STEP INTO A UNIVERSE OF OPPORTUNITY AT THE GCNKAA ANNUAL TRADE SHOW ON MARCH 18
Blast off into an out-of-this-world experience with the Greater Cincinnati Northern Kentucky Apartment Association’s Annual Trade Show on WEDNESDAY, March 18, 2026, at the Sharonville Convention Center from 4 pm to 6:30 pm.
If you missed last year’s mission, now’s your chance to step aboard and discover what all the cosmic buzz is about. The innovative products, stellar services, and industry trailblazers you encounter could launch your success to new heights in the multifamily housing universe.
This year, we have 93 booths with vendors that supply a product or service directly to the multi-family housing industry. This is your chance to meet and greet them all and - as always - we have free parking, free admission and plenty of entertainment. All pre-registered attendees will receive a $15 food and beverage voucher good for use at the Northern Lights Cafe on the trade show floor. Please note that Sharonville Convention
Center is a cashless facility. You will not receive change for any unused portion of your voucher and are also responsible for any charges over the $15 voucher. This is the biggest event of the year for our Associate members, allowing them to display their products and services to both current clients and potential customers. So whether you are looking for a specific new service or just checking out the latest products available...what better or more fun place to find it?!
A huge thank you to the Associate Council, the Trade Show Committee and to all the companies who stepped up to help sponsor this event. For complete information on the trade show - including sponsors and educational seminars - see the insert inside this newsletter. Please note admission policy regarding non-exhibiting, nonsponsoring associate (vendor) members only. Policy may be found in full by clicking here.
MORE THAN $2500 IN PRIZES TO BE AWARDED AT TRADE SHOW
Not only is the Trade Show your chance to meet and greet more than 93 different vendors and broaden your knowledge of the multifamily housing industry, but you can walk away with one of several different door prizes or one of the $1000 grand prizes!
This year, for the grand prize, we are hosting a Scavenger Hunt. Simply download the app onto your phone and go to each booth to scan their QR code for points. Booths have different point totals depending if they are a VIP booth, a regular exhibitor booth, or a new member. The individual with the highest total points at the end of the evening will win $1000. The second place total earns $500. In the event of a tie, we will enter the top competitors onto the Wheel of Prizes and spin for the winner. You must be present to win so be sure to hang around until the conclusion of the trade show at 6:30 pm! Returning this year, courtesy of our VIP Sponsors, we will be giving away one $1000 VIP cash prize at 6:30 pm. This year our VIP booths include Air Esscentials (#50), Apartments.com (#53), Apply Rite (#41), Belfor Property Restoration (#55), Bernecker Brothers Roofing (#52), Calloway Cleaning & Restoration (#49), Chadwell Supply (#44 and 45), Cloudastructure (#54), Dryer Vent Wizard (#42), Ferguson Facilities Supply (#56), Hays + Sons Restoration (#43), Pinnacle Paving and Sealing (#48), PPG Paints (#39), Rite Rug (#47), Royal Finish (#46), Sherwin Williams (#51), and Zillow Rentals (#40). Only individuals who have pre-registered for seminars, forums, or the trade show are eligible and you must be present to win.
REGISTER FOR TRADE SHOW SEMINARS
The Annual Trade Show on Wednesday, March 18, 2026, at Sharonville Convention Center is your chance to attend fabulous educational seminars!
This year’s seminars include The 2026 Fair Housing Briefing: Essential Updates for Management presented by Bill Willis, followed by Lion And Tigers And Fake Paystubs? Navigating the Wild Woods of Modern Leasing for the Leasing Track. For the Maintenance Track, we have The Tech Gap for Maintenance: Peer-Tested, Tech Approved Tools That Actually Work followed by Fair Housing For Maintenance Unfiltered. You Asked, We’re Answering: Real World Solutions for the Front Lines presented by Bill Willis.
Seminars in the first session are from 1 pm to 2:30 pm and then 2:30 pm to 4 pm for the second session. Cost for each track is $99 for both sessions, or free if your company has a Housing Pro Pass.
We have also had other door prizes ranging from gift certificates to color televisions to vacation get-aways. And this is just at the end of the evening! Several booths give away items throughout the show, so be sure to register at the individual booths as well as the Association Prize Booth. Good luck!
The Leadership Forums make their return to the trade show this year with Rebecca McLean leading the Executive Forum; Sara Woods moderating the Marketing Forum; Bob Williams leading the Human Resource Forum; and Heidi Ollish leading the newly-created Management Forum.
For complete details on the seminars, see inside this newsletter or click here.
2026 EXECUTIVE COMMITTEE
JUSTIN SEGER HILLS Properties President JustinS@hillsinc.com
Regan Tassell, Special Programs & Social Media Coordinator
Susan Peck, AA Outreach Coordinator
Nicole Metz, Membership Coordinator
GCNKAA PAST PRESIDENTS
2025...Melissa Joy
2024...Melissa Joy
2023...Tonya Petersen
2022...Tonya Petersen
2021...Don Brunner
2020...Don Brunner
2019...Jud Oscherwitz
2018...Jud Oscherwitz
2017...Stacy Walton
2016...Stacy Walton
2015...Rusty Lykes
2014...Rusty Lykes
2013...Maria Stanton
2012...Maria Stanton
2011...Jeff March
2010...Brian Fullenkamp
2009...Brian Hendy, CPM
2008...Brian Hendy, CPM
2007...Becky Alejandrino, CPM
2006...Marc Cameron, CPM
2005...Marc Cameron, CPM
2004...Gary Sanzone, CPM, CAPS, CAM, NALP
2003...Gary Sanzone, CPM, CAPS, CAM, NALP
2002…Jim Ruh 2001…Jay Ingram, CPM 2000…Roy Wergers 1999…Roy Wergers 1998…Robert J. Wahlke, CAPS 1997…Terry Sievers 1997…Dave Lockard 1996…Jim Cohen, CPM 1995…Jim Ruh 1994…Mark Robinson 1993…David Noll 1992…Bernie Wessels ** 1992…Jerry A. Molique, CPM, CAPS ** 1991…Jay O. Ingram, Jr., CPM 1990…Ronald Bommer 1989…John Cobey 1988…Robert J. Wahlke, CAPS 1987…Robert J. Wahlke, CAPS 1986…Charles Berling 1985…Joseph Fullenkamp, CAPS 1984…John Stalnaker 1983…Jerry A. Molique, CPM, CAPS 1982…Harry Fath
**Apartment Association of N. KY merged with GCNKAA
Office Hours: Monday Through Friday 8:30 am to 5:00 pm
ADVERTISING RATES 2026
Ad rates are for full color ads. Link from your ad to your website is included. Ads must be submitted as a press quality pdf file or high resolution jpg sized correctly.
ADVERTISING DEADLINES
Ad deadlines are the first of the month for the next month’s issue. Placement of articles and ads is limited to pre-set space and dimensions of the Apartment Advantage. Submissions may or may not be used and placement is at the discretion of the editor
fax (513) 407-7868. For up-to-date information check out our website: www.gcnkaa.org.
