Fall 2023 Window Magazine by Austin Apartment Association

ON RENTAL HOUSING

FALL 2023

Every Staff Member Has a Story Too! THIS ISSUE:

What is Fair Housing Testing?

Property of the 39 Year Finalists & Professional of the 42 Year Nominees

EVERY

MEMBER Has a STORY PG.

Conflict Management and Resolutions with Tenants 52 T H E O F F I C I A L P U B L I C AT I O N O F T H E

Austin Apartment Association

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2023

A&A Wrecker & Recovery

CAMP Construction

Guardian Construction

Tasha Mora

Dillon Pope

Gilbert Mancias

Hire Priority Staffing

Infinite Capital Construction

Middleton Construction LLC

Gus Villegas

Kirsten Lollar

Danielle Berryann

Perma Pier Foundation Repair of Texas

Christine Moreno

The Steam Team

Ashtynn Smith

CONTENTS FALL 2023 ISSUE

FEATURES 26 D.O.C. Drive 30 Every Member Has a Story 34 Every Staff Member Has a Story Too! 39 What is Fair Housing Testing? 40 Quarterly Grind 42 Property of the Year Finalists /

Professional of the Year Nominees

48 State of the Industry Recap 52 Conflict Management and Resolutions with Tenants

Summer Golf Recap

2 Diamond Sponsors

46 Maintenance Huddle

15 Rewind

47 Credentials

15 Association 101

49 Education Sponsors

22 Lease with the Best

55 Elevate 2024

29 Fall Golf

56 NAA Click & Comply

29 Membership Renewal

57 Pathways

38 Maintenance Legends

57 Multifamily Masterclass

2023 / FALL /

ADVERTISING OPPORTUNITIES WITH AUSTIN APARTMENT ASSOCIATION

BY THE NUMBERS ONLINE & PRINT

3:19

84k+

Avg Read Time

Impressions per year

2.4k printed copies mailed per issue

The Official Publication of the

AUS TIN APA RTMENT ASSOCIATION 8620 Burnet Road #475 Austin, TX 78757 512.323.0990 www.austinaptassoc.com

Executive Editor Emily Blair, CAE

Association Staff Emily Blair, CAE, Executive Vice President, emily@austinaptassoc.com Dana Bolz, CMP, Director of Events/Meetings, dana@austinaptassoc.com Bruce Cook, Accounting & Database Manager bruce@austinaptassoc.com Tatiana Marchizano, Director of Education tatiana@austinaptassoc.com Carrie Smith, Director of Government Relations carrie@austinaptassoc.com

INTERESTED IN ADVERTISING WITH AAA? LEARN MORE AT AUSTINAPTASSOC.COM/ADVERTISING

IN EV E RY I SSUE 5 Letter from Editor 7 President’s Perspective 8 AAA Leadership 10 Calendar of Events 12 Industry Update 14 Market Report

16 New Members 20 TAA & NAA Highlights 23 Members on the Move 27 Community Connection 50 Education Opportunities 52 Law in Order

ADVE RTI SE R I N DE X IFC Austin energy

17 Austin Estate Gate

1 A&A Wrecker and Recovery

18 Hire Priority

Sabrina Talerico Miller, Director of Membership & Business Development

6 The Steam team

sabrina@austinaptassoc.com Hannah Woodyard, Digital Marketing Manager hannah@austinaptassoc.com Hamid Yazdanpanah-Salazar, Director of Communications & Outreach

hamid@austinaptassoc.com

9 Middleton Construction 11 Ameristar Screen and Glass

25 Charter Furniture 28 PermaPier Foundation Repair of Texas

33 Ameristar Screen and Glass 48 Infinite Capital Construction BC Century HVAC Distributing

33 ALN Apartment Data

Window on Rental Housing by the Austin Apartment Association is a quarterly magazine. The advertising and article submission deadline for the FALL 2023 issue of Window Magazine is September 15, 2023. All material submitted is subject to review and approval of the Austin Apartment Association. The publisher assumes no responsibility for care

Tetiana Zhuravel, Administrative Manager

and return of unsolicited material. The Austin Apartment Association is affiliated with

and Team Coordinator

the Texas Apartment Association and the National Apartment Association. For questions

tetiana@austinaptassoc.com Design by Graphic Engine Design Studio

www.GraphicEngine.net

4 / W I N D O W O N R E N TA L H O U S I N G

concerning advertising, articles or subscriptions, call (512) 323-0990.

THE EDITOR Letter from

Turning the Page: Celebrating Stories of Grit, and Growth with Our Amazing Members

o much of our time and attention is spent on being busy, isn’t it? A busy schedule of events, family responsibilities, building our teams, budgeting, professional development, customer service, friends - you name it! Life is always FULL. Fall especially. And, just like that: the year feels like it is coming to a close. As we turn to the Fall issue, we begin looking ahead at the coming year. As part of that planning and reflection, we decide on a “theme” for the year-ahead, which is debuted in this issue. Next year is a big milestone for the Association – our 60th anniversary. It is evident that the focus and the reason for our success is the members who have contributed so much to AAA and made us a part of THEIR story. In this issue, we feature some amazing members and their stories. There is so much to be learned from these professionals. They speak of those who were heroes to them, how hard they worked and what they had to overcome – things like racial bias and a bout of cancer. These are not small things. These are things that require grit. They require

Emily Blair, CAE

Executive Vice President / Executive Editor

hard work. They require you to try, and then try again. I hope the stories of these members inspire you as much as they did us. We are honored to be a part of their story, to give members a reason and place to show up, to start a new path, grow into a career, and develop a powerful network. We look forward to helping you write the next chapter of your story. Warm Wishes,

Emily Blair, CAE

2023 / FALL /

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President’s

PERSPECTIVE Lyndsay Hanes, CAM, CAPS, CPM Metric Property Management 2023 AAA President

CELEBRATING JOURNEYS OF EXCELLENCE AND RESILIENCE

In the vibrant tapestry of the Austin Apartment Association, the threads that weave its fabric are as diverse as the experiences of its members.

ehind every community, every achievement, and every success story lies an inspiring journey of determination, innovation, and unwavering commitment to the mission, “People will Thrive Where They Live”. The heart of our association beats with the rhythm of many remarkable stories — stories that remind us that greatness is born from challenges, and resilience is the cornerstone of achievement. We can all agree that none of us ever said, “I want to be in property management when I grow up!” but every member within our association has embarked on a unique path, one that began with a spark of inspiration and a vision of a better future. Some started from modest beginnings; perhaps you simply needed an apartment discount through college! Maybe you were raised in the business? I bet you started and never dreamed you’d be here all these years later though! Those ideas that led us into the business inevitably turned into a drive to create something meaningful — meaningful for ourselves, our families, our clients, our residents, and the world. Ambition is a compass, and willingness to learn is a guiding star. There are countless stories of our members who started in housekeeping, groundskeeping, or leasing, but rose in the ranks to be C-level executives, highly successful vendor partners, property owners, and investors, or small (to large) business owners. These success stories are a testament to the power of believing in oneself, even when the odds seem insurmountable. If you are rising in the ranks right now, look around you at some of our members who started right where you are today, and you will find all the inspiration you could ever need to be all you are called to be. Every journey is marked by obstacles, and every setback is an opportunity in disguise. The members of the Austin Apartment Association are no strangers to challenges;

we’ve turned stumbling blocks into stepping stones, using setbacks as launching pads for eventual success. The pandemic only made us more resilient. The reorganization of our association has defined us and set us apart in ways we never imagined possible. Adaptability is the hallmark of a true trailblazer, and our members embody this spirit. The world is in a constant state of evolution, and those who thrive are the ones who are not afraid to embrace change and turn it into an opportunity. While the journeys of our members are diverse, they are all united by a shared passion and a commitment to excellence in the multifamily housing industry. Every one of your stories contributes to the collective narrative of our association. It’s a narrative that reminds us that every challenge is an opportunity, every setback is a lesson, and every success is the result of relentless determination. As we celebrate all of your stories, let’s reflect on the mosaic of experiences that make our association whole. Let’s draw inspiration from the tales of triumph over adversity, the unwavering dedication to innovation, and the indomitable spirit that defines each member’s journey. And most importantly, let’s remember that within every story lies the potential to inspire, uplift, and drive us all toward new horizons of achievement. Keep sharing your story, please; you are inspiring the next generation of the Austin Apartment Association every time you do! Sincerely,

Lyndsay Hanes, CAM, CAPS, CPM

2023 / FALL /

2023 Executive

2023 B O A R D OF DIR E C T OR S

COMMITTEE

Danielle Archuleta, CAS, Fetch Package Hollie Baker, Greystar Gina Frazza-Stowers, RPM Living Michael Garcia, CAM, CAPS, RPM Living Heather Garvey, CWS Apartment Homes Colleen Grahn, Lantower Residential Chelsea Kneeland, CAS, J Turner Research Joseph Frank Menchaca, MIG Real Estate Taryn Merrill, CAM, Greystar Shay Mickler, CAM, CAS, The Liberty Group

Lyndsay Hanes CAM, CAPS, CPM

Metric Property Mgmt.

Paige Russell RPM Living President-Elect

President

Christy Sanchez

Meagan Johnston

CPM

CAPS

Magic Make Readies

Avenue5

First Vice President

Secretary/Treasurer

Tasha Mora, A&A Wrecker and Recovery, LLC Stephanie Naylor, CAS, Flooring Warehouse Terri Needham, CAS, PS Landscapes Joshua Nichols Toni Rackley, Flooring Warehouse Paige Russell, CAM, RPM Living Gus Villegas, Infinite Capital Construction

Kris Burleson CAS

InterSolutions Staffing

Kimberly Faulkner Greystar

Kelsea Vernon RPM Living

Katya Watson

VP at Large

VP At Large

Cushman & Wakefield

Vice President

Ana Wright, Greystar

CAM

Diane Yensen, Rainier Management

Immediate Past President

A A A PAST PRE SIDENTS John Harrison* (64) Frank Montgomery* (65) Jim Eichelberger* (66) Andy Wagner* (67) Ray Littlefield* (68) George Nalle* (69) Don Jackson (70) Gene McGregor* (71) Ed Hamel (72) Barry Gillingwater* (73) James Raper (74) Rich Ellmer (75) Jim Solt* (76)

Steve Colella (77) Ted Hendricks* (78) Hank Guerrero* (79) Don Tait (80) Ray Head (81) Ed Norton (82) Bob Benson (83) Jimmy C. Elliott* (84) Joe Sharp (85) Dick Obenhaus (86) Susan Melton (87) Carl E. Beck (88) Kim M. McGregor (89)

8 / W I N D O W O N R E N TA L H O U S I N G

Beth Holt (90)

Carol Martine, CPM (02-03)

Colleen Grahn (13-14)

David Stapleton, CPM (91)

Joy Lamb, CPM (03- 04)

Sheri Gallo (92)

John Raper (04-05)

Robbie Robinson, CAM, CAPS, ARM (14-15)

Gina Roberts (93)

Debi Wehmeier, CPM (05-06)

Carol Martine, CPM (94)

Renee Clark, CAM, CAPS (06-07)

Keith Warner* (95)

Sherry Perrin (07-08)

Michael R. Hill, CPM* (96)

Jana Ellis (08-09)

Vicki L. Sharp, NALP, CAPS (97)

Kara Garst, CAPS (09-10)

Kim M. McGregor (98)

Sarah Thompson, CAM, CAPS

Anna Kelley* (99)

(10-11)

Bill Roland, CPM, CCIM (00-01)

Brooke Mahoney-Livesay CAPS (11-12)

Tami Martin, NALP, CAMT, CAM, CAPS (01-02)

Sandy Eckhardt (12-13)

Gus Villegas (15-16) Theresa Ebner (16-17) Dwayne Stewart (17-18) Renee Zahn, CAM, NALP, ARM, CPM (18-19) Sandy Eckhardt (19-20) Stephani Park (20 – 21) Katya Watson (22) *indicates deceased

