ABODE April 2020 by HAA Publishing

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ABODE THE HOUSTON APARTMENT ASSOCIATION MAGAZINE

www.haaonline.org

April 2020

Fair

Fair Get the latest updates on Fair Housing and Hiring Green for April, RPM and Fair Housing Month.

COVID-19

Information for the multifamily housing industry.

We See You

at the NEXT Breakfast, HAA Volleyball Tournament and much more!

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CONTENTS April 2020

ON THE COVER

FEATURES & PHOTOS

6 COVID-19 – A Q&A from HAA General Counsel Howard Bookstaff.

Fair Housing and RPM Month, COVID-19 – April is both Fair Housing Month and Residential Property Management Careers Month. Take a closer look at fair housing and RPM topics, starting on Page 36. And look for COVID-19 information on Pages 6 and 26. Cover image © Skypixel | Dreamstime.com

24 HAA 60 Years – Learn the history of the HAA Product Service Council. 30 On the Scene – Photos from the State of the Submarket – Montgomery County. 32 On the Scene – Photos from the PSC Supplier Education Program. 34 On the Scene – Photos from the NEXT Professional Development Breakfast. 36 Your Role in Teamwork – Commitment – The second in a followup series on Debbie Phillips’ four cornerstones for effective teamwork 40 An Update on Fair Housing – A brief breakdown of recent fair housing rulings. 44 Sexual Harassment: In YOUR Workplace, In THEIR Homes – How your onsite teams, in addition to vendors, contractors and suppliers, can avoid sexual harassment accusations. 48 How to Hire without Industry Experience – For RPM Careers Month, HAA encourages you to recruit, hire and retain job candidates with transferable skills. 52 Hiring Green in Multifamily Maintenance – Christin Daniels’ best maintenance technician didn’t have any industry experience, but he had drive.

COLUMNS & MONTHLY UPDATES 7 President’s Corner – Discussing the coronavirus at press time. 8 Patron of the Month – Meet and support CSC ServiceWorks. 9 Legislative Update – City Council supports tax credits for 20 new affordable housing properties. 11 It’s The Law – A breakdown of HUD’s notice on assistance animals. 14 Resident Relations – Two residents who moved out 15 days past their lease dispute a reletting fee. 20 Calendar – HAA’s schedule of events for the coming months. 26 NAA Update – NAA’s statement and position on COVID-19. 28 On the Road with HAA – Find out about the latest region meetings. 66 Go-Getters – Membership: Engage! 67 Welcome Mat – Find out about the newest HAA members. 68 The Ambassador ONE Society – Come join and network with the teams. 70 Portfolio Changes and In The News – Property updates and industry news clips from our members. 74 Index of Advertisers – See the supplier members who support this publication. 75 MarketLine – The latest area market numbers.

56 Healthy Housing and Fair Housing – How to kill bedbugs and other pests with kindness and professionalism. 58 On the Scene – Photos from the Redbook Seminar. 60 On the Scene – Photos from the HAA Volleyball Tournament. 72 On Site with ABODE – Take a closer look at one of HAA’s member communities.

We welcome your comments. Email us at comm@haaonline.org.

www.haaonline.org

April 2020

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OFFICERS AND ASSOCIATION LEADERSHIP JOHN BORIACK President-Elect

TINA CAVACO Vice President at Large

CLAY HICKS President

SCOTT DOUGLAS Vice President at Large

STEPHANIE GRAVES Vice President at Large CHRISTY RODRIGUEZ Secretary/Treasurer SHELLEY WATSON Vice President at Large

HOWARD BOOKSTAFF General Counsel

JEFF HALL Executive VP BOARD OF DIRECTORS Clay Hicks President Starla Turnbo Immediate Past President Mack Armstrong Jeff Blevins, CAS Jill Bounds, CAM Michelle Bridges, CAS Kyle Brown Joseph Bryson, CAM, IROP John Boriack Tina Cavaco Terri Clifton Michelle Croasmun Derek DeVries, CAS Ian Douglas Scott Douglas Gina Erwin Tamara Foster Israel Garza, CAS Diane Gilbert Monica Gracia Stephanie Graves Ira Gross, CAPS Bryan Head, CAM Melissa Herrera Deborah Holcombe Crystal Jackson, CAM, CAPS Debbie Kelm Jacob Kunath, CAS Barby Lake Laura Lestus, CAS David Lindley, CAS Robert Lopes, NALP, CAM, CAPS Sonia Lopez, CAM, CAPS Betsy Marshall, CAM, CAPS Kristin McLaughlin, CASE Candis Mohr, CAS Carlos Neto Dean O’Kelley, CAS Jenifer Paneral Mark Park, CAS Velissa Parmer Michelle Pawelek Loyal Proffitt Jackie Rhone Christy Rodriguez Kelly Scott Kurt Seidel Kelley Suess Debbie Sulzer Dana Tucker Shelley Watson Quintina Willis, CAM Tracie Yoder, CAPS

DIRECTORS EMERITUS Josh Allen Ken Bohan Gary Blumberg Kathy Clem Jack Dinerstein Jenard Gross Darlene Guidry David Hargrove Alison Hall Larry Hill Stacy Hunt Hap Hunnicutt David Jones Mel Kieke Mike Koch Dick LaMarche Tim Myers P David Onanian John Ridgway Kim Small Eileen Subinsky Steve Sweet Kirk Tate Suan Tinsley H J Tollett, Jr. Pat Tollett Vic Vacek, Jr. Beth Van Winkle Jerry Winograd ADVISORY DIRECTORS Billy Griffin Manu Gupta Cesar Lima Mary Lawler Patrick Magnuson Bruce McClenny Angelee Kumar Parikh Nikki Sekunda Penny Sprang Theri Tinelli Tony Whitaker GENERAL COUNSEL EMERITUS Joe Bax HONORARY LIFE MEMBERS Claude Arnold Kenn Brown Tina Cavaco Terri Clifton Kevin Fenn Diane Gilbert Anita Harrison Dwayne Henson Mike Koch Merry Mount Monette Reynolds Sherry Stevenson Kirk Tate Suan Tinsley Sonny Unverzagt

Del Walmsley Nancé Wells H.P. Paul Young Jeanne Marie Zublin Dicks PRODUCT SERVICE COUNCIL OFFICERS Laura Lestus, CAS, President The Liberty Group David Lindley, CAS, Vice President FSI Construction Derek DeVries, CAS, Secretary Camp Construction Services Candis Mohr, CAS, Treasurer AAA Plumbers Jacob Kunath, CAS, Immediate Past President Century A/C Supply MEMBERS Marivel Bownds, CAS, Valet Living Dixie Caldwell, CAS, The Liberty Group Shaun Callaway, CAS, Earthworks Peggy Charles, CASE, Fidus Construction Services Neal Conant, CAS, Gemstar Construction Development Sean Cunningham, CAS, Flooring Warehouse Deborah DeRouen, CAS, Designs By Holmes Clark Gregg, CAS, Fidus Construction Dan James, CAS, Redevelopment Services Debra Knight, CAS, Fidus Construction Services Stephanie Krop, CASE, Poolsure Liz Levins, CAS, Rasa Floors Tracey Moore, CAS, Flooring Warehouse Karen Nelsen, CAS ALN Apartment Data

Matthew Nunn, CAS, Camp Construction Services Doug Oehl, CAS. Flooring Warehouse Joseph Rodriguez, CAS, The Urban Foresters Nikki Sekunda, CAS, The Liberty Group Blaise Spitaleri, CAS, Gemstar Construction Development Blake Subinsky, CAS, HD Supply Mat Tilley, CAS, WeDoTrash Alan Young, CAS, Dixie Carpet Installations PATRON MEMBERS 1961 CSC ServiceWorks 1986 Craven Carpet 1994 AAA Plumbers 1996 Houston Planned Energy Systems 1997 RentPath 1999 FSI Construction Inc. 2003 Cotton Commercial USA Inc. Dixie Carpet Installations 2006 Maintenance Supply Headquaters 2009 Camp Construction Services 2013 Interior Logic Group Property Services 2018 Apartments.com

SPONSOR MEMBERS 1968 Century A/C Supply Hoover Slovacek LLP Reliant 1973 Brady Chapman Holland & Assoc CORT Furniture 1974 Mueller Water Conditioning 1976 Great American Business Products 1977 Webb Pest Control 1978 The Liberty Group 1981 AmRent Marvin F Poer & Company 1983 Sherwin Williams Company 1984 RENCON 1985 Gemstar Construction Development Inc 1986 ApartmentData.com 1988 W Partnership 1992 Alexander-Rose Associates Saint Clair & Sons Inc 1998 AAA Staffing Ltd CoreLogic Rental Property Solutions 2000 Moveforfree.com Inc Pura Flo Corporation 2001 Apartment Life Inc 2002 American Fire Systems Southwest Painting Contractors Inc 2003 Sign-Ups & Banners 2005 Swain & Baldwin Insurance & Risk Management United Protective Services 2006 Bell’s Laundries CAD Restoration Services DoodyCalls Lopez Carpet Care & Painting Masonry Solutions Inc Roto-Rooter Services Co TXU Energy Multifamily Services Valet Living 2008 CRE Business Solutions LLC Flavor Finish Resurfacing HARCO Insurance Services Texas Turf Management 2009 Contractors Inc Moen Inc Redevelopment Services Storm Maintenance & Monitoring 2010 ALN Apartment Data Inc Belfor Property Restoration Believe, Achieve and Conquer, LLC Certified Termite and Pest Control FTK Construction Services 2011 Fantastic Floors Infinite Energy Inc Parking Management Company/PMC Towing 2012 ABC Supply Co Inc Accent Sign & Awning Co BGE/Brown & Gay Engineers Cantrell McCulloch Inc EnviroSmart Multifamily Pest Solutions Giordano Construction Inc Go-Staff Inc Maldonado Nursery & Landscaping Inc Nationwide Eviction Texas Concrete Professional Company 2013 ACTIV Answer by Audio Images Arbor Contract Carpet Inc ASAP Steamers Carpet Cleaning Comcast Gambit Construction Outdoor Elements Pool Works LLC Tidal Renovations LLC 2014 Adventure Playground Systems Inc Chadwell Supply Classic Same Day Blinds J National Jonah Digital Agency MX2 Commercial Paving Pathfinder Insurance Group Ram Jack Foundation Solutions Texas Apartment Pool Services Zillow Rentals

2015 America Outdoor Furniture ASAP Personnel Inc BSI Cameras Onsite DeNyse Companies Gateman Inc Infinity Power Partners Kathy Andrews Interiors Notifii LLC Pace Mechanical Services The Allshouse Group LLC The Lane Law Firm Wilsonart 2016 Action Window Coverings Bath Fitter Cinch – Cabinet Refacing Kits E-Systems Pest Management Inc Ecolo Environmental Inc Embark Services Fidus Construction Services Fun Abounds Green City Security LLC Guardian Chimney Sweep Halo Doors Inc JLL Johnstone Supply KONE Leah McVeigh Design and Consulting Liquid Waste Solutions Paul Davis Restoration North Houston RAM Construction Sparkle Wash Pressure Washing Texas Southwest Floors Inc WASH Multifamily Laundry Systems WellKept Whitmans Contracting and Roofing 2017 ACT Security Group All About Doody Pet Solutions LLC All American Mailboxes of Houston Inc Allegion BioTechs Crime & Trauma Scene Cleaning Cano Electric Inc Classic Towing Continental Adjusters Inc Cypress Landscaping & Irrigation, Inc Designs by Holmes Fast Forward Services LLC Frost Insurance Agency General Recon, LLC Lithotech Printed Products/Forms Center McMahan's Flooring Inc MPS Direct Norman Construction NorthMarq Capital On Site Towing LLC PCS Creative Surface SEAL Security Solutions LLC Secure Insurance Texas Engineered Roofing & General Contracting USA Patrol Division Vima Decor Willbanks & Associates Inc 2018 A Homestead Specialist LLC AAdvantage Laundry Systems Apartment Lines Archcon Arizona Tile Benefits 4 Rent Brannan Designs LLC Architecture & Interior Design CashFlow Pros LLC Centex Construction Construction ECO Services Featherston Sign Partners Finish Factory Inc Green Garbology Guardian Gutters Higginbotham Kastle Systems Ledge Lounger Matrix Construction Services Merricks Company O'Conor, Mason & Bone PC Penco Access Control PERQ LLC Phoenix Roofing & Construction Inc Platinum Enterprises LLC Preventive Pest Control Quatro Tax LLC Rent Debt Automated Collections RG Miller Engineers Saifee Signs & Graphics Signal 88 Security Spray and Play Surface Designers Remodeling Inc Swadley Roof Systems LLC Texas Steam - Laars Heating Systems Tropical Roofing Products Wildlife Removal Experts 2019 3 Men Movers A + Infinity Blue Outdoors, AAA Texas Absolute Construction LLC Action Towing, Inc

