AAA MEMBERS E
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Plus, save up to 20% OFF BEHR® Paints, Stains and Primers. Contact a BEHR PRO Account Manager at behrpro.com/rep for details or sign up at homedepot.com/ProXtra.
*For in-store and homedepot.com purchases. Annual purchases must total a minimum of $25,000 to qualify for the rebate. See homedepot.com/c/ProXtra_TermsandConditions for Pro Xtra program details.
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CAMP Facility Services is dedicated to providing topnotch commercial services. With over 45 years of experience under our belts, we offer comprehensive multifamily and commercial maintenance, repairs, roofing, renovations, and more. Not only are we a one-stop shop for all of your needs, but you can trust us to deliver quality workmanship with every project we undertake.
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Executive Editor Emily Blair, CAE Association Staff
Emily Blair, CAE, Executive Vice President/ Executive Editor, emily@austinaptassoc.com
Dana Bolz, CMP, Senior Director of Events & Education, dana@austinaptassoc.com
Lauren Carter, Graphic Designer lauren@austinaptassoc.com
Bruce Cook, Accounting & Database Manager bruce@austinaptassoc.com
Hannah Garcia, Government & Community Affairs Director hannahg@austinaptassoc.com
Tatiana Marchizano, Director of Education tatiana@austinaptassoc.com
Sabrina Talerico Miller, Senior Director of Marketing & Business Development sabrina@austinaptassoc.com
Hannah Woodyard, Communications Marketing Manager hannah@austinaptassoc.com
Tetiana Zhuravel, Administrative Manager & Team Coordinator tetiana@austinaptassoc.com
The Present Is Never Permanent.
Dear Members,
Just one year ago, I was attending a National Apartment Association event, and I heard someone ask the question “So, what is ChatGPT?” Thinking back on that question - hardly a year later – I am struck by the fact that technology is developing at speeds we cannot comprehend. A year ago, we were all asking these questions, and now AI is talked about almost as much as the weather.
As we developed this issue, and began thinking ahead about what our industry would look like 5, 10 or even 20 years from now – it was clear that it is hard to imagine. 60 years from now, it is impossible to have a clear vision of what our industry trends will be, how multifamily housing will have evolved, and what our city will look like.
In this issue, we have insights and data from this year’s state of the industry event, but also some glimpses via the lens of members, into our future.
As we look to the end of the milestone year for the Austin Apartment Association, our leadership and team are excited for the coming year and what comes next.
We will also be revealing a new look for the association as we close out the year – so stay tuned and be sure to attend this year’s APEX Awards.
While there is much to anticipate about the future, there is much to celebrate, here in the present.
Sincerely,
Emily Blair, CAE
What an exciting and fulfilling year it has been serving as your President of the Austin Apartment Association! We spent the year celebrating our 60th anniversary, reflecting on the many great leaders who paved the path to success for our wonderful organization. It has truly been a year of reminiscing and honoring our rich history.
As my tenure winds down, we are closing the year with the launch of a new logo and branding campaign, setting the stage for the future of the Austin Apartment Association and the apartment industry as a whole.
For those who have been in the apartment business for several decades, you’ll remember a time before computers, when rent was posted manually, service requests written on a carbon copy, and occupancy rates were calculated by hand. It was an era before the internet, where print advertisements ruled, and landing the cover of the home section in the Austin American-Statesman was a significant achievement. Today, every property has software dedicated to CRM, Financials, and project tracking and advertising have shifted predominantly online. We text residents instead of calling them or leaving notes on their doors. Increasingly, companies are leveraging artificial intelligence to collect rent and communicate with residents and prospects.
With all these advancements, one might wonder: What will the next five, ten, sixty years hold for our industry?
I envision the future of the apartment industry continuing to evolve with technology, becoming even more refined and sophisticated. Many companies will continue to centralize onsite operations. However, we must not forget that people remain at the heart of our business. It’s the relationships our supplier members build with onsite teams and the personalized customer service that
set our communities apart. Our onsite team members will increasingly specialize in customer service and sales, allowing them to focus on building connections rather than being bogged down by financials and other backend tasks.
While every apartment has four walls and our amenities may be similar, it’s the PEOPLE who make the difference. In a world dominated by technology, our residents need the right PEOPLE to make their communities feel like home.
Looking ahead, we also see challenges on the legislative front. The apartment industry faces ongoing legislative issues at all levels—local, state, and national. Every other year when our Texas legislature meets, the number of landlord-tenant bills continues to grow, and tenant advocacy groups gain more strength. We need more people to step up and testify before various committees and groups, explaining how certain legislation could increase the cost of doing business and, ultimately, the cost of living for our residents.
As my year as President wraps up, I have one final request for our AAA members: Please find time to volunteer. A great first step is joining one of our Peer Groups. To continue being a successful association and to keep our industry strong, we need volunteers. It’s the volunteers who have made our industry successful today, and it’s volunteers who will ensure its success in the future. We need you!
Sincerely,
Theresa Ebner, CAM, CAP, CPM
OCTOBER
NOVEMBER
DECEMBER
RECAP
PLATINUM SPONSORS
The Austin Apartment Association’s annual Vegas Night event was a huge success, thanks to our generous sponsors and dedicated event chairs. The attendees’ energy and enthusiasm made the night unforgettable. A highlight was the $500 CASH Prize Drawing, won by April Delgado with RPM Living. Thank you to everyone who attended Vegas Night!
KEEPING AUSTIN BALANCED: KEY POLICY UPDATES IMPACTING THE RENTAL HOUSING INDUSTRY
By Carrie Smith, TexAdvocacy Partners
At the Austin Apartment Association (AAA), we’re constantly at the forefront of the evolving policies shaping our city. From amendments to the International Property Maintenance Code (IPMC) to the recent appointment of a new police chief, there’s been no shortage of important developments. Here’s an informative roundup of the hottest topics that have kept us busy this summer, and what they mean for the central Texas rental housing industry.
IPMC Amendments: Protecting Your Interests and Streamlining Compliance
The City of Austin recently released proposed amendments to the International Property Maintenance Code (IPMC), which could impact all multifamily properties across the city. The Austin Code Department uses the IPMC to ensure compliance, particularly within the Repeat Offender Program (ROP).
Our advocacy efforts have focused on protecting rental housing properties from unnecessary penalties. Specifically, we’re asking that actions against properties be taken only if tenants reported an issue and landlords failed to respond within the state property code’s required timeframe. Additionally, we’ve suggested that new property owners of ROP-listed properties be given extra time to comply before being required to register as Repeat Offenders.
These amendments will go before Austin City Council this fall and take effect in January. We are closely involved in ensuring that the IPMC works for our members. Rest assured, AAA is making sure the voices of multifamily owners are heard loud and clear!
Austin City Council Member Ryan Alter and Rental Housing Fees: What’s the Deal?
Another hot topic at Austin City Hall has been the potential regulation of rental housing fees, spearheaded by Council Member Ryan Alter. His resolution, which aims to regulate the disclosure of fees, has sparked concern across the rental housing industry.
Our team at AAA has been busy advocating at City Hall, expressing concerns about the possible unintended consequences of such regulations. We fear that this could pave the way for more restrictive ordinances in the future, including fee caps that could hurt both property owners and renters in the long run.
Fortunately, thanks to our proactive efforts, Council Member Alter has paused his proposed action and returned to the drawing board on this issue. While this is a victory for now, the topic remains on our radar, and we’ll continue monitoring any developments. Advocacy in action!
Simplifying Alarm Permitting
Another major change on the horizon is the city of Austin’s new multifamily alarm permitting rules. These changes are designed to simplify the permitting process and make compliance easier for property owners. The rules also shift terminology
away from terms like “master permit” in favor of “principal,” while codifying current practices for fee waivers.
Under the new rules, individual tenants will be required to obtain permits for alarms in their units—a move that could cut down on noncompliance fines. While fees for master permits are set to increase, the overall financial burden is expected to decrease due to the streamlined approach. The new rules will take effect on October 1 as part of the city’s upcoming budget. We’ll keep you posted on how this impacts your properties.
Budgeting for the Future: Austin City Council’s 2024-2025 Proposal & Property Tax Increases
The Austin City Council recently approved their $5.9 billion proposed budget for 2024-2025, with a strong focus on affordable housing, infrastructure, and community services. Among the highlights are significant investments in generational projects like expanding the Austin-Bergstrom International Airport and redeveloping the Austin Convention Center.
However, for many Austin residents, the budget means higher property taxes. Homeowners are looking at an increase of $8.52 per month in property taxes, and rates for essential services like electricity, trash, water, and drainage are also expected to rise. This comes on the heels of the Texas Legislature’s property tax cap, and many multifamily property owners are concerned about the implications for renters.
Unfortunately, unlike owner-occupied homes, rental properties don’t benefit from the same property tax exemptions, which often forces landlords to pass these increased costs onto tenants. These dynamic impacts affordability, especially for smaller properties owned by “mom and pop” landlords.
Solutions? Responsible Property Tax and Bond Management Is Key
AAA is all about finding solutions, and we’re urging city leaders to be mindful when managing property taxes and bond packages. Affordability needs to be top of mind because when renters thrive, so does our community. Collaboration among property owners, local government, and community stakeholders will be crucial to maintaining a healthy rental market and keeping Austin affordable for everyone.
