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The Rio Rancho Governing Body has taken a stand in support of the effort to complete Paseo del Volcan, albeit on a split vote.
Governing body members voted 4-2 in favor of a resolution supporting construction of the road from Interstate 40 to Unser Boulevard. Currently, the only existing piece of PdV is in Rio Rancho.
Councilors Chuck Wilkins and Mark Scott cast the dissenting votes.
The resolution commits no money to the project.
Mayor Gregg Hull, who sponsored the measure, said the road would open tens of thousands of acres for development, attract jobs, improve traffic flow and provide another route to the area. City Manager Keith Riesberg said he knew of major employers looking at large tracts of land in the PdV corridor in the past two years.
Rio Rancho Regional Chamber of Commerce President and CEO Debbi Moore said the road was important for future generations of residents.
“This is crucial to who we will become,” she said.
Rio Rancho resident Carol Dooley spoke against the resolution, saying Southern Boulevard, Western Hills Drive and Idalia Road are falling apart, the city needs to widen Unser Boulevard and drainage is a problem.
“We need to take care of the roads that we have,” she said. “The future will take care of itself.”
Wilkins said PdV would be good for the city when it was built, but there were more immediate needs.
The city’s comprehensive plan advised developing land between existing subdivisions instead of beyond them, he said. Public services and infrastructure are spread thin because of scattered development.
Even with federal money, Wilkins continued, the city would have to provide matching funds for PdV, meaning more taxes.
“I am thinking about my children,” he said. “I am thinking about the debt I’m going to put on them.”
Scott said if Hull amended the resolution to specify the city wouldn’t strive for the completion of PdV within the next few years, the governing body would probably unanimously support the idea.
Hull said the immediacy was in Rio Rancho needing to take part in talks with other entities that want the road completed.
“That is immediate because the discussion is going on with or without us,” he said.
Councilor Lonnie Clayton said the resolution just concurred that, in the future, PdV would benefit everyone concerned.
“I think if we don’t look to the future, our job here as city councilors becomes just pretty silly,” he said.
By: Argen Duncan (Albuquerque Journal)
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SANTA FE – A New Mexico right to work bill that has reignited old economic arguments and fanned partisan flames was shot down Tuesday in a Senate committee, leaving its path to final approval blocked with less than two weeks left in the 60-day legislative session.
The proposed change in state labor laws was derailed on a 5-3 party-line vote in the Senate Public Affairs Committee, after majority Democrats thwarted a GOP attempt last week to have the House-approved legislation sent to the full Senate for a vote.
Labor union leaders lauded the vote but said they will be on the lookout for attempts to revive the measure before the Legislature adjourns March 21.
“We know it’s not over,” said Charles Goodmacher, the director of government relations for the National Education Association-New Mexico, a teachers union. “There are opportunities the proponents of the legislation may seize upon.”
Sen. Mimi Stewart, D-Albuquerque, argues against a right-to-work bill before the Senate Public Affairs Committee on Tuesday. (Eddie Moore/Albuquerque Journal)
Meanwhile, Rep. Dennis Roch, R-Logan, the right to work bill’s sponsor, described the vote as marking a “sad day” for New Mexico workers.
“It’s extremely disappointing that the Democrat-controlled Senate would choose obstruction over a common-sense compromise that would raise the minimum wage and give our workers the freedom to choose whether they financially contribute to a union,” Roch said in a statement.
During Tuesday’s hearing, backers of the right to work bill said it would give employees more freedom of choice and could jump-start the state’s economy.
Roch said many out-of-state companies do not even consider New Mexico as a possible place to do business because of its lack of a right to work law, saying, “We don’t want to miss that economic opportunity again.”
The proposed New Mexico law would mean nonunion employees – in both the private and public sectors – would not have to pay union fees as a condition of employment. Though union membership cannot be required under federal law, such fees can be mandated under contracts in unionized workplaces.
Critics of the right to work legislation, House Bill 75, described it as a politically driven measure that would lower the wages of New Mexico workers.
“Thank goodness for unions. They have kept us from working too long and not having health benefits,” said Sen. Mimi Stewart, D-Albuquerque. “It’s not the right answer for New Mexico – it will help ruin our economy.”
The Tuesday vote came after the committee heard several hours of testimony on the bill Sunday but did not vote on it. Labor unions had packed the Roundhouse for that hearing, bringing busloads of members and supporters to Santa Fe from Las Cruces and Albuquerque.
Twenty-five states now have right to work laws in place, after Wisconsin Gov. Scott Walker signed a similar bill into law on Monday.
The right to work measure has emerged as one of the most high-profile issues in this year’s 60-day legislative session, driven in large part by House Republicans having a majority in the chamber for the first time in 60 years.
The legislation had been approved 37-30 in the House on Feb. 25 on a nearly party-line vote. Even before the House approved the bill, Democratic leaders had vowed to derail it in the Senate, where Democrats hold a 25-17 advantage over Republicans.
Meanwhile, Gov. Susana Martinez has indicated she supports the legislation and would likely sign it into law if it made it to her desk.
But the Tuesday vote to table the bill – and a similar Senate right-to-work measure – means it’s unlikely Martinez will have that chance.
In a Tuesday night statement, the Republican governor said the tabling vote was an example of the “failed leadership” of Senate Democrats.
“Unfortunately, some partisans are more interested in putting politics before people than giving the entire Senate an opportunity to vote on legislation designed to advance policies that the overwhelming majority of New Mexicans support,” Martinez said.
In a recent Journal Poll, 60 percent of New Mexico voters surveyed said workers should not be required to pay union fees as a condition of employment. Twenty-six percent said such fees should be required, while the remaining 14 percent were undecided or would not say.
Few senators on either side of the issue asked questions Tuesday, with most offering their views on the legislation’s impact.
“It inserts the government and the police power of the state into private negotiations between employers and employees,” said Sen. Jacob Candelaria, D-Albuquerque.
“I think this is a step in the right direction,” countered Sen. Ron Griggs, R-Alamogordo.
In New Mexico, there were about 43,000 union members in 2014, or about 5.7 percent of the state’s total workforce, both in private and public service, according to the U.S. Bureau of Labor Statistics.
By: Dan Boyd (Albuquerque Journal)
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Hundreds of union members and supporters file into the state Capitol in Santa Fe on Sunday to attend a hearing on high-profile right-to-work legislation.