ACUTRAQ Background Screening, Inc Advance LED Solution AmCap Insurance Anchor Roofing Inc Andrews Myers PC AppFolio ARC Solutions Atom4 Security Camera & Electronics August & Suttles Contractors Bio-One Houston South Builders Direct Depot Classic Touch Painting CLS Technology Inc Consolidated Communications Cougar USA CSI LED & Hardware D.A.M. Remodeling Group Dal-Tile Corporation DNM Contracting Inc Door Clearance Center Expertz Construction & Renovation LLC Granite Surfaces of Texas Green Faubourg Lawn & Landscaping LLC H.S. Services Harding & Carbone Inc Heritage Construction Co Hive Technology Howitzer Building Engineers Hurtado Roofing & Construction IGD Plumbing LLC In Service Security LLC Interior Logic Group Property Services IronEdge Group ITWS LLC J and B Carpet Services Kerely Towing Solutions King's Granite and Marble Knight Restoration Services, Ledtech Lexington Group International LP Building Solutions: Louisiana-Pacific Corporation LSR Multifamily Max Digital Printing McKenzie Drake Corporate Housing Morris Contracting Nations Roof Houston LLC Northwest Construction Group NSJ Painting & Flooring OdorDeFence/BugDeFence One Hour Air Conditioning & Heating Onesource Moving Onyx Restoration LLC Opiniion PHR A/C & Heating Pool Knights Prime Texas Metal Roofs Property Services Quick Roofing Reliable Roofing Service Master by Century Signal 88 Security of The Woodlands & East Houston Slime Busters Inc Smart Water Valve SOS-ASAP Softwashing Strata Roofing and Construction LLC Streamline Construction Houston LLC Structural Concrete Systems, LLC Surface Experts League City Texas Crime Prevention Agency Texas Management Group The Playwell Group Inc Three Amigos Texas LLC Total Renovation Services Turnage & Associates US Multifamily LLC Waterproof Solutions Winhill Advisors Woodlands Water Restoration YottaReal 2020 ACM Contractors of Texas Ages Consulting, LLC dba Alternative Green Energy Solutions AM Conservation Group Electric Eel Mfg Everest Siding and Windows Floodproofing.com Hillco Building Service JAK Environmental, LLC DBA: Legacy Power Washing & Graffiti Removal On-Site Propety Services Royal Painting & Remodeling LLC Wayfinder Tax Relief LLC Wickley Interactive

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APRIL 2020 I VOLUME 43, ISSUE 4 Executive Vice President and Publisher JEFF HALL, CAE jhall@haaonline.org EDITORIAL AND DESIGN STAFF Director of Publications and Design DEBORAH NIX dnix@haaonline.org Managing Editor MORGAN TAYLOR mtaylor@haaonline.org ADVERTISING Vice President of Membership and Marketing AMANDA SHERBONDY, CAE asherbondy@haaonline.org CONTRIBUTING STAFF Vice President and General Manager SUSAN HINKLEY, CAE shinkley@haaonline.org Vice President of Professional Development EMILY HILTON, CPP, CAE ehilton@haaonline.org Vice President of Public Affairs ANDY TEAS, CAE ateas@haaonline.org Vice President of Finance NANCY LI LO, CPA nlo@haaonline.org Director of Information Technology ART EIDMAN aeidman@haaonline.org Director of Resident Relations MATILDE LUNA mluna@haaonline.org Director of Events and Meetings LAUREN RAGIN, CMP lragin@haaonline.org Director of Rental Credit Reporting TINA DEFIORE tdefiore@haaonline.org Assistant Vice President – Outreach LAUREN TURNER, CAE, CMP lturner@haaonline.org Public Affairs Manager ALPA PATEL apatel@haaonline.org Education and Meetings Coordinator KAREN MITCHELL kmitchell@haaonline.org Membership and Marketing Manager KAYLON NEWCOMB knewcomb@haaonline.org Membership Engagement Assist. MONSERRAT BUFFINGTON mbuffington@haaonline.org Webmaster and IT Specialist WILL ALFARO walfaro@haaonline.org PRINTER TGI PRINTED www.tgiprinted.com

HOUSTON APARTMENT ASSOCIATION COMMITTEES COMMITTEE CHAIR STAFF ADVISOR Executive . . . . . . . . . . . . . . . . . . . . . .CLAY HICKS . . . . . . . . . . . . . . . . .JEFF HALL Program & Budget . . . . . . . . . . . .JOHN BORIACK . . . . . . . . . . . . .JEFF HALL Nominating . . . . . . . . . . . . . . . . . . .STARLA TURNBO . . . . . . . . . . .JEFF HALL Ethics . . . . . . . . . . . . . . . . . . . . . . . . . .MICHELLE PAWELEK . . . . . . .JEFF HALL Investment . . . . . . . . . . . . . . . . . . . .CHRISTY RODRIGUEZ . . . . . .JEFF HALL Fair Housing . . . . . . . . . . . . . . . . . . .MACK ARMSTRONG . . . . . . .JEFF HALL By-Laws . . . . . . . . . . . . . . . . . . . . . . . .KYLE BROWN . . . . . . . . . . . . . . .JEFF HALL Past Presidents Council . . . . . . .KATHY CLEM . . . . . . . . . . . . . . . .JEFF HALL Leadership Development . . . . .ALISON HALL . . . . . . . . . . . . . . . .SUSAN HINKLEY Product Service Council . . . . . . .LAURA LESTUS . . . . . . . . . . . . . .SUSAN HINKLEY Community Outreach . . . . . . . .TRACIE YODER . . . . . . . . . . . . . .SUSAN HINKLEY Legislative . . . . . . . . . . . . . . . . . . . . .JOHN BORIACK . . . . . . . . . . . . .ANDY TEAS HAA Political Action Committee . . . . . . . . . . . . . . . . . . . .STACY HUNT . . . . . . . . . . . . . . . .ANDY TEAS Multifamily Fire Safety Alliance . . . . . . . . . . . . . . . . . . . . . . . . .JOHN BORIACK . . . . . . . . . . . . .ANDY TEAS Developers . . . . . . . . . . . . . . . . . . . . .TODD TRIGGS . . . . . . . . . . . . . . .ANDY TEAS Membership . . . . . . . . . . . . . . . . . .TERRI CLIFTON . . . . . . . . . . . . .AMANDA SHERBONDY Ambassador ONE Society . . . .MARIVEL BOWNDS/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .RYAN WEIS . . . . . . . . . . . . . . . . . .AMANDA SHERBONDY 2020 Expo . . . . . . . . . . . . . . . . . . . . .DAVID LINDLEY . . . . . . . . . . . . .AMANDA SHERBONDY Independent Rental Owners . .STEPHANIE BRYSON . . . . . . .AMANDA SHERBONDY Education Advisory Council . . .MONICA GRACIA/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .BETSY MARSHALL . . . . . . . . . .EMILY HILTON Career/Community Development . . . . . . . . . . . . . . . . . .PENNY SPRANG . . . . . . . . . . . .EMILY HILTON NEXT . . . . . . . . . . . . . . . . . . . . . . . . . . .PATRICK MAGNUSON/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .NIKKI SEKUNDA . . . . . . . . . . . .EMILY HILTON Strategic Outreach . . . . . . . . . . . .CHRISTY RODRIGUEZ . . . . . .LAUREN TURNER Century Club . . . . . . . . . . . . . . . . . . .CANDIS MOHR . . . . . . . . . . . . . .ALPA PATEL PAC Fundraising . . . . . . . . . . . . . .GARY BLUMBERG . . . . . . . . . .ALPA PATEL Golf . . . . . . . . . . . . . . . . . . . . . . . . . . . .MARK PARK . . . . . . . . . . . . . . . .ALPA PATEL Communications . . . . . . . . . . . . .NORMA ALVEAR/ . . . . . . . . . . .ALPA PATEL/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .MARILYN ROMERO . . . . . . . . .LAUREN WOLFSON HAF Fundraiser . . . . . . . . . . . . . . . .DEBBIE ANDREOZZI/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .MARK PARK . . . . . . . . . . . . . . . .LAUREN WOLFSON Resident Relations Appeals . . .DARLENE GUIDRY . . . . . . . . . .MATILDE LUNA Resident Relations A . . . . . . . . . .BEVERLY NORRIS . . . . . . . . . . .MATILDE LUNA Resident Relations B . . . . . . . . . .KEVIN HARTMAN . . . . . . . . . . .MATILDE LUNA Property Awards . . . . . . . . . . . . . .SUSAN DEAR/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .CRYSTAL JACKSON . . . . . . . .TINA DEFIORE IT Task Force . . . . . . . . . . . . . . . . . . .JOE BRYSON . . . . . . . . . . . . . . . .ART EIDMAN

Do you need to find a product or service for your property on the go? The Buyer’s Guide is online! Simply search for a member by name or category to find the most up-to-date HAA supplier member listings. You can contact the companies directly or use our “Request for Information” tool. It's quick and easy!

www.haabuyersguide.com

HOUSTON APARTMENT ASSOCIATION MISSION AND VISION: HAA is the leading advocate, resource and community partner for quality rental housing providers in the Houston and surrounding area. HAA develops leadership in the multifamily industry by engaging broadly diverse membership, embracing effective technology and advocating for a geographically inclusive association. ABODE IS THE OFFICIAL PUBLICATION OF THE HOUSTON APARTMENT ASSOCIATION serving the multihousing industry in Austin, Brazoria, Chambers, Colorado, Fort Bend, Harris, Liberty, Matagorda, Montgomery, San Jacinto, Waller and Wharton counties. ABODE, APRIL 2020, VOLUME 43, ISSUE 4 ABODE (USPS 024-962) is published monthly by the Houston Multi Housing Corporation. Publishing, editorial and advertising offices are located at 4810 Westway Park Blvd., Houston, Texas 77041. Telephone 713-595-0300. The $50 annual ABODE subscription rate is included in all member dues and additional subscriptions are available. The annual subscription rate is $50 for members, $65 for non-members. Advertising rates are available upon request. Contributed material does not necessarily reflect the views and opinions of the Houston Apartment Association. Copyright © 2020 by HAA. Periodicals Postage Paid at Houston, Texas. POSTMASTER: Send address changes to ABODE, 4810 Westway Park Blvd., Houston, Texas 77041.

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Image ÂŠ Alberto Mihai | Dreamstime.com

COVID-19 By HOWARD BOOKSTAFF, Hoover Slovacek LLP , HAA General Counsel

COVID-19 has the world's attention. By now, you've received multiple notices regarding preventive measures you can and should take to minimize risk of harm to you, your family and co-workers. We all have been inundated with stories of people having to self-quarantine and self- isolate. Schools and businesses have developed plans requiring students and employees to stay home if they are feeling ill or have been around someone that may have the virus. Others have decided to self-quarantine if they have been in public gatherings with persons that may have tested positive for the virus. Only time will tell how bad this will get. However, it is inevitable that the apartment industry will be involved in COVID-19 activity. As more and more people are asked or decide to selfquarantine or self-isolate, they stay at home. Where do these people live? In apartments. This means apartment owners and managers need to prepare! Here are some of the questions that may come up as you deal with the onslaught of persons having to stay in their units. What is the difference between selfquarantining and self-isolating? According to HHS.gov, isolation is used to separate ill persons who have a communicable disease from those who are healthy. Isolation restricts the movement of ill persons to help stop the spread of certain diseases. For example, hospitals use isolation for patients with infectious tuberculosis.

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Quarantine is used to separate and restrict the movement of well persons who may have been exposed to a communicable disease to see if they become ill. These people may have been exposed to a disease and do not know it or they may have the disease and do not show symptoms. Quarantine can also help limit the spread of a communicable disease. Isolation and quarantine are used to protect the public by preventing the exposure to infected persons or to persons who may be infected.

diction (other than addiction caused by current, illegal use of a controlled substance) and alcoholism. Case law has also considered a person with tuberculosis as being disabled. The term "substantially limits" suggests that the limitation is "significant" or "to a large degree." The term "major life activity" means activities that are of central importance to daily life, such as seeing, hearing, walking, breathing, performing manual tasks, caring for one's self, learning, and speaking. The list of major life activities is not exhaustive.

