Republicans aim to build on momentum: 2004 state & local outlook.

Twelve months ago, UNITS addressed the daunting tasks that states faced while forging ahead with new governors, legislators and partisan majorities in the face of outrageous budget deficits, declining revenues and near unprecedented state crises. Now, the pendulum has begun to swing in a slightly more favorable direction.

With four new governors and only one significant legislative party shift (New Jersey senate), 44 state legislatures will convene in 2004 under slightly better economic times and more familiar political surroundings.

Following is a look at the upcoming legislative sessions. The NAA State & Local Policy Department, with the help of input from NAA affiliates, focuses on the political, fiscal and apartment industry specific issues that are expected to have a significant affect on the overall state and local landscape.

In 2004, U.S. citizens will elect the president, governors in 11 states, legislators in 44 states and thousands of local officials. Considering lingering fiscal deficiencies and ongoing debates about important issues such as impact fees, inspections, mold remediation and water submetering/RUBS, the upcoming session promises to be one of the more dynamic years for the multifamily housing industry.

Throughout the year, NAA continuously will monitor and be involved with state and local legislation and regulatory activity affecting the multifamily housing industry. NAA welcomes the opportunity to work with each of its affiliates and members to ensure that the industry' is well positioned in the legislative debate.

Who Will Wrest Control in 2004?

Fresh off its victories in three of four gubernatorial races, Republicans (GOP) enter the presidential election year in command of 28 governorships and are hoping to build on that momentum. Although the country remains narrowly split between the two major parties, GOP chief executives preside in states totaling 59 percent of the U.S. population and those with the biggest electoral college prizes.

Americans will go to the polls in 2004 not only to elect a president, but to choose governors in 11 states, legislators in 44 states, 33 U.S. senators, and all 435 members of the U.S. House of Representatives.

The GOP entered the 2003 (off-year) elections occupying 26 of 50 governors mansions, its narrowest margin since the 1994 elections swept Republicans to majorities in both the U.S. Congress and state capitols.

The party made its first gain this past October in California, where more than 8 million voters ousted Gov. Gray Davis, a Democrat, from office and elected Republican and renowned movie star Arnold Schwarzenegger its governor It was only the second recall of a sitting governor in U.S. history.

As a national political spectacle, the Davis recall was impossible to top. But November's three regular gubernatorial elections were not without drama. Republicans won in Kentucky and Mississippi and a Democrat captured the Louisiana governor's job, which had been held by the GOP.

While the GOP gained bragging rights and appeared to gain momentum heading into 2004, the outlook for both state and national elections is not so clear. The electorate appears at deeply divided as in 2000, when George W. Bush captured the White House despite losing the popular vote, and only after the U.S. Supreme Court intervened in the Florida outcome.

Recent polls corroborate how closely Americans are split. Among registered voters, 34 percent are Democrats, 33 percent Republicans and 33 percent independent or other, according to a recent survey by The Pew Research Center for the People and the Press. The public divided evenly when asked whether they prefer President Bush or a Democrat in 2004.

North Carolina, the 11th most populous state, is the largest choosing a chief executive in 2004. Three states choosing governors are among the smallest: Delaware, North Dakota and Vermont. The others are Indiana, Missouri, Montana, New Hampshire, Utah, Washington and West Virginia.

Will 2003 Be a Precursor to 2004?

The Republican gains in Kentucky and Mississippi were not surprising given that these states have evolved into GOP strongholds. The Davis recall, while a huge victory for the GOP, was a rare event. In 2000, George W. Bush lost California by more than 1.2 million votes to Democratic candidate Al Gore, and few analysts give the president any chance of capturing the state's 54 electoral votes next fall.

The California recall played out in a state with deep economic woes and a speedy mechanism for getting rid of unpopular elected officials. Few states have a trap door that operates at quickly as California's. Indeed, a few days after Schwarzenegger took the oath of office in Sacramento, an anti-tax group in Nevada withdrew its attempt to recall Gov. Kenny Guinn (R), admitting it could not gather enough signatures.