Public Safety Update: Austin Welcomes New Police Chief Lisa Davis
In other big news, Austin has a new sheriff in town— well, police chief. Meet Lisa Davis, recently Austin confirmed as Police Chief. With a strong background in problem-solving and community policing, Davis is stepping into a role that’s been under intense scrutiny. She’s committed to addressing crime and disorder while improving the quality of life for all
residents—something that directly impacts Austin’s multifamily communities.
Why Public Safety Matters for Multifamily Housing
We’ve all felt it: crime rates are up, police response times are lagging, and residents are feeling uneasy. As it stands, the Austin Police Department (APD) is operating with 463 vacancies, including 330 sworn officer positions. As a result, response times are 30-40% higher than the department’s goals, and many non-emergency crimes are being rerouted to 311 instead of getting an immediate response from officers. For a city that’s grown so rapidly, this isn’t just an inconvenience—it’s a public safety crisis.
That’s why AAA strongly supports the highly anticipated long-term contract proposal between the City of Austin and APD. This contract is crucial for filling those vacant positions and addressing the crimes that impact your businesses, residences, and quality of life. By providing officers with stability and clear incentives, the contract will help the city recruit and retain the best officers, which is essential for addressing crime. This contract should be finalized soon, which is a moment we have all been waiting for. Stay tuned for more details soon.
*ICYMI – APD has a new interactive data portal to view statistics about incidents in your area. Check it out here: https://datahub.austintexas.gov/stories/ s/8fv5-rasp.
Wrapping It All Up
It’s clear that Austin’s multifamily housing industry is at the center of many important discussions. Whether it’s advocating for practical property maintenance standards, keeping an eye on rental housing fee regulations, or supporting public safety efforts, the Austin Apartment Association is here to protect our members and promote a thriving rental community.
As we move forward into fall, we’ll continue to engage with city leaders, push for balanced solutions, and work to keep Austin a great place to live.
Find out how you can get involved in these and other issues at austinaptassoc.com/be-an-advocate.
AAA welcomes these new members who joined the association between May 1 - September 3. When deciding where to make your next purchase for your property, please consider an AAA supplier member.
NEW INDUSTRY MEMBERS
Beehive Properties, LLC
1 Unit
Capm Properties
4 Units
Case & Associates Properties, Inc 184 Units
Colon-Lopez Properties
1 Unit
Domain Hospitality LLC
8 Units
Eastern Property Management LLC 562 Units
Gallery Residential 463 Units
Grey Bird LLC
1 Unit
Hamric Properties
4 Units
JJ LIPO LLC 134 Unit
Joule Invenire LLC
2 Units
Light Tower LLC 473 Units
Nexus Asset Solutions 90 Unit
Penmar Management 6 Units
NEW PRODUCTS AND SERVICES MEMBERS
Agrave LD LLC
Ximena Martinez
501 County Road 107 Georgetown, TX 78626
512.981.5152
ximena@agaveld.com, info@agaveld.com
Categories: Landscape Installation & Maintenance; Landscape Contractors
Albatroz.AI
Georges Colbert
300 North Lamar Boulevard, Suite 127
Austin, TX 78703
512.763.7147
georges@albatroz.ai
Categories: Property Management Software; Computer-Software & Service
Cloudastructure
Danielle Archuleta, CAS
150 Southeast 2nd Avenue, Ste 300 Miami, FL 33131
480.236.5540
danielle@cloudastructure.com
Categories: Security & Surveillance; Security Systems
Compound Security Specialists
Cris Sunferi
10704 South Interstate 35 Frontage Road Austin, TX 78748
512.444.4283
accounting@compoundsecure.com
Categories: Gates-Automatic & Manual; Security & Surveillance
Quality Security Services 1 Unit
Walker & Companies 4 Units
Floor & Decor
Annmarie Carpenter
2500 Windy Ridge Parkway Southeast Atlanta, GA 30339
352.586.0097
Annmarie.Carpenter@flooranddecor.com
Categories: Flooring-Sales & Installation; Flooring-Manufacturer
GU Construction
David Torres
3003 Clawson Road Unit B
Austin, TX 78704
737.351.9241
guhomes1@gmail.com, davidt@guconstruction.net
Categories: Construction-General; Construction Management Consultants
GreenThumb Compost LLC
Tom Rutz
780 W FM 1626 #2039
Austin, TX 78652
512.369.0998
info@greenthumbcompost.com
Category: Composting
M&M Empire Construction, LLC
Kevin McKenna 15013 Purslane Meadow Trail Austin, TX 78728
631.255.6135
admin@mmempireconstruction.com
Categories: Construction-General; Roofs-Contractors
Maldonado Nursery & Landscaping
Jerry Maldonado
3510 North Loop 1604 East San Antonio, TX 78247
210.861.7171
jerryb@mnlsa.com
Categories: Landscape Contractors; Landscape Installation & Maintenance
Parking Compliance Solutions
Ana Gaona 4410 Nixon Lane Austin, TX 78725
512.280.6999
info@parkingcompliancesolutions.com
Categories: Parking Lot Maintenance & Marking; Towing
AAA Virtual Education Library
Prestige Trash Valet Services, LLC
Daniel Gonzalez PO BOX 81005
Austin, TX 78708
512.663.8370
info@prestigetrashvalet.com
Categories: Trash Bulk Pick Up; Trash Valet Pick Up
Red Oak Roofworks and Restoration
Jeff Armstrong 717 Garner Park Dr. Georgetown, TX 78628
512.818.3546
jeff@redoakatx.com
Categories: Roofs-Contractors; Contractors- Restoration & Remodeling
Rhino Renovations LLC
Jerson Cruz 68 Fairview Drive Round Rock, TX 78665
512.617.9897
info@rhinorenovations.com
Categories: Restoration & Remodeling; General Contractors
Starfish Laundry Systems, LLC
Matt Quagliana PO Box 160054 Austin, TX 78716
737.242.6508
matt@laundryupgrade.com
Categories: Laundry Equipment; Laundry Services
Texas Build Co
Joe Carlyle
161 Lynn Crest Bend Buda, TX 78610
512.549.9726
joe@txbuildco.com
Categories: Construction-General; Roofs-Materials
Triumph Roofing And Restoration
Hunter Hines
2815 Chaucer Drive Montgomery, TX 77356
512.814.8056
Hthines.tcg@gmail.com
Categories: Roofs-Contractors; Siding-Contractors
TurnKey Make-Ready
Chad Baldwin
27 Sable Heights San Antonio, TX 78258
888.973.2390
chad@tkmakeready.com
Categories: Make Ready Service; Paint-Contractors
Recorded education sessions to watch whenever and where ever suits
Tired of unauthorized vehicles cluttering your community’s parking spaces?
A&A Wrecker has the solution! We specialize in private property towing services, tailored exclusively for multifamily communities like yours.
on the Move
Wade Nauman, ARM, CAM, CPM Candidate
Earned His CAM Credential
With three years of dedicated service at Greystar, I am thrilled about the completion of my CAM Certification, a milestone that marks an exciting new chapter in my career. This achievement reflects my commitment to professional growth and my passion for the property management industry. I am eager to leverage this certification to drive success and innovation, not only for myself but also for the communities and teams I work with. The future is bright, and I am ready to embrace the opportunities that lie ahead as I continue to grow within the Greystar family.
Tristan Brown
Promoted to New Position
Kairoi Residential is proud to announce the promotion of Tristan Brown to Client Experience Manager. In his new role, Tristan will focus on elevating the client and resident experience through pre-development consulting, business development, relationship building, and ensuring operational consistency. Tristan brings over seven
years of experience as a Community Director, having successfully managed various asset classes across three major markets. He has also been recognized as a Property of the Year winner by the Austin Apartment Association, further highlighting his commitment to excellence.
Toni Rackley
Promoted to New Position
I’m excited to share that I’ve moved from Business Development to Branch Manager of Austin and Central Texas for Flooring Warehouse, where I’ve proudly worked for 14 years. I’ve also served as ESC Chair in the past, and I’m currently a member of the TAA PSC and the AAA Board.
Kendall Pretzer Award Winner
Austin is truly an amazing city to work and live. With a decades-long tenure in the multifamily software industry, it’s been a pleasure to lead and grow Grace Hill here. Being recognized as one of Austin’s Top Women in Real Estate has been a wonderful opportunity to reflect on the exciting momentum Texas has, and I’m excited about the future
of technology in the space, making things better for owners, operators and residents alike.
Taryn Merrill, CAM
Promoted to New Position
I am excited to announce my new role as Manager of Affordable Housing for Greystar’s Texas and Oklahoma communities. With a decade of experience in multifamily operations, I developed a passion for affordable housing while managing our first LIHTC and HFC lease-up in Austin. I am eager to sharing my knowledge and looking forward to supporting our teams in making a positive impact.
Danielle Berryann
Promoted to New Position
Thrilled to announce my new role as Regional VP at Hire Priority! It’s been an incredible journey, and I’m so excited for this next chapter. I’m beyond grateful for the support of my amazing team, colleagues, and mentors who have helped me get here. Looking forward to continuing to grow and contribute to this incredible company and industry!