Can a person who has contracted the virus be treated differently than other residents? Depending upon the circumstances of the person's condition, a person who has the virus may fit the definition of a person with a disability under the Fair Housing Act (the "Act"). The Act defines a person with a disability to include: (i) individuals with a physical or mental impairment that substantially limits one or more major life activities; (ii) individuals who are regarded as having such an impairment; and (iii) individuals with a record of such an impairment. The term "physical or mental impairment" includes, but is not limited to, such diseases and conditions as orthopedic, visual, speech and hearing impairments, cerebral palsy, autism, epilepsy, muscular dystrophy, multiple sclerosis, cancer, heart disease, diabetes, Human Immunodifficiency Virus infection, mental retardation, emotional illness, drug ad-

What if the person may pose a threat to others? While the Act protects persons who are disabled, it does not protect an individual with a disability whose tenancy would constitute a "direct threat" to the health or safety of other individuals unless the threat can be eliminated or significantly reduced by reasonable accommodation. A determination that an individual poses a direct threat must rely on an individualized assessment that is based on reliable objective evidence. The assessment must consider: (i) the nature, duration, and severity of risk of injury; (ii) the probability that injury will actually occur; and (iii) whether there are any reasonable accommodations that will eliminate the direct threat. In evaluating a person's situation, a housing provider must take into account whether the individual received intervening treatment or medication that has eliminated / See COVID-19, Page 76 www.haaonline.org

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Letter from the President

By CLAY HICKS, 2020 HAA President

IT SEEMS CORONAVIRUS DISEASE 2019 (COVID-19) NEWS, UPDATES AND REMINDERS OF THE CURRENT SITUATION ARE EVERYWHERE WE TURN. As I write this while sitting on airplane on the first week of March, I’m thinking about how different things are today. Everywhere I look, there are hand sanitizer stations, people are wearing masks, people are wiping areas down that they used to take for granted as clean and people are washing their hands like they are scrub techs preparing for surgery. This week I was on countless calls and email threads, involved in discussions related to the current state we are in with The Dinerstein Companies teams, the Houston Apartment Association, Texas Apartment Association, National Apartment Association and with many other industry peers as we all talked through the what ifs of COVID-19. I think in a situation like this, one we have never encountered before, we need to continuously communicate with one another, bounce ideas off each other, talk about the next steps and the what ifs as the situation changes. There are many questions that arise as we embark on some uncharted territory. How will this change the way we work? How will it change the way we do business? How will it affect our employees, our residents, our supplier partners, our families? And for how long? To mirror what NAA said in its updated statement released on Feb. 27, HAA and individual members are not health care professionals. The CDC and other qualified health officials should continue to be the primary source of current information and guidance. We recommend that you look to trusted sources like the World Health Organization, the Centers for Disease Control and Prevention, the Texas Department of State Health Services and your local public health authorities for information and tips on minimizing your risk, recognizing symptoms and suggested treatments. As apartment owners and managers prepare to mitigate and educate residents on potential exposure, NAA is offering general, precautionary guidance from officials, as well as common-sense guidelines for our industry to promote an appropriate amount of caution at this time. I encourage all HAA members to review NAA’s guidelines found on Page 26 and online: https://www.naahq.org/news-publications/guidance-dealing-coronavirus. Communication with employees, residents and suppliers is critical. Put a plan in place that includes regular communications that concern precautionary practices, changes in office policies and resident communications. Major companies are already adjusting the way they work with some major companies asking their employees to stay at home in certain markets, cancelling non-essential travel and global conferences being cancelled in an attempt to fend off an outbreak. Now is the time for each of you to prepare for your working-from-home scenarios if you haven’t already. Writing the end of this article, knowing it won’t be read for weeks from now, I wonder how the situation will be different by the time this magazine is printed and delivered to you. Continue to monitor the situation by tuning into your local authorities and their ongoing communications, and keep track any updates the CDC puts out with their knowledge and recommendations at www.cdc.gov/coronavirus/. We will continue to monitor developments, and work with TAA and NAA as we all work to share guidance specific to the operation of rental housing from health care officials.

www.haaonline.org

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These companies have generously supported the Houston Apartment Association with their patron membership. Please give them careful consideration, whenever possible, in your business.

Houston Planned Energy Systems

HAA Member since 1997

Cotton Commercial USA Inc.

Interior Logic Group Property Services

HAA Member since 1982

Maintenance Supply Headquarters HAA Member since 2006

CSC ServiceWorks

HAA Member since 1961

Craven Carpet

HAA Member since 1986

Camp Construction Services

HAA Member since 1994

April Patron of the Month

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April 2020

Apartments.com

HAA Member since 1978

HAA Member since 1985

AAA Plumbers

HAA Member since 1984

FSI Construction Inc.

HAA Member since 1999

Dixie Carpet Installations

HAA Member since 1987

RentPath

HAA Member since 1979

www.haaonline.org

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Legislative Update

By JOHN BORIACK, HAA Legislative Chair, with ANDY TEAS, CAE, Vice President of Public Affairs

AFFORDABLE HOUSING City council supports tax credits for 20 new properties.

THE HOUSTON CITY Council voted last month to adopt resolutions to support 20 proposed affordable multifamily housing properties seeking tax credits from the state. Houston’s support for affordable housing is not new. Mayor Sylvester Turner has worked hard to ramp up the city’s efforts to provide more housing options for more low-income Houstonians. What is new, though, is the holistic approach of mapping out and passing 20 tax credit support resolutions at one time, with the properties very meticulously dispersed throughout the entire city. The city’s list of supported projects includes high-dollar neighborhoods that have never been selected for affordable housing in the past. Two of the properties are in the Heights and one is on Post Oak Boulevard inside Loop 610. Why is the city now looking at “high opportunity” locations? A few years ago, Houston began planning a 233-unit affordable housing community on Fountain View in the Galleria area. At an estimated $53 million, the property was far more expensive than most similar projects. On the one hand, the project would have provided 233 units in a “high opportunity area,” a U.S. Department of Housing and Urban Development term to describe nicer areas zoned for good schools. On the other hand, that same sum of money could have provided many more badly-needed housing units in areas with lower land costs. Mayor Turner opposed the Fountain View property in favor of other options that would provide more housing for more people. HUD immediately launched a five-month investigation, which resulted in a scathing 14page letter accusing the city of "blocking and deterring affordable housing proposals in integrated neighborhoods.” "The city's refusal to issue a resolution of no objection for Fountain View was motivated either in whole or in part by the race, www.haaonline.org

color or national origin of the likely tenants," Garry Sweeney, director of HUD's Fort Worth's regional office of fair housing and equal opportunity, wrote. "More generally, the department finds that the city's procedures for approving Low-Income Housing Tax Credit applications are influenced by racially motivated opposition to affordable housing and perpetuate segregation." Mayor Turner, an African American with strong roots among low-income Houstonians, saw the issue very differently. To him, focusing solely on housing in “high opportunity areas” was basically telling low-income Houstonians they should give up on their neighborhoods and that working to improve the areas where they live would be a waste of money. If they want opportunity, by that logic, they should give up on the neighborhoods they know and move somewhere else. Turner, as evidenced by his commitment to the Complete Communities program, is a supporter of investing in low-income communities and turning them into the very high-opportunity areas in which HUD wants affordable housing. Members of the Houston Apartment Association understand both sides of this debate, but, in our view, the most important point is simply that Houston needs more affordable housing everywhere. With a population of over 2 million, Houston’s roughly 78,000 subsidized units are not nearly enough. As the cost of housing continues to rise faster than wages for unskilled and low-skilled workers, the gap between supply and demand is going to continue to grow. Meanwhile, the 20 Houston properties supported by Houston City Council for tax credits will now have to compete for those credits against properties all over the state. Out of the 20 supported by the City of Houston, only about 10 are likely to be awarded credits and proceed to construction.

One possible solution to the “high opportunity” issue is a voucher mobility program. Created under Mayor Turner’s leadership, the NestQuest program handles vouchers for low-income families with school-age kids, helping to place them in apartments zoned for high performing schools. NestQuest handles all the voucher hassles, pays market rent on time and provides case management for each family to make sure everything goes smoothly. We believe NestQuest can provide opportunities for some families to live in properties that have been unable to participate in voucher programs in the past because their rents are higher that what HUD allows or because they simply don’t have the capacity to deal with the labyrinth of compliance issues. Houston needs diverse housing options. As the price of land, labor and materials – along with costs for utilities, insurance and property taxes – continue to increase, more housing options are needed – not just for the very poor, but for working Houstonians making good hourly wages. Our city needs to continue looking for bigger, bolder, more creative ways to provide multifamily housing at every price point. Additionally, the city needs to keep a close eye on the government-driven cost of operating a plain old, non-subsidized Class C apartment property – which is where the vast majority of low-income working Houstonians live. Every property tax increase, every fee increase, every utility rate hike and every well-intended new gadget required in a code update results in higher rent for hundreds of thousands of people. Helping the owners of nonsubsidized, workforce apartments keep their costs under control may do more for overall housing affordability than all the tax credits, vouchers and subsidies put together.

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It’s the Law

By HOWARD BOOKSTAFF, Hoover Slovacek LLP , HAA General Counsel

ASSISTANCE ANIMALS: AN UPDATE FROM HUD A breakdown of HUD’s notice on assistance animals.

ONE OF THE most confusing and complicated issues we face in the apartment industry is when, and to what extent, we are required to grant a request for an assistance animal. On January 28, HUD attempted to clarify some of these issues. The text of the HUD’s notice can be found at https://www.hud.gov/press/press_releases_media_advisories/HUD_No_20_013. The notice explains certain obligations of housing providers under the Fair Housing Act with respect to requests for reasonable accommodation for assistance animals. The notice provides housing providers with a set of best practices for complying with the Fair Housing Act, including what information a housing provider may need from health care professional that explains the individual’s need for an assistance animal. This notice replaces HUD’s prior guidance from 2013. HUD provided this notice to help distinguish between a person with a non-observable disability who has a legitimate need for an assistance animal and a person without a disability who simply wants to have a pet or avoid the costs and limitations imposed by pet policies, such as pet fees and deposits. HUD recognizes two types of assistance animals: HUD recognizes two types of assistance animals: (i) service animals; and (ii) other animals that do work, perform tasks, provide assistance or provide therapeutic emotional support for individuals with disabilities. A service animal is any dog that is individually trained to do work or perform tasks for the benefit of an individual with a disability, including a physical, sensory, psychiatric, intellectual or another mental disability. The work or tasks performed by a service animal www.haaonline.org

must be directly related to the individual’s disability. If it is readily apparent that the dog is trained to do work or perform tasks, the dog is a service animal. If it is not readily apparent that the dog is trained to do work or perform tasks, the housing provider may ask: (i) is the animal required because of a disability? and (ii) what work or task has the animal been trained to perform? If the answer to these questions is “no” or “none,” the animal does not qualify as a service animal. If the animal is not “a service animal,” the animal can still be considered an assistance animal if the person requesting the accommodation can provide information that reasonably supports; (i) the person has a disability under the Fair Housing Act; and (ii) the animal does work, performs tasks, provides assistance and/or therapeutic emotional support with respect to the individual’s disability. An animal that does not qualify as a service animal or other type of assistance animal is a pet for purposes of the Fair Housing Act and may be treated as a pet for purposes of the lease, rules and policies. Questions to ask: Housing providers should determine the following: a. If the person does not have an observable disability, has the person provided information that reasonably supports that the person has a disability? b. Has the person provided information which reasonably supports that the animal works, performs tasks, provides assistance or provides therapeutic emotional support with respect to the person’s disability?

Information showing a disability: Information about a disability may include: a. A governmental determination of disability; b. Verification of receiving disability benefits or services (Social Security Disability Insurance), Medicare or Social Security Insurance benefits; c. Eligibility for housing assistance or a voucher because of a disability; or d. Confirmation of a disability from a healthcare professional – e.g. physician, optometrist, psychiatrist, psychologist, physician’s assistant, nurse practitioner or nurse. Documentation from the internet: HUD recognizes that some websites sell certificates, registrations and licensing documents for assistance animals to anyone who answers certain questions or participates in a short interview and pays a fee. HUD states that, in its experience, such documentation from the internet is not, by itself, sufficient to reliably establish that an individual has a non-observable disability or disability-related needed for an assistance animal. HUD also states that, by contrast, many legitimate, licensed health care professionals deliver services remotely, including over the internet and that one reliable form of documentation is a note from a person’s health care professional that confirms a person’s disability or need for an animal when the professional has personal knowledge of the individual. Showing a disability-related need for an assistance animal: HUD states that reasonably supporting information often consists of information from April 2020

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a licensed health care professional – e.g. physician, optometrist, psychiatrist, psychologist, physician’s assistant, nurse practitioner or nurse – general to the condition, but specific as to the individual with a disability and the assistance or therapeutic emotional support provided by the animal. A relationship or connection between the disability and the need for the assistance animal must be provided. For non-observable disabilities and animals that provide a therapeutic emotional support, a housing provider may ask for information in order to conduct an individualized assessment of whether an accommodation is appropriate. Housing providers may not require a health care professional to use a specific form, to provide notarized statements, to make statements under penalty of perjury, or to provide an individual’s diagnosis or other detailed information about a person’s physical or mental impairment. Housing providers may rely on professionals to provide accurate information to the best of their personal knowledge, consistent with the professional’s obligations. When providing this information, health care professionals should use personal

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April 2020

knowledge of their patient/client – i.e., the knowledge used to diagnose, advise, counsel, treat or provide health care disability-related services to the patient/client. Information related to an individual’s disability in health condition must be kept confidential and cannot be shared with other persons unless the information is needed for evaluating whether to grant or deny a reasonable accommodation request or unless disclosure is required by law. What supporting documents should include: As a best practice, documentation is recommended to include the following: a. The patient’s name; b. Whether the health care professional has a professional relationship with the patient/client involving the provision of health care or disability-related services; c. The type of animal for which the accommodation is sought; d. Whether the patient has a physical or mental impairment; e. Whether the patient’s impairment substantially limits at least one major life activity or major bodily function;

f. Whether the patient needs the animal because the animal works, provides assistance or performs at least one task that benefits the patient because of his or her disability or because it provides emotional support to alleviate a symptom or effect of the patient/client’s disability. If the animal is not a common household animal, further information can be requested about the specific animal. Responding to a request for an assistance animal can be a challenging task. Keep in mind, in addition to HUD’s notice, a 2017 federal court case in Texas named Houston v. DTN Operating Company LLC may provide some additional guidance if a housing provider has questions regarding the credibility or completeness of information provided. For further information regarding this federal court case, please refer to the It’s The Law article published in the January 2020 ABODE magazine.