SANTA FE – Debate over a New Mexico right-to-work bill took center stage at the Roundhouse on Sunday, with hundreds of opponents of the proposed change in state labor laws packing the Capitol for the first Senate hearing on the measure.

The Senate Public Affairs Committee did not vote Sunday on the right-to-work bill, but heard roughly three hours of testimony – from both backers and critics – on the House-approved measure and several similar pieces of legislation. A vote is expected to happen Tuesday.

The tone was at times sharp, with one union member warning committee members to “choose wisely” on how they vote with 2016 elections looming and a Republican state senator telling the crowd he is not a “stooge” for out-of-state backers of right-to-work laws.

Supporters of enacting a right-to-work law focused on two primary points – the current requirement that some nonunion workers have to pay union fees or risk losing their jobs and the state of New Mexico’s economy.

“Whether we like it or not, we have to be able to sell our economy here in New Mexico,” said Senate Minority Leader Stuart Ingle, R-Portales.

But opponents described the proposal as outdated and ineffective.

“The real problem with the legislation … is it is a bad business strategy,” said Alan Webber, a Santa Fe entrepreneur who sought the 2014 Democratic nomination for governor.

The proposed law would mean nonunion employees – in both the private and public sectors – would not have to pay union fees as a condition of employment. Though union membership cannot be required under federal law, such fees can be mandated under contracts in unionized workplaces.

Currently, 24 states have right-to-work laws in place. Wisconsin could soon become the 25th state after legislators there endorsed similar legislation last week.

 

As in other states, New Mexico labor unions have fought against the proposed right-to-work legislation. Labor leaders organized buses to take hundreds of members and backers from Albuquerque and Las Cruces to Santa Fe for Sunday’s hearing.

The huge crowd filled Capitol hallways and many people had to sit in other committee rooms to listen to the testimony via a live audio feed.

“This ‘right-to-work’ bill has never been about helping New Mexico’s middle class,” said Mary Ann Montoya, a member of the United Food and Commercial Workers union, who said the measure was more geared toward increasing corporate profits.

But leaders of several business and commercial real estate groups said passing the right-to-work bill could mean more job creation statewide.

Rep. Dennis Roch, R-Logan, the sponsor of the right-to-work bill that was approved on a 37-30 vote in the House on Feb. 25, said his primary motivation in carrying the legislation is to provide protections for workers who do not want to join or pay fees to unions.

“This is an important issue for workers who feel they are being forced to contribute a portion of their paycheck against their will,” Roch said Sunday.

At least one state worker, Tom Gray, an employee with the state Environment Department, testified union leaders tried to intimidate him into opposing the legislation, though labor leaders rejected the charge.

The right-to-work measure pending in the Senate Affairs Committee also includes a minimum wage increase, from $7.50 to $8 per hour with a six-month training period.

The bill has been broadly supported by Republican legislators, but just one Democrat – Rep. Dona Irwin of Deming – voted for it in the House. Meanwhile, top-ranking Democratic senators have vowed to fight the measure and could have the votes necessary to derail it in the Senate Public Affairs Committee, which features five Democrats and three Republicans.

Gov. Susana Martinez has indicated she supports the legislation and would likely sign it into law if it makes it to her desk.

In New Mexico, there were about 43,000 union members in 2014, or about 5.7 percent of the state’s total workforce, private and public service, according to the U.S. Bureau of Labor statistics. That union membership rate was down from 2013 and below the national average of 11.1 percent.

