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Net Operating IncomeDepositSaver was specifically designed by its developers to increase the property owner/property
management company’s NOI through elimination of a known traditional “Cost Center”, tenant bad debt
write-off. DepositSaver creates a new profit center through increased potential positive cash flow,
increased margins and simplified operational accounting.Read More -
Net Operating IncomeDepositSaver was specifically designed by its developers to increase the property owner/property
management company’s NOI through elimination of a known traditional “Cost Center”, tenant bad debt
write-off. DepositSaver creates a new profit center through increased potential positive cash flow,
increased margins and simplified operational accounting.Read More
Product Introduction & Overview
Insurance coverage replacing security deposits covering vacation unit damage in excess of normal wear and tear. Policy of insurance has all the characteristics and benefits of a cash security deposit but with more coverage and the unique ability to create a potential profit center out of a traditional cost center.
Benefits of Contract Privity
A key feature of the DepositSaver™ policy is privity of contract, an interparty relationship that exists exclusively between the property owner and the DepositSaver™ insurance company. This means that a tenant is not a party to the policy and can only benefit indirectly from the arrangement, either by having his security deposit waived at initial lease signing (as would be the case with new tenants) or by having an outstanding deposit returned at lease renewal (which would be the case with existing tenants). This feature sets DepositSaver™ apart from traditional programs in a defining way. Unlike traditional deposits, wherein owners are subject to the vicissitudes of state laws that govern the handling of tenant funds, DepositSaver™ enables owners to take absolute control of the management of default exposures by allowing the property owner/management company to conduct their business free of these kinds of burdens.
Increasing Net Operating Income
Simply put, NOI increases under DepositSaver™ are achieved through the mechanics of two basic elements of its innate structure: (1) cost reduction through faster and larger default recoveries (2) income flow derived from captive profitability. The fact that a traditional deposit program can provide neither of those exposes it for what it really is, a traditional cost center which ends up being a net drag on income. By contrast, DepositSaver™ generates positive cash flows, which translate into potentially significant margin increases.
Where NOI Increases are Derived
The most instructive way to demonstrate the foregoing is through running our proprietary “What if” scenarios, wherein DepositSaver™ utilizes actual owner data. Below are the areas where the captive generates increased NOI:
Unpaid Lease Payments
(1)Accelerates recoveries, e.g., through the payment of claims upon delivery of notice of eviction. (2) Increases recoveries by providing higher limits than amounts held as security.
Unit Damage
Reduces these, by expanding the amount of available funds for losses
Excess Losses
In the unlikely event that per tenant loss amounts are in excess of per tenant claim limits the excess can be covered under the captive aggregate limit
Eviction / Legal Expenses
Materially reduces these costs and can substantially reduce exposure to bad faith legal claims asserting abuses of tenant deposit laws
Administrative Expenses
These are reduced through the elimination of the need to administer security deposits
Excess Profit Center Returns (Dividends)
Fund balances remaining after the deduction of expenses and claims are distributed as "dividends" to property owner captive members. Within the segmented cell captive structure , under certain circumstances the initial $1.9 million of these distributions can be Federal tax free
DepositSaver LLC
DepositSaver was designed specifically to turn well known commercial multifamily, military/student housing and vacation rental tenant damage and failure to maintain contracted lease payment cost centers into significant profit centers. DepositSaver represents a totally new niche insurance market thru a patent pending captive insurance structure
Product highlights:
- Proprietary product with US business process patents pending with only known application of it’s kind
- “Proof of concept” established by the 4th largest international insurer and the 5th largest privately owned US insurance brokerage firm
- Product deliverables approved by National accounting & Law firms
- Ability to easily replace vendor partners – if/as needed
- Product applications designed for Residential, Commercial, Student/Military Housing and the vacation rental industry
- Commercial product underwriting supported by proprietary, one of a kind, prospective or current tenant asset analytical platform
Security Deposits vs DepositSaver™
Deposit Server Profit
- Elimination of Bad Debt
- Creation of new profit center
- Eliminates the need to collect, account for, return per tenant deposits
- Eliminates the need to comply with city, municipal, state and Federal tenant fiduciary duty legal requirements
Current Paradigm Expense
- State and Local Rules
- Administration of Separate Accounts
- Cost of Administration and Potential Liabilities
- Damages/Default Exceed Deposit
Program Summary
DepositSaver™ replaces a process that is largely reactive and economically inefficient with a unique structure that assures greater efficiency and lowers costs. To restate, DepositSaver™ inverts a known cost center into a significant profit center™ This
approach facilitates a quantum leap in the control of tenant defaults by:
Accelerating Claim Recoveries
By providing reimbursement just as soon as a condition of default exists
Increasing Recovery Amounts
Through coverage limits that afford higher levels of protection than would be available under a traditional security deposit program
Reducing Administrative Costs
Through elimination of activities previously performed under a security deposit program
Avoiding Bad Faith Claims
And other torts that arise from the management of traditional security deposits, an area where DepositSaver™ simply eliminates such exposure.
