Property Management

Social Media 101

Does your company have a Web 2.0 training class? Do you teach your employees how to utilize the tools that Web 2.0 has to offer. Do they know how to use Craigslist? Do they know how to use Facebook?

Do you teach them that an email or social media contact is not unlike a live prospect that walks in your front door? Are they taught to serve them with the same urgency?

Technorati Tags: Web 2.0 for apartments, apartment leadership, apartment training

Body language video

I found this four minute video on body language today. Well, it is more of a slide show. It not only made me think of the way I hold myself in business settings but also the way our consultants hold themselves during the leasing process.

I am attending a team meeting at one of my properties today and having just watched this video slide show, I think will look at it in a whole new way.

I hope you enjoy it.
Technorati Tags: body language in sales, property management

How Do You Make Your Residents Feel A Post by Eric

People will forget what you said, people will forget what you did, but people will never forget how you made them feel,  Maya Angelou

Are You/Your Property/Your Company in tune and alignment with what You portray? Are You/Your Property/Your Company behaving as such. We need to breath our Brand. Act as If doesn’t work, You are what Are, and if you listen to your customer, they WILL help you align, they will tell you when you are drifting and they will define the Brand, just be open to the feedback, the ridicule when you aren’t behaving appropriately, the slamming when you drop the ball, but also, the basking in the success when you embrace the customer and you are in alignment.

Becky Carroll from Customers Rock, (if you don’t follow Becky, here is her link, she has great marketing and customer service ideas, check her out hereà  http://customersrock.wordpress.com/ ) recently did some posts on Five Star Service. Five Star Service is not expensive, luxurious, or lush. From my corporate days, I would fly weekly from Detroit to Chicago via Southwest every Tuesday morning, conduct business that day in Chicago, then fly Northwest from Chicago to Minneapolis. Southwest has the cattle call lines, no assigned seats, no frills, sometimes even a middle row seat. Northwest has First Class, almost every flight, however, I liked, I enjoyed, I laughed with, I had a favorable experience with, Southwest, Southwest made me Feel Good. Herb Kelleher somehow figured out how to deliver a consistent, value driven experience, and permitted his employees to fix it when it wasn’t. That is amazing, and, they are highly profitable. This isn’t new news, and lots has been written about the Southwest greatness, but, there are lots of folks who would never fly Southwest, so the point is “Client service excellence, just as with beauty, is in the eye of the beholder”!

Your thoughts and comments, Do You Feel You have control over how Your Residents Feel?

Cell Swapper

Might sound like a strange topic given this is a property management blog. But, it made me think of something that is happening more and more in our business.

The real reason I post about it is three part. 1. It is happening more and more that residents are approaching us with the idea of finding a replacement resident to take over their existing lease term. The driving reason being to avoid the lease break fees. 2. We are letting them do it. 3. I would love to know your thoughts on the subject.

In the month of May alone we did four transactions where residents posted Craigslist ads, found a prospect and brought them to us. We ran the credit, collected the fees, signed the appropriate paperwork and off they went.

We started charging a $300 fee for such an action and it has not slowed the number of people doing it. Given the alternative equates to nearly 4 months rent, I would do it too.

What thoughts do you have about such a service? I call it that because that is what I think it is.

Oh yeah, CellSwapper looks cool too.

Oh yeah, yeah, Bzzagent is very cool too.

M

Feeling Better When Bad Things Happen A post by Eric

Perhaps the most significant gain in Resident Satisfaction happens when we are able to successfully connect with our Residents When Bad Things Happen. In the Property Management Business, things break, no hot water, no water, no heat, the list goes on and on. Some we can control and we can likely always improve response time and decrease call backs and increase preventive maintenance, but even if we have mastered all of those things, and we have a great on site team in place, stuff still breaks. And having all the things listed above right is expected, that just gets you too normal, and to standard, and yes Apartment Commodity.

Break from the Pack of Apartment Commodity by implementing a Text Messaging System and Direct E Mail System set up by property, or by building at your property where you can shoot out a Text Message from your laptop about alerting your resident of the problem and what action is taking place. The whole Text Messaging thing is huge and we are not taking well enough advantage of it in our beloved industry. If you are using a 24/7 Call Center, (if you aren’t yet, please take a look, they are economical and advantageous) you could add a script for them for such circumstance as arise, and they could do the Text Message blast.

Wouldn’t your Resident Feel Better if they received a text or message alerting them of the problem, before they even discovered it, and then another update when the problem is handled?

