Chicago's Multifamily Sector Boasts Healthy Occupancy Rates, Strong Rent Growth

Chicago’s multifamily sector currently enjoys strong market fundamentals highlighted by healthy occupancy rates and continued rental rate growth. The current core apartment rents average over $4 per square foot, which is higher than previous peak pricing.

After the pandemic, rental rates between late 2021 to 2022 recorded 10 to 15 percent growth, which is substantially ahead of the historical norms. Currently, the Chicago rental market is experiencing more stable rent growth in the 3 to 4 percent range.

Chicago remains one of the most affordable major markets to rent an apartment when looking at the current average effective rents as a percentage of median household income. This affordability will allow owners to continue to push rental rates in the future.

One of the major factors leading to strong operating fundamentals in the Chicago market is the lack of new supply. The supply in Chicago is currently 1 percent of the inventory, which is quite low in comparison to other markets where there could be as much as 10 to 12 percent of the inventory under construction.

In the city, there are just over 7,000 units under construction slated for delivery between 2023 and 2024. The majority of new development is located in two submarkets, which are Fulton Market and Gold Coast/Near North. In the suburbs, there are nearly 6,000 units slated for delivery through 2024. Suburban deliveries have remained consistent in recent years as investors continue to believe in the fundamentals outside of the urban core.

Spring and summer are typically the strongest leasing seasons in the Windy City and with a very limited supply of new construction in the pipeline, the market is well-positioned for continued strong rent rate growth as well as high absorption.

Investment sales activity in 2022 was $3.2 billion, with the majority occurring during the first half of the year, before the Federal Reserve’s rate increases really took hold and caused a lack of stability in the capital markets.

Among the key transactions to take place last year include the sale of The Elle, formerly known as Alta Roosevelt, in the South Loop to Waterton Associates. The property sold for $170 million, which is approximately $343 per unit or $341 per square foot. The transaction closed in November 2022 and was the largest transaction to take place in the downtown market.

In the suburbs, Ellyn Crossing in Glendale Heights sold to Turner Impact Capital. This 1,155-unit residence sold for $137 million, which is $118,615 per unit and $193 per square foot, and was among the largest transactions to occur in the suburbs last year.

In terms of investment activity, many of the large institutions remain on the sidelines thereby creating a great opportunity for the private capital to acquire assets in the Chicago market. In fact, downtown acquisitions by private investors have continued to increase year-over-year demonstrating their desire to transact with yield premiums and significant discount to replacement cost.

Looking forward

There is plenty of liquidity in the financing markets for multifamily. Agencies continue to provide liquidity during this choppiness in the capital markets, committing $150 billion in dry powder for 2023 volumes. Buyers today are actively seeking neutral leverage and will not settle for negative leverage. Therefore, they are very focused on their going-in cap rate.

Based on what is currently on the market, 2023 is on par with or well-positioned to exceed the activity recorded in 2022. Buyers and sellers are both capitulating, and as both move toward a middle ground, we expect the second half of the year to have even more transactions.

Today is a great time to be an investor and an operator in the Chicago market as the fundamentals have never been better, and pricing is at an above-average yield today with a significant discount to replacement costs.

 

Source: Chicago’s Multifamily Sector Boasts Healthy Occupancy Rates, Strong Rent Growth

https://www.creconsult.net/market-trends/chicagos-multifamily-sector-boasts-healthy-occupancy-rates-strong-rent-growth/

1120 E Ogden

Retail / Office Space For Lease | 3,674 SF | $20/SF NNN
1120 E Ogden Ave, Suite 101 | Naperville, IL 60563
Broker: Randolph Taylor rtaylor@creconsult.net | 630.474.6441

https://www.creconsult.net/retail-office-for-lease-1120-e-ogden-ave-suite-101-naperville-il-60563/?wpo_all_pages_cache_purged=1

Selling an Apartment Building FAQ's

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Top Frequently Asked Questions on Selling a Multi-family in Chicago

Are you thinking of selling your multi-family property?

Here are some of the most frequently asked questions we get from clients looking to sell multifamily properties in Chicago.

Before You Sell:

How is selling a multi-family different than selling a single-family home?