Wade Nauman, ARM, CAM, CPM Candidate Earned His CAM Credential
Tristan Brown Promoted to New Position
Toni Rackley Promoted to New Position
Kendall Pretzer Award Winner
Taryn Merrill, CAM Promoted to New Position
Danielle Berryann Promoted to New Position
Market Line Report - Austin
MARKET SNAPSHOT
HOTTEST SUBMARKETS Over The Past 3 Months
Based on the best combination of rental rate growth and absorption over the past 3 months. There are a total of 14 submarkets in the Austin area.
Statistics derived from a continuous survey of all apartment communities. Effective rental prices are calculated net of concessions and utility adjustments.
Concessions are generally represented by three types of specials: move-in, months free, or floorplan. These specials are prorated over a lease term to arrive at a percentage reduction in market or street rents.
The Future of Multifamily Living: Navigating Change and Embracing Innovation
The multifamily industry is on the brink of transformative change. As we look ahead to the next decade or more, several emerging trends and technologies will reshape how we live, manage properties, and interact with our living spaces.
Technological Disruptions and Innovations
One of the most significant shifts on the horizon is the integration of artificial intelligence (AI) into property management. Already, we have seen transformational impact of AI in functions such as leasing and customer service.
Can you imagine a future where your resident’s needs are seamlessly handled by smart systems? Centralized management platforms are set to become the norm, offering residents a one-stop-shop experience where all bills, including utilities and insurance, are bundled into a single payment. This streamlined approach not only simplifies life for renters but also allows property management companies to consolidate operations, reducing overhead and improving efficiency.
Challenges and Solutions
The multifamily industry faces several challenges, including the consolidation of smaller property management firms by larger players and the increasing demand for affordability over spaciousness. As the market shifts, innovative solutions will be crucial. For instance, as floorplans shrink in response to changing preferences, developers are focusing on maximizing functionality and community spaces rather than merely increasing square footage. The trend towards co-op-style living, where shared spaces and communal living become the norm, represents a response to these evolving demands.
Evolving Talent Needs
The industry’s future will also hinge on its ability to adapt to new talent needs. As technology becomes more
integral, skills in data management, AI integration, and cybersecurity will become increasingly valuable. The industry’s workforce will need to be adept at managing these technologies, ensuring privacy, and utilizing data to enhance the resident experience.
The Changing Concept of Home
The concept of “home” is evolving, with a growing emphasis on minimalism and functionality. The younger generation’s shift away from overconsumption means that smaller, more efficient living spaces are becoming more desirable. Apartments are no longer just about having a place to stay but about creating a community and a lifestyle that aligns with contemporary values of affordability and sustainability.
In parallel, the rise of build-to-rent communities reflects a broader shift in housing preferences. With escalating interest rates and the burden of homeownership costs pushing more people to rent longer, this new model of single-family rental communities is gaining traction. Cities like Georgetown are already seeing rapid growth in these developments, which offer a promising alternative to traditional apartment living.
In conclusion, the multifamily industry is poised for substantial transformation. By embracing technological advancements, adapting to shifting market demands, and fostering new talent, the industry can navigate these changes and thrive in the coming decade. As we move forward, the future of multifamily living promises to be more integrated, efficient, and attuned to the evolving needs of its residents.
This article was originally written by AI, based on the human insights and prompts from the Austin Apartment Association’s Emerging Industry Insights Committee.
The Annual State of the Industry event took place on September 12th at the Commons Conference Center at the J. J. Pickle Research Campus.
The purpose of the event was to provide insights into the rental housing and multifamily market, including market trends, construction and development activity, economic impacts, and more as we look to 2024 and beyond. Thank
Chris Newton TAA
Executive Vice President
Theron Patrick
ALN Apartment Data
Data Analyst & Architect
Kelley Liserio
Homespring Residential Service VP of Public Relations
Monica Cruz, PHD
Texas Demographic Center
Special Research Associate
Chelsea Kneeland - Moderator
Multifamily Insiders Director of Research
Platinum Sponsors: Gary Greene with FSI Construction, Danielle Berryann with Hire Priority and Tasha Mora with A&A Wrecker & Recovery
2024 STATE OF THE INDUSTRY Austin Apartment Association’s Rent
Drops, Legislative Updates, and
Plans for Growth
Written By: Carrie Smith, TexAdvocacy Partners
The Austin Apartment Association’s 2024 State of the Industry event brought together key leaders in the multifamily housing sector to explore the challenges and opportunities shaping the Central Texas market. Experts discussed the latest trends in legislation, demographics, and rental data, offering a comprehensive snapshot of where the market stands today and where it’s heading.
Chelsea Kneeland of Multifamily Insiders set the stage, emphasizing the event’s significance. “This event is packed with the data and insights that the industry needs to make informed decisions for 2025 and beyond,” she said, underscoring the importance of understanding current dynamics in the multifamily market.
Chris Newton, Executive VP of the Texas Apartment Association (TAA), provided a deep dive into upcoming legislative priorities. “Squatter reform is front and center,” Newton highlighted, explaining the need for reforms to streamline the eviction process. He also pointed out that while property tax reform has been discussed in previous legislative sessions, its impact on rental housing has been minimal. “Addressing these issues headon is essential for the stability of the rental market,” Newton stressed.
Theron Patrick, Data Architect Analyst from ALN Apartment Data, followed with eye-opening statistics on Austin’s multifamily market. Rents in the Austin area have dropped 7.5% over the past year, driven by a surge in new supply. “We’re seeing more units come online in Austin than ever
before, and this competition is creating downward pressure on rents,” Patrick said. With over 23,000 new units delivered in the past 24 months, he noted that while demand is steady, it’s still catching up to the supply. “This is good news for renters. With new supply not slowing down until at least 2026, we expect rents to remain competitive,” Patrick added. He also cautioned that adding excessive regulation could harm the market, which is already facing pressures.
Dr. Monica Cruz, a demographer from the Texas Demographer Center, provided an in-depth analysis of Texas’ population boom. “Texas leads the nation in population growth, adding nearly 1,300 new residents daily between 2022 and 2023,” she shared. Cruz highlighted the rapid growth in Austin’s neighboring counties, such as Williamson and Hays, noting that these areas are seeing significant population surges. “As we look toward 2060, projections show continued growth in the Texas Triangle. We need to think critically about how this will shape housing policy and availability,” Cruz remarked.
As the event concluded, it was evident that the Central Texas rental housing market is at a critical turning point. With new supply driving competition, continued population growth, and a new legislative session on the horizon, the multifamily industry stands at the crossroads of both challenges and opportunities. The insights from the 2024 State of the Industry event underscored the importance of innovation, adaptability, and collaboration as the Central Texas market adapts to these dynamic changes.
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O N E J O B
B O A R D .
A L L O F
T E X A S .
P O S T Y O U R O P E N J O B P O S I T I O N S A N D R E A C H M O R E C A N D I D A T E S A T T A A C A R E E R C E N T E R !
R e g u l a r d i s c o u n t e d p r i c i n g f o r m e m b e r s
O p t i o n t o p o s t o p e n p o s i t i o n s i n m u l t i p l e
m a r k e t s a t o n c e
M o r e r e a c h f o r y o u r p o s t i n g t h r o u g h o u r
P a r t n e r N e t w o r k w h i c h i n c l u d e s Z i p R e c r u i t e r ,
L i n k e d I n , G o o g l e f o r J o b s , A d z u n a , a n d T a l r o o .
S C R E E N A N D M A N A G E P O T E N T I A L C A N D I D A T E S E N D - T O - E N D :
T r a c k a p p l i c a n t s t h r o u g h o u t t h e h i r i n g p r o c e s s
S e t u p a l e r t s f o r n e w r é s u m é s p o s t e d
S c r e e n c a n d i d a t e s w i t h c u s t o m i z e d q u e s t i o n n a i r e s
P U T T H E P O W E R O F Y O U R A S S O C I A T I O N T O W O R K
F I N D I N G T A L E N T E D C A N D I D A T E S F O R Y O U R B U S I N E S S .
T o g e t s t a r t e d , c o n t a c t y o u r l o c a l a s s o c i a t i o n o r h e l p @ w e b s c r i b b l e . c o m .
L e a r n m o r e a t t a a . o r g / c a r e e r s /
AAA ADVOCATE WEEK
Wour team sat down with a dynamic group of Justices of the Peace. These folks do it all—handling everything from truancy cases to issuing marriage licenses, and even serving as coroners. Their days are as unpredictable as a Texas summer, and they brought that same energy to our discussions. They didn’t just talk shop; they shared stories that brought their roles to life, like crime scene tales straight out of a true crime podcast. In between the interesting stories, we did address the serious stuff.
One major takeaway from this meeting was the importance of proper delivery of Notices
handles many cases involving student housing, had a cautionary tale: hand that notice to anyone other than the tenant in violation, and you could be looking at delays that might just drive you mad. And when it comes to eviction appeals, sometimes, it’s better to let the case go to trial rather than contesting an appeal, as it can expedite the resolution and reduce costs.