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Calendar of

EVENTS DATE EVENT

2 10

PLACE

TIME

Best Practices for Suppliers: Delivering Dynamic Presentations

AAA

1-3pm

Advocacy Committee Meeting

AAA

12-1pm

AAA 501c3 Board of Directors Meeting

Greystar 2 – 3:30pm

Lease with the Best: TAA Lease Forms

Virtual 9am-2:30pm

Executive Committee & Board of Directors Meetings

AAA 11:30am and 4pm

Food for Thought: Pre-Loss Assessments AAA

12pm-1pm

Governance Committee Meeting

9am – 11am

12 EdgeCon

Palmer Events Center

1pm - 4pm

12 Trade Show

Palmer Events Center

4pm - 8pm

24-26 Online Auction for D.O.C. Drive – 48 hours only

16 Budget & Investments Committee Meeting

Virtual

4pm - 5pm

Multifamily Masterclass

AAA

9am - 4pm

D.O.C. Drive Happy Hour & Volleyball

9:30 – 10:15am

Fair Housing Fridays: Modification Requests

Emerging Industry Insights & Opps

D.O.C. Drive Live Telethon Fundraiser

EPA 608 Review + Exam

Brand Creation & Integration Committee Meeting

AAA

18-20 TAA Fall Board of Directors Meeting

San Antonio

Learning & Development Committee Meeting

AAA

9am-10am

Community Service Committee Meeting

AAA

10:30 – 11:30am

Strength Finders Workshop (Half Day Seminar)

San Marcos, Texas State University 10am-4pm

Emerging Industry Insights & Opportunities Committee meeting

AAA

11:30am-1pm

— C L A S S DAT E S/ T I M E A R E S U B J EC T T O C H A N G E —

10 / W I N D O W O N R E N T A L H O U S I N G

AAA

Virtual 12pm - 7pm AAA Moontower Saloon

9am - 11am 2pm - 8pm

Virtual 11 - 11:30am

Waterloo AAA

11:30am-1pm 10am - 12pm

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OCTOBER

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NOVEMBER DATE EVENT

PLACE

TIME

Food for Thought: Preventative Maintenance

AAA

Resource Development Committee Meeting

Virtual 10am – 11am

HVAC Series: Preparing for Heating Season

AAA

9am - 1pm

Community Service Committee meeting AAA

10am - 11am

Leasing Bootcamp

Fall Golf

Forest Creek Golf Club

12pm - 1pm

8:30am - 5:00pm 8am - 5pm

13-15 NAA Assembly of Delegates (AOD) Coronado, California 13

Events and Service Committee Meeting AAA Advocacy Committee Meeting

AAA

Brand Creation & Integration Committee Meeting

Virtual 9:30 – 10:15 am

D.O.C. Drive Distribution Day

Learning & Development Committee Meeting

Quarterly Grinds

Emerging Industry Insights & Opportunities Committee meeting

AAA

AAA 501c3 Board of Directors Meeting

Greystar 2 – 3:30pm

Budget & Investments Committee Meeting

Virtual

12-1pm

9am-10am 8:30am-9:30am

4pm – 5pm

23-24 AAA Office Closed for Thanksgiving Holiday 27

Emerging Industry Insights & Opps

Waterloo

Executive Committee & Board of Directors Meetings

AAA 11:30am and 4pm

Governance Committee Meeting

AAA

9am – 11am

DECEMBER DATE EVENT

PLACE

TIME

Best Practices for Maintenance: Technology Tips

AAA

9-11:30am

Membership Growth Committee Meeting

AAA

12pm-1pm

APEX Awards

Food for Thought: Parking Lot Maintenance

AAA

12pm-1pm

Fair Housing Fridays: Modification Requests

Virtual

11-11:30am

12pm-1pm

AAA

Hyatt Regency Austin

6pm-10pm

25-26 AAA Office Closed for Christmas Holiday

11:30am-1pm

— C L A S S DAT E S/ T I M E A R E S U B J EC T T O C H A N G E —

2023 / FALL /

Industry UPDATE NAVIGATING LEGISLATIVE AND LOCAL ORDINANCE CHANGES: WHAT YOU NEED TO KNOW BY CARRIE SMITH

HB 2127: Texas Regulatory Consistency Act House Bill 2127, known as the “Texas Regulatory Consistency Act,” was a significant legislative milestone that aimed to establish uniformity in regulatory provisions across the state. This transformative law explicitly restricts municipalities and counties from enacting or enforcing ordinances that are at odds with state laws. Notably, it includes a provision that affects eviction regulations, preventing local authorities from extending the eviction process beyond the guidelines set by the state. Therefore, an ordinance adding seven days to the eviction process has been void and unenforceable as of September 1, 2023. In a case brought by the city of Houston challenging the statute, a district judge declared HB 2127 unconstitutional, but its enforcement remains active in cities that were not enjoined in the lawsuit (including the city of Austin.) The Texas Attorney General’s Office immediately appealed the recent ruling defending HB 2127. To read more in-depth and to keep up with the latest, visit austinaptassoc.com/news.

MF Composting Ordinance Changes Effective on October 1, 2024, the Austin City Code (Chapter 15-6) underwent amendments affecting all properties with five or more dwelling units. These amendments mandate that such properties must ensure that residents and employees have access to composting services that include the collection of food scraps (including meat, bones, and

dairy), food soiled paper, and products certified by the Biodegradable Products Institute (BPI) as compostable. Furthermore, existing education requirements mandated by city ordinance will remain unchanged, except that “recycling information” will be replaced with “landfill diversion” information. Complementary revisions to Austin Resource Recovery’s Administrative Rules (Chapters 8 and 11) will introduce Capacity Performance Standards. These standards will necessitate that Responsible Parties guarantee that on-site composting services are sufficient to accommodate the regular accumulation of organic materials while preventing overflowing containers. Specifically, a minimum of one gallon of composting capacity per dwelling unit per week will be required. Additionally, the rules will stipulate that a minimum of one recycling container, and where applicable, an organics diversion container or other collection point, must be located within 25 feet of all landfill trash containers. AAA has extended an invitation to Austin city staff to serve as the primary speaker for an upcoming webinar focused on the MF Composting Ordinance. This will be an opportunity to ask questions and give feedback! Stay tuned for updates on this event!

City Budget Allocations Impacting Multifamily Communities The City of Austin adopted a substantial $5.5 billion budget, featuring several provisions that directly impact multifamily residents and property owners. These provisions include: • Multifamily CAP Program: In fiscal year 2020-21, Austin Water introduced the Multifamily CAP program. This initiative benefits low-income customers who lack dedicated water meters but still pay for monthly water and wastewater services. It provides a $17 monthly credit on their Austin Energy utility bills, represented as the Austin Water Multifamily CAP Program Discount. • Tenant Stabilization Funds: An allocation of $1.6

Read about AAA’s current advocacy issues at www.austinaptassoc.com/news/advocacy-in-action

12 / W I N D O W O N R E N T A L H O U S I N G

shutterstock

he Austin Apartment Association (AAA) is currently navigating a landscape characterized by a series of legislative and policy shifts, which carry implications for the multifamily housing sector in Austin and the surrounding areas. From preemption legislation to mandatory composting, budget allocations, and the evolving Repeat Offender Program (ROP), let’s dive deeper into these recent developments that directly impact AAA and its members.

million dollars has been earmarked to address tenant stabilization concerns. • The Little Walnut Creek - Jamestown Tributary Erosion and Drainage Improvements project, with a budget of $10.8 million, will commence construction in mid-fiscal year 2023-24. This project’s significance extends to safeguarding private properties, parking lots for multifamily and commercial properties, the Thurmond Street culvert, storm drain outfalls, utility poles, and trees. • Austin Police Budget Information: The overall Austin Police budget (APD) budget has seen an increase of $38,757,871, with a particular focus on the Neighborhood Based Policing Budget, which received an augmentation of $25,567,180. This allocation represents nearly half of APD’s budget for the fiscal year 2023-24. The Neighborhood Based Policing strategy employs directed patrols and tactical teams to supplement regular patrols, thereby addressing ongoing crime issues. This approach also includes Patrol Support, which encompasses district representatives and detectives, commonly used in crime reduction and prevention strategies. Additionally, community engagement time for patrol officers has been emphasized to facilitate proactive policing and strengthen relations with the communities they serve.

Tenant Notification and Relocation Amendments In 2022, City Code Title 25 underwent significant revisions, emphasizing tenant notification and relocation during multifamily property redevelopment or demolition, with a mandated 120-day notice to residents facing displacement due to property redevelopment. The initial ordinance allowed notifications to be sent simultaneously with the city permit application. Fast-forward to August 2023, Austin proposed extending these rules to unpermitted redevelopment, requiring a 120-day notice prior to filing an application. Initially, the proposed changes also demanded signed notifications from ALL residents before a redevelopment application could be filed with the city. However, upon public release, AAA collaborated with city officials to streamline the ordinance language, removing the need for signed notifications from all tenants and instead refocusing it on those facing displacement due to redevelopment. This adjustment aims to reduce potential delays and maintain positive property-manager relationships with residents. Additionally, thanks to a newly passed state law (HB 14), the once-worrisome 120-day notification before application filing, replacing the previous concurrent notification, no longer posed significant concerns for delays as feared by AAA. HB 14 introduces clear guidelines, mandating building permits issuance within 15 days of filing by cities and counties, with the potential for third-party review if this timeline is not met, ensuring a smoother permit issuance process.

The Challenge of the Repeat Offender Program (ROP) The Repeat Offender Program (ROP) was initially established in 2013 and underwent substantial revisions in 2014. Currently encompassing approximately 91 properties and 17,100 units within the city, the program was initially designed to address pressing health and safety concerns in multifamily properties. However, over time, the ROP has expanded and become increasingly onerous, leading to operational challenges and unintended consequences that necessitate attention and resolution. • Property management companies, both new and existing owners, have expressed frustration with the program. Key points of contention include: • Inability to Remove from ROP: Property owners find it challenging to extricate themselves from the program once they are enrolled, leading to longterm obligations and oversight. • Intrusive Inspection Practices: The ROP inspection process has raised concerns, including reported door-to-door visits by code inspectors to solicit violations. • Resident Reporting Campaigns: Campaigns directed at residents to report maintenance issues to the City instead of the property’s ownership or management have emerged as a point of contention. • Vacant Housing Units: Due to the city’s suspension and revocation procedures and enforcement escalation actions taken, there have been instances of rental housing units in Austin remaining vacant.

Seeking Feedback and Revamping the ROP Program: Considering these challenges, AAA recognizes the need for comprehensive feedback to revamp the ROP program effectively. AAA’s Government Affairs Director, Carrie Smith, has called upon affected parties to share their experiences and insights to carrie@austinaptassoc.com. Specifically, AAA is interested in gathering information on the frequency of property inspections, financial burdens incurred due to fines and fees associated with the ROP, the number of units rendered offline because of the program, details regarding code violations, and – most importantly, suggested improvements and solutions to remedy the unintended consequences of the ROP.

Thank You for Being an AAA Advocate! The multifamily and residential rental housing industry is navigating a complex and evolving landscape shaped by legislative changes, budget allocations, and regulatory programs. These developments underscore the imperative of continued engagement, advocacy, and data-driven feedback within the multifamily community. The active involvement and input of property owners and managers are paramount in shaping the future of multifamily housing in Austin and surrounding areas. For more information about AAA’s advocacy in action, contact Carrie Smith, Director of Government Affairs at carrie@austinaptasscoc.com.

2023 / FALL /

Market Line Report - Austin September 2023

MARKET SNAPSHOT 88.3%

$1,611

$1.84

877

-3.4%

Occupancy

Price

Rental Rate

Size

($/mo)

($/sf/mo)

(sf)

Rental Rate Growth

7,111

297,312

42,818

29,211

20,822

Units Absorbed

Units Operating Supply

Units Under Construction

Units Proposed for Construction

Units Recently Opened

Past 12 Months

1,234 Communities

151 Communities

77 Communities

74 Communities

HOTTEST SUBMARKETS Over The Past 3 Months Rank 1 2 3 4 5

Submarket Outlying Metro Northeast I-35 South Pflugerville/ Tech Ridge/ Wells Branch Southeast/ Riverside Dr

CONCESSIONS

Annualized Growth % 11.1% 5.7% -0.2% -2.9%

% of Mk Absorbed 6.9% 2.1% 1.3% 1.3%

2.9%

0.8%

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.