Across the Board
A MESSAGE FROM THE PRESIDENT
By Justin Seger, President
Justin Seger HILLS Properties
March is certainly “Coming in like a lion” this year. Let’s hope the “lamb” shows up in the next few weeks and we start to dry out. The calendar continues to move at a frantic pace, and we’ve moved into the last month of the 1st Quarter. As a huge College Basketball fan, March has always been one of my favorite times of year. I am looking forward to March Madness getting underway, and all the fun that comes with a few weeks of great basketball.
February was another busy and successful month for the Greater Cincinnati Northern Kentucky Apartment Association (GCNKAA). We have a lot to celebrate! The return of Seminar Slam was a huge success. Our Membership Success Committee and specifically the Education Group set a reasonable target of 50 attendees. I am happy to report that we had more like 90 members attend a day full of incredible content and presentations. A big THANK YOU to everyone involved with organizing the event and especially those that presented content
This section contains articles and information concerning the Board of Directors and Association policies.
or participated on some of the engaging panels. A week later, Kurt Shoemaker with CBRE presented the annual State of The Industry. The event was well attended, as usual, and Kurt did a great job outlining some of the challenges all of us are facing while giving us some data-based predictions for the year ahead. As insightful and enjoyable as the State of The Industry was, I was equally enthused about the New Member Orientation that was held before the event. We had 25 new members attend and participate along a diverse group of existing Associate and Primary Members. It was great to see so many of our current members show up to help ensure that some new members get of to a great start. All of us have a responsibility to make sure we do our part to continue to grow the Association.
Our annual Trade Show and Education Seminars will be held on March 18 at the Sharonville Convention Center. It’s not too late to sign up to participate in one of our most impactful annual traditions. The Trade Show is sold out and will have a big crowd, and the education content is as robust as any in the Midwest. Please encourage your teams to participate. They will not regret networking with vendor partners and learning from some of the great industry leaders in our market.
Brain Power
GCNKAA HOSTS
4 SEMINARS AT 2026 TRADE SHOW
Get ready for liftoff at the GCNKAA Trade Show on Wednesday, March 18, 2026, at the Sharonville Convention Center, where this year’s education seminars are set to take attendees on an out-of-thisworld learning journey. Designed to help multifamily professionals navigate today’s evolving industry, these upcoming seminars will explore timely topics, fresh ideas, and practical strategies to help your team fuel success and stay on course. Whether you’re charting new territory or fine-tuning your trajectory, these sessions promise stellar insights you won’t want to miss.
Education seminars are offered as a two-for-one package, giving you access to two seminars for one bundled price—so you can maximize learning, insights, and value in a single registration.
LEASING
AND MANAGEMENT
TRACK
THE 2026 FAIR HOUSING BRIEFING: ESSENTIAL UPDATES FOR MANAGEMENT
1:00 pm to 2:30 pm | Presented by Bill Willis
The rules of the game have changed. Is your team prepared for the 2026 Fair Housing shifts? This traditional presentation-style session cuts through the noise to deliver the legal facts on:
• The Disparate Impact Shift: What the new federal stance means for your daily operations.
• Tech & Automation: Identifying hidden bias in AI screening and digital marketing.
• Accommodation Hurdles: Handling the “Slow Means No” trap and fraudulent ESA documentation.
• New Precedents: A review of recent court cases setting the standard for 2026.
LIONS, AND TIGERS, AND...FAKE PAYSTUBS? NAVIGATING THE WILD WOODS OF MODERN LEASING.
2:30 pm to 4 pm
The leasing landscape has shifted, and it feels like we aren’t in Kansas anymore. From deepfake identities and “doctored” bank statements to the legal tightrope of aggressive concessions and AIdriven screening, today’s property professionals are facing threats that didn’t exist two years ago.
Are your defenses up to date, or are you walking into a trap? Join us for an eye-opening session as we pull back the curtain on the three biggest challenges facing our industry today. We’re moving beyond the basics to help you spot the “man behind the curtain” and keep your community secure and compliant. What we’ll cover as we follow the yellow brick road to compliance:
• The Fraud Epidemic: How to spot high-tech document tampering, “C-Suite” identity theft, and the latest tricks applicants are using to bypass traditional screening.
• The Concession Trap: When do aggressive “Look & Lease” specials become a Fair Housing risk? Learn how to stay competitive without creating a disparate impact.
• The AI Revolution: Navigating the “Oh My!” of artificial intelligence. We’ll discuss how AI is being used against us (fraud) and how to use it for us (efficiency) while staying within the latest 2026 legal guidelines.
• Heart, Brains, and Courage: Building a verification process that is smart, consistent, and legally sound.
Don’t get blown away by the storm. Get the tools you need to protect your occupancy and your assets.
SEMINAR SLAM February 11, 2026
MAINTENANCE TRACK
THE TECH GAP FOR MAINTENANCE - PEER-TESTED, TECH APPROVED: THE TOOLS THAT ACTUALLY WORK 1:00 pm to 2:30 pm
Property management technology is evolving faster than ever— but which tools actually make your life easier, and which ones just get in the way? We went straight to the source to find out. We interviewed maintenance professionals across our association to get the “bootson-the-ground” truth about the tech they can’t live without.
This isn’t a sales pitch for a software company; it’s a breakdown of the favorite tools, apps, and software as chosen by you. Whether it’s a game-changing troubleshooting app or a digital diagnostic tool that saves hours on the job, we’re bridging the “Tech Gap” using real feedback from your peers.
Plus: The Participation Prize Drawing! We’ll be wrapping up the session by awarding a special prize to one lucky participant from our pre-session tech survey. You must be present to win!
Whether you’re a tech-native or a “paper and pen” veteran, join us to see the digital toolkit your colleagues are using to work smarter, not harder.
FAIR HOUSING FOR MAINTENANCE UNFILTERED. YOU ASKED. WE’RE ANSWERING. REAL WORLD SOLUTIONS
FOR THE FRONT LINES.
2:30 pm to 4 pm | Presented by Bill Willis
Maintenance pros are the “eyes and ears” of the property, but you’re often caught in the middle of the most awkward Fair Housing dilemmas. From the resident who won’t stop talking while you’re fixing a leak, to the “simple” request that turns into a legal nightmare— standard training doesn’t always cover what happens at the door.
We polled maintenance teams across the association to find out what really keeps you up at night. Now, we’re bringing those real-life challenges, field questions, and “what do I do?” moments to the stage. In this interactive, “Unfiltered” session, you’ll get:
• The Field Report: We’re tackling the exact scenarios submitted by your peers—no sugar-coating, just reality.
• The Attorney’s Take: An informal, sit-down interview with a Fair Housing attorney to get straight answers on how to handle “awkward” situations legally.
• Conflict Without Compliance Issues: How to stay friendly and professional without accidentally crossing the line into a Fair Housing violation.
• Documentation Secrets: How to record what you see in the field in a way that protects both you and the property.
Click here to register.
LEADERSHIP FORUMS AT THE TRADE SHOW
MARKETING FORUM
HR FORUM Management FORUM
The Leadership Forum is an exclusive opportunity for apartment C-suite executives to step out of day-to-day operations and focus on the bigger picture. Engage with fellow industry leaders in high-level discussions on strategy, innovation, and the forces shaping the future of multifamily housing. This forum offers valuable insights, peer connection, and forward-thinking perspectives to help guide your organization confidently into its next chapter.