If you’ve sold an investment property before, you’ll be familiar with the ins and outs of selling a multi-family. However, if it’s your first time, you’ll learn that the process works differently than it would with a single-family or condo.

A large part of a multi-family’s sale appeal will lie in its cash flow. Buyers looking for a multi-family are looking for more than just a home: they will want to see a property that generates good rental income, rents easily, and provides a financial incentive for them to buy. This could be in the form of easy upgrades they can make to boost rental income or as an empty unit for them to occupy and offset their own living expenses.

Do I need a broker to sell a multi-family?

Of course, we’re biased...but we do recommend working with a broker who is experienced in the multi-family market in your neighborhood. Not only will they be able to pull good comps and provide a market analysis of how you should price the property, but an experienced agent will know how to show the proeprty to different types of buyers, whether they are experienced investors or first-time multi-family buyers who want some supplemental income. Brokers who work in multi-family markets are also in the know about rent prices and trends, which will help them sell your home at the right price.

Do I need to make repairs before selling?

Some buyers look for multi-families with units that could benefit from some updating because they see it as an opportunity to raise the rent using some sweat equity. Your agent should be knowledgeable of the renter’s and buyer’s market for your area and property type and will have good recommendations of what types of updates to make before selling.

Making simple upgrades around the property and in common areas like hallways and entryways can be an easy way to boost the property’s curb appeal that won’t break the bank, whether it’s through new fixtures or a fresh coat of paint.

How do I list a multi-family?

One of the most important parts of getting ready to list your property is confirming the number of legal units in the building. In a city full of old homes like Chicago, many apartment units have been created in old basement spaces or have been de-converted into larger single unit. If you sell your property with an incorrect number of legally recognized units, you could face legal issues down the road. To get the most accurate picture of how your property should be valued and listed, get in touch with the local village to confirm the number of legal units listed in their records.

How should I price my multi-family?

Buyers and their lenders will typically appraise a multi-family home using the income approach method instead of simply using comps in the area to compare values. This means that the appraiser will look at the cost of property maintenance and rental income to evaluate a property’s cash flow. To price your multi-family, you should do appraise a building’s income and use comps in the area to accurately represent what someone might want to pay for it.

How should I market my multi-family?

• You’ll want professional photos of each unit to get ready to list your property, which means asking your tenants to clean their spaces and set up a time for the photographer. Having an empty unit comes in handy because it gives you the opportunity to deep clean the space and potentially even stage it with furniture to show off its potential.
• Put together a financial breakdown and lease abstract to show possible buyers. This might include details like current rents, cost of utilities, and other maintenance fees to give them a better idea of potential rental income.

Selling a building with tenants.

How do I sell my multi-family with occupied units?

One of the trickiest parts of selling a multi-family is to make sure that you are aware of your tenants’ legal rights and that you make the selling process as effortless for them as possible.

• Breaking the news to tenants: Announcing that you’re listing your property for sale isn’t the easiest conversation to have with tenants. For them, it means the hassle of cleaning their apartments for multiple showings, a change in landlords, and a potential increase in their rent after the sale. However, you are legally obligated to inform your tenants when you sell the property, so it’s important to have that conversation before getting too far into the selling process.
• Tenant’s rights when a property is listed for sale: To protect yourself from liability and provide a smooth transition for your tenants during the sale process, it’s important to be aware of their rights determined both by the state and by their lease agreement. Your tenants most likely have a right to be notified a set amount of time before showings and have a lease that can’t be terminated just because you want a vacant unit to sell the property. Reread your lease agreements and the tenant’s rights for your city before listing your home or schedule showings.

How do I show a property with occupied units?

An experienced Broker will know the ins and outs of how to show a property with occupied units (which is one of the biggest reasons why you should take your time to find a good agent). The most important concern when it comes to showing units is to make sure that the tenant is aware of the appointment sufficiently ahead of time. Check your lease agreement to see if there are already guidelines in place, or contact your tenant prior to listing the process to come to an agreed-upon amount of days or hours before the showing when they should be contacted.