With the switch in Sacramento, the four most populous states--California, Texas, New York and Florida--have GOP governors.

Democrats halted the political bleeding in Louisiana, where Kathleen Blanco (D), the state's lieutenant governor, defeated Bobby Jindal, a 32-year old former Bush policy member backed by term limited Gov. Mike Foster (R).

While Democrats lost ground in the governor's races, they gained in legislative races. Democrats claimed the New Jersey Senate by picking up two seats and breaking a 20-20 tie in Trenton. They also padded their Assembly majority by six seats. None of the other legislative chambers changed party leadership in the other three states that elected legislators in 2003--Louisiana, Mississippi and Virginia.

Virginia Democrats gained three seats on Republicans in the House of Delegates, although Republicans maintained control by a comfortable 61-37 margin. Virginia Republicans added one seat to their Senate majority. Republicans now control legislatures in 21 states, Democrats hold both chambers in 17 states, and 11 states have split control. The Nebraska legislature is nonpartisan.

In Kentucky, U.S. Rep. Ernie Fletcher (R), a physician and former fighter pilot, defeated Attorney General Ben Chandler (D), in a race that turned largely on misconduct by outgoing Gov. Paul Patton (D). The conservative Fletcher, the state's first Republican governor in 32 years, pledged to bring integrity back to Frankfort.

In Mississippi, Republican power broker Haley Barbour defeated incumbent Gov. Ronnie Musgrove (D), Barbour, former GOP party chairman and head of a powerhouse lobbying firm in Washington, D.C., becomes Mississippi's second Republican governor since Reconstruction.

The Louisiana governor's race was the tightest of the four, with Blanco defeating Jindal, 52-48 percent. Blanco trailed heading into the final week of the campaign, but turned the tide with a barrage of ads accusing Jindal of cutting health benefits for poor Louisianans during his tenure as the state's health care chief.

Governors Face-Off in '04

Five states with gubernatorial elections in 2004 enter the year with Republican governors: Montana, New Hampshire, North Dakota, Utah and Vermont. Democrats hold governorships in six: Delaware, Indiana, Missouri, North Carolina. Washington and West Virginia.

Incumbent governors are likely to run for re-election in six of these states. They are: Delaware Gov. Ruth Ann Minner (D), Missouri Gov. Bob Holden (D), New Hampshire Gov. Craig Benson (R), North Carolina Gov. Mike Easley (D), North Dakota Gov. John Hoeven (R) and Vermont Gov. Jim Douglas (R).

Indiana Gov. Joe Kernan (D), a former lieutenant governor who advanced to the office after the death of Gov. Frank O'Bannon (D) in September, is running for a full term.

Three incumbent governors--two Democrats and one Republican--have chosen not to run for re-election.

Montana Gov. Judy Martz (R) chose not to run again after a single term. Faced with a low approval rating, Martz announced that she will not run for re-election. Following her decision, Lt. Gov. Karl Ohs is expected to enter the GOP primary, which already includes former state Sen. Ken Miller state Sen. Tom Keating, Secretary of State Bob Brown and businessman Pat Davison. At presstime, rancher Brian Schweitzer was the only Democrat running.

Gary Locke (D), the son of Chinese immigrants and the first Asian-American governor in the continental states, is stepping down as Washington's governor after two terms, saying he wants to spend more time with his family. Democrats who quickly decided to launch gubernatorial bids include state Attorney General Christine Gregoire, King County Executive Ron Sims, and former state Supreme Court Justice Phil Talmadge. The two Republicans running are state Sen. Dino Rossi and Federico Cruz-Uribe, director of the Tacoma-Pierce County Health Department.

And West Virginia's Gov. Bob Wise (D), a popular governor, will not run again after admitting an extramarital affair with a state employee. Following his announcement, former state Sen. Lloyd Jackson began seeking the Democratic nomination, joining Secretary of State Joe Manchin and others who were already running. Several other Democrats are leaning toward running and several Republicans (six at last count) are wing for their party's nomination.