Class

Total Units w/ Concessions

% of Total Units

Citywide Effect

Average Special

ALL A B C D

95,591 39,766 25,728 19,572 10,525

32.0% 42.0% 33.0% 27.0% 20.0%

-2.0% -2.9% -1.8% -1.4%

-6.1% -7.1% -5.4% -5.0% -4.6%

OTHER TEXAS MARKETS SNAPSHOT 93

1720

1680

91 1640

DALLAS/FT WORTH Occupancy: Price: Rental Rate: Size:

91.1% 1,518 $/mo 1.72 $/sf/mo 883 sf

90 1600

1560

S O N D J F M A M J J A S O N D J F M A M J J A 2021

2022

Occupancy %

Price ($/mo)

MRI ApartmentData provides real time access for property specific information, market surveys and historic submarket data for over 3.5 million apartment units in AZ, FL, GA, NC, TN, and TX.

Past 12 Months -0.1% Rental Rate Growth 5,769 Units Absorbed

Operating Supply 3,475 Communities 838,153 Units

SAN ANTONIO Occupancy: Price: Rental Rate: Size:

88.2% 1,216 $/mo 1.41 $/sf/mo 865 sf

Past 12 Months - 0.9% Rental Rate Growth 941 Units Absorbed

Occupancy: Price: Rental Rate: Size:

89.4% 1,281 $/mo 1.44 $/sf/mo 892 sf

Past 12 Months 1.8% Rental Rate Growth 5,109 units absorbed

Operating Supply 1,032 Communities 225,047 Units

AUSTIN HOUSTON

2023

Statistics derived from a continuous survey of all apartment communities. Effective rental prices are calculated net of concessions and utility adjustments.

14 / W I N D O W O N R E N T A L H O U S I N G

-1.0%

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.

HISTORY OF EFFECTIVE PRICE & OCCUPANCY

1520

Past 12 Months

Operating Supply 3,115 Communities 737,825 Units

To learn more: mrisoftware.com/products/apartmentdata

AAA EDUCATION

REWIND

WEBINARS ON DEMAND

Cheryl Higley

Northmarq VP of Debt and Equity C

Scott Lamontagne Northmarq Managing Director & Market Lead

Quinn Gormley

Fishpond Development Principal

FINANCING THE FUTURE: MULTIFAMILY INSIGHTS OCT 26TH 9AM-11AM $ AUSTIN APTASSOC.COM/EVENTS 59 2023 / FALL /

New MEMBERS AAA welcomes these new members who joined the association between June 1 – August 31. When deciding where to make your next purchase for your property, please consider an AAA supplier member.

N E W IN DUST RY M EM BER S Bellaire Multifamily Management, LLC 238 Units Campos & Villanueva 1 Unit Jackson Becker Communities 114 Units LifeStyle Property Management, Inc. 156 Units Bethel Housing 5 Units

Thrasher Ln, LLC 2 Units

Luling Townhouse Apartments 9 Units

Original Khan Properties, LLC 56Units

Spearhead Properties 1 Unit

Lawn Chair LLC 1 Unit

Stonebridge Management LLC 286 Units

Rental Success, Inc. 1 Unit

Coastal Ridge Real Estate 225

Toupin Management LLC 51 Units

Show Goat Capital Management GP, LLC 20 Units

Cold Texas Sun 2 Units

Helu Residential LLC 180 Units

AJW Property Management 84 Units

Draper and Kramer, Inc 307 Units

Cavanaugh Properties 2 Units

Harbor Group Management Co 336 Units

N E W PRODUC TS A N D SERV ICE S M EM BER S Commercial Restoration Company Rick Cole 13725 South Mur-Len Road Olathe, KS 66062 855.584.7887 r.cole@crcmail.com Categories: Contractors-Restoration & Remodeling, General Contractors HandyTrac Systems Katherine Jackson 16990 North Dallas Pkwy Suite 206 Prosper, TX 75078 972.380.9878 tradeshows@handytrac.com Categories: Alarm Systems & ServiceSecurity, Security-Key Management Skyline Cabinetry Mary Stewart 12301 North Stemmons Freeway Farmers Branch, TX 75234 512.585.1532 marys@skylinecabinetry.com Category: Cabinets

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Total 3D Laminate Javier Fiffe 1814 Fleischer Dr. Austin, TX 78728 786.617.3951 info@total3dlaminate.com Category: Cabinets Coastal Builders and Remediation Jessica Hernandez 4845 Goldfield Drive San Antonio, TX 78281 830.776.2261 jesshdz0101@gmail.com Categories: Concrete Restoration & Cleaning, Fire/Water Restoration RDC Paving Cody Brunkenhoefer 120 A Iron Horse Dr Hutto, TX 78634 512.920.9155 cody@rdcpaving.com Categories: Concrete Contractors, Paving Contractors

That 1 Painter Steven Montgomery 2851 Joe Dimaggio Blvd Ste 14 Round Rock, TX 78665 512.373.0002 contact@that1painter.com Categories: Drywall Contractors, PaintContractors The Revenue Method Joani Schumaker 531 Windmill Ranch Road Georgetown, TX 78663 512.460.9969 joani@therevenuemethod.com Category: Real Estate-Consultants Locale Hospitality, Inc. Francisco Gonzalez 801 Barton Springs Road, Locale #9-120 Austin, TX 78704 512.387.1308 realesetate@locale.com DBJ Insurance Services LLC Greg Coots 342 Sunny’s Halo Court Austin, TX 78737 214.415.4951 info@uspinsurance.com Category: Insurance

OurPetPolicy Logan Miller 950 West Bannock Street Suite 860 Boise, ID 83702 208.906.8886 logan@ourpetpolicy.com J.W. Flooring Solutions, LLC Bobby Ormand 156 Wilderness Cove Driftwood, TX 78619 512.426.3491 jwflooringsolutions@gmail.com Categories: Flooring-Sales, Installation Pick Your Provider Thomas Cathcart PO Box 1210 Wimberley, TX 78676 737.787.3822 thomas@pickyourprovider.com Category: Internet-Service Providers Johnson Health Tech Retail, Inc., DBA Johnson Fitness & Wellness Jessica Bangia 7585 Equitable Drive Eden Prairie, MN 55344 952.224.1236 jessica.bangia@johnsonfit.com Categories: Fitness Equipment Repair & Service, Fitness Equipment-Sales Ja-Mar Roofing & Sheet Metal David Phillips 16712 S IH 35 Frontage Rd. Buda, TX 78610 512.466.3595 david@jamarroofing.com Categories: General Contractors, Roof Contractors MC Bank Texas Mark Garrison 2122 Hwy 71 W Cedar Creek, TX 78612 512.999.0120 meg100464@yahoo.com Categories: Financial Investments, Financial Services

The Residential Perimeter Security Specialists

SALES ★ REPAIR ★ INSTALLATION • Automatic Gates • Wood Fencing • Telephone Entry • Rails • Radio Controls • Refurbishing • Video Security • Powerwashing • Ornamental Iron • Replacement Remotes

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512-296-2671

LD Tebben Roofing Company Michelle Rhone 4315 Terry-O Lane Austin, TX 78745 210.823.1949 mrhone@ldtebben.com Categories: Construction-General, RoofContractors Optimized Waste Removal Micha Stateson 3131 West Bolt Street Fort Worth, TX 76110 833.832.6697 Support@OptimizedWasteRemoval.com Categories: Trash Bulk Pick Up, Trash Valet Pick Up Lone Star Scents Erik Johnson 908 Risen Star Lane Copperas Cove, TX 76552 512.718.6150 lonestarscent.tx@gmail.com Category: Odor Control

Advanced Flooring Concepts Adam Clark 557 Peace Drive Liberty Hill, TX 78642 512.848.3013 adam@advancedflooringc.com Categories: Flooring-Sales, Installation

PE Pennington & Company Chris Stanton 4300 Marsh Ridge Road #104 Carrollton, TX 75010 972.300.0580 x104 cstanton@pepennington.com Category: Tax Consultants

J&H LED John Little 101 Oak Glen Cove Austin, TX 78734 512.840.0616 john@littlesandassociates.com Categories: Electric-Contractors, Lighting Fixtures & Supplies

Prestige Trash Valet Services, LLC. Daniel Gonzalez PO BOX 81005 Ausitn, TX 78708 512.663.8370 info@prestigetrashvalet.com Categories: Trash Bulk Pick Up, Trash Valet Pick Up

CRG Residential Leah Wolff 805 City Center Drive, Suite 160 Carmel, IN 46032 317.575.9400 lwolff@crgresidential.com Categories: General Contractors, RoofContractors

DWR Security, LLC dba Pono Security Madison Berridge 473 West Riverside Drive Roseburg, OR 97470 808.298.2558 madisonb@ponosecurity.com Category: Security & Surveillance

www.austinestategate.com anthony@austinestategate.com

Texas Pool Compliance, LLC Diana Boyd 500 North Capital of Texas Highway, Bldg 2 Austin, TX 78746 512.997.8692 diana@texaspoolcompliance.com Category: Pool-Code Compliance Juste 5 LLC DBA- Zoom Drain Central Texas Amanda Cajuste 1220 Satterwhite Road Buda, TX 78610 737.530.3430 amanda.cajuste@zoomdrain.com Categories: Sewer & Drain Cleaning, Sewer & Drain Contractors All Dry Services of North Austin David Jin 4287 Ridgebend Drive Round Rock, TX 78665 512.575.3760 info.northaustin@myalldry.com Categories: Cleaning Service-Crime Scene, Flooring-Water Extraction, Mold Remediation, Odor Control AQUALIS Michael Long 2510 Meridian Pkwy, Suite 350 Durham, NC 27713 919.646.1941 cutesch@aqualisco.com Category: Water-Conservation Junk Management Rick Rodriguez 900 Pecan Street East, STE 300-213 Pflugerville, TX 78660 512.961.0932 service@junkmanagement.net Categories: Trash Bulk Pick Up, Trash Containers

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SEPTEMBER 6, 2023

STATE OF THE Industry

J.J. PICKLE CONFERENCE CENTER

The 3rd Annual State of the Industry event took place on September 6th at the J.J. Pickle Conference Center in Austin, TX. The purpose of the event is to provide valuable 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 you to our speakers and panelists! MODERATOR Chelsea Kneeland, J Turner Research NATIONAL UPDATE Greg Brown, NAA ECONOMISTS/APT MARKET UPDATE/DEMOGRAPHER Dr. Adam Perdue, Texas A&M, Jordan Brooks, ALN Apartment Data, Dr. Helen You, Texas Demographic Center

PANELISTS: Greg Anderson, Habitat for Humanity Jeremy Striffler, Austin ISD Crystal Moya, NRP Group

Thank you Platinum Sponsors!

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TAA-&-NAA HIGHLIGHTS

2023 TAA Summer Board of Directors Meeting

The 2023 Texas Apartment summer Board of Directors meeting was held in Fort Texas, TX. Here are some highlights from the meeting.

• TAA honored Rep. Shelby Slawson with the Legislative Champion Award. • TAA introduced new TAA staff member, Claire Massey, Vice President of Conference & Exhibitions • ONE Conference Co-Chairs Cayce Coon and Chelsea Kneeland announced the 2024 TAA ONE Conference & Expo will be held April 2426 at the Henry B. Gonzalez Convention Center in San Antonio, Texas! [image of Chelsea, Cayce] • TAA Legislative Committee received a legislative session recap and update from the TAA contract lobby team, who shared critical updates about property taxes, PFC legislation and preemption laws passed this session.

Rep. Shelby Slawson

Chelsea Kneeland and Cayce Coon

Claire Massey

NEXT MEETING DATE IS OCTOBER 18-20, 2023 IN SAN ANTONIO

COMMUNITY SERVICE STAR AWARD

AAA was honored with a Community Service Star award in recognition of our Welcome Home Kits delivered to Foundation for the Homeless.

LYNN FISHER RETIRES

TAA celebrated, on August 30th, Lynn Fisher’s retirement and her 24 years of service to TAA!

NEW PROGRAM ALERT!

HOW TO BECOME A MAINTENANCE LEGEND With the sunsetting of the Maintenance Mania National Championship, NAA and HD Supply are thrilled to announce their new program, Maintenance Legends. Three monthly winners will receive prizes up to $5,000 retail value. Submit your maintenance story for a

chance to win! Hard work, dedication and 3 easy steps can make you a Maintenance Legend!

PROVIDE YOUR INFO

Fill out our form with your name, address, affiliate association and more.

