniture, accessories, etc., shop at your bargain stores. They don’t have to be comfortable or functional – they just have to look good. I love TJ Maxx, Home Goods, Close-outs, Ikea, etc. For big furniture pieces, if you have time and energy, try craigslist.
  11. Need inspiration? Here’s my FAVORITE apartment decorating site: http://www.apartmenttherapy.com/ – they have GREAT tips for decorating apartments. Lots of pics. Visually appealing. GREAT ideas.
  12. And don’t forget one of the most important things you can do to a model or any vacant apartment – CLEAN. Make sure everything is clean and fresh. All counters, carpet, flooring, windows, bathroom surfaces – EVERYTHING. CLEAN may be an expectation, but if your model or vacant apartment is dirty, it will drive your prospects AWAY.

And remember – you don’t have to go ALL out. Just OUT. Make an impression. Be memorable. POP!

Don’t GET IT? RENT SODA! GET IT!

-Daisy Nguyen in Minneapolis, Minnesota MN

CEO/President

RENTSODA-small

Offering Apartment Marketing, Apartment Business & Operations Consulting & Apartment Industry Training

Web: RentSoda.com Email: Daisy {at} RentSoda(.)com

Become a fan of RENTSODA on facebook.  Connect with RENTSODA on LinkedIn!

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Top Ten Tips for Leasing to Seniors

According to the U. S. Census, there are 35 million seniors in the U. S. today—12.4% of the population.  Over the next decade that percentage is projected to grow to 16.5% (53.7 million people).  How do we attract this population to our community?

  1. Attitude is key.  Remember who you are marketing to—not just your senior prospect but also their kids and influencers.  Don’t approach your customer as ‘old’.  Studies show that we routinely think ‘old’ means ten years older than we currently are!  Talking down to your senior prospects will kill your sales.  Try to avoid words like senior, old or elderly.  Today’s seniors do not see age as something that is determined by the number of candles on a cake. 
  2. Seniors do use the internet (in fact senior use is growing by leaps and bounds); however, they still heavily utilize print.
  3. Depending on your budget you will likely have multiple marketing campaigns (a primary one for your senior customers and ancillary campaigns for influencers).  Design your senior-focused print advertising to be easily read and understood.  As we age the way we perceive color changes and larger print is appreciated (no smaller than 11-point).  Avoid serifs, italics and fancy fonts.  Color ads draw attention (to the exclusion of black–and-white). Avoid reverse copy and maintain good white space.  Keep your message on-point and clearly highlight the benefits.
  4. It’s all about relationship – take the time your demographic needs (and they will need a lot of it). Seniors appreciate the personal touch.  Relax your pace to match your prospect.  As we age relationship becomes more and more important.  Who you are is as important to them as what you are saying. 
  5. Your senior prospects have seen and done a lot in their lifetimes.  They are skeptical (life can do that to you!)  Have testimonials that you can share.  Better yet, have resident hosts at social events, use a resident’s apartment as a model or stop and chat with residents along your tour route.  Create opportunities for your prospects to socialize with your current customers.  Credible testimonials work. 
  6. Be real.  Be direct. Your customer has a lot of experience; they will be able to see through flash.
  7. Always ask for the sale; however, do not use a hard close or scare tactics.  Remember, this is a major move for them.  In some cases they have 30 or 40 years worth of possessions to sort through and dispose of before they can even make the move.  The name of the game is to not ADD to the fear but enforce the newfound independence they will have moving in to your community.  Your job is to solve their problem and present your offer.
  8. Highlight why the move to your community will help them remain active and independent.  A great fear is having to rely on others for basic everyday life functions.  What do you offer that will enhance their lives?  Define what your customers need; do you have it?  The senior housing market is changing quickly.  Baby Boomers are demanding a level of quality and service that far exceeds their predecessors.  In the past, buildings became ‘senior’ buildings because the population aged in place and never left.  Today, your customers are expecting much more.  (Expectations might include van service to doctors, shopping centers and events; library/business centers; hot meals; fitness centers; hair salons and even happy hours!)
  9. Senior prospects fear being taken advantage of.  The use of guarantees can be very helpful in imparting confidence.  This might be the time to employ fully refundable holds.  Don’t cop an attitude if your customer takes advantage of it, they may be testing you.  If you handle the situation with grace, your likelihood of eventually closing the sale is very strong. 
  10. Don’t forget the old-fashioned hand-written thank you note.  The time and effort it takes to send a personalized note will be valued and appreciated.

Why work so hard to attract this demographic?  Your senior customers will be amongst your most loyal residents and will remain as long as their health permits.  In addition, you will find that they do much to enhance their new community.  The investment in time it takes to build these relationships will continue to build dividends.