By: Dan Boyd (Albuquerque Journal)

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While there’s tremendous success to be had in the world of investment properties, the unsightly truth is that one bad tenant can cause a monumental setback.

It’s hard enough to keep up with wear and tear on your investment property without having to deal with disgruntled residents causing willful and severe destruction to a home. From “Sharpie parties” — where tenants invite friends over to vandalize the home with markers — to “indoor swimming pools,” where renters flood the premises and take a dip, there’s no shortage to the devastation that tenants can create.
Of course it’s not always so dramatic, but the problem of trouble tenants is quite widespread. In a poll conducted by Vancouver-based newspaper The Province, 71 percent of landlords say that they’ve had problems evicting a renter despite justifiable grounds. Late rent payments, broken appliances, and disputes over damage deposits are some of the most common issues that landlords face. The costs involved with repairing damage left by a less-than-upstanding renter, not to mention the time and money that it takes to pursue an eviction, can be enough to strike terror into the heart of even the most seasoned property owner.
The good news is that an ounce of prevention is still worth a pound of cure. While you can’t always foresee issues with renters, there are steps that you can take to drastically reduce the chances of problem tenants gaining access to your rental in the first place.
Having an airtight tenant screening process is one of the best ways that you can protect yourself and your properties from potential devastation. Let’s look at a few tasks that can help you build a metaphoric hedge around your property that helps prevent unsavory tenants from getting in.
1. Require a Tenant Application
The right questions can help you to sift through unqualified tenants at the start. Draft an application form and have it ready for every prospective tenant. Ask each adult to provide basic information, such as name, date of birth, contact information, emergency contacts, and request similar information about any children who live with them.
In addition to asking the date they hope to move in, ask these questions:
Do you have any pets?
Do you smoke?
Have you ever been evicted?
Have you ever been convicted of a felony?
Be sure to request references, employment information, and a way to contact their previous landlord. Consider asking an attorney look over your form, to ensure both that you’ve covered your bases and that you haven’t asked any questions that could be considered discriminatory or cause legal issues.
2. Start Interviewing
The interview is vital. This is your chance to screen prospective tenants and find out whether or not they’re an ideal match for your property. Good questions to ask include:
Is your income the same every month, or does it vary?
Why are you moving?
Describe your perfect rental space.
What’s your favorite or least favorite thing about the place you’re living in now?
The interview should give you a good idea about whether or not the prospective tenant will be able to afford the rent and abide by the terms of your rental. This About.Money article, “Ten Questions for Prospective Tenants,”   provides a fairly comprehensive list well worth considering for the tenant interview process.
3. Conduct Diligent Research
Always follow through with a check of potential tenants’ references, credit, and possible criminal background. Verify important information that the tenant provides, particularly current employment and previous rental history.
When contacting references, ask how long each person has known the prospective tenant and for their opinion on the reliability and character of the tenant. It’s especially important to get in touch with previous landlords, who may be more likely to paint an accurate picture for you. Current landlords might be desperate for a problem tenant to leave and may gloss over the truth in an effort to get the tenant to move faster.
4. Watch for Warning Signs
Look out for red flags that can alert you to a potential problem tenant. If the applicant makes you feel nervous or seems desperate to move in as quickly as possible, that could be a warning sign.
And watch out for candidates who question every aspect of your rental application process, as this may be an indicator of someone who will be unwilling to abide by your rules when renting. Legitimate candidates understand that it’s important for you to conduct credit and background checks, and most will appreciate the care you take in selecting tenants.
Be sure to compare the application and your notes from the interview to what comes up on the background check. Be extremely wary of any discrepancies.
5. Keep It Legal
Of course, as important as it is to have a solid tenant screening process, it’s also important to ensure that your process complies with the law. While you should watch out for warning signs, never screen tenants based on feelings alone. Be careful to use the same qualifying procedure for all applicants, and treat all candidates equally to prevent accusations of discrimination.
You should also use the same process each time you deny someone, regardless of the reason for denial. A simple e-mail highlighting the reason is sufficient. Doing this properly and in writing can help to prevent any accusations of discrimination. As another legal side note: Be sure to check local laws before collecting application fees or a deposit, as this practice may not be legal in all areas.
6. Get It in Writing
Finally, once you have found a tenant for your property, it’s important to make sure you have a rental agreement in place. This document should contain clear guidelines and will help ensure that you and the tenant are both on the same page, preventing problems from arising later on due to miscommunication. The agreement should include the names of all the residents, occupancy limits, and rental terms, including late fees, acceptable payment methods, and charges if a rent check fails to clear.
While many landlords are hesitant to implement a tenant screening procedure because it’s time-consuming, in the end a solid screening procedure can save time and prevent a world of hassle. You’ll be able to weed out problem renters and save yourself from costly evictions and extensive repairs down the road. Finding a tenant that’s a great match for your property is more than worth the time and effort it takes. You’ll thank yourself later, and your wallet will too.
By: Brenton Hayden (REALTOR MAG)
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