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TELL YOUR STORY

Tell us all about you or your Legend’s actions and why they deserve to win.

SUBMIT YOUR PHOTO(S)

Every maintenance pro deserves to be recognized.

Visit maintenancelegends.com to submit your story today!

AAA WINS

NAA EXCELLENCE AWARDS The Austin Apartment Association (AAA) is proud to announce their recognition as the Affiliate of the Year in the State/Metro-32 category at the 2023 NAA Excellence Awards. These awards celebrate outstanding contributors in the rental housing sector, acknowledging their lasting impact. Presented at the Apartmentalize conference in Atlanta from June 7 - 9 by the

National Apartment Association (NAA), this award reflects AAA’s unwavering commitment to the industry. The award highlights AAA’s exceptional leadership and its dedication to advancing the rental housing sector, fostering growth, and supporting its members. AAA’s programs, education, networking, and advocacy efforts have made it a driving force in the industry,

shaping policies and regulations. Receiving the Affiliate of the Year award at the NAA Excellence Awards is well-deserved recognition of AAA’s exceptional achievements, setting a commendable example for affiliated associations nationwide. These awards remind us of the remarkable contributions in the rental housing industry, setting a benchmark for excellence.

NATIONAL APARTMENT ASSOCIATION

APARTMENTALIZE 2023 RECAP By Michael Miller, NAA In June, Apartmentalize served as the hub of the rental housing industry, where industry professionals created connections, shared ideas and found solutions. This year, NAA saw record attendance of 12,323 at Apartmentalize in Atlanta! This multi-day event allowed industry professionals ranging from housing providers and management companies to vendors and suppliers the opportunity to explore new trends, learn industry best practices and gather actionable tactics and strategies to take back to the office. Topics ranged from artificial intelligence to maintenance to employee and resident satisfaction and everywhere in between. Also front and center in Atlanta were mental health as well as diversity, equity and inclusion (DEI). There remains certain stigmas around these topics, so leaders in the industry and subject matter experts took center stage to remove those thoughts and shine a positive light on these efforts. Not every attendee is an Apartmentalize regular—nearly 40% of attendees were first-time attendees. THE NEXT APARTMENTALIZE IS IN PHILADELPHIA FROM JUNE 19-21, 2024.

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all FGOLF CLASSIC LARRY NIEMANN

Beneﬁting Apartment PAC Austin

NOVEMBER 9 8:30 AM - 3:00 PM

FOREST CREEK

GOLF CLUB 99 TWIN RIDGE PKWY, ROUND ROCK, TX

$150 / PLAYER ($175 AFTER 10/27/23) $600 / 4-PERSON TEAM ($700 AFTER 10/27/23) This event is open to players & sponsors only. No spectators. All players fees include green fees, golf cart, range balls & lunch.

PRIZES! For 1st, 2nd, & 3rd place teams & much more! DRESS CODE enforced by course. Shirts must have collars & sleeves. Slacks or bermuda shorts permitted. No denim.

LEARN MORE ABOUT APARTMENT PAC AUSTIN AT AUSTINAPTASSOC.COM/APARTMENT-PAC-AUSTIN

SELLS OUT ANNUALLY / REGISTER EARLY! LUNCH PROVIDED, AWARDS AND CEREMONY TO FOLLOW TOURNAMENT

Special note on payment

No billing for this event. NOW TAKING ONLINE PAYMENTS FOR PAC! This is an AAA Political Action committee fundraiser. Your PAC dollars help AAA keep a strong voice at all levels of government. Payment must be made by personal or partnership credit card or check payable to “AAA PAC” - NO CORPORATE PAYMENTS. Payment must accompany registration. Your AAA account cannot be billed. Payments will be counted as political contributions for local candidates favorable to the rental housing industry. Proceeds from the day beneﬁt the AAA Political Action Committee. Federal law requires political committees to report the name, mailing address, occupation, and name of employer for each individual whose contributions aggregate in excess of $200 in a calendar year.

Photo Release

Austin Apartment Association (AAA) events may be photographed or video recorded. By participating in this event, you consent to your photograph/video recording being used for promotional purposes including but not limited to AAA promotional material, website, and social media.

AAA EDUCATION

Lease With The Best TAA Lease Forms TUESDAY, OCTOBER 24 9:00 AM - 2:30 PM WEBINAR

Good for the following Tracks:

Speaker COREY ROGERS

ROGERS LAW FIRM

MEMBERS on the Move

Haydee Scott

Katya Watson

Rachel Sproul-Lombardo

Miranda McArthur

Haydee Scott

Rachel Sproul-Lombardo

Changed Companies and Position I’m happy to share that I’m starting a new position as Sales and Marketing Manager at Texas True! I am thrilled to return to the world of Multifamily and Commercial Construction. Thank you to Cody Proctor for the opportunity to grow Texas True Roofing to new heights.

Changed Companies I’m excited to announce that I’ve come full circle! I had the honor of working with Related’s ownership group for many years through fee management and have finally made the jump to work directly with the team as Senior Regional Manager. Since arriving in Texas there has always been a piece of home that was missing, and Related has filled that gap for me. Looking forward to working with some of the best and brightest in the industry.

Katya Watson Changed Companies I am honored to announce I recently joined Cushman and Wakefield as Managing Director for the greater Austin and San Antonio area. It has been exciting to reconnect with former colleagues, make new connections and work alongside a great group of professionals. I am inspired by the company’s people-centric culture and grateful for the opportunity to be in a role that allows me to focus on what matters most by creating meaningful and impactful moments to develop lasting relationships. Speaking of connections, I look forward to seeing you at the next AAA event!

Miranda McArthur Changed Positions I’m happy to share that I’m starting a new position as Director of Central Operations at RPM Living! After 9.5 years in onsite multifamily property management, it’s time to put that knowledge to use on the corporate support side. Centralization is all the buzz and I am thrilled to oversee this endeavor within a company that has allowed me to grow from a starry-eyed leasing agent to where I am today. The future is bright.

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Summer

GOLF

TOURNAMENT

2023

embers joined us on June 1 for Summer Golf at TopGolf! This was an Apartment PAC Austin Political Action committee fundraiser. Your PAC dollars help AAA keep a strong voice at all levels of government. Congrats to our award winners! 1st Place: FIDUS Construction Services 2nd Place: WeDoTrash 3rd Place: Behr Paint Longest Drive: Kalvin Preciado, with PAVECON Best Golfer: Jay Piersall, with FIDUS Construction Services

THANK YOU GOLD SPONSORS Alpha Paving Industries Ameristar Screen & Glass BlueLine Construction and Remodeling InterSolutions Staffing Matrix Construction Services Middleton Construction

THANK YOU P L A T I N U M S P O N S O R S

THANK YOU S I L V E R S P O N S O R S A&A Wrecker and Recovery CheckpointID from MRI Software Landmark Landscape Group Principal Renovations LLC Realtor.com Return Valets LLC Rodriguez Remodeling and Contracting WeDoTrash

EVENT CO-CHAIRS Patrick Kelley, Affinity Waste Solutions and Carrie Laso, Rasa Floors

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1st PLACE: FIDUS Construction Services

solutions

CREATING UNIQUE

for your community.

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Leasing Centers

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FurnitureByCharter.com

2nd PLACE: WeDoTrash

LONGEST DRIVE: Kalvin Preciado, PAVECON

3rd PLACE: Behr Paint

BEST GOLFER: Jay Piersall, FIDUS Construction Services

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AUSTINDOCDRIVE.COM

D.O.C. Drive Rebrand

he Austin Apartment Association is thrilled to unveil the transformation of our annual Doc & Gayle Young Food Drive into the Days of Care (D.O.C.) Drive. This rebranding comes with a renewed dedication to better meet the needs of our nonprofit partners and the communities they serve. After meeting this Summer with our four Food Drive partners, it was attested that the wants and needs of their community recipients have also changed. Hence, our focus has shifted from physical food packs to empowering them with other food support, such as grocery gift cards. Our Community Service Committee also spoke with several smaller-sized county food banks and realized the dire need for essential household items such as toilet paper, laundry detergent, dish soap, and many other vital necessities for a home that are typically overlooked during a holiday season drive and is born: Gayle’s Givings. As we step into this new era of care and compassion, we invite you to join us in making a lasting difference in the lives of our neighbors and community members. Together, we can be the change and uplift the hearts and homes of those in need.

D.O.C. Drive Kicks Off in 2023

n August 30th, our Community Service Committee organized a remarkable D.O.C. Drive kick-off at Maverick’s in Pflugerville that raised a total of $3,842 that will 100% be used towards our fundraising efforts. Our beloved AAA members came out strong and in full support of the which will help make an impact on our goal of serving 1,300 families in the Greater Austin area this year. Whether it was through monetary donations at the door or by purchasing a newly designed logo T-shirt, it was a remarkable event with a packed house that was definitely a memorable evening for all who attended. Please check our calendar for all D.O.C. Drive happenings, and we hope to see you at our next event!

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TRUSTED BY THE BEST IN OUR INDUSTRY WHO DO YOU CALL WHEN #SHIFTHAPPENS? With over 1,300 different soil types in Texas, its no wonder that our soil is as buck wild as our weather. You need someone you and your residents can trust. That's where the #DirtNerds of Perma Pier & Black Tie Plumbing come in: No one knows Texas soils like we do.

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EVERY MEMBER HAS A STORY WRITE YOUR NEXT CHAPTER WITH AAA

RENEW YOUR MEMBERSHIP TODAY Ensuring your information is up-to-date is an important step to making sure you & your staff are getting the most out of your AAA membership. Scan the QR Code to review your company's current information & ensure you are not missing out on any critical industry updates!

2023 / FALL /

Our goal for this issue and through 2024 is to introduce you to not just the faces of many AAA members but also to their diverse and intriguing stories, which make them the fascinating people who they are. Whether it’s AJ on the industry side or Sam on our products and services side, all of our AAA members are here on the continuous path that they are traveling, and we unequivocally value the moments we have with them. Alvino Rosales

Senior District Sales Manager, Rent. Alvino has spent the last four years working in the multifamily industry. In his present capacity, he directs a sales team dedicated to serving and assisting the Texas and New Mexico markets. Moreover, Alvino actively participates in the Product and Service Committee at the Texas Apartment Association (TAA) and also holds a board member position with the Texas Apartment Association Education Foundation (TAAEF). As a University of Texas alumnus, he proudly represents Hook’em and currently resides in Austin with his wife and two daughters. This is Alvino’s story inside the multifamily industry. How did you first become interested in this industry? I first became interested in the industry through a friend, Brooke Kirkpatrick, who introduced me to Rent. It was a completely new industry for me at the time, but after learning more about the company and the opportunities it presented, I became intrigued. Being from Texas, I was aware of the population growth and the potential for success in an innovative tech company like Rent. Taking this into consideration, I decided to take a leap of faith and join the industry.

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How do you believe your background and experiences have contributed to your success in the industry? I think it’s played a critical role in my success. My parents are Mexican Americans, and I am a proud second-generation Texan! My parents are my heroes. I watched them work in various blue-collar jobs, from construction to janitorial work, before eventually both becoming successful entrepreneurs. They were both smart, resourceful, optimistic, and full of grit. These are all qualities that have continued to serve me well today. What role do you think diversity and inclusion play in shaping the industry’s future, and how can our association support these ideals? I think it’s critical to ensure that our industry reflects the changing needs of the customers we serve. The Texas population is growing and becoming more diverse each year. We need people in various roles with diverse backgrounds to share their stories and input to help shape how our industry helps serve a changing customer base. What do you envision for the future of the industry, and how do you see yourself contributing to it? I am excited about the future of the industry. Housing continues to be a major focus across the U.S., and the multifamily industry has a big role in shaping that future. I’m also excited to see so many bright and talented individuals contributing to the industry’s success. In Texas, we are making a strong effort to leverage that new talent and inform the public about the endless opportunities within the industry. I do wish I could have learned about the industry sooner in my career, but I hope to do my part in advocating for this amazing industry.