Utah Gov. Olene Walker (R) has not decided whether to ran, as of presstime. Walker, who was lieutenant governor, is finishing the final L5 months of the second term of Mike Leavitt (R), who vacated the post to join the Bush Cabinet as administrator of the Environmental Protection Agency.

While 2003 boasted many high-profile candidates, including Schwarzenegger and Barbour, few big names have emerged in state-level races in 2004. Republican Mitch Daniels, who left his position as President Bush's budget chief, is running for governor of Indiana.

Although most state races turn on local issues and personalities, some national themes are emerging, including the economy, ongoing state budget problems and the high costs of health insurance and prescription drugs.

Ohio's Gov. Bob Taft, chairman of the Republican Governor's Association, said Missouri, Washington and West Virginia, all now with Democratic governors, will be prime targets for Republicans.

Powers Shifts in State Houses

The closeness of the two parties can be seen in the nation's statehouses, where Republicans control just 60 more seats than Democrats out of 7,382 state legislative seats, an advantage of less than 1 percent, according to the National Conference of State Legislatures.

Forty-four states elect new legislators in 2004. Even though redistricting has left many incumbents challenger-free, the narrow margins in many legislative chambers could lead to significant power shifts.

Races to watch include battles to control the state senates in Colorado, Illinois, Maine and Oregon, the state houses in Indiana, Montana, North Carolina, Oklahoma and Vermont and both chambers in Washington.

With a strong anti-tax sentiment still coursing through the country, lawmakers are unlikely to pass major tax increases, even if budget problems persist in 2004. Two of 2003's most closely watched refer endures pointed that way.

In September, Alabama voters rejected by a 2-1 margin a plan to make the state tax code less regressive by raising taxes on wealthy residents and cutting them for the pool: Alabama Gov. Bob Riley (R) had championed the change, arguing the state needed to spend more on schools and health care.

In January, Oregon voters rejected a 5 percent increase in state income taxes. Lawmakers had placed the proposal on the ballot, giving voters a stark choice: Raise your taxes or lose services. Voters chose the latter by a 55-45 margin.

But Oregon lawmakers later bucked voters' wishes and passed an $800 million tax increase, leading to another statewide referendum on Feb. 3, 2004, on whether to overturn that hike.

Economic indices: Fiscal Analysis

The ongoing dire economic picture that has dominated state finances in recent years appears to be easing. Fewer states are reporting budget gaps in the early months of Fiscal Year (FY) 2004 than did so one year ago. The rate and extent of the financial improvement, however; is uneven and has failed to reach many states.

Adding credibility to this were recent remarks given by Ray Scheppach, Executive Director of the National Governor's Association (NGA), an organization that represents the governors' interests in Washington, D.C. Scheppach noted, "I do believe states have in fact bottomed-out and the crisis is easing somewhat.... I'm optimistic that within a quarter or two we're going to see more moderate revenue growth."

Scheppach delivered his remarks at a Dec. 4, 2003, news conference announcing the release of a new report, The Fiscal Survey of the States, compiled bi-annually by the NGA and the National Association of State Budget Officers (NASBO).

With the enactment of their FY 2004 budgets, lawmakers successfully closed a cumulative budget gap that reached nearly $80 billion. This is on top of the shortfalls states began addressing in FY 2002. In total, lawmakers have resolved an aggregate gap of almost $200 billion.

Hoping to avoid the mid-year budget cuts and other adjustments that have plagued them in recent years, lawmakers were very cautions in their FY 2004 budgets. The Fiscal Survey indicates that nationally, FY 2004 appropriations are slightly below (-0.2 percent) FY 2003 spending levels. Moreover, revenues are budgeted to grow just 1.8 percent above FY 2003 collections. While the accuracy of these estimates will not be known until the end of the fiscal year, early information can be useful in assessing whether states are on the right track with their budgets.