Want more “It’s the Law?” Want to see current and previous issues of ABODE online? Go to http://issuu.com/haa_abode.

www.haaonline.org

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Resident Relations from the RESIDENT RELATIONS COMMITTEE

RELETTING FEE

Two residents who moved out 15 days past their lease term dispute a reletting fee. TWO RESIDENTS FILED a com-

plaint with the Houston Apartment Association to dispute a reletting charge of $609.45. The residents claimed they provided proper notice to vacate, but in their complaint, they admitted to failing to turn in keys. According to the residents, they were unable to turn in keys because they moved out on a Sunday, when the leasing office was closed. Management responded to HAA and that response was forwarded to the residents. These residents moved into the apartment on Nov. 30, 2017 with a move-out date of Dec. 31, 2018. They signed a six-month renewal, beginning on Jan. 1, 2019 through June 30. They provided a 60-day notice to vacate, with

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a move-out date of July 15, which was 15 days past their lease term. Management walked the unit on July 17 to discover the keys on the kitchen counter. Enclosed were copies of the final account statement, the resident ledger, the move-in/ move-out condition forms, the residents’ notice to vacate, the lease and the application forms. The committee decided in favor of management with an adjustment. During the review, the committee found an additional 30-day prorated rent of $717 to be in error, which should have been a 15-day prorated rent. The reletting fee stands because their move-out date exceeded the lease term and they failed to

April 2020

properly turn in the keys to the unit. After the adjustment made, the residents owe the property $1,405.44, including charges for final utility bills, broken blinds, sheetrock repair, gate cards, reletting fee and late fees. If the residents are not satisfied with the outcome of their case, they may pursue this complaint in small claims court. If you are a manager with a resident relations issue, call HAA at 713-595-0300 for direct assistance. Renters can call HAA to speak to a trained consultant Wednesdays from 9 a.m. to 1 p.m., and Thursdays and Fridays from 9 a.m. to 1 p.m. and 2 p.m. to 4 p.m. I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

www.haaonline.org

I wasn’t expecti surprised that the said, laughing. “ business for 15 y anything. For me or get it right, I’m don’t need recog resident and my owner are happy, good experience, way. I didn’t kno watching!”

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Nominate your star people! T

ach year, HAA selects the top industry professional in each of 14 categories from nominations made by management company executives, supervisors, coworkers, vendors and friends. Any HAA member can nominate a deserving industry professional. The nomination process is a simple one â&#x20AC;&#x201C; go to the online nomination forms on the HAA website at ww.haaonline.org/nominations and fill out the information requested. All of the nominees and winners will be recognized at the Honors Awards ceremony on June 11, with photos to be published in the ABODE magazine.

The deadline for individual nominations is May 4.

T T

See www.haaonline.org/ nominations for details. For further questions, contact HAA at 713-595-0300.

T T

Nominate online at www.haaonline.org/nominations For nomination forms and more information, including category breakdowns and award criteria, log on at www.haaonline.org/nominations.

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With HAA’s job board, you’ll discover a professional community that’s committed to helping you find the right candidate or your next job opportunity in the greater Houston and surrounding areas.

FIND QUALIFIED LEADS

Employers can post job openings and access resumes. From the website homepage at www.haaonline.org, access the job board and the “Employers” Tab Job seekers can search openings, post their resumes

Job Flash™ Package n Job Emailed to 17,300+ Apartment Professionals in Houston n Posted for 30 Days n Click to view recent Job Flash™ Member Price: $299

and create job alerts. How to post your resume to haaonline.org: n From the website homepage, access the job board n through the “Job Seekers” Tab at the right of the page n Select “Post a Resume” n Create a New User Account n At the “Career Account Home” under the n “Quick Links,” select “Post a Resume” n Upload your resume electronically from your PC n or external drive

Premium Job Flash™ Package Job Flash™ Package Plus Upgrades n Job Emailed to 17,300+ Apartment Professionals in Houston n Posted for 30 Days n Remains High in Search Results n Highlighted to Stand Out Member Price: $399 Ultimate Recruitment Package Premium Job Flash™ Package Plus Network of 1,000+ Sites n TalentBoost Upgrade Distributes Job to Network of 1,000+ National, Niche and n Local Job Boards n Job Emailed to 17,300+ Apartment Professionals in Houston n Posted for 30 Days n Remains High in Search Results n Highlighted to Stand Out Member Price: $499

Now that your resume is available to others, explore the other features of JobLine such as creating “Job Alerts” with certain key words and view more than 100+ Houston-area apartment industry jobs typically available at any time.

Visit www.haaonline.org today and find your candidate or career for tomorrow. www.haaonline.org 18

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jobs@haaonline.org

713-595-0300 www.haaonline.org

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It’s not golf – it’s TOPGOLF!

RESCHEDULED

Thanks to our sponsors: "Top" Sponsor Hillco Building Service Northwest Construction Group Welcome Sponsor ApartmentData.com

Best Team Spirit Sponsor Camp Construction Services Fidus Construction Services Hole In One Sponsor Green Mountain Energy Beverage Sponsor Century A/C Supply Cotton Commercial USA Inc.

It’s back for the PAC! Join us at Houston’s premiere golf entertainment complex for a fun-filled afternoon with the favorite twist to a traditional game, all while supporting the Houston Apartment Association Political Action Committee – your local PAC for the apartment industry.

Last Place Award Dixie Carpet Installations Inc Lunch Sponsors American Fire Systems CORT Furniture Best Male and Female Award Sponsors CoreLogic Rental Property Solutions Valet Living Team Awards Sponsors American Technologies Inc. Apartments.com Maintenance Supply Headquarters

Payment must be made by personal credit card or personal check payable to HAAPAC. Payment must accompany registration. HAA is prohibited from accepting corporate contributions for PAC events. Name __________________________________________________ Company________________________________________________

Awards: Team Awards – 1st, 2nd, 3rd Best Male Best Female Last Place New! Best Team Spirit Sport your best golf attire as a team for a chance to win the best team spirit award!

Phone (_________)________________________________________

FRIDAY, OCTOBER 9

Name__________________________________________________

TopGolf Houston - Katy

1030 Memorial Brook Blvd. Houston, TX 77084

11 a.m. to 3 p.m. Visit www.haaonline.org and email topgolf@haaonline.org for details and registration. *Please note this event is open to sponsors and players only, no spectators.

MC____ Visa____ AmEx____ Discv_______ Credit Card #______________________________________________ CC Security Code____________ Expiration Date_______________ Name on Card_____________________________________________

FEES (include three hours of TopGolf, heavy appetizers, first drink and dessert) Teams of up to six – $675 for High Top and/or Lounge (please note preference below, location selection is on a first-come, first-serve basis with limited availability): First choice: o High Top o Lounge

Company________________________________________________ Name__________________________________________________ Company________________________________________________ Name__________________________________________________ Company________________________________________________ Name__________________________________________________ Company________________________________________________ Name__________________________________________________ Company________________________________________________ Name__________________________________________________ Company________________________________________________ Mail completed form and payment to: HAAPAC, 4810 Westway Park Blvd., Houston, Texas 77041. Credit card registrations may be emailed to topgolf@haaonline.org or faxed to 281-582-1508; payment must accompany registration.

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Calendar HAA Education, Events and Meetings SCHEDULE

APRIL S M T

W 1 5 6 7 8 12 13 14 15 19 20 21 22 26 27 28 29

T 2 9 16 23 30

F 3 10 17 24

S 4 11 18 25

MAY S M

W T

3 4 5 6 7 10 11 12 13 14 17 18 19 20 21 24 25 26 27 28 31

F 1 8 15 22 29

S 2 9 16 23 30

APRIL 1

Ambassador ONE Society Crawfish Boil Wednesday, April 1 4 p.m. to 6 p.m. Ragin’ Cajun 4302 Richmond Ave., 77027 Contact Amanda at asherbondy@haaonline.org for details.

Legislative Committee Thursday, April 2 3:30 p.m.

CAM: Legal Tuesday, April 7 8:30 a.m. to 4 p.m. Sponsored by Ideal Towing

Sugar Land Education Outreach – “Selling to the Consumer of the 21st Century…Not Your Father’s Chevy or Your Mother’s Jeans!” with Anne Sadvosky Thursday, April 9 8 a.m. to noon Visit www.haaonline.org/education outreach to register. Sponsored by SouthCross Security

Pasadena Region Meeting Thursday, April 16 11 a.m. to 1 p.m. Registration starts at 11 a.m. The program and lunch begin at 11:30 a.m. This event is free, but we kindly ask you to RSVP yourself and/or team members. More information to come. Visit www.haaonline.org/ outreach meetings for up-to-date information. Contact outreach@haaonline.org to RSVP. Sponsored by Texas Southwest Floors

HAA Hits the Road

Fort Bend g r Region Meeting o . e Tuesday, April 28 n i l Registration at 11 a.m. n – o s a from t Program a n h . e 11:30 a.m. to 1 p.m. d v w n e a l w l d a w e l n e e o e c s s . n e e d a t s e c a a l Ple r upd been hedu fo has sc e r t is a t h 10 a w wh 28

Board Meeting Thursday, April 2 4:30 p.m. Sponsored by Gemstar Construction and Texscape Services

Certified Pool Operator Course (two days) Wednesday, April 8 8:30 a.m. to 5 p.m.

Avenues: Mainstreet – Session 2 “Pot, Pit Bulls, Parking, Felons and other Fair Housing Pitfalls!” with Anne Sadovsky Wednesday, April 8 8:30 a.m. to noon See Page 18 for details. Sponsored by CORT Furniture Resident Relations Committee B Wednesday, April 8 2 p.m.

Topgolf HAAPAC Fundraiser Thursday, April 9 11 a.m. to 3 p.m. 1030 Memorial Brook Blvd., 77084 Email topgolf@haaonline.org for details and registration. Top Topgolf sponsors are Hillco Building Service and Northwest Construction Group. Turn to Page 6 for a full list of sponsors and more information on the event. Top Topgolf sponsors are Hillco Building Service and Northwest Construction Group. HAA Closed Friday, April 10 HAA will be closed on Friday, April 10 for Good Friday.

CAM: Risk Management Tuesday, April 14 8:30 a.m. to 4 p.m. Sponsored by Texas Apartment Pool Services

CAM: Human Resources Wednesday, April 15 8:30 a.m. to 4 p.m. Sponsored by ApartmentData.com

HAA NEXT: Mix N Mingle Thursday, April 16 6:30 p.m. to 9 p.m. Present Company 1318 Westheimer Road, 77006 Bring Your Own Basket and join your fellow HAA young professionals for an Easter egg hunt. See Page 19 for details. Sponsored by Crestmark Construction Services Leasing 101 (day and a half) Tuesday, April 28 8:30 a.m. to 4 p.m.

Fort Bend Region Meeting Tuesday, April 28 11 a.m. to 1 p.m. Registration starts at 11 a.m. The program and lunch begin at 11:30 a.m. This event is free, but we kindly ask you to RSVP yourself and/or team members. More information to come. Visit www.haaonline.org/outreach meetings for up-to-date information. Contact outreach@haaonline.org to RSVP.

HAA is reaching out to better serve our members by bringing targeted networking and educational events to different parts of our 12-county service area. Contact Lauren Turner at lturner@haaonline.org to sign up for these FREE, management-only events where you can learn about issues affecting your area and network with your fellow managers. Want to host an event? We are looking for member properties to host Region Meetings. Contact lturner@haaonline.org.

Avenues: Leadership Lane – Session 1 “The Power of Relational Leadership,” with Rommel Anacan Thursday, April 30 8:30 a.m. to noon See Page 18 for details. Sponsored by Best Plumbing

UNLESS OTHERWISE NOTED, all events meet at our Dinerstein Reed Prokop Education Center, 4810 Westway Park Blvd., second floor, in either the Direct Energy and Liberty Personnel & Executive Search or the Camden and Michael Stevens Interests Room. Meetings located at the HAA Offices, 4810 Westway Park Blvd., first floor, will be held in the Redi Carpet and Winograd Families/Judwin Properties Conference Room. See www.haaonline.org for an interactive calendar. 20

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www.haaonline.org

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Please note that dates and times are subject to change. Check the calendars at www.haaonline.org for the most up-to-date information.

MAY 1

IROC Breakfast Friday, May 1 7:30 a.m. to 10 a.m. Sponsored by CORT Furniture

Blue Star Program Thursday, May 7 7:30 a.m. to 3:30 p.m. The Blue Star Certification Program is a joint effort by the Houston Police Department and the Houston Apartment Association. The May Blue Star meeting will be held at the HAA office. Created for rental properties of all sizes, the program's goal is to help law enforcement officials and the multifamily housing industry work together to effectively reduce criminal activity in rental properties. Register online at www.houstontx.gov/police/multi_fa mily. Please direct questions to officer Leoroy Ferguson at: Leoroy.Ferguson@houstonpolice.org. Sponsored by On Site Towing and SentriForce

2020 Education Conference and Expo Thursday, May 14 8 a.m. to 6 p.m. NRG Center, Hall C 1 NRG Park, 77054 Registration and payment are required for the education conference. There is no pre-registration or fees required to attend the expo (tradeshow). *Non-exhibiting vendors/suppliers are not permitted to attend.* See Pages 22 and 23 to view the list of sponsors and for more information.