All the judges agreed on one thing: documentation is king. A simple photo with a timestamp or certified mail can be the difference between a smooth eviction process and a procedural nightmare. Lesson learned: when in doubt, document it!
Next, AAA headed over to Williamson County, where the conversations took on a different tone. While evictions were still on the table, the judges in Williamson County—like Judge Evelyn McLean and Judge KT Musselman—were equally concerned about the human toll of housing instability.
We didn’t just talk about problems; we brainstormed solutions. The judges proposed creating a comprehensive resource list for struggling tenants, which could be shared on AAA’s website. This list would include everything from financial aid to mental health services offered throughout the Central Texas area, offering a lifeline to those who need it most. They also offered their courts for educational training sessions, where property managers could learn the ins and outs of eviction proceedings and best practices.
As we moved into the city, the conversation shifted to broader policy concerns. Austin City Council Member Jose “Chito” Vela welcomed us with as we asked to take a deep dive into public safety, pedestrian issues, and of course, the infamous composting ordinance. Council Member Vela was particularly interested in the potential of collaborating on the International Property Maintenance Code (IPMC) with the goal of fixing parts or the Repeat Offender Program (ROP) and exploring ways to address the composting ordinance. His openness to dialogue and willingness to consider district-specific approaches was refreshing, and we’re eager to see where these conversations lead.
Of course, no week in local politics would be complete without talking about affordable housing. Williamson County Commissioner Russ Boles, for one, stressed the need for more affordable housing projects to accommodate blue-collar workers. With rising development in the area, there’s a clear opportunity— and need—to close the gap in housing affordability.
Throughout the week, we found ourselves returning to a few recurring themes: the importance of proper documentation in eviction processes, the need for community solutions, and the value of collaboration between the public and private sectors. Whether we were talking with a county commissioner or a city council member, it was clear that everyone involved shares a common goal—making our communities better places to live.
As Advocate Week came to a close, we walked away with more than just notes and action items. We left with a renewed sense of purpose and a stronger connection to the leaders who are shaping the future of housing in Central Texas. It was a week of stories, solutions, and a shared commitment to making a difference. Here’s to the next steps, the follow-ups, and the continued collaboration that will carry these conversations forward.
Until next year, keep advocating, keep engaging, and let us keep making strides together!
(A huge thank you to the local elected officials and their staff who helped make AAA Advocate Week a success: Judge Beth Smith, Judge JR Mendoza, Judge Maggie Moreno, Judge Andrew Cable, Judge Sandra Bryant, Judge Evelyn McLean, Judge KT Musselman, City Council Member Jose “Chito” Vela, Judge Angela Williams, Commissioner Russ Boles, Commissioner Brigid Shea, Commissioner Terry Cook, City Council Member Ryan Alter, City Council Member Jude Prather, Judge Andy Brown, and Judge Raul Gonzalez. A BIG thank you to the AAA members who participated in Advocate Week: Allen Vaughn, Josh Craig, Eric Leonard, Nubia Regalado, Koreen Jones, Danielle Archuleta, Donna Garza, Mike Reid, and Cecil Domel.)
TAA-&-NAA
HIGHLIGHTS
TEXAS APARTMENT ASSOCIATION
SUMMER BOARD MEETING 2024
FALL BOARD MEETING 2024 & INSTALLATION OF TAA PRESIDENT RENEE ZAHN
Big congratulations to our AAA members who were recognized at last week’s TAA Board Meeting! A huge shoutout to Renee Zahn, who was installed as TAA President! We’re also incredibly proud of Paige Russell, Cecil Domel, and Kimberly Faulkner for graduating from the TAA Lyceum program! And a special congratulations to Chelsea Kneeland and Cayce Coon for winning the prestigious President’s Award! We are so proud to see our members’ hard work and leadership honored at the state level!
NATIONAL APARTMENT ASSOCIATION
Buy Once And Done.
Connect, collaborate, and celebrate at out premier networking events with Social StarPass.
Connect with industry leaders and peers to strengthen professional connections and expand your industry network with Austin Apartment Association's Social StarPass. BUNDLE & SAVE! 10% off when you buy both passes (Smart StarPass & Social StarPass) *For use by any employee at one AAA-member apartment community. Registration for each event is still
With Social StarPass All Property Employees* are granted access to the following events:
State of the Industry
For the Love of AAA Vegas Night ATX Fest
Buy once for your entire team & participate all year long. No hassle. No fuss.
Education OPPORTUNITES
YOUR CHANCE TO GROW AND LEARN
Visit austinaptassoc.com/events/education for more class info and to register Questions? Contact AAA at (512)323-0990 or email education@austinaptassoc.com.
Certified Apartment Manager
Sept 30th - Nov 8th From 9 AM -1 PM
Course Good For Education Tracks:
Presenter: Sue Weston
Address: Virtual
Pricing: Member Rate: $4950 | Non-Member: $1185 | Get 10% off your CAM registration with the Smart StarPass Subscription
CECs: 6
Leasing professionals are the first people prospective residents meet and are responsible for generating traffic, conducting leasing demonstrations, overcoming objections and qualifying prospective residents. This program teaches all these skills and more.
Leadership Soft Skills Series Pt 2: Conflict Resolution and Emotional Intelligence (Webinar)
October 2nd From 9 AM - 10 AM
Course Good For Education Tracks:
Presenter: Steihl Reeves, Apartment Association of Nebraska
Address: Virtual
Pricing: Early Rate: $29 | Regular Rate: $39 | Non-Member Rate: $79 | Free for Smart StarPass
Subscribers
CECs: 1
This webinar will help you learn Conflict Resolution and Emotional Intelligence with your team.
*Emergency Response Preparedness
Series: Mitigation
Stage (webinar)
October 3rd From 10 AM - 11 AM
Course Good For Education Tracks:
Presenter: Ryan Vonier, Griffis Residential
Address: AAA- 8620 Burnet Rd., #475 Austin, TX 78757
Pricing: Early Rate: $19 | Regular Rate: $29 |
Non-Member Rate: $39 | Free for Smart StarPass Subscribers
CECs: 1
In this webinar, we will focus on responding quickly to save lives, protect property and the environment,
and meet basic human needs in the aftermath of an emergency or incident.. Recover through a focus on the timely restoration. The recovery phase begins immediately after the threat of human life has subsided. The goal of the recovery phase is to bring the affected area(s) back to some degree of normalcy.
Certified Apartment Portfolio Supervisor
Oct 4th - Nov 5th From 9 AM - 1 PM
Course Good For Education Tracks:
Presenter: Sue Weston
Address: Virtual
Pricing: Member Rate: $1,415 | Non-Member Rate: $1,650 | Get 10% off your CAPS registration with the Smart StarPass Subscription
CECs: 6
This program’s curriculum emphasizes recruiting, retaining and engaging high-performing employees. You’ll also learn how to analyze and report property and portfolio financial results, conduct due diligence and community takeovers and oversee management agreements.
Biggest Changes Coming to Multifamily (Webinar)
October 8th From 9 AM - 10 AM
Course Good For Education Tracks:
Presenter: Virginia Love, Industry Principal, Entrata
Address: Virtual
Pricing: Early Rate: $29 | Regular Rate: $39
Non-Member Rate: $79 | Free for Smart StarPass
Subscribers
CECs: 1
This webinar will go over what is ahead for our industry, and how to prepare for it. You’ll learn what emerging tends to pay attention to, and which ones will be shaping multifamily.
Leadership Soft Skills Series Pt
3: Leadership and Team Building (Webinar)
Oct 9th From 9 AM - 10 AM
LEASING ASSISTANT MANAGER
PORTFOLIO SUPERVISOR
Course Good For Education Tracks
:
Presenter: Steihl Reeves, Apartment Association of Nebraska
Address: Virtual
Pricing: Early Bird: $29 | Regular Member: $39 | Non-Member: $79 | Free for Smart StarPass
Subscribers
CECs: 1
This webinar will help you learn Defining leadership and identifying positive leadership and avoiding negative leadership
EPA 608 Certification
Oct 15th From 9 AM - 4:30PM
Course Good For Education Tracks:
Presenter: Century HVAC Distributing Address: AAA- 8620 Burnet Rd., #475
Austin, TX 78757
Pricing: Early Member: $175 | Regular Member: $185 | Non-Member: $230 | Spanish Guide Only: $215 | Not eligible for Smart StarPass Subscription CECs: None
The Federal Clean Air Act, Section 608, requires anyone who performs service, maintain, repair, or dispose of appliances and equipment that contains regulated refrigerants to be certified in proper refrigerant handling techniques.
Leasing Bootcamp
October 24th From 8:30 AM- 4:30 PM
Course Good For Education Tracks:
Presenter: Kim McCorkle, HomeAid ADDRESS: AAA: 8620 Burnet Rd., #475 Austin, TX 78757
PRICING: Early Bird: $125 | Regular Rate: $145 | Non Member: $195 | Not eligible for Smart StarPass Subscription
CECs: 5
In this seminar, help jumpstart your new hires to gain confidence and the result will be increased occupancy and resident retention! This intensive workshop will cover: • Fair Housing • Greeting & qualifying • Resident Retention and so much more!.