The Marketing Forum is designed for apartment professionals looking to elevate their marketing strategy and stand out in a competitive multifamily market. Join fellow industry peers for an interactive discussion on branding, digital trends, resident engagement, and creative outreach that delivers real results. You’ll gain fresh ideas, practical takeaways, and inspiration to help your community shine brighter and stay ahead of the curve.
Low, Predictable cost &
High ROI At .50 cents a unit, the average GCNKAA member’s savings pay for the pass after 5 people attend a single session!
The Apartment Association Outreach, Inc.
LETTER FROM THE PRESIDENT
By Jordann Morgan, Fath Properties, Outreach President
Jordann Morgan
As we look ahead to spring, we’re excited to begin preparations for our 14th Annual 5K-4-Rent, which will take place on Saturday, April 25, 2026, at Friendship Park. This event continues to grow each year, and we are incredibly grateful for the support that makes it possible.
The 5K-4-Rent is truly an event for everyone — whether you’re a competitive runner, casual walker, or just coming out to cheer others on. We encourage you to invite your friends and family to join us in supporting this great cause. It’s also a dog-friendly event, so feel free to bring your four-legged friends along for the fun!
A special thank you to our Presenting Sponsor, Jetz Service, and our Start/Finish Line Sponsor, BRG Apartments, for their generous commitment. We still have several sponsorship opportunities available and would love for you to consider being part of this fun and meaningful event. All proceeds from the 5K go directly toward rental assistance in our community.
Thank you to our current 5K-4-Rent sponsors:
• Presenting Sponsor: Jetz Service
• Start/Finish Line Sponsor: BRG Apartments
• Gold Sponsor: Forcht Bank
• Silver Sponsors: Towne Properties, Monarch Investments, Pinnacle Paving & Sealing, Ackermann Group, HD Supply, and Rent Manager
• Bronze Sponsor: Sandstone Management LTD
Beyond the 5K, the Apartment Association Outreach (AAO) continues its monthly outreach efforts. Once a month, we assemble nonperishable food items for Cincinnati Public Schools students. Our next assembly date is March 11. If you or members of your team are available to volunteer, please reach out to Susan at the GCNKAA office. We are also seeing an increased need for personal care items. If you or your company would like to coordinate a donation, please contact Susan so we can arrange pick-up and delivery to our service partners. Finally, I would like to personally thank our Champions for Outreach sponsors for their continued loyalty and generosity. Our 2026 Champions have already committed $220,000 in support of our mission. If you are interested in becoming a Champion or participating as an event sponsor, please contact Susan for more information. Thank you for your continued support and commitment to serving our community.
Education AT THE TRADE SHOW
THE TECH GAP FOR MAINTENANCEPEER-TESTED, TECH-APPROVED: THE TOOLS THAT ACTUALLY WORK.
Property management technology is evolving faster than ever—but which tools actually make your life easier, and which ones just get in the way? We went straight to the source to find out. We interviewed maintenance professionals across our association to get the "boots-on-the-ground" truth about the tech they can’t live without.
This isn't a sales pitch for a software company; it’s a breakdown of the favorite tools, apps, and software as chosen by you. Whether it’s a game-changing troubleshooting app or a digital diagnostic tool that saves hours on the job, we’re bridging the "Tech Gap" using real feedback from your peers.
Plus: The Participation Prize Drawing! We’ll be wrapping up the session by awarding a special prize to one lucky participant from our pre-session tech survey. You must be present to win!
Whether you’re a tech-native or a "paper and pen" veteran, join us to see the digital toolkit your colleagues are using to work smarter, not harder.
FAIR HOUSING FOR MAINTENANCE UNFILTERED - YOU ASKED. WE’RE ANSWERING. REAL-WORLD SOLUTIONS FOR THE FRONT LINES.
Maintenance pros are the "eyes and ears" of the property, but you’re often caught in the middle of the most awkward Fair Housing dilemmas. From the resident who won’t stop talking while you’re fixing a leak, to the "simple" request that turns into a legal nightmare—standard training doesn’t always cover what happens at the door.
We polled maintenance teams across the association to find out what really keeps you up at night. Now, we’re bringing those real-life challenges, field questions, and "what do I do?" moments to the stage.
• The Field Report: We’re tackling the exact scenarios submitted by your peers—no sugar-coating, just reality.
• The Attorney’s Take: An informal, sit-down interview with a Fair Housing attorney to get straight answers on how to handle "awkward" situations legally.
• Conflict Without Compliance Issues: How to stay friendly and professional without accidentally crossing the line into a Fair Housing violation.
• Documentation Secrets: How to record what you see in the field in a way that protects both you and the property.
Dear Friends,
Presenting Sponsor
Finish Line Sponsor
Our Committee
Angela McKinney - Chair
Susan Peck
Theresa Hallett
Sarah Brewer
Nichole Wiley
Gwendolyn Burgess
Kellie Jones
Eileen Stark
Rebecca McLean
Megan Ruberg
Scott Thompson
We are very excited to announce that the Apartment Association Outreach’s fourteenth annual 5k 4 Rent Run/Walk event will take place on Saturday April 25, 2026 at 9am at Friendship Park, 1101 Riverside Drive, in Downtown Cincinnati, Ohio. Please support this event and help Outreach raise money for Rental Assistance. Rental Assistance is provided to responsible and qualified recipients through our long-standing partnerships with Freestore Foodbank in Ohio, CAIN, Churches Active in Northside, Jewish Family Service and Santa Maria Community Services.
Gold Sponsor - $1,000
Company Logo on 5k 4 Rent Shirts
Company Logo on AAO Website & Sponsor Banner
Company Logo on AAO Facebook Page
GCNKAA Newsletter Recognition Includes Brunch & Beverages
Silver Sponsor - $500
Company Logo on 5k 4 Rent Shirts
Company Logo on AAO Website & Sponsor Banner
GCNKAA Newsletter Recognition Includes Brunch & Beverages
Bronze Sponsor - $350
Company Logo on Sponsor Banner & Brunch Table GCNKAA Newsletter Recognition Includes Brunch & Beverages
Name: _____________________ Company Name: _______________________ Email: _______________________________ Phone: _______________
CHECK PAYMENT- Amount Enclosed: $____________ Checks payable to “The AAO” Please mail your donations to: The Apartment Association Outreach, Inc. - 7265 Kenwood Road, Ste 100, Cincinnati, OH 45236
CREDIT CARD PAYMENT
Name on Card:____________________ Card Number: _________________________________ Exp Date: _______________ Security Code: _______________ Zip Code: _________________
All donations made to The Apartment Association OUTREACH, Inc. are tax deductible to the full extent of the law. Contact Susan Peck with questions at 513.745.2601 or susan@gcnkaa.org.
Jeffrey R. Anderson Real Estate
Helping families stay in their homes
Government & Housing Legalities
OHIO LEGISLATIVE UPDATE
By Kevin Coughlin, Ohio Government Relations Consultant
GCNKAA GOES TO WASHINGTON
Thanks to everyone who has signed up to join us in Washington, DC on March 24-25 for the National Apartment Association’s Advocate day on Capitol Hill. Our teams from Ohio and Kentucky will meet with members of Congress to discuss key issues impacting the industry. On the agenda this year is legislation that sunsets the 30-day Notice to Vacate requirement put in place during the pandemic. Instead, the federal government would defer to the states on how to handle evictions. Also on the table for discussion are the two comprehensive housing bills moving through the House and Senate. Both are designed to increase the amount of available housing, but have slight differences. While negotiations take place between the two chambers toward a final bill, our teams will advocate for the provisions the apartment industry supports.