Cheers!  Jim Baumgartner | Rent Soda

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#1 Most Important TIP for Apartment Resident Retention

With so many choices available, the price competitiveness of the market, and concessions still a tool that lots of apartment communities still use to entice renters, the best way to control vacancy loss is to close that back door – retain your existing residents. What’s the most important thing you can do to increase resident retention and lower your resident turnover?

Here’s my #1 most important tip I can give you regarding your resident retention plan: RESPECT your residents and genuinely APPRECIATE their business. OK, so maybe that’s 2 tips – just consider it my two-for-one tip deal!

The reality is, no matter what the rent is, whether its $500.00/month, or $5000.00 a month, its likely the BIGGEST check your resident writes every month. Find ways to let your residents know you respect and appreciate them as residents of your apartment community! If you can find ways to show them you respect and apprecaite your them as residents, the higher your likelihood of turning them into life-long residents!

This may sound like an easy no-brainer, but the reality is, it is so easy to forget – it is something you have to work actively to remember and practice.

When I work on affordable communities, I am always amazed at the amount of complaining I hear in the site staff – they can’t identify with the residents – they find it hard to believe that anyone would live at ABC DUMP apartments, they complain about how small the units are, and its common for me to hear, “I could NEVER live in a place like this!” They frown upon the community of hard working adults – the same community that pays their paycheck! This kind of attitude rubs off, and can be felt by your residents.

My 17 year old son, Alex, recently bought his first car. He had been working and saving up for the past 3 years and had saved up $6000.00. To a cars salesman, $6000.00 is probably one of the smaller deals that he can land in a week. But, to my son Alex, he wasn’t thinking, “Gosh, I’m going to buy the cheapest, crappiest card I can find on the lot,” he was thinking, “I am going to find the best looking, biggest value I can find!”

No one intends to be cheap or settle for anything less than the best – its whatever they can comfortably afford.

Another way to look at this: If you were to go into a retail store month after month and write them a check for the same amount as you typically spend on your monthly rent – how would that store treat you?

Whether you are in the Nordstrom’s shoe department income bracket, or the PAYLESS Shoes store income bracket, I am willing to bet the sales person who helps you out every month will learn to love and appreciate your business.  How would they do this? I’m also willing to bet they would know your name, know your preferences, make it convenient and easy for you to shop at their store, accommodate your needs, and thank you each and every time you make a purchase.

In our industry, we are so used to getting a monthly rent check from our residents, its so easy and convenient to forget to do simple things like remember everyone’s name, be helpful, find ways to make it convenient for your residents to live in your apartment community, make it easy for them to LIVE at your apartment community, or even say THANK YOU every month! – At times, I see the exact opposite behavior in our community offices – our residents walk in, and we ask them to wait, we look up – irritated that they interrupted the time we had set aside to do paperwork, they tell us about a leaky faucet – and we ask them to call a designated number for service requests, we charge for such easy conveniences as faxes and holding packages, we receive the rent check in a drop box, and never say THANK YOU – we do everything to practically show them the door out.

Is this how you want to be treated when you are writing the biggest check you can possibly afford to write every month? Would you continue to live there?

How do you show your residents how much you respect and appreciate their business?

Don’t GET IT? RENT SODA! GET IT!

-Daisy Nguyen in Minneapolis, Minnesota MN

CEO/President

RENTSODA-small

Offering Apartment Marketing, Apartment Business & Operations Consulting & Apartment Industry Training

Web: RentSoda.com Email: Daisy {at} RentSoda(.)com

Become a fan of RENTSODA on facebook.  Connect with RENTSODA on LinkedIn!

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Eight Tips on Renting an Older Property

Prime 70's Mansard

A client recently asked, “Do you know of any information on how to rent older properties?”  Her property was built slightly before most of us were born. 

Early in my career I was spoiled rotten.  I did lease-ups of new construction luxury sites.  When I had to do an analysis on an aging Class C property I turned my nose up and sniffed, “They should just invest in a flame-thrower.”  My cronies and I were amused; however, several years later I had several of these little flame-thrower targets in my portfolio.  Imagine my shock (and embarrassment) when I realized that these were the assets that threw off the majority of cash in our organization.

So what do you do when you find yourself adrift on an aging property (not old enough to be charming or cool but too old to be hot and trendy)?  Do you wallow in self-pity and stare in envy at your new, amenity-rich neighbors?  No way!  Beat up the new kids on the block with a stripped down, value approach!