AJ Walker

Assistant Regional Manager and Trainer, Rainier Properties AJ can trace her roots to San Antonio, TX, where she spent her childhood due to her parents’ military service. However, the family’s origins lie in Santa Monica, CA. In 2019, AJ made a significant life-changing move to Austin, which she now holds dear to her heart, considering it the best decision for both personal fulfillment and career advancement. In 2016, AJ was a college student approaching graduation and came to the realization that her initial plan of attending law school no longer appealed to her. Aware that this decision might not sit well with her father, AJ knew she needed a backup plan, and she needed it quickly. Here’s AJ’s story into the multifamily industry. Can you walk us through your journey from when you started in the industry to where you are today? Were there any pivotal moments or breakthroughs? I started as a leasing agent at a C property that was in desperate need of a facelift, internally and externally. But working at this property taught me the fundamentals of property management. I learned how to lease, of course, but more importantly, how to sell a product. It’s easy to lease a brand-new unit with all the upgrades, but to get a prospect to buy into the lifestyle you’re selling them whilst the rails are chipped and the landscaping is less than desirable is an art! So, transitioning into my next leasing position at a Class A property was a breeze. At this property, I was able to learn how to cater to a different clientele and see what proactive maintenance looked like rather than reactive maintenance as well. This sharpened my skill set and made me feel like I was ready to take a stab at a larger company where growth should be attainable. By this time, I knew a career in property management was for me. There was one company in particular I had set my sights on, but I could not get an interview. I had revamped my resume and had great references, but still no dice. So, this time that I applied, I did something different: I applied as AJ versus my real name, which could be used to determine my ethnicity. To my surprise, I finally got the call for an interview. Once in the door, I was finally able to be hired on. To some, you may wonder why you would want to work for a company that may have shown bias so early on, but I am a firm believer that you cannot make change if you are not in the room where these decisions are being made. This just made me go that much harder to ensure my name was synonymous with good things. All I needed was a chance to prove myself to be an asset. Within a year, I was promoted to assistant manager; the following year, I was promoted again to be a floating manager and later accepted another opportunity as property manager; and now I serve as the assistant regional manager and trainer at Rainier Properties.

Chris Romeo Regional Vice President, Dixie Carpet Installations

Chris began his career at Home Depot in Jackson, TN, working as a sales associate in the hardware department. His dedication and hard work led to opportunities to travel and assist in opening new stores across the country, and he achieved the position of store manager at the remarkable age of 22. After serving as store manager for a couple of years, he made the deliberate choice to temporarily step away from his career to pursue higher education. Eventually, he enrolled at UT Austin, where he successfully graduated in 2009. Here is Chris’s story into the multifamily industry. Since you transitioned into this industry from the retail field, what prompted the change? Serving as a store manager educated me on the fundamentals of leadership and helped me determine what kind of leader I wanted to become. I continued to work at The Home Depot after graduation as a pro-account sales associate. This position expanded my knowledge of flooring and construction in general. I always wanted to do something besides retail, so when Dixie gave me an opportunity, I decided to take a chance. What was your career growth like at Dixie, and what motivates you in your role? I started with Dixie in 2017 as an account manager. This was my introduction to the multifamily industry, which I quickly grew to love. I found myself helping train new account managers along the way and enjoyed doing so. In 2021, the Dixie branch in Austin had grown to a point where we needed someone to take over the sales team, and I was honored to take over as RVP of Sales. With the help of my mentor and friend Beau Bastian and an amazing team, we kept growing and growing. We went from a sales team of 5 to a sales team of 10. In 2023, my mentor Beau was promoted to SRVP of the state of Texas, and I was asked to take over the Austin branch. I took over as RVP of Austin. This role presents new challenges every day, and I try my best to tackle them and keep us moving in the right direction. My motivation comes from the people I work with and who depend on me every day. What challenges or obstacles have you encountered along the way, and how do you deal with them? Sales can be a challenge in itself. I had days where I thought I was not cut out for it, followed by days when I felt on top of the world. I always stayed positive no matter what kind of day I was having, and that helped me overcome the challenging days. I share these experiences with my team because I know they have similar days. I make sure they know it’s natural and that everyone, including me, has gone through it.

2023 / FALL /

Kim McGregor Two Term AAA President

Kim’s expertise lies in the realm of property management. He ventured into the world of property management during his tenure at the University of Texas, a decision that wasn’t originally intended to shape his long-term career. His initial plans and preparations revolved around becoming an Air Force pilot. However, an unexpected turn of events shortly before his graduation altered the course of his life, leading him to exclusively dedicate himself to the field of property management. It was as if destiny had a hand in it. Here’s Kim’s story into the multifamily industry. What was your introduction into the multifamily industry? My college roommate and I lived in a 37-unit complex on the Drag that was older than we were, and when we started managing it, we received free rent plus $5 in quarters for cleaning the laundry. I was under contract with the Air Force through the ROTC program and the apartment deal was just a sideline to pay the rent. A bout with cancer canceled that flyboy dream, so I had to regroup to figure out my future and help support my family. What was it about this industry that inspired you to grow into new roles? I never planned on staying in this industry, but I soon learned that I liked it and admired the people I worked for. They worked hard and had nice cars, they had offices, and they treated me well. After managing and maintaining those 37 units, I moved up to 60 new units, plus performing light maintenance and make readies. I was really green, but I actually enjoyed it and I needed the money. The first sink disposal I changed out took me several hours, and I cleaned a lot of ovens before I discovered that if you remove the oven door, oven cleaning is a lot easier and faster. Working in maintenance was okay, but really, I was better suited to lead teams, organizing and completing projects, and solving problems. What was a significant moment in your career growth, and any challenges that you faced? One milestone was changing from hourly to salaried pay. I think I made less, but I began to feel like this was something I could make a career out of. One challenge for me was a lack of formal business training and minimal math skills. Although I had a degree in Radio-Television-Film, I found that I had to work hard, pay attention, and ask questions to grow in the industry. My leadership training and public speaking background were very helpful. Since you have served two terms as AAA President, how did that come about? My association involvement began by going to meetings and activities, I was soon on committees and on the board. In those days, elections for the Board of Directors was competitive, and

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I was on the Executive Committee for what seemed like a long time before I became the AAA president in 1989, several generations ago. In 1998 I was president again, after someone resigned. Along the way I have chaired many committees and have also been on the TAA and NAA boards as well. Kim McGregor now serves as D.O.C. Drive Chair Emeritus

Heejon Ko-Herm Vice President of Client Relations, RPM Living

Heejon holds a threedecade-long career in property management, encompassing expertise in lease-ups, value-add, and student portfolios. She graduated with a Bachelor of Science from the University of Texas at Austin, bleeds orange, and is a well-known figure of leadership within the multifamily industry. Let’s hear Heejon’s story. What was it about this industry that sparked your interest? During my last year at UT, while living in an apartment, I always watched the leasing office staff smiling and having fun. Since I had never met a stranger, I knew I could do the job. I inquired about a part-time position, and they immediately called me to start working weekends. After graduating, I pursued my degree, and after some time, my job did not fulfill me. I decided to get back into the multifamily business. How did your previous experiences contribute to your success in the current industry? I have found that true success comes from working with great leaders and doing what I love with people I love. It’s not just about achieving goals; it’s also about the journey and the relationships we build along the way. When we are passionate about what we do and surrounded by supportive and like-minded individuals, success comes naturally. What challenges or obstacles have you encountered along your three-decade career, and how did you overcome them? When starting in this business, you watch your assistant manager and manager and think, I can do their job. What do they do all day? I’m taking care of everyone who walks in the door. You push and push, and finally, you get that promotion. Everyone thinks they can do the job until you are in their shoes. Instantly, workload and responsibilities! I overcame the workload and responsibilities by working with a fantastic leader and mentor. She helped me prioritize and take it slow. I worked twice as hard and for more hours than I have ever worked. I wanted it that BAD. With passion and determination, I was successful in my role and received my next promotion in 6 months. How do you believe your unique background and experiences have contributed to your success in the industry? Being an Asian American, my unique background has given me a business opportunity that has helped me grow. When a signifi-

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cant business came into Austin and needed an Asian translator, I welcomed them to Austin and made them feel at home. What have been some of the most valuable lessons you’ve learned through your career? You have to love what you do. Looking back, what advice would you give someone new to the industry? Take it slow. Be Passionate, invest in yourself, and love what you do. This industry has many different roles; find the right one for you. If someone were to read your story, what takeaway would you hope they gain from it? Do what you love and what you are passionate about. Success will follow.

Sam Levassar

National Account Manager, WeDoTrash

Sam grew up in Houston and attended Texas A&M University, earning a theater degree. Shortly after graduation, he relocated to New York City, specifically Hell’s Kitchen, where he shared a 1-bedroom apartment with a friend who had already been living there. They resided in NYC for 8 years before eventually making the move to Los Angeles, where they spent another 10 years. Throughout their time in Los Angeles, they remained active in the acting industry, managed a theater in Theater Row, and supplemented their income by working as bartenders. This is Sam’s story in the multifamily industry.

How exactly did you transition from the LA film world into multifamily in Texas? In 2008, our daughter was born, and I decided to put the wheels in motion to move back to Texas and get a “grown-up” job. So, I reached out to my buddy Billy Griffin, who had been trying to hire me all those years and told him I was ready to move back and come to work for him! His answer to me was, “We are not hiring…” But he did help me find a job in the multifamily industry in a sales position in Austin. So, we moved back to Austin. I think that all the rejections I had gotten as an actor made it easy to transition into sales. As an actor, you are constantly going into auditions with a ton of actors all looking to get one role. So, it’s a numbers game, and after a while, you get numb to the rejection but keep on grinding until you get the part. It’s the same in sales; sometimes the reason you don’t get the sale has nothing to do with you or your product, so I never take it personally. Once I jumped headfirst into sales, I just stayed motivated and never got discouraged. Can you walk us through your early days within this industry, and what were some pivotal moments or breakthroughs? When I first started in the industry, I didn’t know anyone in Austin, much less in the multifamily industry, but I was told to get involved with the Austin Apartment Association, and I showed up to the first happy hour by myself. Thankfully, JR Rodriguez introduced herself (knowing I was new) and walked me around the event and introduced me to everyone. The next event I attended, I met Teri Needham with PS Landscapes, who kind of looked like she knew what she was doing! So, I asked her what I needed to do to get involved and become successful in our industry, and her response was, “Just show up.” From that point on, I showed up for everything, and my career started to take off from there. Looking back, what advice would you give to someone new to the industry? The best piece of advice was that you must show up, get involved, and be active. Newcomers also need to remember to tell people where they want to go, ask what they need to do to move up in the association, and be vocal of their goals. However, one of the most important tips I could give anyone is to make sure to put your drinks on “Fowler’s Tab.”

2023 / FALL /

Every Staff Member

HAS A STORY TOO! Get to know the AAA Staff Team Welcome to the vibrant and diverse world of the Austin Apartment Association’s team, where our dedicated staff works tirelessly to enhance the member experience and all things AAA. Each is committed to ensuring success within their departments and oversight, and we would love for you to meet them on a more personal level. Whether it’s Tetiana who initially greets you at the front with a smile or Emily who leads the entire team, everyone here plays an essential role in the overall success of the Austin Apartment Association.

EMILY BLAIR, CAE Executive Vice President Committee Staff Liaison for: Board of Directors, Executive Committee, Budget & Investments Committee, Governance Committee, PAC Board of Trustees, and AAA’s 501c3 Board of Directors (among others). The Beginning: Born and raised in Holland, Michigan and grew up in the country – farmgirl roots! Moved to Texas in February of 2015! Career Path: Bachelor’s degree in business and psychology, then went to work for a market research and consulting firm with nonprofit clients and was exposed to the nonprofit realm. From there, jumped from for-profit to nonprofit trade association industry, first with Home Builders Association(s), then the Austin Apartment Association. 3 Fun Facts: • I love to cook – it is my artistic expression! Also, never get tired of watching cooking shows – any other Great British Baking Show fans? • I would have been an architect if I had any artistic skills whatsoever. • I cannot handle the sight of blood or anything else medical – weak stomach alert. Happy Place: At the top of a sand dune in northern Michigan overlooking the sunset on Lake Michigan. Michigan is my roots, and home – so that always makes me happy to be there and feel those memories of childhood and growing up in “The

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Mitten”. Also really, any beach anywhere in the world – I had the privilege of seeing the Grand Cayman Islands this year and that will be a place we return to again and again. Beautiful. Best part of my “story” so far: Feeling more and more at home in Texas. Growing my “chosen family” here and getting to add so many people, experiences, and knowledge into my story – makes life interesting! AAA Workiversary: January 7, 2021 How did AAA become a part of your “story”? I was privileged to be invited to apply to the opportunity to lead the AAA when Kristan Aronna retired. Thus far, it has been a fast and fantastic ride – glad to be a part of this multiFAMILY!