10/9/2024 MODELING THE COACHING COMMUNITY MANAGER PROCESS
Greg Gregory
10/16/2024 MASTERING MAINTENANCE: THE RED LIGHT IS FLASHING - KPI’S FOR MAINTENANCE
Mary Gwyn & Paul Rhodes
10/23/2024 NAVIGATING THE FUTURE: EMBRACING CHANGE MANAGEMENT AND PSYCHOLOGICAL TRANSFORMATION IN REAL ESTATE LEADERSHIP
Jessica Fern-Kirkland
SCORE Austin:: HR101 Maximizing and Managing Employee Performance
November 7th From 10 AM - 12 PM
Course Good For Education Tracks:
Presenter: Shannon Black, SCORE Austin Address: AAA - 8620 Burnet Rd., #475
Austin, TX 78757
Pricing: Regular Rate: $39 | Non-Member Rate: $49 | Get 10% off your CAPS registration with the Smart StarPass Subscription
CECs: 2
In this workshop, you will learn HR processes and compliance, leadership training, employee relations, terminations, eLearning, coaching, team building, leadership and supervisory development, succession planning, strategic staffing, preventing harassment, performance management & metrics, facilitation & mediation.
11/13/2024 WORKSHOP: MASTERING STAY INTERVIEWS FOR GREATER EMPLOYMENT RETENTION
Jen Piccotti
11/20/2024 DIRTY JOBS-TRAINING THE NEXT GENERATION OF MAINTENANCE TECHNICIANS
Lori Agudo & Chris Caramanica
REDBOOK Replay
November 13th From 8:30 AM - 4:30 PM
Course Good For Education Tracks:
Presenter: Attorneys, Corey Rogers, Corey Rogers Law Firm
Address: AAA - 8620 Burnet Rd., #475
Austin, TX 78757
Pricing: Early Rate: $100 | Regular Rate: $175 | Onsite Registration: $295 | Non Member: $354 | Not eligible for Smart StarPass Subscription CECs: 5
In this seminar, you will sharpen your knowledge of your legal rights and responsibilities as a rental housing owner or manager.
Hard Data & Proven Techniques That Will Level Up Your Leasing Process (Webinar)
November 20th From 9 AM - 10 AM
Course Good For Education Tracks:
Presenter: Bay Area Apartment Association
Address: Virtual
Pricing: Early Bird: $29 | Regular Member: $39 | Non-Member: $79 | Free for Smart StarPass Subscribers
CECs: 1
We all know where the leasing market has been, but where is it going? And what’s the hard truth behind self-guided tours, in-person showings, and the myriad other techniques and tricks used in the leasing process? Leveraging data on half a million leased doors, we’ll go deep into historic trends, future indicators and the latest innovations. We’ll also spin all that data into practical tips and techniques that can immediately be put to use.
Elevate Your Career!
February & August 2025
April 2025
Leasing professionals are the first people prospective residents meet, and often their only gauge of the property staff. This course is designed to teach these professionals skills to help them become top producers. The CALP program is ideal for
May 2025
NAAEI’s Certified Apartment Portfolio Supervisor (CAPS) program is an in-depth review of property management principles and techniques as used by the professional supervisor.
September 2025
Maintenance expenses are the single largest controllable element in any operating budget. This course is designed to give these professionals the knowledge and tools necessary to run an effective maintenance program.
Shaping the Future: AUSTIN’S NEW PROGRAMS FOR TALENT & INCLUSION
By Emily Blair, CAE
If you ask anyone what makes the apartment industry truly unique, most will say “it’s the people.” The engaging leasing professionals, the assistant managers who are on-it, the maintenance professionals who go the extra mile for residents. They are the ones who are making the biggest difference in our community.
The future success of our industry is also on the shoulders of those that will come into this industry in the future. Right now, they may be in high school, thinking of what comes next and in what career they may thrive. They may also be readying themselves for a restart, having gone through some challenging times.
One of the great things about the multifamily industry is that it has many entry points, and the professionals working onsite in the communities around Austin represent diversity in work and life experiences. It’s vitally important for the Association to support, facilitate and ensure the future of the industry. Sometimes this means standing up a program and collecting key partners to bring some synergy to create something new and impactful.
The Austin Apartment Association is proud to be a partner in two different programs that have recently launched or are currently being built for a launch in 2025. Both programs have the potential to contribute to the pipeline of talent coming into our industry here in the greater Austin area.
Entryway Talent
Entryway is a national 501(c)3 organization, now with a chapter in Central Texas, that transitions individuals and families at risk of or experiencing homelessness to economic self-sufficiency by providing career training, full-time employment and housing opportunities in partnership with the real estate industry.
This organization, the 12th chapter nationally, is now a strategic partner with the Austin Apartment Association, with the mission to provide a life-changing solution for situational homelessness. The program uniquely blends housing and employment in our industry as a critical combination to bring these individuals into a new chapter of their life and set them on a path for sustainable growth individually and in their profession.
Entryway comes to Central Texas with seed capital provided by Lloyd Jones LLC, a real estate investment, development, and management firm specializing in multifamily and senior housing, and with the support of the AAA.
Entryway works with multiple referring partners to identify program Applicants such as workforce development programs, non-profits and technical schools.
Here in Austin, referral partners such as LifeWorks and the Society of St. Vincent DePaul Austin are already referring participants weekly. Other partners currently being cultivated are Texas Workforce Solutions Capital Area, and Caritas of Austin.
Entryway partners with over 80 apartment management companies, such as Asset Living, Cardinal Group, Greystar,
and IRT Living to support people experiencing situational homelessness with career training and opportunities for full time entry-level jobs with discounted housing.
Positions such as a leasing professional or maintenance are great positions for this program.
Entryway provides each participant with ongoing training, mentoring and access to support services to ensure a successful long-term transition. This is made possible with key partners such as Edge2Learn, Grace Hill and Visto, and inperson training offered by the Austin Apartment Association.
Participants receive this wrap-around support from Entryway and a stable job and housing they can afford, which ultimately, supports their pathway to economic self-sufficiency.
Participants, once full-time employed, cultivate a sense of pride and ownership of their future, and remain involved and connected with the Entryway team for a full year so they are supported during and after the transition.
Ensuring the sustainability of program support are ten leaders in the Central Texas area who serve on the Advisory Board: Emily Blair, Executive Vice President, Austin Apartment Association; Andrea Eaton, General Manager, Real Floors; Theresa Ebner, Director of Asset Management, Texas, LDG Development; Lyndsay Hanes, President, Metric Property Management; Eric Leonard, Partner/VP of Business Development, We Do Trash; Marla Mohr, Director of Training and Revenue Management, Spherexx; Brett Pitt, Managing Principal, Merriman Pitt Anderson; Kendall Pretzer, CEO, Grace Hill; William Talbot, Partner/Chief Investment Officer, Maslow’s Properties; Renee Zahn, Managing Director, Greystar Real Estate Partners.
Already, results are tangible. Entryway Central Texas placed its first participant who moved into her new apartment at the end of August. She is now employed with a property management company in a leasing role. She and her daughter are now
Huge thanks to Metric Property Management, CORT Furniture, and more for their contributions, partnership and overall role in this successful placement!
How Can You Help?
Volunteers are needed in several ways, including mentorship, resume support, job coaching, fundraising and special events, marketing and more. Find out how to get involved here: https://entrywaytalent.org/volunteer/.
Earn & Learn for Maintenance
As we saw with Entryway, the catalyst for any new program can be the influence and inspiration of just one or two individuals and organizations who have a vision. This is absolutely the case with an earn and learn approach under development with Goodwill Career and Technical Academy.
Camden, a longtime member and powerhouse in the apartment industry has the vision to bring the success of a Houston maintenance apprenticeship program, here to Austin. They saw that the recipe was here – we had the support of the Texas Apartment Association Education Foundation, the training facility, as well as the need here in Austin to impact maintenance hiring. Camden saw that this “earn and learn” program resulted in effectively fulfilling the need of maintenance openings in Houston.
What’s to Come?
Once off the ground in 2025, the program will enable a management company to employ individuals on day-1 and build new hires’ knowledge through classroom training and on the job. This program is designed where half of the student’s day is spent in class, and the other half of the day is spent immediately putting to use and application their skills and knowledge.
Each cohort of the program will last 10-12 weeks and will be taught by industry experts.
The Austin Apartment Association is partnering with Goodwill, instructors, and Camden to bring this to life, and more partners are welcome. Camden is generously investing in this program, but it is for everyone. Any management company will be invited to hire individuals and place students from the program into their maintenance positions.
To find out more, contact Dana Bolz, Senior Director of Events & Education at dana@austinaptassoc.com.
These unique programs are a fitting example of how our impact is greatest and our value to the communities we serve is highest when we are united as an industry.
The Austin Apartment Association is proud to serve current and future rental housing professionals across all career stages and professional development, so they can provide quality rental homes for the people residing in their communities.