  1. Rent the basics—not the bells and whistles.  Why pay for what you don’t need?  Remind your customer that they are not paying for amenities that they will never use.  (How many people actually use the pool or cardio room?  They may say they will but end up not having the time.)  Remind them that “The money you save on rent can be applied to the things you really want!”
  2. Buy the upgrades you will actually use:  Want a kick-butt health club with spin and Pilates classes and machines that actually work?  The health club industry is suffering just like the rest of us and they are offering deals!  You can get a membership very inexpensively.  Better yet, negotiate a property or portfolio discount and create resident clubs (boot camp, spin, Pilates group, yoga group) to go to the health club together.
  3. Mature landscaping is GREEN!  Highlight the fact that you have mature landscaping that adds beauty to your residents’ world.  Older properties often have extensive grounds; do you have an area that could be dedicated to a community garden?  Garden plots and compost piles are easy and inexpensive to create.
  4. Focus on design plusses: 
    1. In the Pre-ADA years room sizes tended to be larger.  While unit square footages may have stayed pretty consistent, where space is allocated has not.  New construction design mandates larger bathrooms and kitchens to allow for wheelchair access.  This has resulted in smaller bedrooms.  Families and roommates will appreciate more space in these rooms.
    2. Older properties tend to have larger balconies.  In some communities this is not an issue but many people enjoy the opportunity to step outside—whether for a cigarette or fresh air break.  Due to the costs of balconies, often these are value-engineered out or downsized today.
    3. Galley kitchen?  We have heard a lot lately about ‘foodies’; however, consider your demographic:  do they eat in or out?  Many of our residents never use anything but the refrigerator and microwave.  So if they comment on the small size of the kitchen, determine if they are asking out of habit or if they do like to cook.  If they are foodies, all is not yet lost—advise them on how they can extend their kitchen into an adjacent dining area through the use of butcher blocks, microwave carts, IKEA islands, etc.
    4. Focus on what you can do to be better than your competitors:
      1. Focus on EXCELLENT customer service.  Can you get your work requests done faster?  Can you offer custom painting at renewal time?
      2. Add conveniences for your customers:  free use of the fax machine, selling stamps, free movie rentals or free photocopies.
      3. Create regular resident events like book clubs, biking, a sand volley ball team, etc. to encourage community.
      4. Solid construction is an older feature you should brag about!  It is unlikely that any of your parts were pre-fabricated off-site.  Everything was carefully handcrafted with pride right there!  This means that your building is probably solid and relatively quiet.
      5. Older properties tend to be in great locations closer to business and entertainment centers.  Promote neighborhood ‘walk-ability’, convenience to business centers, nearby green spaces, entertainment venues, transportation and key arteries.
      6. Got charm?  Sell it! Anything that is different sets you apart from your competitors.  Your job is to draw attention to it and tell your customer why it matters to them.

Maximize what you have!  Be proud of the value you represent!  And don’t forget to ask for the sale!

Cheers!  Jim Baumgartner | RentSoda

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Using Foursquare for Marketing Apartment Communities

I LOVE Foursquare, and find it not only a cool app, but a great marketing tool. If you aren’t as geeky as I am, you’re probably wondering, WHAT is Foursquare? WHY would I want to use Foursquare as a marketing tool for my apartment community? HOW would I use foursquare?

WHAT is Foursquare?

For me as an individual, I LOVE Foursquare, as it allows me to not only let all my friends know where I am, its a great way to find out what’s AROUND ME, get tips from seasoned visitors, AND get SPECIALS at some of my local favorite places! In my travels, I’ve been in unfamiliar cities without a single clue as to where to eat/shop, what to order/do. VOILE! Foursquare to the rescue! Once the application is installed on my phone, I can just open the application, Foursquare locates me, and gives me a list of some of the nearby places. If I see anything appealing, there is a section for “TIPS” where other visitors have left little nuggets for other foursquare users. I’ve tried some DELICIOUS foods that I normally would have never ordered, found great little shops that I would otherwise have never ventured, and tried new locations I just would not have even noticed.

WHY would I want to use Foursquare as a marketing tool for my apartment community?

I’ve been pondering this question ever since I got hooked on Foursquare. As I used Foursquare more and more, I found a couple of GREAT reasons to use Foursquare for marketing your apartment community:

  1. As I mentioned, Foursquare let’s the user announce to the world (and more importantly) and to a user’s friends, WHERE they ARE. At the time a user “checks into” an establishment, they have the option of adding a comment.
  2. WHO would want to know where YOU ARE?