SABRINA MILLER Director of Membership & Business Development Committee Staff Liaison for: Membership Experience & Expansion Council, Membership Growth Committee, Diversity, Equity & Inclusion Working Group, Future Leaders Working Group and Peer Groups The Beginning: Born and raised in Austin, TX. I’m one of the unicorns around town! Even though I spent my summers in high school, volunteering and working in Bolivia and my first college was outside of Boston, Austin is my home and I always come back to it. Career Path: Graduated from the University of Texas with a degree in Photojournalism. I worked for several photographers before starting my own photography company. After 12 years I transitioned into Nutrition Coaching and Personal Training to follow

my true passions and serve others. In addition to my fitness business, I worked as a Marketing Director within the luxury window and door industry for five years before starting at AAA. 3 Fun Facts: • I love pigs and have volunteered at the Central Texas Pig Rescue for 4 years. • My first job was at a skateboard shop, and I can still put a complete deck together in under a minute and a half. • For years, I was the primary photographer for KCRW every SXSW and got to photograph several artists including my favorite, Raphael Saddiq who I like to think we had our first date over breakfast together … despite the other four people that were there. Happy Place: A tie between snowboarding in Whistler with my husband and kids and surfing (or trying to) in any ocean. I love doing anything that gives me an adrenaline rush and connects me to the earth. Best part of my “story” so far: I would say the best part of my “story” so far would not be anything professional based. My children, my husband, and the love we all have for each other is by far the best part of my story and what I am the proudest of. AAA Workiversary: June 27, 2023 How did AAA become a part of your “story”? When I was looking for a change, I saw AAA pop up on my job search. It instantly felt like home to me because my mom was the Executive Director for the Texas Association of Local Housing Finance Agencies (TALHFA) for over 20 years. I not only grew up in the association world, but I also worked in it as a graphic designer and photographer. She has Alzheimer’s now and I felt like it would be my way of paying tribute to her every day. I’m happy to say that it gives us something to talk about which is nice.

DANA BOLZ, CMP Director of Meetings and Events Committee Staff Liaison for: Membership Experience & Expansion Council, Events and Services Committee and the Awards and Honors Working Group The Beginning: I was born in Connecticut and moved to San Antonio when I was 10 years old and have lived in Austin for almost 25 years. Career Path: After graduating with a Bachelor of Business Administration and Marketing degree, I began my career as the Meeting Planner for the Texas Parent Teacher Association. 3 Fun Facts: • I am a master at Name That Tune! • I ate pizza every single day for lunch while backpacking through Europe for 6 weeks! • I would love to be a florist in my next life! Happy Place: I have a few…being with my niece and nephew, taking my Labrador and Golden Retriever swimming and the

Four Seasons Punta Mita! AAA Workiversary: January 4, 2007 How did AAA become a part of your “story”? My story began when I was interviewed by Kristan Arrona in the winter of 2006! I had a feeling I was meant to be at AAA since Kristan and I were wearing the exact same outfit…same shirt, suit, shoes and earrings!

CARRIE SMITH Director of Government Affairs Committee Staff Liaison for: Advocacy Committee, PAC Board of Trustees The Beginning: I was born and raised in Houston, Texas (Go Astros and Go Texans!). I moved to Austin in 2014 and fell deeply in love with all this great city has to offer...such as tacos, tacos, and more tacos! Career Path:I launched my career in politics with an internship in Washington, D.C., and later relocated to Austin, where I honed my skills with a campaign company and then with a non-profit organization spearheading several grassroots advocacy initiatives. Over the course of the next 7.5 years, I served as a Policy & Communications Advisor, was promoted to Chief of Staff first for a House Representative and then for a Texas Senator in the state legislature. 3 Fun Facts: • When I was 20 years old, I tried out of the Houston Texans Cheer Squad and made it to the 3rd round! • I have an obsession with 60s music, especially Janis Joplin. Sometimes I wonder if I was born in the right era. • After an 8-hour hike through the Swiss Alps, my boyfriend and I were excited to take the long train back to our warm Airbnb. To our surprise, the train did not run past 5pm, so we got stuck out there! After another 2 miles of hiking and some tears of frustration, we stumbled upon a barren chalet. We made friends with the lady who ran the place, and it ended up being one of the coolest experiences of our entire European trip! Sometimes the unexpected turns in life lead to the best outcomes.

AAA was the ideal place for me to make this vision a reality – my perfect multifamily home.

2023 / FALL /

Happy Place: A nature trail or by the water with a fishing pole in my hand. These are the places where time slows, and my worries dissipate. It is undeniably my sanctuary of serenity, my cherished happy place. Best part of my “story” so far: There are two profound moments in my life that have touched my soul at its very core and are the best parts of my “story” so far. The first was the last moment I stood on the Texas Senate floor after the final bill of the Texas Legislative Session had passed. It struck me with immense honor to be part of history, contributing to the democratic process that so many people from all walks of life have tirelessly fought and died to protect. The second moment that left an indelible mark on my soul was witnessing the sunrise over the rolling hills of my grandfather’s homeland, Ireland. The sheer beauty of that sight was unlike anything I had ever seen before. It was in that tranquil moment that I realized the sheer wonder of our world. AAA Workiversary: August 14, 2023 How did AAA become a part of your “story”? After years of working with elected officials and witnessing how a single vote could affect people’s lives, I wanted to use my expertise to make a real difference in our community. I wanted to help individuals maintain their businesses, access affordable housing, and enjoy a good quality of life by bridging the gap between citizens and elected officials. AAA was the ideal place for me to make this vision a reality – my perfect multifamily home.

TATIANA MARCHIZANO Director of Education Committee Staff Liaison for: Learning and Development Committee The Beginning: First generation Texan with some South American roots-Raised in Houston, but always knew Austin would be home! Career Path: Graduated from St. Edward’s University- First worked as an educator at a Spanish immersion school which led me becoming the education & training specialist at both the Texas Association of School Nutrition and then Caritas. Serendipity led me to the Austin Apartment Association. 3 Fun Facts: • Spanish is my first language. • My furrbabies take up most of my time outside of work, #prouddogmom. • Lover of sports, good food, and travel! Happy Place: Outside in nature, a good run and a dip in the springs! Best part of my “story” so far: Buying a home in Austin has always been a dream of mine and I was able to do that before 30. AAA Workiversary: January 17, 2022 How did AAA become a part of your “story”? My serendipitous

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story goes--While working at Caritas, I had decided to connect with the Board of Directors on LinkedIn and saw the Director opportunity as Emily was on the Caritas Board then.

BRUCE COOK Accounting & Database Manager Committee Staff Liaison for:Budget and Finance Committee The Beginning: Born and Raised in South Louisiana, where I learned to pass a good time, cher. Been in Texas since ‘92 and Austin since 2017. Career Path: Worked in radio/television after undergrad. Spent a spell as a paralegal. Then it was 20 years in the medical equipment business. Some time in retail, start-ups and recruiting followed. Decided it was time to get back to what I was best at and now you are up to speed. 3 Fun Facts: • Father of twins boys/men • Was a DJ (radio and nightclub) in a former life • Holds ranks in 3 martial arts Happy Place: I go to the San Diego Comic-Con with my best friend every year. We get to nerd out and unwind for a few days in sunny Southern California. Best part of my “story” so far: Building a home with my wife that our grown sons still like to come home to. The trick? Keep the pantry stocked. AAA Workiversary: November 2022 How did AAA become a part of your “story”? After realizing that recruiting did not play to my strengths, I began to search for a role that was more “me.” I saw AAA’s “help wanted” sign on the internet and applied. Came in for my first interview of renewal day 2022 and the rest, as they say, is history...

HANNAH WOODYARD Digital Marketing Manager Committee Staff Liaison for: Brand Creation Committee, Brand Integration Committee The Beginning: Born in Columbus, Ohio and was raised in Tuscaloosa Alabama. Moved to Austin in 2021 and have found my way back to Columbus. Career Path: 2 Bachelors Degrees in Business & Communications from the University of Alabama and a Certificate in Viral Marketing from Yale University, worked for various companies and individuals in everything from research to influencer marketing and found my way

to Walt Disney World as a Distribution Marketer for Central Florida, before finding my way to Austin and joining the AAA team as Digital Marketing Manager in 2021. 3 Fun Facts: • I read 300 books last year • I have lived in 7 states • In 2020 I got to tour Scrooge McDucks’ vault at Walt Disney World where all of the cash from the resort lives. Happy Place: The Eras Tour (and Walt Disney World) (and the ocean) (but mostly The Eras Tour) Best part of my “story” so far: Publishing my first book of poetry earlier this year. AAA Workiversary: July 26, 2021 How did AAA become a part of your “story”? Once the pandemic began to settle more and the vaccine was introduced, I began the job search in the Austin area. I had some interviews that didn’t seem to be leaving any mark on me. But then I came in and met Emily and was excited to learn more about what the Association was doing and how my role would play into a lot of my strengths, while developing new ones. Then I had my group interview where I met most of the team and felt completely at home. I got the job offer while I was in Georgia celebrating my best friend’s engagement and got to start the trip off with great news!

HAMID YAZDANPANAHSALAZAR Director of Communications and Outreach Committee Staff Liaison for: Emerging Industry Insights & Opportunities and Community Service The Beginning: Back in the 70s, my father was apparently cute and had an accent, so my mother married him and had four of us. I was born in Mexico, we moved to Iran, left after the Iranian Revolution, and ended up in South Austin 48 where I grew up. Career Path: 20yrs retail grocery(8yrs leadership team) and small business owner/freelancer since about 2008. Bonus fun fact: your average Austin HEB generates 3.1M in weekly sales. 3 Fun Facts: • I’m an old school bboy and would still get down if workers’ comp covered it • I don’t think anyone has told Lana Del Rey yet that we’re married • I still have Tupac’s first album cassette in a display case at home that I’ve held on to since the very early 90’s. Happy Place: Cage-free shark diving yearly in Cabo San Lucas. Your life is basically in slo-mo when you’re down there with wild sharks, marlins, mantas and anything else that appears at any split-second, but it’s also a bliss that I still try to convince people about. Best part of my “story” so far: That regardless of any bad cir-

It has been a fast and fantastic ride – glad to be a part of this multiFAMILY! cumstance or day that I’m having, I’ve always used laughter, happiness and humor to iron it out and get past it. AAA Workiversary: My start was May of 2023 How did AAA become a part of your “story”? I saw an opportunity to showcase many of my experiences and strengths, so I hopped on it and love every day of it.

TETIANA ZHURAVEL Administrative Manager and Team Coordinator The Beginning: Born and raised in Ukraine. Moved from Ukraine to Port Aransas, Texas 10 years ago. In 2017, after hurricane Harvey moved to Austin and have been here since. Career Path: Got a Bachelor’s Degree in Finance in 2013 and right away moved to United States. Started to work for Souvenirs company “Deep Splash Inc.” in Port Aransas. Also managed some vacation rentals. After the hurricane I moved to Austin and right away picked up a job at a local olive oil shop. A little later got an offer to manage Equine Veterinary Clinic, which was very extreme! Very big animals and very serious medical responsibilities! Never had any experience with horses before and surprisingly learned everything very quickly; even ended up training new people. After 4 years in the clinic decided to challenge myself and found a new adventure - “Austin Apartment Association”! So far, I feel like that was a great choice! 3 Fun Facts: • Since I’m originally Ukrainian, I speak 3 languages: Ukrainian, Russian and English. • Once in my very early 20s I was a taxicab driver (not Uber, just local cab) which was very unusual. • I’ve already visited 26 states and Puerto Rico. My goal to visit the rest of United States! Happy Place: Beach; sit on sand by the ocean and enjoy sunset views! Best part of my “story” so far: My biggest dream was for my dad to come visit me in the US, and it came true! Past February he came over and it was the best time in my life! We went to the beach and fished in the ocean, Grand Canyon and Vegas! AAA Workiversary: August 15th How did AAA become a part of your “story”? Back then I was ready for a career change, and I started to look for opportunities. I got lucky because AAA was looking for me as well. #weweremeanttobetogether

2023 / FALL /

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What Is FAIR

HOUSING TESTING? Written by The Fair Housing Institute

As property management professionals, it is essential to be well-versed in fair housing laws and their implications to ensure compliance and promote equal housing opportunities for all individuals.

ne crucial aspect of fair housing is fair housing testing, which seeks to uncover evidence of discrimination in rental housing. This article provides an overview of fair housing testers and testing, how it works, and its significance in the context of fair housing laws.