HAA Office Closed Monday, May 25 HAA will be closed for Memorial Day.

IROC Committee Meeting Friday, May 1 10 a.m.

5 Expo Committee Meeting Tuesday, May 5 3:30 p.m. to 5 p.m. HAA Expo Committee members only.

6 Education Advisory Committee Meeting Wednesday, May 6 10 a.m. The Woodlands Region Meeting Wednesday, May 6 11:30 a.m. to 1 p.m. Due to limited seating, this meeting is only open to onsite personnel. This meeting is FREE to attend, but an RSVP is required. Join HAA for a great program and to network with your industry peers. By attending, you have the chance to win a door prize. Bring your questions! Please contact the outreach department at outreach@haaonline.org for questions and to RSVP. Sponsored by Apartments.com New Supplier Member Orientation Wednesday, May 6 3 p.m. Craft Republic 11470 Westheimer, 77042 All new supplier members welcome. Contact Amanda at asherbondy@haaonline.org for details.

8 All-Stars Sports Challenge Friday, May 8 9 a.m. to 2 p.m. Houston Sportsplex 12631 South Main St., 77035 For more information, please contact Susan Hinkley at 713-595-0313 or by email at shinkley@haaonline.org.

13 Northwest Lunch and Learn Wednesday, May 13 11:30 a.m. to 1 p.m. NAM, Second Floor 15702 Bammel Village Drive, 77068 This program is free to attend, but you must RSVP to outreach@haaonline.org in order to guarantee lunch. Join us for a program led by the Harris County Fire Marshal on fire safety updates and tips.

Board Meeting Thursday, May 14 11:30 a.m. to 1 p.m. NRG Center 1 NRG Park, 77054 Sponsored by CoreLogic

27 Avenues: Marketing – Session 1 “Stop Selling – Start Attracting! The Keys to Relationship Driven Selling,” with Rommel Anacan Wednesday, May 27 8:30 a.m. to noon See Page 18 for details. Sponsored by ALN Apartment Data IROP Course (Wednesday through Friday) Wednesday, May 27 8:30 am. to 4:30 p.m. Sponsored by On Site Towing and PPG Paints

20 Certified Pool Operator course – Spanish (two days) Wednesday, May 20 8:30 a.m. to 5 p.m.

Pasadena Education Outreach – “Throwing Shade: The Secrets of Dealing with Difficult People” with Rommel Anacan Thursday, April 28 8:30 a.m. to noon Sponsored by Century A/C Supply and The Liberty Group

Pearland Region Meeting Thursday, May 21 11:30 a.m. to 1 p.m. Due to limited seating, this meeting is only open to onsite personnel. This meeting is FREE to attend, but an RSVP is required. Join HAA for a great program and to network with your industry peers. By attending, you have the chance to win a door prize. Bring your questions! Please contact the outreach department at outreach@haaonline.org for questions and to RSVP.

Resident Relations Committee A Wednesday, May 13 2 p.m.

Ambassador ONE Society Meeting Wednesday, May 6 4 p.m. to 5:30 p.m. Craft Republic 11470 Westheimer, 77042 Contact Amanda at asherbondy@haaonline.org for details.

Need a log in to register for our next event? Email webreg@haaonline.org

www.haaonline.org

April 2020

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Join Conference and Expo Chairs David Lindley, FSI Construction Inc., and Monica Gracia, Barvin, and sharpen your vision at the best multifamily expo in the country at NRG Center.

HAA 2020 Education Conference & Expo Thursday, May 14 8 a.m. to 6 p.m. NRG Center, Hall C All Stars Registration opens at 8 a.m. Expo Show Floor opens at 1:30 p.m. Don’t miss the

Apartment All Stars! Toni Blake, Kate Good and Jackie Ramstedt! 9 a.m. – Coffee Bar and Registration 9:30 a.m. to 12:30 p.m. – Program

Luncheon for All Stars Attendees 12:30 p.m. to 1:30 p.m.

Early Bird pricing available May 4: $135 $175 after May 4 Special pricing for NAA Credential holders (must be current) $105

Visit www.haaexpo.org for more information and to register

VISI N

Expo Show Hours 1:30 p.m. to 6 p.m. Over 250 Exhibitors!

$3,000 in Cash Prizes!

Expo only is FREE for all management personnel. No registration required.

Non-exhibiting suppliers are not admitted. NRG Parking: $15 CASH ONLY

#haaexpo2020 www.haaexpo.org

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Thanks to our

Don’t miss the

Apartment All Stars! Toni Blake, Kate Good and Jackie Ramstedt! 9 a.m. – Coffee Bar and Registration 9:30 a.m. to 12:30 p.m. – Program

Idea Factory This is the fastest 40 minutes in property management. Buckle your seatbelts as the All Stars present the hottest ideas in leasing, marketing and service in an “idea a minute” format. That means in 40 minutes you will hear close to 40 ideas that could be the factor in making 2020 your most successful year ever. It only takes one great idea to achieve ROI on the cost of admission and we kick off the day with bang! Redefining Service in the Age of the Never Satisfied Customer Are there days that it feels like no matter how hard you try, it is increasingly difficult to keep your customers happy? There is a reason for that. Our customers expectations have changed and in some cases it may be easier than ever to create raving fans. You just have to know why there has been a shift in customer satisfaction and what you can do about it. This session will include exploring Gen Z, the largest generation ever who will soon be occupying our apartments. Don’t miss this opportunity to take your customer service efforts to 2020 status. Rekindling Your Leasing Fire! Keeping that positive, energetic momentum year round is sometimes difficult for our leasing consultants. Dark, dreary days with less activity of the telephones ringing or prospects coming in can really damage your “closing” attitude. We often struggle with being too tired or irritable about even coming to work. Learn the "6 SPARKS" of rekindling your passion for leasing and building stronger customer relationships!

Early Bird pricing available Purchase before May 4: $135 $175 after May 4 Special pricing for NAA Credential holders (must be current) $105

SPONSORS

Lanyards Maintenance Supply Headquarters Grand Entrance McMahan's Flooring Inc. Professional Headshot Station Texas Southwest Floors Inc. Education Conference Luncheon SentriForce Expo Showcase Contractors Inc. Crestmark Construction Services Expo Beverage Stations Matrix Construction Services McMahan's Flooring Inc. Expo Mobile Device Charging Stations Green Mountain Energy TXU Energy Multifamily Services Expo Aisle Signs Brandt Electrical A/C & Heating Services LLC Contractors Inc. CoreLogic Rental Property Solutions HD Supply Ideal Towing Matrix Construction Services Texas Apartment Pool Services TXU Energy Multifamily Services Hand Sanitizer Stations CoreLogic Rental Property Solutions Secure Insurance

Keep Your Eye on the Prize!

Featured Supplier Contest Earn chances to win $500, $1,000, or $1,500 by visiting our Featured Suppliers. The more visits the better your chances! Register and pick up your game card at the front of the Expo hall and visit the indicated exhibitors.

Five visits: $500 at 3:45 p. m. 10 Visits: $1,000 at 4:45 p.m. Over 10 visits: $1,500 at 5:45 p.m. Winners must be present to win.

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HAA’S PRODUCT SERVICE COUNCIL THE PRODUCT SERVICE COUNCIL has provided many valuable services since its birth. Closely tied to the original HAA trade shows, the committee’s beginning is linked to a problem with early TAA trade show scheduling. During the early shows, exhibitors weren’t getting enough exposure because booths were open while owners and managers were in meetings. Then TAA President Bill Schlotfeldt requested that supplier member Jim Gregory set up meetings with the exhibitors. The discussions led to show schedule changes and demonstrated that, with the suppliers’ help, better state conventions would be assured. Schlotfeldt recognized that more work was better done on the local level, where it could be a continuous rather than once-ayear event for the suppliers. So upon returning to Houston and within four months, the HAA Board of Directors gave the go-ahead and Houston’s Product Service Council was established – the first in the apartment industry. Once Houston’s PSC was established, Gregory traveled the state for two years

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PSC Presidents helping Corpus Christi, Dallas-Fort Worth, Austin and San Antonio set up their own supplier councils. Prior to this time, the suppliers had no official voice in HAA. Once the PSC was established, it didn’t take long for the suppliers to become a powerful force for the advancement of the multifamily industry. One of the PSC’s early successes was the creation of the first HAA Trade Show in the 1960s. Again the leader, Houston’s show was the first such local show in the industry. This project was quickly and accurately viewed as a big revenue generator for the association. Another PSC effort, the PSC Maintenance Committee, sought to upgrade maintenance training for the apartment industry and has resulted in the excellent maintenance seminars of today. Now with their officers’ voices as part of the HAA Board of Directors, the Product Service Council continues its efforts to increase supplier participation and upgrade the quality and quantity of HAA membership. See Page 32 for one of the latest Product Service Council programs.

Jim Gregory 1969-1970 Joe Brown 1971 Bruce Lee 1972 Jerry Averitt 1973 Ed Jamison 1974 Jack Jordan 1975 Lee Craven 1976 Tom Logan 1977 LeLand Maples 1978 H.P. Young 1979 Dennis Bearden 1980 Jim Womack 1981 Nora Krakower 1982 Bob Wibker 1983-1984 Gordon Dressler 1984 Jerry Rega 1985 Tim Brady 1986 Robert Jensen 1987 Kenneth J. Bohan 1988 Bruce McClenny 1989 Sherry Stevenson 1990 Allan Klein 1991 John Moore 1992 Jeff Brady 1993 Jo Ann Ray 1994 Sonny Unverzagt 1995 Pat Keller 1996 Dwain Capodice 1997 Kathy Smith 1998 Rick Luke 1999 Jim Hauser 2000 Roger Camp 2001 Susan Leigh 2002 Mike Koch 2003 Billy Griffin 2004 Theresa Lamar 2005 Barbara Brett 2006 Cesar Lima 2007 Tony Whitaker 2008 Vicki Summitt 2009 Jeff Blevins 2010 Michelle Bridges 2011 Kevin Fenn 2012 Beth Rohani 2013 Dean O’Kelley 2014 Mark Park 2015 Kristin McLaughlin 2016 Israel Garza 2017 Grant Crowell 2018 Jacob Kunath 2019 Laura Lestus 2020

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Industry Update from the NATIONAL APARTMENT ASSOCIATION and the NATIONAL MULTIHOUSING COUNCIL

CORONAVIRUS GUIDELINES

The National Apartment Association statement and position on Coronavirus Disease 2019 (COVID-19).

Updated February 27, 2020 The Centers for Disease Control and Prevention (CDC) is closely monitoring the outbreak of Coronavirus Disease 2019 (COVID-19) [formerly novel coronavirus 2019-nCoV], which was first detected in Wuhan City, China, and has since spread to 28 additional countries. With 14 cases of coronavirus confirmed in the United States (through February 26, 2020), the National Apartment Association (NAA) believes it prudent for its members and affiliates to be prepared for incidents involving COVID19 should they occur. NAA understands that affiliates, members and residents may have concerns about how apartment communities should address the virus and, in an effort to offer preliminary guidance and information to assist with preparations, we have compiled the following material from official sources. It is important to recognize that NAA, its affiliates and individual members are not health care professionals. The CDC and other qualified health officials should continue to be the primary source of current information and guidance. NAA is offering general, precautionary guidance from officials, and adding some common-sense guidelines for our industry in the interest of promoting a proper amount of caution at this time. Because this is a rapidly evolving situation, NAA will monitor developments and will continue efforts to secure guidance specific to the operation of rental housing from health officials. Additionally, NAA will update its website with new information as it becomes available. I. Current Point of View: 1. Refer most media and key stakeholder inquiries to Centers for Disease Control (CDC) resources at this time. • NAA, its affiliates and individual members are not health care providers. Providing specific guidance (health tips) beyond general precautionary measures, is not advised. The

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CDC and other qualified officials should provide this information. 2. Continue to monitor the situation, stay tuned to your local authorities and their ongoing communications and keep track of how it affects “higher risk” sectors such as travel/tourism, convention centers, sporting events and the like to see whether efforts here lead to more definitive guidance from health officials. 3. If a resident is confirmed to have COVID19, do not direct facilities management or maintenance staff to the apartment. Immediately contact the local health department and CDC for guidance regarding appropriate measures to take. II. Media Guidance: NAA recommends that incoming media requests be directed to CDC and/or local health officials, who are better qualified to answer their questions at this time. You don’t want to be at risk with liability concerns. • Ensure your office has the proper contact information of the local health authority and/or the best CDC resources on hand for handling queries from local stakeholders. • NAA recommends a holding statement be developed. An example: “We appreciate your call. It is wise for everyone to remain current and follow the most recent guidance provided by health officials. That is why we request that you direct your question to [Local Health Official] or the CDC, who are on top of this situation.” III. Other Key Messages to Consider: NAA recommends that guidance from CDC and other officials be treated seriously. At present, CDC prevention information includes: • Wash hands often with soap and water for a minimum of 20 seconds. If soap and water are unavailable, use an alcohol-based hand sanitizer. • Avoid touching your eyes, nose and mouth

with unwashed hands. • Avoid close contact with people who are sick. • Stay home when you are sick. • Cover your cough or sneeze with a tissue, then throw the tissue away. • Frequently clean and disinfect touched objects and surfaces. NAA encourages all members and affiliates to monitor the situation and stay current with advice from CDC and public health officials. IV. Potential Questions from Residents/Media: If someone in an apartment community is diagnosed with COVID-19, will other residents become infected? What are the real risks? According to the CDC, “The virus that causes COVID-19 is spreading from person-toperson. Someone who is actively sick with COVID-19 can spread the illness to others. That is why CDC recommends that these patients be isolated either in the hospital or at home (depending on how sick they are) until they are better and no longer pose a risk of infecting others.” However, the CDC further states that, “COVID-19 is an emerging disease and there is more to learn about its transmissibility, severity, and other features and what will happen in the United States.” In the event of a confirmed case of COVID-19 Did the building owner and property management team collaborate with CDC to disinfect an apartment and any other parts of the building? What was done to isolate the virus to the patient’s apartment? How was the patient’s apartment cleaned and sanitized? How did the building owner and manager address sanitizing the public spaces of the building that the patient may have come in contact with? Is my apartment safe? I live on the same www.haaonline.org

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floor as they did – am I in danger of contracting COVID-19? We understand your concerns. Your questions are best handled by the local health officials and the CDC. We are cooperating fully with CDC/local public health guidance and are taking all necessary precautions to ensure the safety of all residents. We encourage you to visit the CDC website for updated information and safety precaution tips. **If you are involved in a COVID-19 case with a resident, please contact NAA to apprise us so that we may provide further guidance.