    The answer is: YOUR friends and followers! Now this is important folks! Foursquare has extended its reach from it’s 3+ million registered users to YOUR FRIENDS on Facebook and YOUR FOLLOWERS on Twitter. So instead of just accessing the 3+million registered users, you are now accessing the friends and followers of users on facebook & twitter. Again, a skeptic may still pose the question, WHO would want to know “where YOU are AT?” YOUR friends and followers on facebook & twitter have “opted in” with you. For whatever reason, they think you’re a cool cat, and they’ve friended you or they are following you on twitter. THOSE people DO want to know WHERE you are. WHY? If you’re the cool cat, they want to know where the cool cats hang, what the cool cat is doing, how do cool cats live, etc. Perhaps they will try those places too! YOUR network DOES want to know WHERE YOU AT? It’s the most asked question when someone calls you on a cell phone – WHERE YOU AT?

  3. So, now that we’ve established that YOU are a cool cat, and your friends and followers DO want to know WHERE YOU AT, doesn’t it make sense that if you are announcing to the world that you just checked into “ABC Apartments,” that your friends and followers (who we presume are similar to you in some way) see that you just checked in at “ABC Apartments,” and they may want to check it out too? In addition, everytime YOU check in at ABC Apartments, ABC Apartments just got their brand name out there to all YOUR friends who are presumable similar to you in one way or another. Hmmm… its starting to look like we’re marketing to our target market!
  4. Even if YOU aren’t a cool cat, the early adopters of Foursquare ARE. The users of foursquare have an audience of friends on facebook and followers on twitter that see WHERE THEY ARE every time they check into YOUR apartment community. Since they live at YOUR apartment community, it’s not a far stretch to assume that a few of their friends/followers are similar to them and maybe interested in living at your Apartment community too. This is a soft marketing approach – but one that helps to get your brand and your name out there. When someone is ready to look for apartments, they will remember that their friend, John Doe, lives at ABC apartments and has checked in a dozen or so times in the last couple of months.
  5. NAME RECOGNITION! Gotta love that.

  6. TIPS! On Foursquare, there is an option to leave TIPS for other visitors. In the apartment industry, we so often complain about apartmentratings.com . I feel it has a lot to do with the negative connotation of the word “ratings.” What if it was called Apartmenttips.com? Would it change the way people who leave those reviews feel about what they are expected to do? In any case, on Foursquare, its called “TIPS.” And when I think of “tips,” I get a happy/GOOD feeling rather as opposed to the word “review” where I am left thinking I need to be a critic and criticize. TIPS on foursquare are usually positive, often little tidbits of useful information. I seldom see negative comments, although they do exist. Why not encourage people to leave tips about the apartment community? Any positive buzz you can create is ANOTHER positive way to reach YOUR market.

How can I use FOURSQUARE as a marketing tool for my apartment community?

  1. Make sure your apartment community is on foursquare, and that the correct information is listed.
  2. Encourage people to check in on Foursquare!
  3. To encourage prospects to check-in on foursquare, perhaps your apartment community can offer some kind of a special – $$ of the application fee? A rent special? Whatever the case, it can be as big or as small as you deem fit. The specials I have seen are Foursquare are mostly for restaurants and social hangouts – most specials are for free drinks or appetizers of some sort – its never something earth shattering, but it makes you, as a user, pay attention to what your options are – and when you have options, you’re likely to try something new.
  4. To encourage your apartment residents to check-in, perhaps the Mayor of your Apartment Community (the person who checks into your community the most) gets something special. -How about the mayor gets a preferential parking spot? How cool would that be, to have a sign that reads “PARKING for the MAYOR of ABC Apartments…”
  5. Claim your business on Foursquare. That means, go to http://Foursquare.com , set-up an account, and claim your business. Once you have been verified, you can start to run official foursquare “specials.”*
  6. Even if you can’t run official foursquare specials, I’ve seen companies leave their “special” as a “tip” on foursquare.

*At the time of this blog post, Foursquare states that foursquare “specials” are geared for businesses where people “meet, socialize and linger.” I’m curious if this definition extends to apartment communities? If you are an apartment community that is running official foursquare specials, please leave us a comment and let us know!

Do you FOURSQUARE? Please leave us a comment about your experience!

Don’t GET IT? RENT SODA! GET IT!

-Daisy Nguyen in Minneapolis, Minnesota MN

CEO/President

RENTSODA-small

Offering Apartment Marketing, Apartment Business & Operations Consulting & Apartment Industry Training

Web: RentSoda.com Email: Daisy {at} RentSoda(.)com

Become a fan of RENTSODA on facebook.  Connect with RENTSODA on LinkedIn!

Follow RENTSODA on Twitter!

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