Fair Housing Testers: An Overview Fair housing testers are individuals employed or appointed by private fair housing advocacy organizations to conduct tests aimed at detecting discrimination in rental housing. These tests, also known as “shopping,” have been an approved means to uncover evidence of race discrimination in rental housing since the U.S. Supreme Court’s approval in 1982. Following the passage of the Fair Housing Amendments Act in 1988, testing programs expanded to include investigations into national origin and disability discrimination as well.

How Fair Housing Testing Works In most cases, fair housing testing involves scenarios where an individual from a protected category complains to a fair housing advocacy organization about being treated unfairly during the rental application process. Discrimination based on membership in a protected group, such as race or national origin, is the most common type of discrimination complaint. The complainant may have experienced differential treatment or been denied an apartment altogether.

or complaint that we see is when a person feels that they were denied or offered different housing options based on their ethnicity, which is a protected category. In this situation, a tester will be matched as closely as possible to the complainant in terms of background, employment, rental history, and education, differing only in racial or ethnic background, which will be the non-comparable factor for this particular test. This may mean that the tester will have to lie when filling out a housing application form. Many may feel that this is unfair and should be illegal. However, the U.S. supreme court has justified this way of testing, stating that it is a crucial way to uncover discriminatory practices. Now the stage is set for the tester to document their experience and uncover any potential fair housing claims.

Disability Discrimination Testing Testing for disability discrimination has also become common, often initiated proactively by fair housing organizations to gauge compliance with accessibility requirements in rental properties. Property managers should ensure their communities meet federal and state design and construction standards to avoid potential discrimination allegations. Keep in mind, too, that a tester doesn’t even need to step foot into your building for them to build a case. They can simply drive by and observe things like a lack of accessible parking or ramps and document these infractions to lay the foundation for a complaint.

Use of Fair Housing Testing Evidence Fair housing advocates often rely on testing evidence before filing complaints with enforcement agencies. However, the use of testing evidence by these agencies has been a source of concern for both complainants and respondents. For example, how much evidence is actually needed for the complainant, exactly what evidence will be included, and when will an accused property expect to gain access to it? HUD has issued guidance to help ensure a uniform approach to investigations involving testing. They have also required that a tester’s identity remain confidential during the investigation to protect their ability to continue to do their job.

HUD Requirements and Compliance Telephone Testing: A Common Method Telephone testing is a prevalent method used by fair housing testers. Property management professionals should be aware that answering phone calls consistently and providing uniform information is crucial in these scenarios. You may be thinking: “Well, how can they say we discriminated against them if we can’t see them?” There are many other ways that a person can appear different. Perhaps a foreign-sounding last name or an accent. Testers will call rental offices posing as potential renters, and property management staff must ensure that they respond consistently to questions about availability, rental prices, amenities, and surrounding areas for all callers, regardless of any perceived differences.

Comparable and Non-Comparable Testing Fair housing testers may use a testing method that is often referred to as comparable and non-comparable testing. A common scenario

To ensure compliance with fair housing laws, property management professionals should be transparent in providing information requested by HUD during investigations involving fair housing testing. HUD funding for testing organizations may lead to occasional tensions or seem one-sided. As a result, HUD has made clear exactly what information the investigation can require from testers or testing organizations to help improve transparency.

Fair Housing Testing - Takeaway Understanding fair housing laws and the implications of fair housing testing is crucial for property management professionals. By adhering to fair housing principles, property managers can create equal housing opportunities for all applicants, avoid discrimination issues, and contribute to a more inclusive housing market. Staying up-to-date with fair housing regulations, best practices, and training is key to maintaining a fair and compliant rental housing environment.

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Quarterly Grind, a brand-new member-led program for the Austin Apartment Association, kicked off August 31st. The free networking event took place in five locations across AAA’s eleven country area and had a wonderful turnout!

he goal for Quarterly Grind is to offer a supportive environment where members or potential members can connect with their colleagues, foster knowledge exchange, network and collaborate within the Austin multifamily community. By meeting at coffee shops near their places of work, Quarterly Grind aims to make it easier for peo-

ple to meet up and truly benefit from their AAA membership. This first meetup had wonderful turnouts, lots of smiles and great connections. Attendees really appreciated the smaller, more intimate event that allowed them to really get to know their colleagues.

Make sure to keep an eye out for the next meet up on November 16th.

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Elevate Your Career! With a certification behind your name, you gain quantifiable expertise in your field, recognition and visibility that helps you stand out from your peers. Explore our programs today! Find Course Information &

Winter & Summer 2024

The CAM progeam is ideal for new or experienced apartment managers.

Winter & Summer 2024

The CAS program is ideal for new salespeople as well as veterans of the industry.

Suppliers are important liaisons to the multifamily housing industry. This program is designed as an opportunity for suppliers to hear the everyday challenges faced by the apartment manager customer. CAS candidates will also need to take the Supplier Success course to earn their credentials.

Spring 2024

The CALP program is ideal for new or experience leasing professionals.

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.

Spring 2024

This course includes » Industry Essentials » Financial Management » Legal » Resident Experience » Risk Management » Human Resources » Marketing » Property Maintenance » and so much more!

The CAPS program is ideal for new or experienced portfolio supervisors.

NAAEIʼs Certified Apartment Portfolio Supervisor (CAPS) program is an in-depth review of property management principles and techniques as used by the professional supervisor.

Spring & Summer 2024

Designed for both new maintenance professionals and veteran employees.

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.

Summer 2024 Earning your IROP gives you an "insider's view" of professional property ownership and management practices.

Questions? Email tatiana@austinaptassoc.com

The iROP program is ideal for ew or experienced independent rental owners.

apartment association

Austin Apartment Association

EDUCATION SPONSORS TITANIUM SPONSOR PLATINUM SPONSOR

GOLD SPONSOR SILVER SPONSOR

Interested in becoming an AAA Education Sponsor? Visit austinaptassoc.com/sponsor to learn more!

Education

OPPORTUNITIES 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.

EDUCATION TRACK LEGEND:

EPA 608 Certification OCTOBER 17TH 9:00 a.m-4:00 p.m

Course good for Education Tracks:

Presented by: Travis Fowler, Century HVAC • AAA Office Early Member: $175 Member: $185 Spanish Book/Guide (Class is NOT in Spanish): $215 Non-member: $230 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.

Lease with the Best: TAA Lease Forms OCTOBER 24TH 9am-2:30 pm

Course good for Education Tracks:

Presented by: Attorneys, Corey Rogers, Corey Rogers Law Firm Virtual Member early bird rate: $165 Member regular rate: $175 Non Member: $265 CECs: 5 In this seminar, you will sharpen your knowledge of your legal rights and responsibilities as a rental housing owner or manager.

Food For Thought: Pre-Loss Assessments OCTOBER 24TH 12:00 p.m. – 1:00 p.m.

Course good for Education Tracks:

Presented by: David Regester, Michael Johnson, & Clay Johnson , BlueTeam AAA Office Free CECs: 1 In this Food for Thought session, you will learn about: The purpose of the Pre-Loss Assessment is to provide an overview of your property, prior to any loss that might occur, which will better prepare both property and contractor staff in the event of a loss. + Importance of contingency planning + Developing a property overview + Identifying potential problem areas + Identifying potential high-risk areas + Pre- and post-loss discussion

NEW Fair Housing Friday OCTOBER 27TH 11am-11:30am

Course good for Education Tracks:

Presented by: Allison Mattocks/Hari

Kaylan, Warren Kaylan Mattocks Law Firm • Virtual Free CECs: 1 Join us bi-monthly on the last Friday of the month, for a FREE Q&A with rotating attorneys!

Food For Thought: Preventative Maintenance NOVEMBER 2ND 12:00 p.m. – 1:00 p.m.

Course good for Education Tracks:

Presented by: Gavin Sharp, Tommy Taylor and Ron Garcia, JMI Contractors LLC AAA Office Free CECs: 1

In this Food for Thought session, you will learn about:

Preventative Maintenance for trip hazards, roof inspections, siding inspections, roof tune ups, gutter clean out and repairs. How to identify, signs to see, etc.

Be sure to check out the Education Calendar (https://www.austinaptassoc.com/events/education) for the most up-to-date schedule of education.

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10/25/23

Real Go Getters Don’t just set Goals, They Act! 11/8/23

Humanity in the Workspace Why, Where, When, How?

12/6/23

Reputation Management: Outdated and Outnumbered 12/13/23

Lead the Change, Don’t Let It Lead You

11/15/23

Building Brand Loyalty Through Customer Experience and Technology,

All Webinars are conducted by www.multifamilyinsiders.com. 1:00 p.m. – 2:00 p.m. CT Cost $29.99 Enter the code “16AAA” in the coupon field when registering for a discount!

Leasing Series 101-103

Food For Thought: Parking Lot Maintenance

NOVEMBER 9TH 8:30am-5:00pm

Course good for Education Tracks:

Presented by: Kim McCorkle, Homeaid Austin • AAA Office Member rate: $165 Non-Member Rate: $300 ACE: $100 CECs: 6 In 101: Conduct and preparation and the fundamentals to getting off on the right foot in Multifamily Operations. We will discuss the responsibilities of the Leasing professional and tips and tricks for time management. In 102: We will review how to become a subject matter expert on your property AND your competitors. *The only class in the series that will be held in the afternoon instead of morning. See agenda to the right for details. In 103: Lastly, we will touch on the foundation of advanced sales techniques.

DECEMBER 12TH 12:00 p.m. – 1:00 p.m.

NEW Fair Housing Friday DECEMBER 15TH 11am-11:30am Course good for Education Tracks:

Course good for Education Tracks:

Presented by: Cody Brunkenhoefer,Greg Fister, Robert Dingey, Saul Martinez, and Matt Teichelmann, RDC Paving AAA Office Free CECs: 1 In this Food for Thought session, you will learn about:

Presented by: Attorney Corey Rogers, Corey Rogers Law Firm Virtual Free CECs: 1 Join us bi-monthly on the last Friday of the month, for a FREE Q&A with rotating attorneys!

Provide an in-depth look into how to keep your properties parking areas look great and safe for tenants. + Identifying trip hazards + Identifying failing pavements. + Keeping compliant with ADA & Fire codes. + Preventative Maintenance.

*** PRICES AND DATES ARE SUBJECT TO CHANGE *** Q U E S T I O N S ? Contact AAA at info@austinaptassoc.com or (512) 323-0990.