Everyone participating in this fun and worthwhile event should be sure to tune in to our “Know Before You Go” briefing via Zoom on March 12 to answer questions and fine tune our plan of action on The Hill. Contact the GCNKAA office to be included on the briefing.
UNDERSTANDING THE CINCINNATI HOUSING REPARATIONS PROPOSAL
The issue of reparations is now front and center in Cincinnati with a focus on housing. City Council is considering enacting a property reparations program. Citing the transgressions of the 1920-era Cincinnati Real Estate Board, the redlining of communities in the 1930s, and the alleged racial exclusion of the GI Bill in the 1940s and 50s, the city is seeking to spend taxpayer dollars on reparations to help low-to-moderate income residents in largely black neighborhoods own homes. This would be achieved by paying out reparations to buy and/or maintain residential or commercial real estate, assist with down payments, and to help pay delinquent
property taxes and emergency repairs. You can read the motion to establish this program online here.
Reparations would be funded by revenue from Cincinnati’s share of the state cannabis excise tax and with dollars from the City’s capital budget. The proposal instructs the administration to recommend other ongoing funding sources, as well. While the program itself is not created by the City Council motion, staff are directed to develop rules, eligibility standards, and reporting structures before funds are appropriated. Envisioned as a “reparations” program, it would compensate narrowly targeted residents of the city for historical discrimination.
The proposal calls for $5 million to seed the reparations program.
While the intent of the motion’s sponsors is to compensate targeted residents for historical racial discrimination, the language in the motion does not explicitly require applicants to be of any particular race. Income levels, specific neighborhoods, and individuals or families harmed by discriminatory housing practices are the measures identified for eligibility. A program providing a benefit solely based on race would almost assuredly be struck down in court under the Equal Protection Clause of the 14th Amendment. Recall the recent Supreme Court ruling declaring affirmative action in college admissions to be unconstitutional.
Regardless of how the administrative rules are written, it is likely that legal action will follow if the City enacts such a program. GCNKAA will monitor the process as the administration further defines the program and eligibility requirements. Specific questions about the reparations program include topics like income levels, the form of assistance (grants or loans), documentation required to prove past discrimination, lifespan of the program, fraud prevention, cronyism prevention, and how to identify and measure desired outcomes. This
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· Countertop, Cabinet and Bathtub resurfacing
· Cabinet Door Replacement with Resurfacing of frames and boxes
· Increase Rent/Occupancy
· NEW look - Fresh Colors
Our House
This heading contains membership, staff, committee information and events.
NAA MAINTENANCE LEGENDS RETURNS: ENTER YOUR TECHS
TODAY FOR MARCH CONTEST PRIZES
The National Apartment Association (NAA) Maintenance Legends returns for the 2025-2026 season. This program shines a spotlight on the maintenance heroics we’ve all seen and heard about. It gives the rental housing industry the chance to celebrate the Maintenance Professionals going above and beyond every month.
WIN BIG EVERY MONTH
Three monthly winners will receive prizes up to $5,000 retail value. Submit your maintenance story for a chance to win.
PAID TRIP TO NAA APARTMENTALIZE 2026
Monthly winners will get airfare, lodging, and access to 2026’s Apartmentalize Conference in New Orleans in June.
FREE TRAINING CERTIFICATIONS
In June 2026, 25 additional winners will be selected for a free certification including the Certificate for Apartment Maintenance Technician (CAMT), Certified Pool Operator (CPO), EPA 608 Certification, and more.
A SHOT AT OUR GRAND PRIZE
Monthly winners will have a chance to win big during the
2026 Apartmentalize Conference. The overall grand prize is a new Ford truck.
HOW DO YOU BECOME A LEGEND?
Are you, or do you know, a maintenance tech or property manager that goes above and beyond for their tenants? Time to turn those stories into Legends! Each month, in addition to the story with the most fan votes, our panel of judges will pick two favorites, for a total of 3 winners. Candidates can submit their story from March 1 through March 20 at www.maintenancelegends. com.
HOW, WHEN AND WHERE CAN WE VOTE?
Voting will be open to the general membership beginning Mar h 23 and will close March 31. It is one vote per person.
THANK YOU TO THE NATIONAL SPONSORS
Thank you to the National Apartment Association (NAA), HD Supply, AO Smith, GE, Kwikset, Rheem, Kidde, Procell, Seasons, and Carrier for their ongoing sponsorship of this program.
Learn more at www.maintenancelegends.com.
How To Become a Maintenance Legend
Hard work, dedication and 3 easy steps can make you a Maintenance Legend!
Provide Your Info
Fill out our form with your name, address, affiliate association & more.
Tell Your Story
Tell us all about you or your Legend's actions and why they deserve to win.
March 2026 Prizes
See The World, One Destination At A Time
From turquoise waters to palm-lined shores, your next escape could be on us. Enter for a chance to win $5,000 toward the getaway of your dreams — whether that’s a sunrise in Bali or a sunset in Santorini. Kwikset will give you the key to wherever you want to go. Three monthly winners will receive:
$5000 Vacation Voucher Toward Your Dream Vacation
Three monthly winners will receive prizes up to $5,000 retail value. Submit your maintenance story for a chance to win.
SEEKING PROPERTY OWNERS AND MANAGEMENT COMPANIES TO PARTICIPATE IN 2026 BUSINESS EXCHANGE
THE PROGRAM
The Business Exchange is a trade show-style event where the owner and property management companies are the exhibitors and the Associate Members are the attendees. The Associate members circulate the room in three-to-five minute meetings. This is one of the largest revenue generators for the Apartment Association and the participation of our management companies is critical for its continued success.
OWNER AND PROPERTY MANAGEMENT COMPANY REGISTRATIONS
The Business Exchange offers an easy way to manage multiple vendor meetings in one location. This is an excellent opportunity to gather the latest price and product information with a personal touch. We respectfully request that owner/management attendees be senior executives with the authority to make purchasing decisions.
The Business Exchange Committee has worked hard to make changes to this event to provide better value for the companies who participate. Two of these changes include eliminating the pre-
scheduled meetings for the first hour of the event, and moving this from a morning event to an afternoon event.
The only investment we ask of our property management companies is your time and to donate two $25 gift cards to be raffled off to participating associate members during the Business Exchange.
The Greater Cincinnati Northern Kentucky Apartment Association’s 2026 Business Exchange will be held on Tuesday, May 12 from 2:00 pm to 5:00 am at the Oasis Conference Center in Loveland, Ohio. Participation in this event is free for all management companies. Please plan on arriving by 1:30 pm to ensure you have time to prepare your table. Networking with appetizers and drinks is from 2 pm to 2:30 pm followed by the meeting open rotations from 2:30 pm to 5:00 pm.
If you would like to participate as a property management company or an owner, or would like more information on the Business Exchange, please click here or contact Michele at the Apartment Association offices by emailing michele@gcnkaa.org or calling 513 407-8612.
To download the Information Statement and Registration Form click here.