As a general observation, to combat budget pressure, states have pared expenses both through across the board and targeted reductions to a wide array of programs. Forty states, according to the survey; made either across-the board or selective program cuts in FY 2003. The cuts totaled $11.8 billion, the second highest only after FY 2002, when 38 states cut their budgets by nearly $13.7 billion.

The national economic situation has taken its toll on state revenues. The report noted that "following a booming economy that generated exceptional state tax receipts--particularly from personal income taxes that included record capital gains, options and bonuses--then a dramatic fall, recovery has come at a stuttering shuffle. Sales, personal income and corporate income tax collections all missed their projected marks in Fiscal 2003."

In FY 2004, 36 states enacted broad based net tax and fee increases totaling $9.4 billion. Early indications of fiscal collections are mixed. NGA noted that while many states have realized increases in some revenue categories, others continue to see collections miss their budgeted targets. In addition to spending and revenue, year-end balances are another measure of the fiscal health of states. Balances appear to have stabilized, according to the report. Actual FY 2002 balances totaled $18.4 billion or 3.8 percent of expenditures, preliminary actual FY 2003 balances totaled $15.3 billion or 3.1 percent of expenditures and appropriated FY 2004 balances total $15.8 billion or 3.2 percent of general fund spending.

What Is Next in 2004?

The National Conference of State Legislatures (NCSL) compiled data that indicates that at least 10 states report that a budget gap has appeared since the fiscal year began in July with a cumulative budget gap of $2.8 billion, compared with $17.5 billion last year. This compares with 31 states that had gaps this time last year.

The FY 2004 gaps range from less than 1 percent in Connecticut and Rhode Island to 14 percent in Alaska. Two other states report gaps above 5 percent: Indiana (7.1 percent) and Michigan (5.6 percent in the general fund; 2.9 percent in the school aid fund).

Several states noted that while a gap has not yet opened, there are factors that could lead to one. In Illinois, for example, the FY 2004 budget was built on the assumption that one of the state's riverboat licenses would be sold for 5350 million. It now appears that the sale will not occur this fiscal year. In Oregon, signatures are being collected to ask voters to rescind a temporary tax increase that the Legislature approved in the 2003 session. The total amount at issue is $780 million over the biennium.

Other states that did not report a fiscal imbalance in the NCSL survey reported actions to address one should it occur. In Georgia, state agencies identified 2.5 percent in cuts to various programs. In August, South Carolina took pre-emptive steps. In response to a year-end deficit at the end of FY 2003 and a downward revenue revision for FY 2004, officials tapped the Capital Reserve Fund and held back 1 percent from agency budgets.

Still other states reported to NCSL that if budget problems develop, they can cover them with federal fiscal assistance money that hit state coffers after the FY 2004 budget had been enacted.

According to NCSL 22 states report that spending is exceeding appropriated levels for some portion of the budget. As in past years, Medicaid is the category most often over budget. So far in FY 2004, 13 states report that Medicaid is over budget. Other programs exceeding budgeted levels include mental health community treatment programs, foster care, early childhood programs, welfare and natural resources.

On the positive side, 21 states reported that revenues are performing above the original forecast. Revenues are on target in 13 others. Sixteen states report that revenue collections are below estimates. Last year the numbers were three, 10 and 37, respectively.

Industry Issues: Outlook for 2004

Accessibility Registries. In November, the National Accessible Apartment Clearinghouse (NAAC), NAA's non profit service that matches residents with disabilities to apartments built for their needs, launched a searchable database online of more than 72,000 accessible units. The Clearinghouse Web site recorded more than 1,000 searches during November from residents seeking accessible housing Check out the database and also register accessible units online at: www.forrent.com/naac. It is a free service to both residents and housing providers.