2023 / FALL /

Law IN ORDER

WHY CAN’T WE ALL JUST GET ALONG? CONFLICT MANAGEMENT AND RESOLUTION WITH TENANTS

Hari Nathan Kalyan,

Warren Kalyan & Mattocks

Allison “Allie” Mattocks, Warren Kalyan & Mattocks

Mari Garza,

Warren Kalyan & Mattocks

52 / W I N D O W O N R E N T A L H O U S I N G

onflict is everywhere. Just watch the daily news or scroll through your social media feed, and you’ll find disagreements and disputes all around you. As a result, knowing how to effectively address conflict is an indispensable skill. Everyone has different communication styles and conflict management approaches, and it’s common for one to default to what is comfortable. But not every conflict requires the same response. Effective conflict management and resolution can help you navigate your next dispute. Doing so has many benefits. You can reduce the negative impact conflict can have on your mental health and that of those around you. You can also reduce the time you spend cleaning up a mess that has spun out of control by constructively addressing the conflict when it first arises. Proper conflict management can also promote trust among the participants. The best way to resolve conflict between the property and tenant is to prevent it all together. Even the most ironclad lease agreement and preemptive measures cannot entirely prevent misunderstandings and disagreements, but they certainly can help. The lease agreement is a legally binding contract, and a court is likely to rely heavily on the provisions of the lease agreement in resolving a dispute. That is why it’s essential to review the written lease agreement and community policies and utilize these documents as support for your position in a dispute. You’ll rarely hear tenants of multifamily properties make statements such as, “I didn’t know doing [insert prohibited conduct here] was against the rules. Thank you for explaining this to me.” Regrettably,

pointing to lease paragraphs that the tenant violated may do little to assist the tenant in seeing things from management’s perspective. After all, the tenant did not negotiate any of the provisions of the lease they signed; they simply agreed to all of the provisions in exchange for housing. Instead, we urge you to provide a written explanation of such rules in order to memorialize delivery of the message to the tenant, confirm receipt by the tenant, and to repeat this process consistently. This type of lease discussion with a tenant may be the first of many steps taken toward gaining a tenant’s compliance or addressing their dissatisfaction. Each step must be properly and thoroughly documented internally using your tenant-management software system and externally by memorializing your discussion in writing by email or some other manner to the tenant. Too often, we encounter situations where management’s prior efforts to resolve disputes are lost because of personnel changes within the company. When a manager is terminated or moves on from the property, their firsthand knowledge leaves with them. To avoid this, make sure each member of your management team documents their dispute resolution efforts in a record made at or near the time of the event or reasonably soon thereafter. Taking the time to memorialize the discussion in a written communication, lease violation, notation, or memorandum will cause that discussion to become part of the landlord’s business records. Under the Texas Rules of Evidence, Rule 803(6), these business records can be brought into a lawsuit without the need for testimony by the manager who originally had the discussion and made the record.

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By Hari Nathan Kalyan (Partner), Allison Mattocks (Partner) and Mari Garza (Counsel)

This is a powerful tool to overcome the inevitable personnel change and faded memories of the parties involved. The cost of unresolved conflict can be pricey. Dissatisfied tenants, just like misbehaving tenants, cause disruption in business operations by diverting management’s time and resources. As such, it is often management’s goal to encourage the dissatisfied tenant to voluntarily vacate or to judicially remove the misbehaving tenant through eviction proceedings. Months, sometimes years, down the road, however, the unresolved conflict may show up in the form of a lawsuit brought by the tenant against the property owner, management company, or management personnel. Even to defend against a small claims case in the justice court, where a judgment awarded to the prevailing party cannot exceed $20,000 including attorney’s fees, a business can incur thousands in legal fees. Whether or not the lawsuit has merit, management is usually instructed to hire local legal counsel who will investigate and respond on the landlord’s behalf. Legal counsel, usually charging hourly, will rely heavily on the business records you created at or near the time of the conflict to evaluate the landlord’s exposure to liability. After evaluating the evidence, the attorney will determine whether engaging in settlement discussions is the most cost-effective way to settle the new claim stemming from the old, unresolved conflict. Under the tenant’s lease and the Texas Property Code, the landlord has a duty to make diligent efforts to address concerns that are made known to them by the tenant. The swiftness with which management is able to investigate, evaluate and resolve those concerns depends on numerous factors. A crucial factor that cannot be overlooked is your ability to effectively manage conflict from the onset.

Conflict Management Styles Conflict management styles break down into five categories: (1) Accommodating; (2) Avoiding; (3) Collaborating; (4) Competing; and (5) Compromising. Their identifiers are relatively straight-forward and as you read this;

we imagine you have already identified which “style” is your default. Here are the elements of each style: Accommodating requires a less-assertive approach, where your position is voluntarily sacrificed for the position of the other party. This style is often beneficial with a trivial conflict, where you lack time and energy to devote to squabbling, or where preservation of the relationship is more important than being right. You cooperate fully to allow the other’s needs to be met. While it is important to adhere to and enforce community policies and apply them evenly to all tenants, you may, and should, make exceptions to the rules on a case-by-case basis. Sometimes, the situation calls for an

accommodating approach. In fact, eviction holdoff agreement exist to accommodate this conflict management style. Fortunately, under paragraph 24 of the Texas Apartment Association (TAA) Lease, should the landlord accommodate the tenant on this occasion, the landlord is protected from waiving their right to enforce their rights in the future. Avoiding conflict management style is just that, turning a blind eye to the conflict. There is low assertiveness and cooperation here. This is an unproductive conflict management style with landlord tenant conflict and likely will result in the tenant thinking you do not care; not to mention, you may be violating the law by dodging the concern. Avoidance can lead to a larger problem.

Keep in mind that taking the time to think through the problem or when your focus is on putting out another (larger) fire can qualify as “avoiding,” but do not let it drag on for too long. Collaborating demands all parties involved in the dispute cooperate to find a beneficial solution for all. This style requires time and usually requires lots of communication between the parties. Managing an apartment complex full of tenants with diverse opinions and outlooks may make collaboration seem like a difficult option, but it does not have to be. Collaboration can be useful where there are many different versions of the same facts. For example, you may find an opportunity to collaborate by mediating a dispute between feuding neighbors. In doing so, management can help to remove the physical and metaphorical wall which separates them and find a way forward. Competing may be useful when you need a fast resolution, and you have no choice but to “force” your position onto the other. This highly assertive style has low cooperation from the other involved, but sometimes is needed when you are in a higher position of power than the other. This conflict management style is undoubtedly closer to how landlords and their management teams are perceived by the public. The landlord in the multifamily housing context is typically a company and is, in fact, in a position of power over the tenant. Not only do the TAA Lease provisions favor this power dynamic but, so long as we strictly follow those provisions, so do the courts. To save time, and while juggling a multitude of other tasks, sometimes managers must act decisively on behalf of the landlord. Specifically, a manager may be required to act quickly and enforce the rule, only to later uncover facts which inform the landlord’s decision to make an exception to that rule. While this conflict management style is effective at resolving a tenant’s immediate concern, once able, a follow-up email with additional explanation may be helpful. The email would not only help your relationship with the tenant, but it would also create a record for the tenant’s file.

2023 / FALL /

Conflict Resolution When conflict walks through your door or pops up in your inbox, first ask yourself what is truly the problem? This requires active listening, asking clarifying questions, and investigating all necessary information to fully understand the “problem.” Our human nature often requires we be “heard.” That is the essence of the court system. But we can still be heard in dispute resolution. This does not require us to be a punching bag, but sometimes just listening can ease the stress of a dispute. Understanding the tenant’s motivation and concern is important because you can narrow down the true nature of their

54 / W I N D O W O N R E N T A L H O U S I N G

complaint. Often, tenants who are—for lack of a better word, difficult—are reacting from a different emotion. They may be fearful of losing their housing. They may be struggling with a separation or divorce. They may be unhappy at work. They likely also do not have awareness of their communication and conflict style. Doing this can help you identify which conflict management style will be the best approach. Stay calm, be rational, and remain disciplined. Do not raise your voice. Before responding, if you feel your emotions rising, take several deep breaths, blink, pause. Many people take hints from the verbal and non-verbal reactions of others. You should also set those communication

the concern, the conversation, the action plan, and any deadlines. You may also keep a written log of communication as an internal business document. Having a “paper trail” is important for follow through and knowing when the conflict is truly resolved. When conflict cannot be resolved between the property and tenant, the lease agreement is your guide for next steps. A mediation or arbitration clause, or both, will dictate what step comes next. These forms of alternative dispute resolution include a structured, interactive approach through an impartial, third party who assists with resolving conflict. Mediators and arbitrators are trained in the skillset and can guide different personalities and work styles towards a common result. You can use a private mediator/ arbitrator, or, in Austin, the Dispute Resolution Center offers community mediation services to all people in Travis County and the surrounding Austin, Texas areas, including landlord/tenant law.

Operational Measures

boundaries at the outset. Be clear you will not tolerate and end the conversation if it turns to yelling, use of vulgarities or foul language, and especially if it turns to threats or violence. When left to their own devices, tenants will rely on Google, blogs, or other misleading forums of information on how to handle certain situations. Be the model for how communication and conflict resolution will happen. Effective conflict resolution requires respect, and that starts with you. Be timely in your responses and document everything. This is especially true if you have in-person or telephone contact with the tenant. Follow up with an email recounting

Addressing conflicts effectively can help maintain a positive community environment and keep tenant turnover low. But you don’t have to, and in fact you cannot, do it alone. Here are some operational measures a multifamily property management company can implement: 1. Training: Provide regular conflict resolution and customer service training for staff. This will equip them with tools and techniques to handle disputes calmly and professionally. 2. Clear Communication: Ensure that all policies, fees, and guidelines are communicated clearly to tenants from the outset, reducing the potential for misunderstandings. 3. Open Lines of Communication: Establish regular channels for tenants to voice concerns or grievances, such as monthly meetings or a suggestion box. 5. Responsive Maintenance: Address maintenance requests promptly. A lot of tenant disputes arise from unaddressed maintenance issues. 6. Document Everything: Keep

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Compromising is a middle-ground conflict management style. There is moderate assertiveness and cooperation from all involved, and everyone gets their needs met. Limited time constraints can help move this style along, though they can stifle creative options, which can lead to some dissatisfaction in the result. This is the “you may not love it, but you can live with it” method. In property management this is perhaps the most utilized conflict management style due to its effectiveness. Apartment living, by its very nature, is replete with situations that require compromise. In fact, such compromises are codified in the lease and property law. For example, by signing the TAA Lease, the tenant agrees, under paragraph 10.5, that odors, smoke, and smells, including those related to cooking and everyday noises or sounds, are all a normal part of a multifamily living environment. The tenant further agrees that it is impractical for the landlord or its agents to prevent them from penetrating their apartment. Despite the initial agreement to these terms, conflicts which require compromise inevitably arise. Managers serve as the compromise facilitators, weighing the rights of one tenant against the responsibilities of another. There is no one-size-fits-all solution to the conflicts managers are presented with each day; thus, your ability to reach a compromise with and among tenants will elevate you among your peers and lead to higher tenant retention.

ELEVATE Inspiring & Empowering Multifamily

Join us for AAA’s annual installation event where we will be honoring our future leaders and installing our new President.

WINTER 2024

detailed records of all interactions, complaints, and resolutions. This can be crucial for both understanding recurring issues and for legal protection. 7. Regular Feedback: Solicit feedback from both staff and tenants about potential areas of concern before they escalate. 8. Conflict Resolution Protocol: Have a set protocol in place detailing the steps staff should follow when a conflict arises. This ensures consistency and fairness in handling disputes. 9. Respect and Empathy: Train staff to always approach conflicts with an attitude of respect and empathy, understanding that every tenant’s concern is valid from their perspective. 10. Flexible Solutions: Sometimes, offering a compromise or alternative

solution can defuse a situation. Empower staff to be creative in their problem-solving. 11. Safety Measures: Ensure that there are security protocols in place for staff in case conflicts escalate to threats or violence. This might include panic buttons, security personnel, or camera systems. 12. Stay Updated on Laws: Ensure that all staff members are updated on tenant-landlord laws in your jurisdiction. This can prevent legal disputes and misunderstandings. 13. Regular Check-ins: Periodically check in with tenants, especially those who’ve had previous disputes, to ensure their concerns are being addressed. 14. Neutral Spaces: Create neutral spaces in the property where disputes can be discussed away from other tenants, reducing the chance

of public confrontations. 15. Follow Up: After resolving a conflict, follow up with the involved parties to ensure the solution is still working and no new issues have arisen. Remember, proactive measures are just as important as reactive ones. By fostering an environment of open communication and trust from the start, many conflicts can be prevented before they begin. Notwithstanding, in property management, as in all things with life, encountering the inevitable “bad apple” tenant who does not pay rent, repeatedly violates the lease agreement, or intentionally damages property. When the situation is exigent or seems beyond repair, do not hesitate to contact an attorney for legal advice on the best course of action to take to protect the property’s interests.

The authors can be reached at Warren Kalyan & Mattocks, 506 W14th Street, Suite A, Austin, TX 78701, or through their firm’s website at www.WarrenKalyan.com. Email: hello@warrenkalyan.com; phone: 512-347-8777; instagram: @warrenkalyan

2023 / FALL /

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Good for the following Tracks:

Speaker JULIE IRVIN-HARTMAN B2G VICTORY

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2023 / FALL /

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Fall 2023 Window Magazine

Articles inside

Law In Order

What Is Fair Housing Testing?

Every Staff Member Has A Story Too!

Every Member Has A Story

TAA- &-NAA Highlights

Industry Update

President’s Perspective

Letter From The Editor