EXCHANGE
PRIMARY
IRT Living
Nick Kelly 1835 Market Street Suite 2601 Philadelphia, PA 19103 (312) 924-1600
nkelly@irtliving.com
JANUARY 2026 NEW MEMBERS
ASSOCIATE
Associated Insurance Advisors
Max Fisher 1434 Vine Street 5th Floor Cincinnati, OH 45202 (513) 315-0047
mfisher@associated.cc Business & Employee Benefits / Insurance
Kaileen Santos 1556 W Carroll Ave Ste 103 Chicago, IL 60607 (901) 254-9397
m.howard@withme.com
Coffee Service / Printing Services
Cincinnati, OH-KY-IN
Summary
Non-Conventional Summary
For additional details and definitions, visit our methodology page: . https://alndata.com/methodology
Cincinnati, OH-KY-IN
ALN Apartment Data tracks more than12K management companies with over 202K properties, comprised of over 26.3 million total units. We offer our clients feature-rich, user-friendly platforms to perform research with confidence, and our comprehensive services are available nationwide. Copyrights: All data, information and material provided through ALN Platforms or Reports are copyrighted. All resales, redistribution, or other forms
**Velocity is the average number of months to reach an 85% occupancy. Average is over the past 24 months. of dissemination is strictly forbidden. For ALN editorial inserts, sourcing, questions, or additional information about our services, please contact Sales@alndata.com or call 800-643-6416 x 3.
Cincinnati, OH-KY-IN
Stabilized and Lease-up Properties
Stabilized Only Properties
Cincinnati, OH-KY-IN
Market Breakdown
Top 5 Submarkets
New Units
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Apartmentalize 2026 is hitting all the right notes for the rental housing industry! Connect with peers, discover cutting-edge solutions and gain insights that will strike a chord with your business—all in the vibrant heart of New Orleans.
High-energy speakers and creative thinkers
90+ education sessions
650+ exhibitors
2026 GCNKAA Trade Show
Sharonville Convention Center
Wednesday, March 1 8, 2026 | 4 pm - 6:30
Booth Information
Size: 8’ x 10’
Cost Per Booth
$800 Before October 1;
$850 Before Februar y 18
$950 Af ter Februar y 18 VIP Sponsor Only
TRI-WEH Restoration
E ortless Ads
Pink’s Windows Greater Cincinnati
McSwain Carpets
Nisbet Brower
National Credit Systems
Jetz Service Co.
Nixco Plumbing
Loveland Excavating & Paving
G&G Fitness
Snowball Pest Control
Spectrum Community
Kings III Emergency Communications
Rumpke
THS National LLC
Booth Includes Pipe and Drape 1 - 6’ Table and Skir t 2 - Chairs
1 - Booth Marker
Wifi Access
You May Order Additional Items Directly Through Our Contacts at Your Cost
Carpet - $125*
Electric - $79*
Additional 6’ Table - $50*
Additional Chair - $6*
See inside for ordering information.
*Deadlines to order do apply. Prices af ter deadline will increase as noted on individual order forms. Prices subject to change
57. Rent Manager 58. Parcel Pending by Quadient 59. HD Supply 60. RediCarpet 61. BGSF
62. CRG Residential 63. alta ber
64. America’s Floor Source
65. H-M Laundry
66. CORT
68. O’Brien Pools
69. HelloSpoke
73. Klekamp & Co. 11. 9.
67. The Lake Doctors
70. It Just Makes Scents
71. Carpetland Carpet One
72. Neyra Paving
Roto Rooter Services Co.
Acme Lock Co.
Brandstetter’s KangaRoof
National Heating & Air
Qwikkit
1-Tom-Plumber
Lowe’s
Vector Security
Cincinnati Asphalt
Inhabit
Watchtower Security
RoofRestor Cincy
Scherzinger Pest Control
WHERE BIG IDEAS TAKE FLIGHT
Step into a trade show that’s truly out of this world - where innovation, networking, and opportunity collide. The GCNKAA 2026 Trade Show invites you to explore new frontiers in business, connect with industry leaders, and discover solutions that are light-years ahead of the competition. From cutting-edge products to meaningful conversations that spark collaboration, the show is designed to help your business launch new ideas, expand its reach, and chart a course for future growth. It’s more than a trade show—it’s a universe of opportunities waiting to be explored. The Trade Show launches on Wednesday, March 18, 2026, at Sharonville Convention Center in Sharonville, Ohio, from 4 pm to 6:30 pm. As always, the Trade Show is free to attend with free parking. All attendees who pre-register for the educational seminars, leadership forums, or the trade show itself will receive a $15 voucher good for food or drink during the trade show. THIS IS ONLY FOR THOSE WHO PRE-REGISTER FOR THE EVENT!
So come find out what your Associate Members have to offer your company. And be sure to hang around throughout the show for more than $2500 in Grand Prize Drawings. See below for details.
EXPANDING HORIZONS. ELEVATING INDUSTRIES.
More than $2500 is up for grabs this year for attendees of the 2026 Trade Show. First, the VIP Sponsors will be teaming up for one lucky winner to win $1000! Simply pre-register for an education seminar, leadership forum, or the trade show itself and you are automatically entered to win! Be sure to wait until 6:30 pm to see if you are the lucky winner. Thank you to all our VIP Sponsors.
The second chance to win cash is the revised Expo Game. This year, we are making the game a digital scavenger hunt. Simply visit each booth, look for the QR code and snap a pic, Some booths are worth more points than others. And be sure to look around for other ways to score points such as doing a Tips From The Pro video or winning some random trivia questions. The person with the top amount of points at the end of the night will win $1000. The second place individual will win $500. In the case of a tie score, all names will be included on the Wheel of Names and we will spin for the winner. Watch for more details on how you can win cash at the trade show or stop by the Registration kiosk outside the exhibit hall for more details.
FREE
ADMISSION
All property owners and management companies - and all their staff - receive complimentary admission to the 2026 Trade Show. Please be sure to register online for the trade show in advance and check out our amazing line up of education sessions on the next page.
NON-EXHIBITOR ADMISSION POLICY
[Vendors] If you are not an exhibiting company and are not a sponsor of the trade show, you will NOT be admitted onto the trade show floor. All staff of our property owner and management companies are free to attend. Complete policy can be found at www.gcnkaa.org/events/2026-trade-show
EDUCATION SESSIONS
Seminars are offered as a 2-for-1 package, giving
THE 2026 FAIR HOUSING UPDATES FOR MANAGEMENT
The rules of the game have changed. Is your team shifts? This traditional presentation-style session legal facts on:
• The Disparate Impact Shift: What the new operations.
• Tech & Automation: Identifying hidden bias
• Accommodation Hurdles: Handling the "Slow documentation.
• New Precedents: A review of recent court cases
LIONS, AND TIGERS, AND...FAKE WILD WOODS OF MODERN LEASING.
The leasing landscape has shifted, and it feels deepfake identities and "doctored" bank statements concessions and AI-driven screening, today’s that didn't exist two years ago.
Are your defenses up to date, or are you walking session as we pull back the curtain on the three today. We’re moving beyond the basics to help and keep your community secure and compliant. brick road to compliance:
•The Fraud Epidemic: How to spot high-tech theft, and the latest tricks applicants are using
•The Concession Trap: When do aggressive Housing risk? Learn how to stay competitive
•The AI Revolution: Navigating the "Oh My!" of AI is being used against us (fraud) and how within the latest 2026 legal guidelines.