Have you thought of selling your property and would like to know what it's worth? Request a valuation for your property below:

Request Valuation

 

Source: Selling an Apartment Building FAQ’s

[/ux_text] https://www.creconsult.net/market-trends/selling-an-apartment-building-faqs/

Midwest spotlight: A look at multifamily performance

The multifamily market saw record-breaking rent growth that was backed by high demand in 2022, but that is no longer the case for several regions in 2023. While the volatility in the current market has taken its toll on the sector’s high-paced expansion, not every region in the U.S. is experiencing setbacks. In fact, the Midwest has recently emerged as a thriving area for multifamily investment.

The Midwest offers several advantages compared to other U.S. regions, including its diverse economy, growing population, and stable housing market. All of which makes the region an excellent place for investors looking to expand their portfolios.

Why Invest in the Midwest?

The level of transaction activity in the multifamily market can be influenced by factors such as population growth, government regulations, property taxes, income levels, supply trends, real estate regulations, and more. In the past, larger metros like Chicago and Minneapolis attracted more capital to the Midwest because they offered high levels of the listed market drivers. However, recently, secondary markets have become popular as well, indicating that there is a strong demand for multifamily properties that are well-located.

The region has experienced steady economic growth and low unemployment rates, which provide a stable market for commercial real estate services. The cost of living and doing business is lower in the Midwest than in other parts of the country, leading to lower property prices and higher rental yields.

Additionally, developers are finding it easier to acquire land in the Midwest’s secondary markets and receive the necessary permits to build in a timely manner due to lower barriers to entry compared to other regions.

The region’s transportation infrastructure, including highways, airports, and railways, makes the Midwest a strategic location for businesses and residents. Finally, the region’s diverse economy, with a mix of manufacturing, agriculture, and healthcare industries, ensures a stable demand for commercial real estate.

The Midwest’s growing population, with approximately 68 million residents, creates strong rental housing demand. The median household income for the Midwest was $66,143, according to the 2021 Census Report. The demand for rentals is further boosted by the fact that many people prefer renting to owning due to financial or lifestyle reasons. In fact, homeownership has declined nationwide, with 36 percent of American households now renting instead of owning.

The Midwest generally has more tax-friendly regulations for investors, making the region more attractive. South Dakota is income tax-free, while other Midwest states boast some of the lowest state income tax rates, such as Indiana at 3.16 percent and Michigan at 4.25 percent. Capital gains taxes are also lower in the Midwest compared to coastal markets. North Dakota, with a capital gains rate of 2.90 percent compared to California’s 13.30 percent, is one Midwest state worth highlighting.

Key Midwest Players

Multifamily real estate has been booming in the Midwest in recent years, with several states experiencing strong growth in the rental property market. Chicago has been the epicenter of multifamily investment in Illinois and is currently one of the leading markets for new deliveries. Smaller cities such as Rockford and Aurora have begun providing more affordable rental options. Ohio has seen investment in the cities of Cleveland and Columbus, focusing on redeveloping historic buildings. Columbus, in particular, experienced substantial growth with an expanding downtown to attract young professionals to the area.

In Minnesota, the Twin Cities of Minneapolis and St. Paul have been a hotbed of multifamily investment, with a high demand for rental properties and substantial capital investment. Meanwhile, in Missouri, St. Louis has experienced significant investment in the downtown area and surrounding neighborhoods due to the revitalization brought by the growing tech industry and talent pool. On the other hand, Kansas City has been focusing on suburban construction.

Overall, the Midwest has experienced substantial growth in the multifamily real estate market, driven by a growing population, a robust economy, and a focus on urban revitalization. With a mix of large and small cities experiencing significant development, the region offers a range of opportunities for investors and renters alike.

Illinois – Chicago, Rockford, and Peoria

From Q1 2022 to Q1 2023, around 5,600 units were absorbed in Chicago, which exceeds the average annual net absorption of 4,100 units for the market. Strong demand has led to a decrease in vacancies, further contributing to rent growth in the market. Year-over-year rent gains posted a 4.1 percent increase. The area experienced $5 billion in annual sales volume with an average cap rate of 5.7 percent from Q1 2022 to Q1 2023. Chicago’s two largest submarkets, Downtown and North Lakefront, experienced a high percentage of sales from Q1 2022 to Q1 2023.