Last year ushered in a new awareness in the states of the importance of accessible housing and registries for properties that have accessible units. Several states have awarded grants to state housing agencies to create accessible housing registries. The NAAC has seen an increase in registration of properties during the course of the year. Several states and municipalities, including Maryland, New Hampshire, Massachusetts Oregon, Phoenix and Virginia have, or are implementing programs that create or expand accessibility registries and could potentially provide grant monies for expansion and greater development of the NAAC. Anyone aware of a housing registry program in your city or state is advised to contact NAA to coordinate efforts with the Clearinghouse.

Florida Fees. The issue of fees and notice requirements for lease termination came to all unfortunate heat in Florida in 2003. A class action lawsuit is currently making its way through the Florida court system that would limit the fees that a property owner could recover in the event of a lease termination. The major issue is how much time a resident must provide a property owner when terminating a lease with a specific duration and what type of fees can be charged if proper notice is not given. Legislation passed in Florida that will resolve this issue in the future and protect property owners rights, however, issues being litigated in one state often bear fruit in another, so it is possible that this issue could be seen in other areas of the country.

Impact Fees. a host of states are carrying over active legislation to the 2004 session on the issue of impact fees. Currently, 31 states have enabling language for facilities ranging from water and sewer to schools, public safety, roads and storm water facilities. Not only are new states looking to enact enabling legislation, but also many states that already permit some fees are looking to expand their eligible facilities. Legislation is anticipated in Colorado, Connecticut, Delaware, Hawaii, Illinois, Indiana, Iowa, Maryland, Minnesota, New Jersey, North Carolina, Pennsylvania, Rhode Island, South Carolina, Tennessee. Vermont and Washington during 2004.

Inspections. This is a perennial issue that is seen in new areas every year. Many localities are looking for ways to combat absentee property owners and cleanup problem properties. There also have been attempts to create rental housing registries in coordination with inspection ordinances. One statute, that is only now being enforced, requires property owners to provide the municipality with all resident information in an attempt to keep track of residents to ensure that they are paying the city's wage tax.

The Georgia Apartment Association (GAA) was successful in passing legislation in 2003 that prohibits the registration of rental properties by local governments. This legislation was aimed at squelching a particularly onerous city inspection ordinance in which the locality was unwilling to work with GAA representatives on a compromise solution.

NAA will continue to monitor this issue across the country and work with affiliates to ensure that any inspection ordinance is fair to all property owners and does not infringe on property or resident rights.

Inspection ordinances are being considered in Martinez, Calif.; Des Moines, Iowa; and Moon, Pa. Several jurisdictions in Georgia are also addressing this issue.

Methamphetamine Labs. As methamphetamine labs are being discovered in nearly every state now, it is only a matter of time before most states address the cleanup of the toxic residue left behind In 2003, the Council of State Governments (CSG) explored including Arizona law on meth labs in their annual Suggested State Legislation (SSL) volumes. The SSL goes out to legislators across the country and contains recommendations for statutory language on emerging issues based on laws from around the country. NAA staff was involved in efforts to keep the Arizona law out of the SSL and ultimately it was not accepted for inclusion.

At presstime, approximately a dozen states have legislation relating to cleanup of meth labs in residential property. NAA staff expects that more states will begin to address the issues of remediation and disclosure of a meth lab in the unit or the property. In an attempt to aid property owners when dealing with a meth lab on their property, NAA/NMHC issued a white paper NAA/NMHC Guidance: Cleaning Up Clandestine Crystal Methamphetamine labs in Apartments that is available at www.naahq.org. The Greater Cincinnati and Northern Kentucky Apartment Association developed an informational pamphlet for property owners titled Crystal Meth on Your Property.

Mold. Legislation relating to mold continues to be at the forefront of environmental issues. With Texas in the process of creating remediation standards, other states will most likely follow suit once the process is complete. There continues to be no accepted science on the danger level of mold exposure, thus, NAA continues to fight legislation that creates permissible exposure limits. Legislation has been introduced that relates to remediation, remediation certification, notification to residents, permissible exposure limits and insurance requirements. Legislation relating to mold is expected in California, Connecticut, Florida, Illinois, Massachusetts, Michigan, New Jersey and Virginia.