AAA Community Service Committee Volunteers at Round Rock Area Serving Center
A HUGE thank you to all the amazing volunteers who joined us at the Round Rock Area Serving Center! Your hard work and dedication are truly inspiring. With your help, we sorted donations, packed food parcels, and brought hope to those facing food insecurity. Together, we’re making a real difference in our community. Shoutout to the Community Service Committee for organizing this impactful event. Let’s keep the momentum going and continue to support those in need!
AAA Food Drive Kick-Off Event
On August 28, we kicked off our 2024 Food Drive – a legacy of Doc & Gayle Young – with a fantastic happy hour! Thanks to the generous support of everyone who attended we raised $740 toward this important cause. It was a great start to our fundraising efforts, and we are excited to continue building momentum to help families in our community. Thank you to all who joined us and made the event a success!
How To Build Your RENT INCREASE PROCESS
Written By: Fair Housing Insititute
Did you know? If you don’t handle your annual rent increase effectively, it can lead to a fair housing violation. Navigating annual rent increases is a critical aspect of property management that can significantly impact your success in resident relations.
That’s why in this article, a step-by-step comprehensive overview of the processes and strategies involved in managing rent adjustments effectively is addressed. Let’s delve into the finer points of this crucial management task, ensuring you’re prepared to handle this annual challenge with confidence and professionalism.
Understanding Your Housing Type
First and foremost, it is crucial to recognize that the guidance in this article applies exclusively to private market housing. Properties that receive federal funding or benefit from tax credits operate under a different set of rules, often with complex requirements and strict regulatory oversight. For private market housing, however, property managers have more autonomy but must navigate rent increases with a clear and strategic approach to avoid potential pitfalls.
Option 1: Percentage Rate Increase
Many industry experts endorse the percentage rate increase method as the simplest and safest strategy for annual rent adjustments. This method involves applying a consistent percentage increase across all units, which
helps property managers avoid perceptions of bias and simplifies administrative processes. By standardizing rent increases, management can efficiently calculate and implement changes, ensuring transparency and fairness. This uniform approach not only eases the workload but also fosters resident trust, as everyone is subject to the same increase. Consequently, it lessens the likelihood of disputes or claims of unfair treatment, maintaining harmonious resident relations and supporting stable occupancy rates.
Option 2: Negotiations for Rent Increase
Alternatively, some property managers might choose to implement negotiated rent increases, which involve adjusting rent based on individual resident circumstances. This method can offer enhanced flexibility, appealing to both managers and residents in specific markets or unique situations where a personalized approach is beneficial. However, this strategy carries inherent risks. Negotiations can inadvertently create perceptions of bias if not handled consistently across all cases, leading to potential fairness issues.
Moreover, the negotiation process itself can be a double-edged sword. While it allows for tailored rent adjustments, it may also lead to resident dissatisfaction. If residents perceive the negotiation as unfair or favoring others, they may be less inclined to renew their leases. This inconsistency can not only disrupt resident relationships but also affect the overall resident
retention rates, posing a significant challenge for property management. Thus, while negotiation offers flexibility, it requires careful, transparent handling to ensure it benefits both the property management and the residents equitably.
Importance of Follow-Up and Training
Regardless of the method chosen for rent increases, consistent follow-up and thorough training for everyone involved in the process are vital. Property managers, leasing agents, and other staff members should be well-versed in the principles of fair housing, as well as your properties policies and rent increase process to prevent any inadvertent discrimination. Consistency in handling rent increases not only helps in maintaining good resident relations but also serves as a protective measure against fair housing complaints.
Documentation plays a critical role in this process. Maintaining detailed records of all communications, decisions, and rationale behind
rent adjustments is indispensable. In the event that a rent increase is questioned or challenged, having robust documentation can be your greatest defense, demonstrating transparency and adherence to fair practices.
Are You Aware of the Pitfalls?
For property management professionals in the private market, navigating the nuances of annual rent increases requires a balance of fairness, strategic planning, and diligent documentation. By understanding the types of housing, choosing the right strategy for rent increases, and investing in proper training and documentation, you can help avoid the pitfalls by making sure your property management practices comply with fair housing laws.
Remember, in property management, clarity and fairness are not just good practice—they are your best allies in building trust and success in your housing ventures.
ASSISTANT MANAGER OF THE YEAR
Alec Contreras, Kairoi Residential
Alejandra Vazquez, RPM Living
Amber Shumperd, Rainier Properties
Ana Cunningham, Greystar
Andre Highgate, The Morgan Group
Christian Goldberg, CWS Apartments
Daiquiri Lucio, AMLI Residential
Dallas Emmet, Greystar
Diamond Robinson, Greystar
Diana Raya, Elevate Multi Family
Emily Collins, Apartment Management Professionals
Erin Seely, Cushman & Wakefield
Florencia Gonzalez, Greystar
Gunner Kelsch, ZRS Management
Kaitly Collins, Apartment Management Professionals
Kaitly Collins, Apartment Management Professionals
Kelsey Tieken, Greystar
Leslie serna, ClearPM
Lorena Segovia, Avenue5
Nicole Fletcher, Greystar
Nik Kaurwar, Apartment Management Professionals
Reed Frazier, Apartment Management Professionals
Rick Conklin, Greystar
Stephanie Albury, Kairoi Residential
Taylor Culver, Apartment Management Professionals
Tyler Hudson-Naef, Apartment Management Professionals
Yasmin Padilla, Apartment Management Professionals
Zachary Dull, Greystar INDEPENDENT RENTAL OWNER OF THE YEAR
Albert Rodriguez, RPM Living
Ed Blaine, Rainier Properties
Amy Acosta, Acosta Homes
Ed Blaine, Rainier Properties
Janine Small, Texcel Properties
Lyndsay Hanes, Metric Property Management
Nominees
LEASING PROFESSIONAL OF THE YEAR AWARD
Amy Ortiz, RPM Living
Andre Buttelo, Apartment Management Professionals
Angelica Albela, Apartment Management Professionals
Arianna Carter, Apartment Management Professionals
Ariel Salas, Rainer Management
Avery Jones, Apartment Management Professionals
Carissa Tundo, Apartment Management Professionals
Cole Walker, RPM Living
Dashanay Crymes, Apartment Management Professionals
Eddie Contreras, Greystar
Edward Garza, Rainier Properties
Emma Ferrel, The Morgan Group
Geovana Navarro, Apartment Management Professionals
James Castaneda, Westdale Asset Management
Janelle Timm, RPM Living
Jared Small, Greystar
Jasmine Morales, Apartment Management Professionals
Jen Biddle, AMLI Residentia Kenneth Carroway, Avenue
Korey Austin, Apartment Management Professionals
Matthew Balderas, AMLI Residential
Megan Meyer, Kairoi Residential
Michael McDale, Kairoi Residential
Nancy Cantu, Apartment Management Professionals
Nancy Cantu, Apartment Management Professionals
Nena Roland, Greystar
Nicholas Moran, Avenue5
Nick Moran, Avenue5 Residential
Pearl Hernandez, Cushman & Wakefield
Ryleigh Mclnerney, Cushman and Wakefield
Sara Gilmon, Greystar
Sarah Zachary, Apartment Management Professional
Sophie Krzywda, The Morgan Group
Tessa Butler, Embrey
Yamilex Benedetto, Apartment Management Professional
Yolanda Nunez, Apartment Management
Professional
MAINTENANCE MANAGER/ SUPERVISOR OF THE YEAR AWARD
Albert Rodriguez, RPM Living
Aldo Vasquez, RPM Living
Antonio Tavira, Avenue5
Benito Roiz, Cushman and Wakefield
Caleb Douglas, Bell Partners
Carlos De La Portilla, Apartment Management Professionals
Carlos Medina, Avenue5
Christopher Ramsey, Greystar
Corey Cathey, Rainier Management
Courtland Audain, Greystar
Dawn Clarke, Kairoi Management
Dulla Sallak, Hanover Company
Elius Deloya, Embrey
Frank Morales, Apartment Management Professionals
Galdino Robledo, RPM Living
Ivan Ramirez, Rainier Properties
Jaime Gomez, Griffis Residential
Jim Pons, Greystar
John Pearce, Cushman & Wakefield
Jorge De La Cruz, Apartment Management Professionals
Jorge Rubio, Greystar
Jose Rios, Apartment Management Professionals
Josh Fisher, Kairoi Residential
Luis Ambrosio, ZRS Management
Luis Olea, CWS
Matthew Cruz, Greystar
Matthew Koch, Avenue5
Mauro Herrera, Highmark Residential
Michael Morgan, Greystar
Pavel Benitz, Apartment Management Professionals
Pedro Caballero, Apartment Management Professionals