In Q1 2023, apartment rents in the Rockford market increased by an annual rate of 5.3 percent. There are 33 units under construction in Rockford, the largest under-construction pipeline in over three years. As of Q1 2023, vacancies in the metro area were slightly below the 10-year average but have remained relatively stable from Q1 2022 to Q4 2022; currently, the vacancy rate is 3.5 percent.

Apartment rents in the Peoria market increased by an annual rate of 9.2 percent in Q1 2023. The current market cap rate decreased since last year to seven percent. This is the lowest rate observed in Peoria in the previous five years, although the city’s cap rate is typically higher than in other regions. The area has had an annual sales volume of $118 million within the last 12 months. Within the past three years, 390 units have been delivered, a cumulative inventory expansion of 3.4 percent, and 160 units are currently under construction.

Ohio – Cleveland and Columbus

The Cleveland market experienced its most active year for deliveries since 2015, adding over 2,000 units in 2022. From Q1 2022 to Q1 2023, total multifamily sales in Cleveland amounted to $159 million, approximately 16 percent higher than the annual average, with a market cap rate of 7.5 percent. The average monthly asking rent in Cleveland is $1,100 per unit, making it a cost-effective market for renters.

From Q1 2022 to Q1 2023, multifamily sales in Columbus amounted to $2.0 billion, which is almost twice the prior three-year average. The majority of development and delivery activity within the submarket occurs in neighborhoods that are adjacent to downtown Columbus and surrounding Ohio State University, playing a significant role in contributing to the submarket’s strong overall performance. In the second half of 2022, quarterly volume reached record levels, with more than $650 million worth of transactions occurring in the third and fourth quarters combined. The market’s affordability and potential for higher yields likely contribute to the substantial sales volume in recent months. ¬¬¬

Minnesota – Minneapolis, Rochester, St. Cloud

Minneapolis achieved an all-time high in annual net deliveries for the fifth consecutive year, with 11,000 units added in 2022. This number is approximately 15 percent higher than the previous record set in 2021. In 2022, the annual sales volume in Minneapolis reached the second-highest level on record, totaling $2.1 billion. Minneapolis’ multifamily investment market has remained strong and durable, thanks to investments made by all types of buyers, including private and institutional capital. These investors are focusing on areas with lower volatility and higher yields that are less vulnerable to the potential impact of rising interest rates and a potential recession in 2023.

In Q1 2023, apartment rental rates in the Rochester market increased at an annual rate of 2.4 percent, and over the past three years, they have increased by an average annual rate of 3.6 percent. There are 940 units under construction, the highest under-construction pipeline in more than three years.

The St. Cloud rental market saw a 3.3 percent rise in apartment rents in Q1 2023, with an average yearly increase of 3.8 percent in the past three years. Home to a state university, the area experienced a 12 month sales volume of $92 million and a market cap rate of 6.7 percent. Additionally, there are currently 210 units being constructed in addition to the 670 units completed in the past three years.

Missouri – St. Louis, Kansas City, Springfield

Over the past year, the St. Louis area has delivered 3,700 units, significantly higher than the annual average of 2,300 units over the past five years. The price per unit is $140,000, representing a 48 percent rise in the past five years. The region’s multifamily market is still considered affordable, with rental rates 30 percent lower than the national average, at $1,140 per month.

The number of units in the Kansas City construction pipeline is 7,900, which accounts for 4.6 percent of the total inventory, one of the highest levels in the Midwest. The 12-month total sales volume is $1.1 billion, with more than half contributed by the sale of Class A properties.

Springfield’s population has increased by 19,000 individuals in the last five years, representing a four percent growth rate. During this time, the number of households in Springfield has grown by 9.7 percent. The yearly sales volume has averaged $49.0 million in the past five years, with a peak investment volume of $160 million during that period. From Q1 2022 to Q1 2023, $1.9 million of multifamily assets have been sold.

Takeaways

Overall, investing in multifamily properties in the Midwest can be a good option for those looking for a stable, income-producing investment with the potential for long-term growth. Many units are currently underway throughout the region, posing additional opportunities for years to come. As more investors move to this area to take advantage of the low cost of living, high demand, and steady economic growth, the region is set to thrive. Multifamily remains resilient despite economic volatility, and Midwest markets are excellent examples of adaptability in times of high-interest rates and slowing rent growth.