MHC and NAA Statement on the Passage of the Yes in My Backyard (YIMBY) Act and the Housing is Infrastructure Act WASHINGTON, D.C. – Statement from the National Multifamily Housing Council (NMHC) and National Apartment Association (NAA) on the passage of the Yes in My Backyard (YIMBY) Act (H.R. 4351) by the House of Representatives: NMHC and NAA are pleased and encouraged by the House’s passage of the YIMBY Act as the legislation will help address the nation’s housing affordability crisis by removing barriers to housing development desperately needed in communities across the country. The nation is facing a housing affordability crisis and it is critical that lawmakers at all levels of government, in partnership with the private sector, take steps to develop housing of all types and price points. Recent NMHC and NAA research found that we need to build 328,000 apartments every year between 2016 and 2030 to meet the nation’s housing needs. However, the apartment industry faces significant barriers to new apartment construction, development and renovation. NMHC and NAA would like to thank the bill’s sponsors, Congressmen Denny Heck (D-WA) and Trey Hollingsworth (R-IN), for their important efforts to ease the housing affordability challenges families around the nation are facing. As the legislation now moves to the upper chamber, NMHC and NAA look forward to working with its Senate sponsors, Senator Todd Young (R-IN) and Senator Brian Schatz (D-HI), and others on both sides of the aisle to highlight the critical work the legislation will achieve and how the YIMBY Act (S. 1919) will help mitigate the housing affordability crisis. www.haaonline.org

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On the Road with HAA

Pearland Region Meeting Thursday, February 6 at The Villas at Shadow Creek Sponsored by 1 Camp Construction Services The HAA Outreach Department hit the road to Pearland, offering local managers the opportunity to hear from two candidates running for Brazoria County Justice of the Peace, Precinct 4, Place 1. The panel discussion was lead by HAA Vice President of Public Affairs Andy Teas and special guests included State Representative Ed Thompson and his District Director Liz Sitta. Thank you to Paula and her team at The Villas at Shadow Creek for hosting.

HAA IS REACHING OUT to better serve our members by bringing targeted networking and educational events to different parts of our 12-county service area. Contact Assistant Vice PresidentOutreach Lauren Turner at lturner@haaonline.org to sign up for these FREE, management-only events where you can learn about issues affecting your area and network with your fellow managers. Want to host an event? We are looking for member properties to host a Region Meeting. Contact lturner@haaonline.org. 28

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Baytown Region Meeting Wednesday, January 29 Telfair Lofts Sponsored by Apartments.com The HAA Outreach Department stopped in Sugar Land for a panel discussion. Area managers had the opportunity to be a part of the Fort Bend County Constable Screening for Precinct 3 and Precinct 4 with HAA Vice President of Public Affairs Andy Teas moderating.

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On the Scene Photos by MORGAN TAYLOR, HAA Staff State of Submarket â&#x20AC;&#x201C; Montgomery County Tuesday, February 18 at The Woodlands Country Club The HAA Outreach Department was proud to present the first ever State of the Submarket in Montgomery County. HAA members had the chance to hear from five speakers about the current and future state of the countyâ&#x20AC;&#x2122;s multifamily market. Topics included recent economic trends, job growth, industry forecasts, rental rate and occupancy trends, new construction developments and more. A huge thank you to 1 Earthworks, Johnstone Supply and Flooring Warehouse for sponsoring our event, and to 2 Cort Furniture for providing furniture for our stage.

Speakers, from left: Jim Carman, Howard Hughes Corporation; Gil Staley, Woodlands Area Economic Development Partnership; Moderator Stephanie Graves, The Signorelli Company; Jordan Brooks, ALN Apartment Data Inc.; and Montgomery County Judge Mark Keough.

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On the Scene with the HAA PRODUCT SERVICE COUNCIL Supplier Education Program Wednesday, February 12 at the HAF Education Center More than 75 HAA Supplier members attended the Product Service Council-sponsored program “Learn from the Legends.” HAA Hall of Famers and Legends Suan Tinsley, Darlene Guidry, Ken Bohan, Jerry Winograd, Mike Koch and Cesar Lima shared their experiences, insights and personal journeys. They gave great pointers and ideas on how to be successful within the multifamily industry and HAA. If you are a new supplier to HAA, visit the Product Service Council Page at www.haaonline.org/psc for more information.

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On the Scene with the HAA NEXT

NEXT Professional Development Breakfast Sponsored by 1 AAA Plumbers Friday, February 14 at HAF Dinerstein Reed Prokop Education Center The HAA NEXT group learned about “Technology, Tools and Tacos” with guest speaker Julie Irvin Hartman.

MEET THE NEXT GENERATION OF HAA LEADERSHIP. This niche group within HAA is dedicated to the networking and professional development needs of HAA’s young professionals. Network with your peers and grow your career together among the next generation of HAA leadership! To Learn how to become involved with NEXT, see online at www.haaonline.org/next. 34

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The second in a follow-up series on Debbie Phillips’ four cornerstones for effective teamwork. By

DEBBIE PHILLIPS, Ph.D, CPM, The Quadrillion

Your Role in Teamwork –

Commitment Is commitment a personality trait or is it something you can practice and perfect? Research indicates that a high level of personal commitment requires a high level of emotional intelligence.

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n my last article titled “Your Role in Teamwork,” I introduced commitment as one of the four cornerstones that is essential to high performing teams. In this article, I will share how commitment plays a role in effective teamwork. Anyone who has been in the business world for a fair amount of time is likely familiar with the term Return on Investment or ROI. ROI is the ratio between what you put in (the investment) versus what you get out (the return). I’d like to introduce you to another term: Return on Commitment (ROC). Even for the most seasoned executive, this one is a bit harder to calculate. Notice I used the used the word commitment, not involvement. In this article, I’ll explore the difference between commitment and involvement, as well as suggest ways to measure ROC. Different projects present varying degrees of challenges. The success or failure of a project is directly impacted by the degree of commitment from ourselves and our team members. One analogy used to illustrate the distinction between commitment and involvement is the fable of the chicken and the pig. As the story goes, the pig provides bacon, a sacrificial offering, for which the pig must die to provide, versus a chicken that provides the eggs, which is non-sacrificial. As world-renowned leadership author Ken Blanchard said, “There is a difference between interest and commitment. When you are interested in doing something, you do it only when it’s convenient. When you are committed to

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Typically, commitment can be categorized into two categories: personal and corporate. Personal commitment can be uniquely defined by each individual and often represents the intensity that one as to muster to get to the end goal. something, you accept no excuses – only results matter.” Commitment is staying engaged and seeing the project through to the end. In contrast, when someone is involved, they don’t care about the end result. It’s easy to get caught up in the excitement at the beginning of a project when things are going well, but if a project derails, only those with a high level of commitment will stick with the challenge to the end. If I am committed, I’m going to get the desired results. If I’m involved, I’m not tied to a particular outcome. Vince Lombardi, a former football player and coach, said most people fail not because of lack of desire but because of lack of commitment. French philosopher Jean-Paul Charles Aymard Sartre defined commitment as an act, not a word. Is commitment a personality trait or is it something you can practice and perfect? Research indicates that a high level of personal commitment requires a high level of emotional intelligence. Studies show a positive relationship between the two in varying career paths such as teachers, nurses, industrial workers and finance managers. Personal Commitment Typically, commitment can be categorized into two categories: personal and corporate. Personal commitment can be uniquely defined by each individual and often represents the intensity that one as to muster to get to the end goal. As Sartre believed, a person’s level of commitment is reflected in his or her actions. Involvement doesn’t carry the same cache as commitment and is often looked upon as temporary or transactional. Personal commitment reflects transformational qualities as one develops character, integrity and strength by being committed to a project or cause. Author, salesman and motivational speaker Zig Ziglar once said, “What you get by achieving your goals is not as important as what you become by achieving your goals.” What a person becomes through the process of achieving his or her goals can be invaluable to personal development.

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Corporate Communication Corporate commitment is most apparent when individuals come together to share their personal values and their resources in a corporate setting. The apartment industry is made up of many companies that practice corporate commitment by addressing homelessness, feeding the hungry and helping atrisk populations immediately, just to name a few. This is evidenced by the millions of dollars that the National Apartment Association raises for these causes. I’m always proud to share with my students that our industry is one of the most generous industries in the world. For example, NAA has donated more than $5 million to St. Judes Children’s Research Hospital and over $10 million to food pantries across U.S. and Canada. Corporate commitment is not just demonstrated through making financial resources available but through the actions of employees. A satisfied employee is one that is going through the motions, meeting the minimum expectations of the job. An engaged employee demonstrates a high level of commitment to quality work and is genuinely concerned for the well-being of his or her team members. When workers care about their fellow associates, they are more likely to caution them about unsafe work practices. Engaged, committed employees are safer employees – a study by Gallup found that organizations with engagement scores in the top quartile of Gallup's employee engagement database have 70% fewer safety incidents compared with organizations with lower engagement scores. Jack Welch, former General Electric CEO and renowned business consultant, cites employee engagement as the #1 best measure of a company’s health, followed by customer satisfaction and cash flow. Corporations that communicate and demonstrate their values can also affect an employee’s level of commitment. I often say that most people subscribe to the What’s In It For Me (WIFM) philosophy. Whether people verbalize it or internalize it, they are always thinking about both the psychological and financial payoff that is at stake. People are subconsciously calculating

their own ROC. The most important or significant the person or project is, the higher the level of commitment expended. Aubrey C. Daniels, author of Bringing out the Best in People, coined the term discretionary effort. “Discretionary effort is the level of effort people could give if they wanted to, but above and beyond the minimum required,” is how she defines the term. My doctoral research in the area of employee engagement proved the significance of an individual’s contribution to resident satisfaction, including the likelihood of a resident renewing his or her lease or referring someone to the apartment community. The higher the level of commitment one has to a particular person or project, the more positive the outcome will be. Positive outcomes are reflected in bottom-line performance. When people feel better about themselves and have a passion for the cause, performance increases. Bottom Line Commitment can be the glue that keeps you in the game mentally and emotionally. Commitment can also be the glue that holds the team together in all phases of a project. When considering your next project or opportunity, weigh the pros and cons and think about the level of commitment that would be required to achieve radical success. There is always a cost involved in everything we do, and commitment comes with a price. Get committed to yourself first. Investing in your education always pays the highest dividends. Debbie Phillips is an internationally recognized industry thought leader, educator, career coach, author and speaker who holds a doctorate degree. She has dedicated her life’s work to educating and connecting high potential talent to opportunities in the real estate industry. Phillips can be reached at debbie@thequadrillion.com or 404-787-4409.