Becky Carroll from Customers Rock, (if you don’t follow Becky, here is her link, she has great marketing and customer service ideas, check her out hereà  http://customersrock.wordpress.com/ ) and I were tweeting (not tweeting yet either, start today, it is a great) yesterday about what does Five Star Service mean, and my reaction is this, Five Star Service is an Unparallel Experience that you feel good about, even entertained and you find value in the service or product rendered. So, if we can help our Resident Feel Good, by over communicating, won’t the Resident Retention rise?

As I finish this blog post, this is an actual e mail response from one of our residents where we, yep, had a hot water tank go out this morning on a holiday weekend, but each resident was notified directly with an e mail and text message before most of them woke up; quote from one resident; “No big deal. I do not get frustrated. I am grateful to have water coming out of a faucet!  Even if it is cold!  Thanks so much. “The point here is, this stuff works, and we just got a Thank You from someone who has no hot water this morning!

So, Try It, See if it Works for you, I think it will, and it may just help you Break from the Pack of Apartment Commodity. Enjoy the Holiday Weekend, now, off to get that hot water tank fixed!

Powerful read on Customer Service or the lack thereof

Please take the time to read this all important article, it is well written and really hits home. While I would argue the point on technology simply given the fact that it is not technology but peoples application of it that is the downfall. Just my opinion.

Here is an sound bite;

"Businesses are losing business they can't afford to lose," she
said, pointing to the results of a 2007 Harris Poll, which reported
80 percent of customers saying they will never return to a business
after a negative customer-service experience. That's up from 68
percent in 2006.

"We've lost touch with the personal side of customer service,"
Paine said, "primarily because of technology." [read the rest here]

The change of the renting apartments business

It really is up to each of us to change the way we see things in order to see those things change.

I am not talking about monumental changes.

How many of you think packages are a pain in the ass?

How can we change a simple state of mind like that? Instead of thinking, "why do people think it is OK to ship their packages to our business office?" Think, "this is an incredible service we offer to our busy residents, how can we make it better?" "How do we take it a step further?"

Thoughts?

Technorati Tags: change, apartment service, customer service, mike brewer

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Tomorrow is Monday....my favorite day of the week

I say that with absolute seriousness. I love Monday, it is my absolute favorite day of the week. I am most alive on Monday! I strive for the most on Monday! I drink more coffee on Monday! My heart beats faster on Monday! I do all those things that I know I won't do on Tue, Wed, Thur and surely not Friday on Monday!

Tomorrow? It is on my to-do-list to visit with one customer tomorrow. I am picking a new move in from over the weekend. What am I going to ask? The one and only question that matters in my book. "Would you refer us to your friends and family?"

The answer will reveal everything I want to know. If not, I am sure I will know why. If so, I am sure I will know why. And guess what, I won't even have to ask the follow up questions as the answers will just fly...

Happy Monday!


Technorati Tags: Monday is my favorite day, mike brewer, apartment management, apartment marketing

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Brilliant customer service

Tonight I was thinking about customer service and wondered if anyone out there has a story to tell? I am looking for the knock your socks off lunatic fringe sort of story. The one you tell all your friends about (twice).

If you have a story like that please click here and tell us about it. If we get a story or two I want to feature them in a separate post and talk about how we might manufacture and authentic replica of such service in our business.

Again, have a great weekend.

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Multifamily customer service team answers the question(s)...

Two ways to hear the customer/prospect; A. You hear the customer/prospect as a troubled child who has nothing better to do but complain or ask questions. B. You hear the customer/prospect as busy but intelligent professions who have something valuable to say.

Many times you catch the next best idea by learning how to listen to the customer/prospect.

I have a friend, Jackie Weissmiller, who used to play a game with her associates called "we can answer any question." Okay, I made up the name but it fits. What she did was challenge her leasing consultants, assistant managers, maintenance supervisors and technicians to make a list of every question they could not or did not have an answer for. What she did from there was profound! She helped them find the answer and pretty soon there were very few questions they could not answer and along the way in researching some of the answers to those questions they created valuable services for their prospects and residents alike. Not only that, they grew very confident in their approach to property management.

Technorati Tags: apartment leadership, multifamily leadership, mike brewer

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Two ways to hear the customer/prospect; A. You hear the customer/prospect as a troubled child who has nothing better to do but complain or ask questions. B. You hear the customer/prospect as busy but intelligent professions who have something valuable to say.

Many times you catch the next best idea by learning how to listen to the customer/prospect.

I have a friend, Jackie Weissmiller, who used to play a game with her associates called "we can answer any question." Okay, I made up the name but it fits. What she did was challenge her leasing consultants, assistant managers, maintenance supervisors and technicians to make a list of every question they could not or did not have an answer for. What she did from there was profound! She helped them find the answer and pretty soon there were very few questions they could not answer and along the way in researching some of the answers to those questions they created valuable services for their prospects and residents alike. Not only that, they grew very confident in their approach to property management.