Executive Bios
Prior to the formation of Bloom Real Estate in 1989, Scott spent the previous fifteen years at Newmark and GVA Williams gaining leasing and sales experience representing landlords\tenants and sellers\purchasers. While at Bloom Real Estate he has fulfilled the diverse needs of owners and users in the acquisition and disposition of commercial space. As an owner representative, he has boosted occupancy in every assignment, improving rates from as low as 55% to as high as 97%-100%. In addition to serving as exclusive leasing agent for office buildings such as Carnegie Hall Tower, 1776 Broadway and 400 Madison Avenue, he has successfully completed more than 1,000 NYC leasing and sales transactions. In conjunction with John Lepire, Scott has been actively involved in both the development and marketing of lease tenant deposit insurance products over the past 5 years.
Scott M.Bloom
John Lepire has 43 years of experience in the insurance and reinsurance industry. He has worked as a property and casualty claims specialist, eventually holding senior management positions at The Travelers, The Hartford and USF&G. In 1982 John became a treaty reinsurance broker specializing in the design and marketing of specialized professional liability reinsurance programs as a Senior Vice President with RFC Intermediaries, a wholly owned subsidiary of The St. Paul Companies. During 1985 John was one of the founders of American Intermediaries, a reinsurance brokerage firm responsible for the placement of treaty reinsurance on behalf of various doctor and attorney owned professional liability firms such as Physicians Insurance of Ohio, Physicians Insurance of Michigan, Physicians Insurance of Florida and the California Mutual Insurance Company. During the past 30 years, John designed and implemented AssureLease™, Healthcare Providers Compliance Assurance Program™, MedDefense™ and successfully designed and implemented the International Ironworkers Union workers compensation captive program ICIP™, the American Medical Association’s MD/JD Branch captive insurer United Physicians Insurance and the American Academy of Cosmetic Surgery’s captive, North American Physicians Insurance Company.
JOHN LEPIRE
For the past 8 years Robert has been an Adjunct Professor of Real Estate Economics at NYU’s Schack Institute of Real Estate. In addition to conducting classes he lectures a course in real estate finance for the school of continuing and professional studies. He has also arranged lectures for the Amsterdam School of Real Estate’s exchange program with NYU. Robert has authored numerous articles regarding the perceived benefits of lease tenant default insurance over the past 6 years. In 2013 Robert was the co-founder and Principal of RJM Worldwide during which time he has successfully sourced in excess of $25 million in equity and debt capital from banks, private lenders and institutions. RJM also provides advisory services to third parties for business planning/marketing, financial due diligence, valuation and debt equity raises. From 2010 thru 2012 Robert was a Managing Partner with the Cadence Capital Group during which time he sourced and analyzed over $1.5 billion in real estate deals throughout the US. He also performed acquisition due diligence, underwriting, valuation and feasibility studies. From 1997 thru 2009 Robert worked for Deloitte Financial Advisory Services LLP ending up as the Senior Manager of the New York City Office. His team provided corporate real estate and real estate finance advisory services to Fortune 500 clients (including site selection, space rationalization strategies, sale leasebacks, valuation, due diligence, underwriting securitization, feasibility studies and fair value reviews.
Robert Meulmeester
Alternative Markets Division during which time he developed and implemented all of AIG’s alternative market business (over $500M annually) and established corporate audit and review standards. Bill also managed all aspects of the formation and build relating to application, policy, contact management, reinsurance accounting along with claims and credit management, with a 90% retention factor. The systems/procedures establish met the auditing requirements of PWC, KPMG, Protivity and annual internal underwriting and compliance audits. Hanover Insurance Company (1992 thru 2001) where Bill served as Vice President of Commercial Group Marketing/Alternative Risk Management. Bill integrated the company’s resources to increase ART program production and enhance business revenue. Aetna Life & Casualty (1976 thru 1992) Director of Aetna’s Axia Services Company (Aetna-owned Third Party Administrator) where Bill established Aetna’s first ART program. He integrated the internal resources of asset management with the ability to underwrite programs on an admitted basis that allowed for risk profit among the various vendor partners and clients. Bill is a graduate of DePauw University with a BA degree
William G. Whitehead
Turning a Known Cost Center Into a Significant Profit Center
To afford owners the level of control they need to manage these costs with optimal efficiency, DepositSaver™ employs a patent pending insurance profit center structure, which attacks shortfalls in legacy programs by way of a platform that accelerates recoveries for unpaid rent, eviction/collection expenses and unit damage. At the same time DepositSaver™ also significantly reduces administrative costs and provides additional funds, beyond those held in traditional trust accounts as loss/damage offsets. The larger recoveries under DepositSaver™ are facilitated through insurance coverage that provides limits that are multiples of what would otherwise be available through traditional deposits plus potentially significant profits generated through the captive account.