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A brief breakdown of recent fair housing rulings. By

ANNE SADOVSKY, CAM, CAPS, NAAEI Advanced Facilitator, professional speaker and consultant

An Update on Fair Housing

he majority of people who work in the apartment business are clear on the Fair Housing Act’s protected classes. We have learned about the stiff penalties for discrimination, in fair housing-focused classes and seminars. When new rulings or decisions arise, there can be misunderstandings or confusion. Misunderstanding a new guidance, ruling or law could have expensive results. Right now, some of the apartment industry’s biggest concerns are below. Please note, I am not an attorney and this article does not, and is not intended to, constitute legal advice. This article is for general informational purposes only. Reasonable Accommodations to Assistance Animals New guidance issued by the U.S. Department of Housing and Urban Development clarifies how apartment professionals can comply with the Fair Housing Act when assessing an applicant’s or resident’s request to have an animal that provides assistance because of a disability. Several states have cracked down on sham documentation, that sometimes include the request of parking in a handicapped parking. HUD has taken action against online companies that profit from selling fake assistance animal documents. Housing providers have the right to request reliable documentation when the disability or disability-related need is not obvious, visible nor apparent. You may use www.haaonline.org

the term physician or doctor in your request for documentation to assess a resident’s request for reasonable accommodation. It would be wise to create and offer a standard request form and a maintained list of reasonable accommodation requests. Reliable documentation could be a note or letter from the person’s health care professional that confirms the person’s disability and/or need for an assistance animal. As a reminder, service animal breed restrictions do not apply as they might pertain to pets. A service or assistance animal is not a pet, therefore, pet fees nor rent are required. Also, the resident may require accommodation for more than one assistance animal if he or she has more than one disability. Emotional support animals are also assistance animals. Other animals that do work, perform tasks, provide assistance or provide therapeutic emotional support for individuals with disabilities should be treated as assistance animals. If the person has an obvious or known disability or if the animal has proper documentation, a reasonable accommodation should be granted. You can expect dogs, cats, small birds, rabbits, gerbils, fish and turtles. Medical Marijuana Another hot topic is medical marijuana. Days before press time, Kentucky joined the 33 other states, along with the District of Columbia, Guam, Puerto Rico and the U.S. Virgin Islands, that have approved a comprehensive, publicly available medical mar-

ijuana/cannabis program. With strict cannabis laws and Republican-controlled leadership here in Texas, I highly doubt the state will step up to legalize cannabis, however, voters can sometimes take things into their own hands. Even if our state does approve medical marijuana, you, as a housing provider, may still be able to disallow any form of smoking in apartment homes. Parking and Fair Housing High occupancy has created parking issues in many communities. Many gardenstyle properties did not build enough parking spaces. Texans have cars and are not big users of mass transit. Adding to the situation, increased rents often create more roommate situations. Six roommates occupying a three-bedroom apartment home requesting six parking spots could be a big challenge. Unless your city states otherwise, you might limit the number of vehicles per apartment. This is, however, hard to govern, unless you implement parking stickers or a policy/agreement that registers license plate numbers with a towing company. Due to the aging population, requests for handicap spaces are overwhelming. There is no such thing as a reserved handicapped parking space. Anyone with a handicapped permit can park in any handicap space. A reserved space should be identified by a sign that issues a permit number on the reserved spot. Do not use the word handicapped or blue paint. Document all requests and the action taken.

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Background checks Another issue HUD released guidance on is the use of criminal background. Remember, this is a guidance, not a regulation, nor an added protected class. HUD’s guidance states a housing provider’s policy that denies an applicant for an arrest does not serve as a legitimate interest to protect the safety of residents and their property. HUD favors a more individualized approach for screening and encourages housing providers to review an applicant’s criminal history before deciding whether or not to approve or deny an individual. Many believe the following are reasonable criteria for denying an applicant housing under the new guidance: • Felony convictions within the last seven years for illegal manufacturing or distribution of a controlled substance. • Felony convictions within the last seven years involving bodily harm. • Felony convictions within the last seven years for property destruction or damage (like arson). • Felony conviction of any timeframe for a sexual offense. As we work to further understand this HUD guidance, here some action items that property owners and managers could do now: Inform your employees of this guidance, put policies in place to be in compliance with fair housing laws and document communication. Prepare scripts so team members aren’t floundering. When screening an applicant, begin with background checks, credit backgrounds and employment. This may prevent having to deal with criminal background. Make your insurance provider aware of the guidance and inform him or her that you may have to make some changes to your leasing policies. One of the most important aspects to remember from this ruling is that there is a difference between being arrested and being convicted. To make sure you are not accused of denying someone on an arrest instead of a conviction, you should not request an arrest record. If your current policy requires arrest records change it immediately. The focus should be on convictions, never arrests. It is important that you have company policies and training on how to gather the information needed per applicant. That’s the toughest part! In the screening

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process, management becomes the criminologist, psychiatrist or judge. This could result in disparate impact or discrimination complaints. Testers or shoppers are placing calls to properties with questions like, “Do you take felons? Or “Will you allow my Pitbull dog as a service animal?” The wrong answer can result in filed complaints, mandatory training or fines. The best answer might be, “We abide by all fair housing laws. Please come in and fill out an application and discuss your situation with the manager.” Educate your onsite teams and write scripts for their use when these questions are asked. This helps prevent comments like “You likely won’t get approved!” Sexual Harassment There are two main types of sexual harassment: quid pro quo sexual harassment and hostile environment sexual harassment. Quid pro quo harassment occurs when a housing provider requires a person to submit to an unwelcome request to engage in sexual conduct as a condition of obtaining or maintaining housing or housing-related services. It is hard to believe that these circumstances take place, yet we learn about them regularly. Fair housing is an important and serious topic, stay updated to avoid discrimination. Of all the hats we wear this is one of the most frustrating yet most important! Anne Sadovsky has five decades of experience in the apartment industry. Previously, she was the vice president of marketing and education for Lincoln Property Company. Her credentials include NAAEI Advanced Facilitator, CAM and CAPS. Sadovsky is a contributing writer for many publications. She earned a Texas Real Estate license and obtained certified speaking credentials from the National Speakers Association. She was named one of the top trainers in the industry by MultiHousing News and both the Brainstorming Conference and the Apartment Association of Greater Dallas have honored her with Legends Awards. You can reach Sadovsky at anne@annesadovsky.com.

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How your onsite team, in addition to vendors, contractors and suppliers can avoid sexual harassment accusations. By

JACKIE RAMSTEDT, CAM, CAPS, CAS, Ramstedt Enterprises

Sexual Harassment: In YOUR Workplace, In THEIR Homes

Nearly half (48%) of employed American women have reportedly experienced either sexual, verbal or physical harassment at work, according to a poll in the Wall Street Journal article from 2017. Overall, most men and women in America, 62% of men and 71% of women, believe sexual harassment in the workplace is widespread.

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he #MeToo and Timeâ&#x20AC;&#x2122;s Up movements have brought necessary attention to sexual harassment and sexual assault in workplaces around the nation. While the #MeToo movement challenges sexual harassment in the workplace, it can be easy to forget that sexual harassment hurts people in other places, including their homes. Many people have been subjected to sexual harassment by apartment building managers, property owners and maintenance workers In 2016, the Equal Employment Opportunity Commission (EEOC) estimated that between 25 and 85% of women have experienced sexual harassment at work. Nearly half (48%) of employed American women have reportedly experienced either sexual, verbal or physical harassment at work, according to a poll in the Wall Street Journal article from 2017. Overall, most men and women in America, 62% of men and 71% of women, believe sexual harassment in the workplace is widespread. Sexual harassment is a form of sex discrimination that violates Title VII of the Civil Rights Act of 1964. Title VII applies to employers with 15 or more employees, including state and local governments. It also applies to employment agencies and to labor organizations, as well as to the federal government. Unwelcome sexual advances, requests for sexual favors and other verbal or physical conduct of a sexual nature constitute sexual harassment when this conduct explicitly or implicitly affects an individual's employment, unreasonably interferes with an individual's work performance or

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Unwelcome sexual advances, requests for sexual favors and other verbal or physical conduct of a sexual nature constitute sexual harassment when this conduct explicitly or implicitly affects an individual's employment, unreasonably interferes with an individual's work performance or creates an intimidating, hostile or offensive work environment. creates an intimidating, hostile or offensive work environment. Sexual harassment can occur in a variety of circumstances, including but not limited to the following: • The victim as well as the harasser may be a woman or a man. The victim does not have to be of the opposite sex. • The harasser can be the victim's supervisor, an agent of the employer, a supervisor in another area, a co-worker or a non-employee. • The victim does not have to be the person harassed but could be anyone affected by the offensive conduct. • Unlawful sexual harassment may occur without economic injury to or discharge of the victim. • The harasser's conduct must be unwelcome. "People who choose to harass others don’t just wake up one day and decide, 'I’m going to sexually harass this individual.' It’s a pattern of behavior that they have engaged in likely for some time, and that they will continue to engage in,” read an article entitled “When Your Sexual Harasser Has Keys to Your Apartment,” published by SoJourners (www.sojo.net ). So how does this affect our daily routines in the multifamily industry? Here are three problematic areas that should be reviewed with your on-site team, including vendors, contractors and suppliers with whom you employ: 1. Zero Tolerance Policies a. Zero tolerance policies should state that an individual will be dismissed from their position if the business finds that they committed any act of sexual harassment that is likely unlawful. b. Under this type of policy, employees do not receive warnings or disciplinary action regarding unlawful behavior, do not benefit from a three-strikes rule and do not have the right to a probationary period. One instance of sexual harassment could lead to an immediate termination. c. An article from the National Apartment

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Association by Caydee McCormick, chief people officer at US Residential, said the line is blurred between inappropriate behavior and harassment. “If management has strong and transparent communication with its employees, then any bad behavior can often be corrected before it becomes illegal harassment,” he said. 2. Protecting Your Maintenance Team a. At a conference, a group of maintenance workers and property staff were talking about all the ways residents have “come on” to them, sometimes attempting to gain favor. In each case, they wanted to put the staff member in a compromising position that could backfire later, not only for the worker but the onsite team as a whole. b. Role play these circumstances with your team and give them a script that details what they should do and say when these circumstances come up, so they are not caught blindsided. Your teams should always be aware of what they might say or do, even if they are trying to just be friendly. c. Make sure your maintenance technicians are not going into an occupied apartment when there is a minor or child there alone. This is a huge taboo, and it is grounds for serious misunderstandings and outright allegations of sexual harassment. 3. Investigate Even the Smallest Complaints a. Humor is another easy way to manipulate people into thinking you are “just kidding.” Make sure if you witness a person (employee, resident or anyone) crossing that line from harmless humor to graphic, uncomfortable joking, that you make a point of addressing the situation quickly. b. Remind them of the implications of such verbiage or actions and that it must be stopped immediately. Many times, the individual wasn’t even aware that it was offensive. Give your people the benefit of the doubt. Now if it continues, that’s a different story and they should be subject to your zero tolerance policy. The solution lies not

only in how you react to these situations, but also in how your employer addresses it. A well-respected friend and colleague, Sue Weston, CAM, CAPS, NAA Education Institute Senior Faculty of The Susan Weston Company in Dallas, said it best. “If you are a victim of harassment, you must say something. You must report it. Most management companies have anti-harassment policies that require that any harassment, including third-party harassment, be reported.” She concluded by saying, “Taking the path of least resistance is not the way to go. As supervisors, we must let our staff members know that we’ll stand by them when it comes to any and all forms of harassment. Investigations must be thorough, timely and precise. Capture, report, conclude, communicate.” Jackie Ramstedt, CAM, CAPS, CAS is a nationally renowned motivational keynote speaker, national trainer, consultant and performance coach who has 35 years of experience in the multifamily industry. She has spoken to thousands of industry professionals for the National Apartment Association, Texas Apartment Association, Multifamily Pro Annual Brainstorming Events, the Institute of Real Estate Management (IREM), National Affordable Housing, numerous state and local associations and various management and investment companies throughout the United States and Canada. Ramstedt is a veteran instructor of all NAA designation courses, and she was awarded Faculty Member of the Year from the Austin Apartment Association, where she has served on the board of directors and the education committee chair. Ramstedt can be reached at jackie@jackieramstedt.com. You can also visit her website at www.jackieramstedt.com.

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For RPM Careers Month, HAA encourages you to recruit, hire and retain job candidates with strong, transferable skills. By

KATHY CLEM, AAA Staffing

How to Hire without Industry Experience The apartment industry can do its part to boost the Houston employment rate by considering candidates who lack direct multifamily experience but who have strong applicable skills. Really, promoting RPM Careers Month is more about strengthening our industry by recruiting, hiring and retaining quality candidates.

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pril is Residential Property Management Careers Month. Every April, the National Apartment Association reaches out to job seekers to promote the apartment industry as a viable career. RPM Careers Month is also targeted to hiring personnel within our industry to evaluate talent more effectively by exploring what NAA calls core competencies, rather than previous industry experience. Supply in the Houston-areaâ&#x20AC;&#x2122;s markets need to increase by 15,000 units each year to keep up with demand according to www.weareapartments.org. The growing supply and demand for rental housing in the Houston area creates an ongoing need to staff our apartment communities in management, leasing and maintenance positions. While researching information for this article, I went to an online job website and searched for leasing consultant and assistant manager job openings within 25 mile-radius of Houston. There were 416 open positions. When I completed a similar search for apartment maintenance jobs, there were over 1,200 open positions. The data shows the apartment industry needs employees. Itâ&#x20AC;&#x2122;s time apartment owners and managers embrace transferable skills. The Bureau of Labor Statistics reported an unemployment rate in the Houston area of 3.6% in December 2019. The apartment industry can do its part to boost the Houston employment rate by considering candidates who lack direct multifamily experience but who have strong applicable skills. Really, promoting RPM Careers

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Employers may find that community manager and maintenance supervisor positions are best suited for candidates with both industry skills and experience. But are you missing valuable recruiting and hiring opportunities in your entry and mid-level positions by not placing more weight on transferrable skills and abilities that candidates outside of the multifamily industry can bring to your company? Month is more about strengthening our industry by recruiting, hiring and retaining quality candidates. Here is my process for recruiting, hiring and retaining candidates to our industry. Recruiting How do multifamily employers recruit, hire and retain great employees who don’t have prior experience? Let’s start with the recruiting process. I reviewed job postings for open leasing agent and assistant manager positions. What I found was “experience required” or “experience preferred” listed in the job postings. Similar requirements were listed on job postings for makeready technicians, with one year or more of apartment maintenance experience required/preferred. Numerous job postings also listed “must have” or “required” experience with specific property management software. Even though different companies utilize the similar property management software, each company uses the software with policies and rules specifically for their company. Is your job posting attracting qualified candidates for your open positions? If not, consider the following questions. • Is past experience always the best indicator for future performance? • Do you choose a candidate based on their experience listed on their resume or based off their approach to handle situations, projects and tasks they will face in the position you are interviewing them for? • If a candidate has strong, transferrable computer skills, does your company have training available on the software that you use? If not, should you? • What is more important when interviewing potential candidates for a position? A) A candidate’s industry experience or B) A candidate’s transferrable skills? The bottom line is, it’s not always as easy as picking A or B, especially in the multifamily industry.