•Heart, Brains, and Courage: Building a verification and legally sound.
Don’t get blown away by the storm. Get the tools your assets.
Send your targeted advertisement across multiple digital channels to all your customers as they enter the area surrounding the facility the day of the event. For exhibitors only. Deadline: February 18, 2026.
Limit of 1. Your logo on the lanyard with your company colors. This lanyard is given to all attendees of educational seminars and trade show. For exhibitors only. Deadline: February 18, 2026.
PHONE CHARGING STATION SPONSOR.....…………...........................................…$300
Limit of 1. Your company name and logo on signage at Phone Charging Station located at the Concierge Area near entrance/exit of trade show floor. For exhibitors only. Deadline: February 18, 2026.
WEBSITE POP-UP AD SPONSOR.....…………......................................................…$500
Get a pop-up banner ad displayed on www.gcnkaa.org for the three weeks leading up to the trade show. This is a one-time pop up for all visitors to the website. For exhibitors only. Deadline: January 23, 2026.
WI-FI SPONSOR.....…………...............................................................................…$350 NEW THIS YEAR! nently displayed ing attendees see February 18, 2026.
WINDOW DECAL
Get your name trade show and exterior doors. For
EXECUTIVE FORUM
Limit of 3. Forum pre-event marketing. to attendees as Deadline: January
giving you access to 2 seminars for 1 bundled price—so you can maximize learning, insights, and value in a single registration.
BRIEFING: ESSENTIAL
team prepared for the 2026 Fair Housing session cuts through the noise to deliver the new federal stance means for your daily in AI screening and digital marketing. "Slow Means No" trap and fraudulent ESA cases that are setting the standard for 2026.
PAYSTUBS? NAVIGATING THE LEASING.
feels like we aren’t in Kansas anymore. From statements to the legal tightrope of aggressive property professionals are facing threats
walking into a trap? Join us for an eye-opening three biggest challenges facing our industry help you spot the "man behind the curtain" compliant. What we’ll cover as we follow the yellow
high-tech document tampering, "C-Suite" identity using to bypass traditional screening. "Look & Lease" specials become a Fair competitive without creating a disparate impact. of artificial intelligence. We’ll discuss how how to use it for us (efficiency) while staying verification process that is smart, consistent,
tools you need to protect your occupancy and
THE TECH GAP FOR MAINTENANCE - PEER-TESTED, TECH-APPROVED: THE TOOLS THAT ACTUALLY WORK.
Property management technology is evolving faster than ever—but which tools actually make your life easier, and which ones just get in the way? We went straight to the source to find out. We interviewed maintenance professionals across our association to get the "boots-on-the-ground" truth about the tech they can’t live without.
This isn't a sales pitch for a software company; it’s a breakdown of the favorite tools, apps, and software as chosen by you. Whether it’s a game-changing troubleshooting app or a digital diagnostic tool that saves hours on the job, we’re bridging the "Tech Gap" using real feedback from your peers.
Plus: The Participation Prize Drawing! We’ll be wrapping up the session by awarding a special prize to one lucky participant from our pre-session tech survey. You must be present to win!
Whether you’re a tech-native or a "paper and pen" veteran, join us to see the digital toolkit your colleagues are using to work smarter, not harder.
FAIR HOUSING FOR MAINTENANCE UNFILTERED - YOU ASKED. WE’RE ANSWERING. REAL-WORLD SOLUTIONS FOR THE FRONT LINES.
Maintenance pros are the "eyes and ears" of the property, but you’re often caught in the middle of the most awkward Fair Housing dilemmas. From the resident who won’t stop talking while you’re fixing a leak, to the "simple" request that turns into a legal nightmare—standard training doesn’t always cover what happens at the door.
We polled maintenance teams across the association to find out what really keeps you up at night. Now, we’re bringing those real-life challenges, field questions, and "what do I do?" moments to the stage. In this interactive, "Unfiltered" session, you’ll get:
• The Field Report: We’re tackling the exact scenarios submitted by your peers—no sugar-coating, just reality.
• The Attorney’s Take: An informal, sit-down interview with a Fair Housing attorney to get straight answers on how to handle "awkward" situations legally.
• Conflict Without Compliance Issues: How to stay friendly and professional without accidentally crossing the line into a Fair Housing violation.
• Documentation Secrets: How to record what you see in the field in a way that protects both you and the property.
ANOTHER GALAXY
YEAR! As the Wi-Fi Sponsor, your company’s name and logo will be promidisplayed on signage and login instructions throughout the trade show, ensursee your brand every time they connect. For exhibitors only Deadline: 2026.
out in front of all attendees as they enter and exit the facility for the and education seminars. Ad is 24” x 30” and will be placed on up to 2 For exhibitors only. Deadline: February 18, 2026.
Forum sponsor will receive logo inclusion on forum invites, signage, and marketing. Sponsor will also have the opportunity to introduce themselves as well as introduce the moderator. Primary or associate members. January 23, 2026.
Sponsors will receive inclusion on
and associate
Deadline: February 18, 2026
EDUCATIONAL SEMINAR SPONSORS
Limit of 2. Sponsor will have opportunity to speak prior to educational seminars and introduce speaker. May also distribute promotional material to seminar attendees. Also includes signage and pre-event marketing. Deadline: January 23, 2026..
FOOD SPONSOR
Returning to the 2026 trade show are free food vouchers for attendees. Food Sponsors will receive inclusion on promotional pieces and signage at the 2026 trade show. For primary and associate members. Deadline: February 18, 2026.
LOGO SPONSORS
Due to its success, we will once again be distributing the GCNKAA Tote Bag to the first 500 attendees. Logo sponsors receive inclusion on promotional pieces and company logo on this bag. For associate members only. Deadline: January 23, 2026.
BAG SPONSOR
Bag sponsors will receive inclusion on promotional pieces and your company logo on the event ‘swag bag.’ For primary members only. Deadline: January 23, 2026.
VIP SPONSORS
ADDITIONAL SPONSORS
GET READY TO ROLL! GCNKAA’S 2ND ANNUAL COMMUNITY CONNECTION TOUR HITS THE ROAD ON APRIL 16
The GCNKAA Bus Tour is more than just a journey - it’s a premier opportunity to showcase the diverse landscape of multifamily housing in Greater Cincinnati and Northern Kentucky, gain valuable market insights, and build meaningful connections with industry leaders. This high-energy event brings together top professionals for a day of networking, education, and collaborationall while giving back to the communities we serve. Limited seating on the bus is available for our property owners, management companies, and all of their team. Tickets are $50 per person and include a light breakfast and refreshments on the bus, lunch, and Happy Hour. The route includes Altura, The Enclave, Paragon Ranch, 49Hundred, and The Ridge.
THE GIVE-BACK INITIATIVE
We strongly encourage all sponsors and attendees of the 2nd Annual GCNKAA Community Connection Bus Tour to take part in our give-back initiative by donating essential hygienic items to Roll Hill Community Center. Needed items include toothbrushes, toothpaste, body wash, sanitary napkins, deodorant, lotions, shave gel, razors, lip balm, face cloths, bandages, hand sanitizer, tissues, nail clippers, and hair ties. Simply bring your donated items to the start location at and GCNKAA staff will take care of the rest!