Source of Income. Adding source of income as a protected class in state fair housing laws is an issue that has emerged during the past several years. As more areas experience higher rents more localities and states are examining ways to ensure that potential residents using housing vouchers are able to find rental housing. As it becomes clear that some property owners will not accept the housing voucher as a method of payment, lawmakers are attempting to require that property owners not discriminate against potential residents because they use a voucher. By protecting source of income and forcing property owners to accept housing vouchers, they are essentially circumventing the voluntary aspect of participating in the Housing Choice Voucher Program and are requiring property owners to enter into contracts with the government and accept the vouchers as payment. NAA is monitoring these types of bills and is anticipating legislation in Connecticut, Hawaii, Illinois, Maryland, Michigan and Rhode Island for 2004.

Water Submetering/RUBS. Water submetering and the use of ratio-utility-billing-systems (RUBS) have been addressed in malay states in recent years. This continues to be an important issue to the industry and we expect to see legislation in several states in 2004, including Connecticut, Michigan and Rhode Island. Attempts continue to be made to disallow the use of submeters or RUBS in billing residents for their water usage. With water rights issues becoming important in the West and the idea of greater conservation efforts emerging in drought stricken areas of the country, there is the opportunity for the industry to argue in favor of submeters and/or RUBS toward that end of conservation. NAA will continue to monitor this issue and work to educate lawmakers on the environmental benefits of submetering and RUBS.

Douglas S. Culkin, CAE 

Douglas S. Culkin, CAE, is Executive Vice President of the National Apartment Association (NAA). He has more than 20 years of executive-level management experience. Before joining NAA, he served as Chief Executive Officer and Executive Vice President of the National Association of Professional Insurance Agents (PIA), a position he held since 1994.

At PIA, Culkin oversaw a legislative staff of seven that worked on many issues, including deregulation taxes, communication and insurance. Prior to that, Culkin served as President and Chief Operating Officer with Florafax International Inc., and held senior management positions with the American Society of Travel Agents and the National Association of Truck Stop Operators.

Culkin received an MBA in Finance and Investments from The George Washington University and an undergraduate degree in history and political science from Northeastern University. He is a Certified Association Executive (CAE) with the American Society of Association Executives (ASAE). He was named an ASAE Fellow in 1998 and received the ASAE Award of Excellence in 1997. He currently serves on the U.S. Chamber of Commerce Committee of 100, which is composed of the country's leading association chief executives.

Barbara Vassallo, Esq.

Barbara Vassallo, Esq., is the Vice President for State and Local Policy & NAA Political Action Committee (PAC) Administrator for the National Apartment Association (NAA). Vassallo began working at NAA in 1994 and was charged with developing the association's state and local program.

Working with NAA's 163 state and local affiliates, Vassallo has developed a network of communication between these chapters and facilitates information sharing on slate and municipal activity. In 2001, the State and Local Policy Department took over monitoring legislatures and developing a grassroots network in states with no NAA presence. Under her direction, the department distributes the monthly NAA State & Local Update, which reports on activity in all 50 states; provides research on any topic related to the multifamily housing industry in the 50 states; prepares industry white papers on such topics as impact fees, apartment inspections, mandatory fire sprinklers and water conservation; and produced the NAA Mold Action Kit in 2001 and the Terrorism Resource Manual in 2002. Vassalla is the NAA liaison to the NAA/National Multi Housing Council (NMHC) Joint Legislative Program.

Vassallo received her J.D. in 1993 from the Washington College of Law at American University, Washington, D.C., and is a member of the Maryland State Bar. Prior to joining NAA, she worked in the Legislative and Regulatory Office of the U.S. Department of Interior, Bureau of Land Management where she prepared Congressional testimony for Bureau officials and worked on legal research issues related to federal lands.