 

Source: Midwest spotlight: A look at multifamily performance

https://www.creconsult.net/market-trends/midwest-spotlight-a-look-at-multifamily-performance/

The Complete Guide to Determining Tax Basis on Commercial Real Estate

Are you thinking of selling a commercial income property? If so, it is important to calculate the correct tax basis to avoid higher capital gains tax when the property is sold. It is also necessary to determine the tax basis before you sell since the tax basis plays a role in determining depreciation.

In this blog, we’ll discuss the ins-and-outs of tax basis, also known as cost basis, then move on to how to calculate it, and finally, what it might mean to your bottom line.

What is Tax Basis?

Tax basis is the cost of the property paid in cash plus debt obligations or other property. It is determined by adding settlement and closing costs to the purchase price of the property.

According to the IRS, the following costs can be included when calculating tax basis:

• Abstract fees (abstract of title fees)
• Charges for installing utility services
• Legal fees (including title search and preparation of the sales contract and deed)
• Recording Fees
• Surveys
• Transfer taxes
• Owner’s title insurance
• Any amount the seller owes that you agree to pay, such as back taxes or interest, recording or mortgage fees, charges for improvements or repairs, and sales commissions.

On the contrary, the following costs cannot be included when calculating tax basis:

• Casualty insurance premiums
• Rent for occupancy of the property before closing
• Charges for utilities or other services related to occupancy of the property before closing
• Charges connected with getting a loan. The following are examples of these charges:

1. Points (discount points, loan origination fees)
2. Mortgage insurance premiums
3. Loan assumption fees
4. Cost of a credit report
5. Fees for an appraisal required by a lender
6. Fees for refinancing a mortgage.
7.  

The basis of your investment property can either go up or down, depending on various factors. Thus capital improvements increase the basis, while depreciation decreases the cost basis.

Without proper tax basis planning, you will end up paying double taxes …

Once for the adjusted basis minus the depreciation claimed while you owned the property, and a second time for the 25% depreciation recapture tax, which is the difference between the property’s depreciated value and its adjusted basis.

Depreciation in Relation to Tax Basis

The IRS allows CRE investors to deduct depreciation from a commercial real estate building, as well as any capital improvements made, but it does not include land as a depreciable asset. While there are benefits to depreciation deductions while you own an investment property, these deductions will result in a higher capital gains tax when the property is sold.

For example, if the value of the sold property is higher than its depreciated value, you will have to pay further depreciation recapture taxes (which is 25%, a bit higher than the usual capital gains tax which is 15–23.8%). In the case of a sale, you will have to be very mindful of planning the recapture taxes.

1031 Exchanges & Tax Basis

The benefit of the IRS’s 1031 exchange code is clear here, as it allows you to defer capital gains tax through a properly structured exchange. Capital gains taxes range from 15% – 23.8%, depending on your tax bracket.

When selling an investment property and buying another with a 1031 exchange, the basis of the old property is transferred to the new property. For example, if the original property was sold for $2,500,000 with an adjusted cost basis of $750,000, then $750,000 would be carried forward to the new property.

If the purchase price of the replacement property was $3,000,000, then your adjusted basis would now be the original cost basis ($750,000) plus the difference in price between the original property and the replacement property ($500,000).

The new tax basis is 1,250,000, and is referred to as “boot.”

Cost Basis Calculation

1. First, calculate all of the closing costs related to the purchase of the investment property. Then add that number to the original purchase price.

2. Next, deduct any lender fees, points, loan assumption fees, or mortgage insurance premiums from the above number, since the IRS does not allow them to be included as settlement costs when determining cost basis (see list above).

3. Then, calculate the amount spent on capital improvements. According to the IRS, capital improvements improve the value of the property. Examples include replacing a roof or HVAC system, adding on a wing or extending a portion of the property, or extensive interior renovations that allow you to add more tenants or increase space within a commercial property. They may also include:

• • Changing a property’s use to a different use
  • Rebuilding a property that has already “met its useful life”
  • Replacing a major part of the property
  • A repair that creates an increase in efficiency, productivity, or capacity
  • Fixing a defect or design flaw

4. Finally, deduct the amount of depreciation that was claimed on the income property.

This final amount is now your adjusted cost basis.