THE SPONSORSHIPS
As a sponsor, you’ll put your brand in front of key decisionmakers, position yourself as an industry leader, and contribute to an event that strengthens our market. Don’t miss the chance to align your business with innovation, connection, and impact. Secure your sponsorship today and be a driving force in shaping the future of multifamily housing!
Event Sponsor - $1000 (Limit of 1)
• Exclusive opportunity to be the event sponsor of the first GCNKAA Community Connection Tour
• 2 complimentary registrations for the Bus Tour
• Full page ad in the Bus Tour Passport Event Program
• Showcase your brand to attendees and hand out swag
• Social media spotlight
• Company logo included on all promotional marketing including the registration portal
• Receive list of attendees after the event
• Full-page ad in the newsletter for April OR May 2026
Program Sponsor - $750 (Limit of 2)
• Exclusive sponsor for the bus tour event program
• 1 complimentary registration for the Bus Tour
• Half page ad in the Bus Tour Passport Event Program
• Showcase your brand to attendees and hand out swag
• Social media spotlight
• Company logo included on all promotional marketing including the registration portal
• Receive list of attendees after the event
• Half page ad in the newsletter for April OR May 2026
Bus Sponsor - $500 (Limit of 3)
• Provide light refreshments on bus (non-alcoholic) and/or small breakfast item(s). **Refreshments not included in sponsorship fee. Please let GCNKAA staff know what you are bringing to ensure we have a variety of drinks and food.
• 1 complimentary registration for the Bus Tour
• Showcase your brand to attendees and hand out swag
• Social media spotlight
• Company logo included on all promotional marketing including the registration portal
• Receive list of attendees after the event
Lunch Sponsor - $250 (Limit of 1)
• Provide lunch for attendees. **Sponsor is responsible for providing lunch and refreshments (non-alcoholic). Lunch and refreshments not included in the sponsorship fee.
• Table tents with company logo on tables during Lunch
• 1 complimentary registration for the Bus Tour
• Showcase your brand to attendees and hand out swag
• Social media spotlight
• Company logo included on all promotional marketing including the registration portal
• Receive list of attendees after the event
• This sponsorship is available to Associate Members OR the specific site/management company only
Stop Sponsor - $150 (Limit of 5)
• Opportunity to provide a brief introduction about your company to attendees upon approach of your designated stop. (2-minute limit, please)
• Opportunity to include ‘swag’ in the swag bags distributed to all attendees. **All attendees will receive a ‘swag bag’ filled with items from sponsors and participating communities at the end of the tour. Please let GCNKAA staff know what ‘swag’ you will be including in the event giveaway and provide 60 of each item by April 2.
• 1 complimentary registration for the Bus Tour
• Showcase your brand to attendees and hand out swag
• Social media spotlight
• Company logo included on all promotional marketing including the registration portal
• Receive list of attendees after the event
• This sponsorship is available to Associate Members OR the specific site/management company only
CURRENT SPONSORS
Ferguson Facilities Supply - EventSponsor
Riverfront Roofing & Exteriors - Swag Bag Sponsor
CORT - Stop Sponsor
Fiberon - Stop Sponsor
Nature Is My Office - Stop Sponsor
Rent Manager - Stop Sponsor
Register online here.
GOLF OUTING SCHEDULED FOR JUNE 11; FOURSOMES AND SPONSORSHIPS GO ON SALE MARCH 18
On Thursday, June 11, 2026, the Aston Oaks Golf Club will host the GCNKAA 40th Annual Golf Outing on its beautiful 18hole championship course. Utilizing the full course allows us to welcome up to 160 golfers, creating even more opportunities for you to connect with apartment owners, multi-site managers, property managers, leasing professionals, and industry suppliers throughout the day. This popular event provides a great opportunity for your company to gain visibility and build relationships in a relaxed, fun environment while supporting the Greater Cincinnati Northern Kentucky Apartment Association.
SPONSORSHIP OPPORTUNITIES
There are nine sponsorship options available, allowing you to select the level of participation that best fits your company.
SPONSORSHIP NUMBER AVAILABLE COST
Hole Sponsorship 18 $425
Beverage Station 15 $250
Lunch Sponsorship 3 $400
Dinner Sponsorship 3 $500
Trophy Sponsorship 3
Putting Green/Driving Range 4
$500
$350
Bloody Mary Sponsor 1 $300
GiveAway Sponsor 1 $3000
Event Sponsor 1 $4500
Hole sponsorships provide the most interaction with golfers, while other sponsorship types require minimal on-site participation. We strongly encourage hole sponsors to have a representative from their company stationed at their sponsored hole to engage with golfers throughout the event. If you are unable to guarantee participation at your hole, we recommend selecting one of the other sponsorship opportunities listed below. For 2026, beverage stations will be located on holes 4, 8, 12, and 16. Please note that if you select one of these holes as your hole sponsorship, a beverage sponsor may be located nearby.
GCNKAA reserves the right to assign Par 3 holes to companies offering major giveaways (such as a car or boat) that require a specified distance. All Par 3 holes include a $5,000 Hole-in-One Contest and are priced at $525, compared to $425 for standard hole sponsorships. Companies interested in sponsoring a major giveaway should contact Michele at the Association. All sponsorships are offered on a first-come, first-served basis.
BEVERAGE POLICY AND BEVERAGE STATIONS
Due to liquor licensing regulations, sponsors are not permitted to bring alcoholic beverages onto the course. All alcoholic beverages will be provided exclusively by Aston Oaks Golf Club. Beer and liquor will be served only by two beverage carts operated by Aston Oaks staff that will circulate throughout the course. No beer will be available at beverage stations.
PUTTING GREEN “PUTT FOR A POUR” SPONSOR
The Putting Green sponsor must provide 3–5 bottles of liquor (including at least one premium bottle). Liquor must be delivered to the Association by May 28, OR sponsors may select the $450 Liquor Purchase Add-On for GCNKAA to purchase the liquor on their behalf. Putting Green and Driving Range sponsors may meet and greet participants as they warm up before the outing.
SPONSOR BENEFITS
Beyond the individual benefits for each sponsorship, all sponsors will also receive:
• Event signage recognizing their sponsorship
• Pre-event marketing exposure
• Public acknowledgment during the awards dinner
All sponsors are also welcome to donate door prizes or giveaways for event participants. Please see the sponsorship registration form on the back of this letter, or visit www.gcnkaa.org to reserve your sponsorship online.
Click here for more details.
Trend Setting
EXTINGUISHING FRAUD
By Scott Sowers, Freelance Writer,
Units Magazine
The multifamily industry is under siege by fraudsters bearing false identification, phony bank statements and forged pay stubs as owners and operators of rental housing fight back with AI-enabled technology.
Fraudsters looking to rent apartments they can’t afford is now an epidemic in the multifamily housing community. An often-quoted survey by the National Multifamily Housing Council shows that over 93% of respondents experienced some type of fraudulent activity in the last 12 months. Current hot spots include Washington, D.C., south Florida and Atlanta, where Greystar has reported that up to half of all its rental applications are fraudulent in select buildings.