Vassallo also interned with the U.S. Department of Justice, Civil Rights Division, where she reviewed voting and election changes pursuant to the Voting Rights Act. Vassallo completed her undergraduate degree in three years and received her B.A. in political science (pre-law concentration) with honors from Stale University of New York, College at Geneseo in 1989.

Bradley A. Hix

Bradley A. Hix is Manager of NAA PAC & Grassroots for the Notional Apartment Association (NAA). He is responsible for grassroots development in non-affiliated areas and the NAA PAC.

Hix joined NAA in August 2001 with a rich history working in the political arena. Prior to joining NAA, he served as Vice President of Public Policy of the Asheville (N.C.) Area Chamber of Commerce. Prior to that, he served as the legislative liaison for the Office of the Speaker, North Carolina General Assembly.

While at the Office of the Speaker, his contributions included serving as liaison to both the Majority Whip and House Majority Caucus, appointing Board and Commission members and representing the Office of the Speaker in meetings with local elected officials and constituents.

Hix also has served as Director of Campaign Operations for the Harold J. Brubaker Campaign Committee, Republican Policy Analyst for the Office of the Speaker, Illinois General Assembly, Campaign Manager for the House Republican Campaign Committee and as an independent campaign consultant in Illinois.

Hix received his B.A. in political science from the University of Illinois-Urbana-Champaign in 1998 and an M.A. in public administration from Western Illinois University where he was a member of the Phi Kappa Phi Honor Society

Rachel Arnold

Rachel Arnold is Senior Manager of Public Affairs for the National Apartment Association (NAA). She is responsible for department communications, including the State & Local Update, Holsheet, Web site, media relations and issue testimony and talking points.

Arnold also compiles market data for advocacy needs and provides public affairs strategies to affiliates upon request. In addition, she reports and monitors slate and local issues in several states, liaisons with affiliates on state and local policy issues and responds to member and affiliate research requests on issues affecting the apartment industry. Arnold joined NAA in May 2002.

Prior to joining NAA, Arnold was the Quality Control Manager and Senior Research Analyst for MultiState Associates Inc., a 50-state government affairs firm. While at MultiState, she was responsible for overseeing a team of research analysts and maintaining a client portfolio consisting of both corporations and trade associations monitoring a wide array of legislative and regulatory issues. Arnold also worked for Kirk Profit in the Michigan House of Representatives.

Arnold received her B.A. in political science from Hope College in 1995.

Todd Cohn

Todd Cohn is the Slate and Local Policy Manager for the National Apartment Association (NAA). Joining NAA in 2004, Cohn works to identify and monitor state legislation affecting the industry in non-affiliated NAA states as well as in a number of NAA affiliates. Additionally, he participates in government affairs activities in NAA affiliated states and supports the government affairs efforts of NAA affiliates and members.

Cohn works to make recommendations for involvement in state and local issues on behalf of the industry including participation in groups, such as the Rational Conference of State Legislatures (NCSL), the American Legislative Exchange Council (ALEC), and through contributions to the Real Estate Advocacy Group for States (REAGS). Also, he regularly contributes to the monthly State & Local Update, UNITS magazine, the NAA State and Local Hotsheet and Newswire articles.

Prior to joining NAA, Cohn served as Manager of Legislative Information Services at Stateside Associates where he managed slate and local client programs specializing in e-commerce, tax policy and information technology. In addition to providing critical support to issue management programs, he managed a legislative monitoring team reviewing legislative activity in all 50 states.

Cohn previously worked for a large public relations firm, serving on the trial team for a large anti-trust case in 1999. He gained political experience working on several local, state and federal campaigns.

Cohn holds a master's degree in political management from George Washington University's Graduate School of Political Management as well as a bachelor of arts degree from Tulane University in New Orleans.

Rachel Arnold is Senior Manager of Public Affairs for NAA. She can be reached at 703/518-6141 ext. 119 or via e-mail to Rachel@ naahq.org. Todd Cohn is State Policy Manager for NAA. He can be reached at 703/518-6141 ext. 117 or via e-mail to [e-mail].