Rhett Fosdick, Apartment Management Professionals
Rudy Macias, RPM Living
Socrates Flores, Greystar
Steve St. Onge, Apartment Management Professionals
MAINTENANCE TECHNICIAN OF THE YEAR AWARD
Adrian Benavides, Embrey
Chindearles Smith, Greystar
Claudio Ramirez, Avenue5
Denis Melgar, ZRS Management
Derrick Warden, Griffis Residential
Hussein Al Rikabi, Apartment Management Professionals
Joshua Waltrip Jr, Greystar
Judson Hammond, Apartment Management Professionals
Julian Saldivar, Kairoi Management
Luis Ramos, ClearPM
Marcos Vasquez, Apartment Management Professionals
Orlando Ortega, Apartment Management Professionals
Ramon Maciel, AMLI Residential
Ramon Navarro, AMLI Residential
Ricardo Barrera, Apartment Management Professionals
Santino Rodriguez, The Morgan Group
Thomas Holmes, Avenue5
Zairy Rivera de Mendoza, The Morgan Group
PROPERTY MANAGER OF THE YEAR AWARD
Abigail Wallace, Kairoi Residential
Adrian Reyes, Apartment Management Professionals
Angie Norton, Greystar
Ashley Arreguin, Griffis Residential
Ashlyn Schneider, Greystar
Brandon Thompson, Hanover Company
Brayden Stirman, Kairoi Residential
Briana Orozco, Apartment Management Professionals
Caleigh Teutsch, Embrey
Candy Reed, Greystar
Cody Newton, Greystar
Crystal Pemberton, Previously Rise Residential
Cynthia Labrado, CWS
Denise Morris, Cortland
Desiree Cricchi, Apartment Management Professionals
Dianne Hudson, Greystar
Donna Garza, Avenue5
Elicia Pacheco, Solidago
Holly Garcia, Kairoi Residential
Isabel Alvarez, Kairoi Residential
Jackie Borders Whitley, The Morgan Group
Jaime Johnson, Apartment Management Professionals
James Duncan, Avenue5
Janel Butcher, Trace Property Management
Nominees
Jasmin Hodge, RPM Living
Jasmine Brown, Greystar
Kaeli Nelson, Avenue5
Kaitlin Coyne, Hanover Company
Katelyn Kuhlman, Bell Partners
Kaylyn Balusek, Kairoi Residential
Kelli Boss, Rainier Properties
Kelsey Mosher, Greystar
Lisa Morrow, Avenue5
Michaela Bateman, Greystar
Miranda Peavler, RPM
Monica Reyes, Avenue5
Monique Nieto, Cushman & Wakefield
Nicole Jones Garza, Cushman & Wakefield
Patty Cass, Cushman & Wakefield
Pearla Medrano, RPM Living
Quentin Lee, Rainier Management
Robert Tobritzhofer, RPM Living
Ronya Aigner, ZRS Management
Samantha Pons, Greystar
Sarah Moses, Apartment Management Professionals
Sharla Reyes, Apartment Management Professionals
Shelby Staples, Apartment Management Professionals
Taryn Mumpower, Greystar
Taylor Martin, Kairoi Management
Tiffany Blankman, Greystar
Tina VanChapman, Apartment Management Professionals
Tishun Roy, Apartment Management Professionals
Valerie Herrera, Kairoi Residential
Vanessa Frias, Greystar
Veronica Vara , Apartment Management Professionals
Viviana Macias , Greystar
Yeny Reyes, Apartment Management Professionals
REGIONAL MAINTENANCE
SUPERVISOR OF THE YEAR AWARD
Amber Scales, Rainier Properties
David Bazan, Avenue5
Luis Martinez, RPM Living
Ryan Vonier, Griffis Residential
Travis Brown, Kairoi Residential
REGIONAL/PORTFOLIO
SUPERVISOR OF THE YEAR AWARD
AJ Walker, Rainier Properties
Alexander Coleman, Rainier Properties
Alli Martin, Kairoi Residential
Candice Voigt, Greystar
Courtney Chaves, The Morgan Group
Cyntria Otero, Apartment Management Professionals
Jessica Perry, Avenue5
Kylie McCoy, Greystar
Lindsay Bonilla, Greystar
Lori Sells, Greystar
Melinda Bartolo, Griffis Residential
Michael Reid, Apartment Management Professionals
Rayven Romero, Apartment Management Professionals
Shannell Doyle, RPM Living
Shannell Vargas, RPM Living
Tammy Jones, Cushman and Wakefield
Tasha Koopman, ClearPM
Tayler Martin, Greystar
Tracy Bussard, Kairoi Management
SUPPLIER (PRODUCTS & SERVICES) OF THE YEAR AWARD
Carrie Laso, Rasa Floors
Eric Leonard, We Do Trash
Jonathan Marshall, Zuma
Joshua Nichols, Guardian Construction
Rosa Montes, Penn Apartment Staffing
TRAILBLAZER OF THE YEAR AWARD
AJ Walker, Rainier Management
Chelsea George, Bell Partners
Elias Zorano, Greystar
Keith Williams, Kairoi Management
Marcos Lovera, Apartment Management Professionals
Sue Randall, RPM Living
50 UNITS AND UNDER
Bouldin Creek Apartments
Colony Creek Apartments
Park Place Apartments
The Marks
ACTIVE ADULT/55+
Amberlin Georgetown
Amberlin Pflugerville
Everleigh Lakeline
Overture Arboretum
Overture Domain
Overture Mueller
Solea Cedar Park
AFFORDABLE (300+ UNITS)
Bridge at Southpark Meadows
AFFORDABLE (50-299 UNITS)
44 South
Bridge at South Point
Folio
Mesa Verde
Radius at the Domain
Sycamore Springs Apartments
The Preserve at Travis Creek
The Village at Gracy Farms
BUILT BETWEEN 1990-1999 (300+ UNITS)
Bridge at Waters Park
Folio
Mesa Verde
Radius at the Domain
Sycamore Springs Apartments
The Preserve at Travis Creek
The Village at Gracy Farms
BUILT BETWEEN 1990-1999 (50-299) UNITS
Canyon Ridge
Cliffs at Barton Creek
Madison at Dell Ranch
Ed Blaine, Rainier Properties
Janine Small, Texcel Properties
Lyndsay Hanes, Metric Property
Management
BUILT BETWEEN 2000-2009 (300+) UNITS
Bridge at Asher
Bridge at Balcones
Bridge at Canyon Creek
Bridge at Monarch Bluffs
Bridge at Ribelin Ranch
Debut SoCo
Lantower Round Rock
Park at Monterey Oaks
Villages at Turtle Creek
BUILT BETWEEN 2000-2009 (50-299 UNITS)
Bell Four Points
Bridge at Arella Lakeline
Bridge at Indigo
Bridge at Steiner Ranch
Griffis at the Domain
Lantower Ambrosio
Lantower Tech Ridge
Lone Oak
Marq on Burnet
Pearl Lantana
The Allure
The Royce at 8100
Villages at the Domain
BUILT BETWEEN 2010-2016 (300+ UNITS)
Bell Four Points
Bridge at Arella Lakeline
Bridge at Indigo
Bridge at Steiner Ranch
Griffis at the Domain
Lantower Ambrosio
Lantower Tech Ridge
Lone Oak
Marq on Burnet
Pearl Lantana
The Allure
The Royce at 8100
Villages at the Domain
BUILT BETWEEN 2010-2016 (50-299 UNITS)
422 at the Lake 7East
Bell Partners Inc
Bell Quarry Hill
Gibson Flats
James at South First
Landmark Conservancy
Madison at Westinghouse
Marq Uptown Monterra
The Green at Plum Creek
West Koenig Flats Whitley
BUILT BETWEEN 2017-2022 (300+ UNITS)
Alexan Garza Ranch
Ariza Plum Creek
Aura 36Hundred
Austin Avenue
Bell Southpark Apartments
Broadstone Bryson
Emerson at Leander
Enclave Falcon Pointe
Lantower Edgewater
Lenox Park
Lucent
Nexus East
The Guthrie
The Haywood
The Michael
The Vaughan
The Zoey
BUILT BETWEEN 2017-2022 (50-299 UNITS)
Bridge at Davenport
Bridge at Goodnight Ranch
Bridge at South Point
Bridge at Tech Crossing
Commons at Manor
Everleigh Lakeline
Langdon at Walnut Park
Park at Crystal Falls
Reserve at Springdale
Rhythm
The Braxton
The Mont
Urban Oaks
Williamson at the Overlook
BUILT PRIOR TO 1990 (300 UNITS+)
Bridge at Northwest Hills
Chandelier Apartments
Flats on San Felipe
Preserve at Wells Branch
Retreat at Barton Creek
Skyline at Barton Creek
BUILT PRIOR TO 1990 (50-299 UNITS)
Arbors at Tallwood Apartments
Argosy at Crestview
Bridge at Bent Tree
Bridge at Sterling Springs
Bridge at Sterling Village
Bridge at Sweetwater
Bridge at Terracina
Bridge at Volente Creek Apartments
Madison Northridge
Oak Park Apartments
Peaks at Northwest Hills
The Ivy
The Willows Apartments
Tides at Mueller
Topaz
HIGH RISE (300+ UNITS)
Northshore
Residences at 6G
The Bowen
HIGH RISE (50-299 UNITS)
Whitley
LEASE UP (300+ UNITS)
Allora Georgetown
Bluestem at Loyola
Caroline Georgetown
Citizen House Wolf Ranch
Lenox Grand
Park at Siena
Parkside at Round Rock
Rise 510
Tacara at Weiss Ranch
The Post at Parmer
LEASE UP (50-299 UNITS)
Rushcreek at Star Ranch
The Saint June
LEASE UP - AFFORDABLE (300+ UNITS)
Citizen House Bergstrom
LEASE UP - AFFORDABLE (50-299 UNITS)
Crosstown Apartments
Prospect
LEASE UP - HIGH RISE (300+ UNITS)
Hanover Brazos
Residences at 6G
LEASE UP - MID RISE (300+ UNITS)
Alexan Riverside
The Palmer Apartment Homes
MID RISE (300+ UNITS)
Alden at Cedar Park
Aura Thirty2
Bell South Lamar
Bell South Shore District
Bridge at Henley
The Bond
MID RISE (300+ UNITS)
Alden at Cedar Park
Aura Thirty2
Bell South Lamar
Bell South Shore District
Bridge at Henley
The Bond
MID RISE (50-299 UNITS)
44 South
AMLI Eastside Apartments
Broadstone Frontera Ridge
Corazon
E6
West Koenig Flats RENOVATION
Griffis at the Domain
The Beverly at Medical Center
Windsor Gardens Apartments
STUDENT HOUSING
Villas on Rio RESIDENT EXPERIENCE AWARD
44 South
Alexan Riverside
Allora Georgetown / RPM Living
AMLI Eastside Apartments
Aura Thirty2
Bell Partners
Bluestem at Loyola
Bridge at Heritage Woods
Bridge at Steiner Ranch
Cliffs at Barton Creek Creek Apartments
Everleigh Lakeline
Griffis Lakeline Station
Kensington Apartments
Langdon at Walnut Park
Lantower Edgewater
Lantower Tech Ridge
Lenox Grand
Madison at Westinghouse
Madison Northridge
Marq
Marq Uptown Northshore
Oak
Overture
Overture
Parmer
Peaks
Residences
Rhythm
RPM
The
The
The
The
The
West
RISE ABOVE AWARD
Allora
AMLI
Avenue5
Colony
Griffis
Madison
Overture
Parmer
Peaks
RPM
Solea
Law IN ORDER
UTILIZING ARTIFICIAL INTELLIGENCE IN OPERATING RESIDENTIAL HOUSING FOR MULTIFAMILY PROPERTIES
By Hari Nathan Kalyan and Allison Mattocks
Artificial Intelligence (AI) has significantly advanced various industries, including real estate. In Texas, the multifamily residential sector is increasingly curious about AI’s potential role to improve operations. While AI may offer efficiency and cost savings, its implementation in drafting legal documents like residential leases presents significant challenges and risks.