“It’s not subtle,” said Andrew Kadish, CEO/Chief Investment Officer for Maryland-based CAPREIT. “Fraud attempts have become more frequent across the industry, and we’re seeing it firsthand. Most of what we encounter involves falsified income documents, altered bank statements or applicants trying to game the screening process with synthetic or partially fabricated identities.”
FINDING TARGETS
The perpetrators often share information about properties managed by particular firms that may have known weaknesses in the security armor. “They’ll look for properties managed by that firm, knowing that it’s typically a consistent policy,” said Mendowa Martin, Senior Vice President and Head of Operations of Multifamily Property Management for JLL. The comments come from a recent “Trend and Insights” podcast on the topic produced by JLL.
This heading contains information on Management & Leasing.
Property management teams and owners caught up in the hustle to put residents into new buildings fall into the high-risk category. “We’ve seen a clear rise in attempted fraud, especially in newly constructed properties during lease-up and the first one to two years after delivery,” said Jaime Sanmiguel, Vice President Multifamily Rental Division for FirstService Residential.
MOVING THEM OUT
One of the biggest dangers to property owners is not detecting the crime until after the fraudster has moved in. “In several cases, fraud only surfaced after delinquency appeared,” said Sanmiguel. “That pushed us to look earlier in the process. We found the traditional screening wasn’t strong enough to protect the asset before financial damage occurred.”
The people committing the fraud won’t typically move out on their own. Filing appeals in order to stay in the property as long as possible is often standard procedure for those looking to game the system. Removing fraudsters turns into an expensive proposition. “By the time you factor in attorney cost and lost rent and then having to re-rent, it’s upwards of $25,000. So, it’s real money,” said Martin.
THE DIGITAL TRANSITION
Most experts point to the pandemic as the inflection point for the rapid rise of rental fraud. Renting an apartment without a walkthrough became commonplace, and digital documents took the place of paper. “In the very beginning, people would just falsify
documents,” said Martin. “That was pretty easy. They would say, ‘I’m employed by so and so,’ and you would call and it would be their mom. It was just so low tech.”
It’s not low tech anymore as document forgers ply their wares on social media offering “apartment packages” that include new credit profiles, email addresses, phone numbers, proof of employment, rental history and three pays tubs all for $400. Fake Social Security cards can be had for $125. They also sell doctor’s notes and offer letters. Bogus bank statements go for $120.
PLAYING DETECTIVE
Finding the fraudster before they get a foothold is being made easier by an ever-evolving suite of digital tools being marketed to building owners and operators. “We’ve tightened our screening protocols, invested in stronger third-party verification tools and put clearer guardrails around approvals,” said Kadish. “Just as important, we’ve focused heavily on training our onsite teams. Technology can flag issues, but it’s often our people who spot something that doesn’t feel right. The combination of better tools and sharper awareness has been our most effective defense.”
The CAPREIT team is looking for anything that appears fishy. Examples include income claims that don’t match with verification data, and documents that look slightly off when compared to known employer formats. Shrewd owners and operators are keyed into patterns that may emerge during the leasing process that show the same applications with small variations popping up across different properties.
“Brand-new email addresses paired with unusually strong financial claims are all worth a closer look,” said Kadish. “Repeated use of the same employers or document templates across multiple applications is another common signal.”
An urgent need to move as quickly as possible or a willingness to hand over cash can also be clues to an attempted fraud. “We watch for red flags such as upfront rent or security payments, mismatched addresses across documents, unusual passport expiration dates or urgency paired with cash offers,” said Sanmiguel. “While urgency alone doesn’t always indicate fraud, a disciplined and consistent leasing approach helps reduce long-term risk for owners.”
TECHNICALLY CHALLENGED
Applying for an apartment has come a long way from filling out paper forms in the leasing office. Today’s approval process typically involves a combination of uploading documents and granting access to private information including access to checking accounts. Some residents are legitimately challenged or uncomfortable with the technology, but others may be looking for an edge.
“One of the things that happens in this business is we can become very jaded,” said Martin. “We think everybody is out to commit fraud, when that’s not the case. The last thing I want to do is have that time when the person’s computer is really not working, or they give me every document I don’t want. All the red flags are there, but they’re just a person trying to rent an apartment and not trying to commit fraud.”
WHY NOW?
FirstService continues to track a steady uptick in fraud attempts as compared to the fairly recent past. “What stood out was the volume,” said Sanmiguel. “Roughly 40% of applications showed signs of manipulation, far higher than what we saw a decade ago.” Why
things are getting so out of hand now raises a number of possibilities.
“On one hand, affordability challenges are real, and some renters feel pushed to exaggerate or misrepresent information just to qualify,” said Kadish. “On the other hand, committing fraud has simply gotten easier. Document-editing software, online templates, and now AI-generated records have lowered the barrier dramatically.”
The speed required for turning over units and keeping vacancies low is another contributing factor. “Leasing has become faster and more digital—which is great for legitimate renters—but that speed can also be exploited,” said Kadish. “Fraudsters can test multiple properties quickly and see where systems are weakest.”
THE HUMAN TOUCH
Installing software solutions and training staff can be expensive and time consuming but a surprising amount of owners and operators have yet to put a system in place. “The first thing is you’ve got to have a plan, and 70% to 83% of operators don’t have one,” said Martin. “That’s mind boggling to me.”
Once a plan is in place, she recommends making somebody on staff responsible for continuous updates as technology develops and keeping the staff updated. Documentation, identification and methods of payment all need to be scrutinized.
“Well-trained teams catch inconsistencies like unusual passport expiration dates or mismatched addresses across verification documents,” said Sanmiguel.
Humans can pick clues that the machines may miss. “Technology is powerful—it can flag inconsistencies and spot patterns humans can’t—but people are still critical,” said Kadish.
“Onsite teams notice tone, behavior and inconsistencies that software simply can’t interpret. The best results come when trained staff know how to use AI tools effectively and trust their own judgment. Fraud prevention works best when technology supports people—not replaces them.”
WHAT HAPPENS NEXT?
Assuming the fraudster is snared before they get the keys, in most cases their application is terminated and the story ends. “Many fraud attempts involve misrepresentation rather than something that warrants immediate law enforcement involvement,” said Kadish. “Our first responsibility is to protect the property and remain compliant with fair housing and privacy laws.”
“When suspected fraud is identified, we typically deny the application,” said Sanmiguel. “Our focus is prevention, not enforcement. Acting early protects the asset, limits exposure and helps maintain stability within the community.” The digital genie of leasing fraud is out of the bottle as owners and operators, software firms and property managers battle to stay one step ahead of the criminals.
“Our world is changing,” said Martin. “We’re asking for different things than we did 25 years ago. We’re taking a lot more exceptions. We can’t be as hard and fast legally as we’ve been able to in the past. It feels very personal when we dig into your bank records and we want to know your rental history. Sometimes you have to have a PhD in this stuff to really figure it out, but I can understand why there are so few operators that really have it. It’s an uncomfortable area to operate in.”
Platinum Sponsor ($25,000)
Gold Sponsor ($12,500)
SEGER
FAMILY FOUNDATION
MARCH FAMILY
Supporter Sponsor ($5,000)
Silver Sponsor ($7,500) THE
To become a Champion For Outreach, please contact Susan Peck - susan@gcnkaa.org