When it comes to owning an investment property, be sure to keep all documents that pertain to repairs, improvements, or replacements, and use these documents to calculate depreciation and cost basis on a yearly basis. However, since knowing which expenses count as capital repairs can be complex, it is best to consult your accountant or tax professional.

To Wrap It Up – Understanding Tax Basis Can Preserve Thousands of Dollars in Capital

It is very important to know and adjust the tax basis of your commercial real estate property. If it is lower when selling or foreclosing the property, you will consequently have to pay higher capital gains tax. Whether you plan to sell or not, be precise with your cost basis calculation and consult with your financial advisors. A proper calculation can provide the most wealth-preserving advantages.

 

Source: The Complete Guide to Determining Tax Basis on Commercial Real Estate

https://www.creconsult.net/market-trends/the-complete-guide-to-determining-tax-basis-on-commercial-real-estate/

What is an Estimated Net Proceeds Sheet and How is this Important to Estimate Capital Gains Tax Exposure

A seller's net proceeds sheet is a document that estimates the amount of money a seller will receive after all closing costs have been paid. The amount of the net proceeds will vary depending on the purchase price of the property, the seller's existing mortgage balance, the amount of real estate taxes due, and other closing costs.

The following factors affect the net proceeds of a sale:

• Purchase price: The higher the purchase price, the higher the net proceeds.
• Mortgage balance: The lower the mortgage balance, the higher the net proceeds.
• Closing costs: Closing costs can vary depending on the state and the type of transaction.
• Other expenses: Other expenses, such as real estate taxes and home warranty fees, can also reduce the net proceeds.

The net proceeds of a sale are important to capital gains tax exposure because they determine the amount of profit that is subject to tax. The seller's taxable gain is calculated by subtracting the adjusted basis of the property from the net proceeds. The adjusted basis is the original purchase price of the property plus the cost of any improvements that have been made.

For example, if a seller sells a property for $500,000 and has an adjusted basis of $300,000, then the seller's taxable gain is $200,000. The seller will owe capital gains tax on this amount.

The amount of capital gains tax that a seller owes will depend on the seller's income tax bracket and the length of time that the property was held. For example, a seller in the 22% income tax bracket who held the property for less than one year will owe a capital gains tax of 22% on the $200,000 gain.

Selling a property can be a profitable transaction, but it is important to understand the factors that affect the net proceeds and how this can impact your capital gains tax exposure. By understanding these factors, you can make informed decisions about when to sell your property and how to minimize your tax liability.

Here are some tips for sellers to minimize their capital gains tax exposure:

• Hold the property for at least one year: If you hold the property for at least one year, you will be taxed at the long-term capital gains rate, which is typically lower than the short-term capital gains rate.
• Make improvements to the property: Any improvements that you make to the property can increase the adjusted basis, which will reduce your taxable gain.
• Donate the property to charity: If you donate the property to charity, you may be able to claim a charitable deduction, which can offset your taxable gain.

By following these tips, you can minimize your capital gains tax exposure and keep more of the money you earn from selling your property.

https://www.creconsult.net/market-trends/what-is-an-estimated-net-proceeds-sheet-and-how-is-this-important-to-estimate-capital-gains-tax-exposure/

The Problem Multifamily Can No Longer Ignore: Renters Insurance Compliance

The risks and costs of ignoring renters insurance compliance are far too great to not have the attention of rental housing providers.

Many renters live without renters insurance – all operators know it happens. Whether a renter cancels a policy, lets it lapse or forgets to renew, renters insurance compliance has remained a major challenge for operators. Renters insurance is not only difficult and time-consuming to monitor, but it also has massive effects on property insurance expenses for operators. Renters insurance compliance is a problem that multifamily can no longer ignore – the risks and costs are far too great to let it continue slipping through the cracks.

There are numerous obstacles for operators when it comes to tracking renters insurance, from confirming the authenticity of insurance documentation and tracking valid coverage to knowing exactly which renters don’t have policies and the moment a policy isn’t valid.