Firms specializing in landlord-tenant law, such as Warren Kalyan Mattocks, help clients navigate residential housing and ensure legal compliance with various requirements. Principal of WKM, Hari Kalyan states “We leverage innovative technology and digital processes to meet the current legal demands and counsel clients on integrating new technologies such as artificial intelligence (AI) within the multifamily industry.”
This article explores the considerations, benefits, and drawbacks of using AI in operating residential housing for multifamily properties in Texas, with a focus on the Texas Apartment Association (TAA) Lease and Redbook, statutory requirements, eviction processes, housing discrimination concerns, and the critical need for competent legal counsel.
The Role of AI in Multifamily Legal Forms
AI’s role in multifamily management often revolves around automating repetitive tasks, ensuring consistency, and reducing the time spent on document management. AI can analyze large datasets, identify commonalities, and use this analysis to generate reports and insights into many
operational issues, policies and procedures. However, while AI excels in efficiency, it lacks the nuanced understanding of legal subtleties, state and local laws, and human elements that are crucial in best-in-class legal documents such as the TAA Lease.
[Perceived] Pros of Using AI for Lease Drafting
1. Efficiency and Speed:
AI can prepare documents much faster than a human.
2. Cost Savings:
By automating parts of the process, AI may reduce some legal costs in the short term but as we discuss later in this article, these short-term cost savings come with a significant long-term risk.
While these potential benefits may be appealing, it is important to consider the possible drawbacks of utilizing AI for legal needs.
Cons of Using AI for Multifamily Legal Forms
1. Lack of Legal Nuance:
AI does not fully comprehend the complexities of federal, state, and local laws and regulations, how they interrelate and how they may conflict.
2. Risk of Ambiguity:
AI-generated leases may contain vague or unclear language, leading to potential disputes between landlords and tenants.
3. Inflexibility:
AI might not adapt well to unique or nonstandard situations that require customized clauses.
4. Overreliance on Technology: Relying too heavily on AI could lead to overlooking critical legal details, which may result in costly legal disputes. While helpful, AIgenerated recommendations should be questioned and not automatically accepted without human intervention.
The TAA Redbook and Lease
The Texas Apartment Association (TAA) provides a comprehensive set of resources for property owners and managers, including the TAA Redbook and standardized leases and forms. These resources offer a robust legal foundation for the rental housing industry in Texas.
The TAA lease is widely recognized and accepted across Texas and is peer-reviewed and updated each year and after each legislative session to reflect the most up-todate legal and operational requirements.
In recent years, the TAA lease forms have been revised, updated, and distilled into significantly fewer pages [six now as opposed to eight previously pursuant the earlier versions of the TAA lease].
Paragraphs in the current TAA lease are now organized by topics encountered in the lease life cycle, with updated provisions that reflect and implement state-specific legal requirements. Lease Details on page 1 of the TAA Lease promote improved transparency, clarifying and summarizing materially important items such as total amounts due. In fact, the TAA Lease has been recently recognized by HUD as an example of enhanced transparency and decisionmaking for both residents and operators. TAA also provides several other resources,
including addenda that are used by members and become part of a lease when signed as part of a lease package, ensuring compliance with various state laws. Some of the addenda are curated by expert landlordtenant attorneys and drafted specifically in response to new Texas legal requirements for residential leases.
For example, TAA provides a “Flood Disclosure Notice” form which meets the requirements of Section 92.0135 of the Texas Property Code. This notice is automatically included with all leases for TAA Click & Lease Users, ensuring legal compliance with state regulation.
One might wonder how to combat this challenge and conclude that While AI could assist in some aspects of form generation, it is critical to recognize that legal documents (like the copyright-protected TAA Lease) require careful oversight by legal professionals to ensure they meet Texasspecific and other legal standards.
Disputes and Mistakes
In contractual disputes between residents and owners, it is essential to consider the unique obligations of both parties. Lease changes, for example, are only allowed in certain circumstances, and are governed by the lease, community policies or written amendment signed by both parties. If mistakes are made during lease generation, resolving them can be difficult. Competent legal counsel can help ensure the lease packet is tailored to the specific property and owner operations.
Statutory Considerations
Warren Kalyan Mattocks
Attorneys At Law
Texas law imposes specific requirements on residential leases that must be followed by property owners. These include regulations relating to security deposits, repairs, late fees, notice periods, and more. Ensuring these statutory requirements are clearly reflected in lease documents is crucial to maintaining compliance and is why the overwhelming majority of Texas rental property owners rely on the TAA Lease
AI and Evictions
Evictions are a significant aspect of property management. Texas law outlines a strict procedures for evictions, which include providing notice to the tenant, filing a lawsuit, and obtaining a judgment. Leases must include provisions that align with these statutory requirements to avoid delays or complications in the eviction process.
Housing Discrimination Lawsuits
Housing discrimination is a major concern for property owners and managers, with federal, local and state fair housing laws which provide protections against discrimination based on race, color, national origin, religion, sex, familial status, and disability. AI-generated leases and policies must be carefully reviewed to ensure compliance with the Fair Housing Act and state laws to avoid any risk of unintentional bias or discrimination lawsuits.
AI-generated leases could increase the risk of unintentional bias and legal exposure. For instance, AI might introduce policies that disproportionately impact certain residents,
leading to discrimination lawsuits. All fair housing cases are addressed on a case-bycase basis, with claims of discrimination scrutinized by human fair housing investigators, specialists, and advocates. Reliance on AI to respond to residents’ accommodation requests or other policies and procedures may run afoul of fair housing rules.
The Need for Competent Legal Counsel
While AI offers benefits such as efficiency, it cannot replace the expertise of a seasoned attorney. Legal counsel is essential to ensure leases and operations comply with Texas law and protect the interests of both parties.
AI should be viewed as a tool to assist the management and operation of rental housing and documents should be reviewed and approved by legal professionals to minimize risk.
Conclusion
The use of AI in operating residential housing in Texas presents more challenges than opportunities. While AI can enhance efficiency, it cannot replace the nuanced understanding of Texas law and the need for personalized legal advice. Property managers and owners should exercise caution when considering utilizing AI and ensure that all documents and operations are reviewed by competent legal counsel to avoid potential legal pitfalls. By balancing the benefits of AI with the expertise of human attorneys, multifamily property owners can maintain compliance and protect their investments.
Hari Nathan Kalyan and Allison Marrocks are partners with Warren Kalyan Mattocks, a business law firm with offices in Texas (Austin and San Antonio) and New York City (Brooklyn), serving clients within the hospitality and multifamily real estate industries, including businesses and services providers within the wider ecosystems of those industries. For more information, please contact our offices at hello@warrenkalyan.com or (512) 347-8777.
Priscilla Vargas Warren Kalyan Mattocks
Hari Kalyan Warren Kalyan Mattocks
Allison Mattocks Warren Kalyan Mattocks