“The hardest part is that while it’s a requirement to have renters insurance to move-in, it’s really difficult to keep track of who remains in compliance and who doesn’t after they move in,” says Mike

Hogentogler, Chief Operating Officer of LCOR, a fully integrated real estate investment, development and management firm. “If an event occurs where an insurance claim needs to be made, we’re left wondering if the resident has coverage or if we will be responsible in any way. There is a lot of uncertainty when it comes to renters insurance, and it’s the type of uncertainty that carries a lot of risk and can get expensive.”

Compliance tracking

Operators who want to check renters insurance policies at a community have to perform random insurance audits. A renter may cancel their policy at any given time, but the only way to truly know is through the audit, and these aren’t feasible every day, let alone every week. Typically, the audits are up to the onsite team, but onsite teams already have their hands full and rarely have time or bandwidth to regularly track insurance. The audits are time-consuming and tedious, and many times these audits are far and few between.

“We’ve always trusted that residents are maintaining a policy, but the compliance tracking process needs to go beyond that,” Hogentogler says. “We need to trust, but verify. There has always been this gray area between the insured resident, insurance provider and the operator. In order to effectively track insurance compliance and really stay on top of it, it’s crucial to close that loop.”

Overarching risks

When residents don’t have renters insurance, it affects the entire community. Should something happen with a resident that is covered under the liability policy, but they don’t have renters insurance, it goes onto the community’s property insurance. As far as expenses go, operators allocate the largest amounts to taxes and insurance. If insurance rates go up, other residents eventually will have to absorb that.

“I want to do everything I can to keep my property insurance as clean as possible so I can get the most favorable rate,” Hogentogler says. “If a resident doesn’t have renters insurance for a problem, it needs to go onto my property insurance, which is now subject to deductibles and also hits my track record. Valid renters insurance policies keep my claims lower on the insurance side and give me a cleaner record so that when I go for renewal, I can push for a lower property rate to make my buildings run more efficiently.”

While there may be some bad actors who are just trying to move in and get by until they can cancel their policy, but most of the time, it’s an honest renewal oversight on behalf of the resident and the policy lapses. It could be something as innocent as a resident signing a 14-month lease, but they only had a 12-month policy and forgot to renew it.

Enter insurance techology (InsurTech) organizations

This is the gray area where InsurTech companies are stepping in to close the loop between residents, insurance providers and operators. Third-party InsurTech providers can do an initial insurance audit in a community so operators can identify which residents must return to compliance and validate policies for new residents. After that, InsurTech providers will take on the tracking process and continue monitoring renters insurance policies in real-time so operators will quickly know if any policies lapse or are canceled.

“Utilizing InsurTech or a third-party provider gives us tremendous comfort in knowing that now we can stay on top of policies in our communities and have the ability to immediately know when a resident falls out of compliance,” Hogentogler said. “Should a resident fall out of compliance, an onsite associate can contact them for documentation of a new policy or let them know we will put one in place for them.”

InsurTech services give operators confidence knowing that they’ve got the right risk mitigation strategies in place and that their most valuable assets are protected should anything happen. But it also provides a higher caliber experience for residents. InsurTech companies provide an easy way for renters to purchase insurance when they are signing a lease. Operators want to provide an exceptional level of customer service at their communities that enhances the resident experience and supplying a way to both purchase and monitor insurance is an extension of that.

“We are hyper-focused on the renter experience and want the insurance process to be as simple and seamless as possible” Hogentogler said. “InsurTech services have mastered how to use technology to allow residents to quickly and easily purchase a customized insurance policy, and also how to integrate that seamlessly into our risk mitigation.”

It’s important for operators to heed risks when it comes to renters insurance compliance, as compliance problems impact both operators and residents and increases costs. While technology has alleviated many pain points for operators, onsite teams and renters alike, it’s now trickling into the insurance arena and creating better processes for purchasing, validating and monitoring compliance and providing more robust risk mitigation tactics.

 

Source: The Problem Multifamily Can No Longer Ignore: Renters Insurance Compliance 

https://www.creconsult.net/market-trends/the-problem-multifamily-can-no-longer-ignore-renters-insurance-compliance/