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Employers may find that community manager and maintenance supervisor positions are best suited for candidates with both industry skills and experience. But are you missing valuable recruiting and hiring opportunities in your entry and mid-level positions by not placing more weight on transferrable skills and abilities that candidates outside of the multifamily industry can bring to your company? By opening your candidate pool to include applicants outside of the apartment industry, you may reduce your hiring costs, the number of days the job is open and bring new talent into our industry. Hiring Hiring starts with the interview. Although you should consider interviewing for transferrable skills and abilities, you can include questions about an applicant’s past experience by asking behavioral questions to obtain insight into how a candidate has handled situations in their career to determine if those behaviors and skills are a good fit for the position. A few examples: • Describe a time when your company (community or team) was undergoing change. How did that impact you and how did you adapt to the change? • There are days when it’s next to impossible to get everything on your to-do list done. Tell me about a time your responsibilities got a little overwhelming. How did you handle that? • Give me an example of a time when you had to explain something complex or unavoidable to a frustrated resident. How did you manage this situation? • Tell me about a time you were dissatisfied at work. What could have been done to make it better? What could you have done? What did you do to make it better?

• You are in the middle of completing a service request and realize that you don’t know all the steps required to complete the repair. What do you do? These questions can provide specific insight into an applicant’s approach to situations in the workplace and how their responses fit with your needs for the position you are trying to fill. Applicants with experience in hospitality, retail sales and customer service could be great candidates for leasing positions while those with office experience, accounting and/or bookkeeping background could be your best assistant manager candidate. For makeready positions, consider applicants with maintenance experience in other industries including hotel or hospitality, commercial building maintenance, home building and construction industries. In addition to behavioral questions, skill assessments are a good investment for employers if each position is benchmarked to the appropriate skills and behaviors needed to build your team. How many applicants applying for a maintenance position have you passed over because they don’t have onsite maintenance experience? If you opened your search, you may find that there are candidates that you have overlooked before that would have scored high marks on the skillbased tests that give you some great insight into their strengths and their willingness for development within your organization. Another way to determine if a candidate is the right fit for your company is to “try them before you hire them.” If you have a strong candidate who is not currently employed, having them work onsite through a temporary agency for a week or two before making them a permanent employee could give both you and the candidate the information needed to make the best hiring decision.

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Retaining Existing Employees: Before going into how to retain new employees, I have a question. Does your company have a strong emphasis to identify and train current employees for internal promotions and transfers? If not, you should. If you are not offering your current employees opportunities to grow, achieve and be recognized as valuable assets to your organization, they may be looking for a company who will. Promote a culture of “on the job” training for development and advancement. Utilize in-house and apartment association training, including the NALP, CAM, CAMT, CAPS credential programs, to fill you next open position internally. New Employees: Allocate resources to develop and maintain a robust onboarding program that is targeted to each position to help new employees receive the information and training they will need. Set new hires and your existing employees up for success. Invest in your employees’ success by implementing formalized mentor programs and ongoing training and development programs. Managers and human resources departments can incorporate regular checkins during the first 90-days of employment, and beyond, to ensure open communication around expectations and their work product. Recruiting and hiring can be time consuming, costly and overwhelming, especially when you are already short-staffed. By taking a step back to rethink your approach to recruiting, hiring and retaining employees, you can create a hiring model that successfully impacts employee satisfaction and engagement for new and existing employees leading to higher employee retention. Kathy O’Connell Clem, CPM, has over 35 years of property management experience. She works with AAA Staffing, an employment agency servicing the apartment industry nationwide since 1998, providing temporary, temporary-to-permanent, and permanent placement services. Clem is also the owner of Vast Resource Coaching and Consulting, providing professional and personal development coaching to individuals and teams and consulting to the property management industry.

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My best maintenance technician didn’t have any industry experience, but he had drive. By

CHRISTIN DANIELS, CAM, Buyer’s Access

Hiring Green in Multifamily Maintenance Hiring green can help your company gain competitive advantage, build loyalty and when it provides your company a downline of quality talent to assume leadership roles when tenured team members retire. It’s also the most rewarding experience you will have as a manager, hands down.

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iring green maintenance talent into entrylevel positions is a sound investment strategy and the apartment industry is equipped with resources to train new hires. Entry-level roles are built for the inexperienced or low-experienced candidate who either has some transferable skills and is trying to break into the apartment industry or has recently earned an industry credential and is embarking into their first position post-completion. Hiring green can help your company gain competitive advantage, build loyalty and when it provides your company a downline of quality talent to assume leadership roles when tenured team members retire. It’s also the most rewarding experience you will have as a manager, hands down. Experience for entry-level is inconsequential in multifamily management. Industries outside of multifamily offer transferrable skills that fit ever so perfectly into apartment positions. When we give people, who are eager work in our industry, a chance it strengthens our companies. A sense of purpose requires little else to motivate someone’s career growth. Untouchable Pride Recruiting green talent to fill all entry-level maintenance roles should be the default if you’re looking to build a solid recruitment and succession pipeline of loyal team members. Hiring entry-level candidates for entry-level positions is the way to build a dynamically rounded, loyal and resilient team. Hiring a new graduate from a local trade or association credential program over the industry veteran who has held three

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of the same positions at three different companies within the past two years is the better move if you want to build to last. There is also something about that moment when you catch your new maintenance technician pause to fluff decorative pillows in the leasing center using the exact method taught by you in last week’s team meeting. Watching new associates, especially in entry-level positions, start without any experience develop into a mentor for the next entry-level hire is unmatched in the job fulfillment department. How do you screen for that type of initiative when only interviewing candidates with experience? You can’t. So, where do you find these gems of talent? The Perfect Pick You can find talent gems who have worked many other industries, such as hospitality or retail industries. The National Apartment Association Education Institution coined April the Residential Property Management Careers month and they spend all month promoting the apartment industry to people in other industries. It is easy for property management professionals to get loud about our industry’s competitive pay, stability, high growth potential and extremely rewarding career paths to choose from. Visit local high schools, community colleges and community organizations to promote our industry as a viable career and recruit new hires at the same time. Your leasing agent would be a great candidate to speak to high school or college seniors about the apartment industry’s amazing career path, how fun working in the apartment industry is and how well it pays.

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For maintenance positions, the best place to find talent in trade schools and association credential programs. Recruit those are about to graduate or who recently graduated. In those programs, you will find the gems who lack nothing but a little training. Of course, technical skills are a plus, but prior experience is not a requirement for entry-level maintenance or make-ready technicians. Plus, training is the easiest part of our industry, wouldn’t you agree? From Housekeeper to HVAC Certified When I was onsite, I got particularly excited about recruiting new maintenance talent into entry-level positions. I preferred no experience, and if they had transferable skills or were recent graduates of an industry-related program, that was always a benefit. Here is why. A gentleman, who had zero experience repairing anything, once approached me for a job. After his third attempt, I had an open housekeeper position. He applied and I hired him for the job. During his first 5 months as a housekeeper, he learned how to repair sheetrock and before I could even suggest it, he was HVAC certified with a passing score of 95%. His drive to learn, to become a maintenance supervisor and make a positive impact on the team and his community was so great that he was doing things our lead maintenance technician did even though he was currently a housekeeper. And, he was happy to do it. Eventually, he got promoted to make-ready technician and then again to maintenance technician.

Managers should look at vacancies in entry-level positions, especially maintenance, as opportunities to invest in people who will eventually become the leadership of tomorrow. Green team members can be trained and groomed into dominating forces. When you invest in someone and give them a shot, they usually know it. If you hire someone without experience into entry-level positions, their loyalty is unmatched and watching them grow is a rewarding experience. When you invest, people appreciate it. Then, they pay it forward. Christin Daniels, CAM, has been in the apartment industry since 2006. She was exposed to opportunities in the apartment business through industry influencer, Debbie Phillips, who encouraged her to explore the career. Finishing in 2008 with a Bachelor of Science in Housing and later a Bachelor of Science in Consumer Economics, Daniels promotes the industry everywhere she goes. She has developed multiple teams. She has sourced external talent from outside industries and has developed them into industry leaders. After working her way from leasing to community manager at highly valued assets, she wanted to influence the industry on a broader scale and became the outreach content and sales development strategist for Buyers Access. Daniels can be reached at cdaniels@buyersaccess.com.

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Anyone who has worked in multifamily housing has dealt with bedbugs and the hardships that they come with.

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Healthy Housing and Fair Housing

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How to kill bedbugs and other pests with kindness and professionalism.

partment owners have a duty to maintain habitable units. Under sections 341.011 and 341.012 of the Texas Health and Safety Code, bedbugs are considered a public health nuisance, and individuals in possession of real property must remove a public health nuisance “as soon as the person knows that the nuisance exists.” Anyone who has worked in multifamily housing has dealt with bedbugs and the hardships that they come with. The data shows the apartment industry needs employees. It’s time apartment owners and managers embrace transferable skills. The Bureau of Labor Statistics reported an unemployment rate in the Houston area of 3.6% in December 2019. The apartment industry can do its part to boost the Houston employment rate by considering candidates who lack direct multifamily experience but who have strong applicable skills. Really, promoting RPM Careers Those tiny, blood-sucking parasites can be a nightmare and they can drive a wedge between you and your residents. When dealing with a bedbug infestation, property managers, residents and pest management professionals (PMPs) all share a feeling of frustration and each party plays defense. When you’re faced with an infestation, the most powerful tool against crawling pests is communication. Communication between residents and property managers, between property managers and PMPs, between PMPs and the maintenance team. Sincere, professional, empathetic communication between all parties can alleviate frustration and embarrassment. When bedbugs are found in a unit, each party partakes in finger pointing. This is because bedbugs don’t crawl in through a window or up a drain, they are a parasite that enter via someone’s belongings. With residents coming and going in apartments, it’s sometimes hard to find the blame. Your resident with the bedbug problem could blame their neighbor or the previous resident, and they might be correct. You theorize the bedbugs came in via the resident’s queen mattress that looks like it was bought from a thrift store, and that is equally probawww.haaonline.org

NICHOLAS NUNNERY, Preventative Pest Control

ble. The hard truth is that either explanation would be extremely difficult to prove in a court of law. A good PMP can ask questions, perform an inspection and put together a treatment plan, but he or she cannot perform forensics to find the absolute origin of the infestation. Plus, an honest PMP would know better than to make a claim. So, you’ve got an infested unit that could potentially infest other units and you could pay hundreds or thousands of dollars in treatment costs. Your resident is equally stressed. They have to sleep with the pain and irritation of bites. They feel angry at what they perceive to be your inaction. They feel judged and attacked by questions. It’s best to deal with bedbugs at the very beginning of a resident’s lease by executing a bedbug addendum along with a lease. Bedbug addendums hold both the property owner or property manager and the resident accountable for inspecting the unit and timely reporting of any signs of a possible infestation. The Texas Apartment Association lease requires reporting of health hazards by residents, and compliance with safety standards by property managers. The TAA bedbug addendum requires residents to inspect and disclose if they previously lived in a location that had bedbugs, while detailing the reporting requirements and payment responsibilities in the event of an infestation. Including a bedbug addendum can help alleviate the issue right at move-in. If a bedbug addendum is not included and the issue is not resolved at move-in, tension could create a lack of trust from your resident and a great deal of frustration among your staff. In addition, if you have a stubborn bedbug problem on-site, remedy each unit as they become vacant. This is when a thorough inspection and accurate communication are most powerful. When a unit is still vacant, A PMP can thoroughly inspect the unit and any remaining furniture or belongings left behind by the previous resident. If bedbugs are found during this inspection, he or she can perform a treatment at, likely, a lower cost and without any damage to your relationship with a future resident. If bedbugs are not found, your PMP can pro-

vide you with written, dated documentation that says no live bedbugs or evidence of bedbugs were found in areas accessible for inspection. This documentation can provide clarity should there be a future infestation. In these documents, your PMP should speak plainly and say nothing more or less than what they saw during the inspection. Vacant unit inspections aren’t an airtight control method, they are however, a valuable tool. Communication is another valuable tool. Your job is to protect your resident from that which can harm them while protecting the integrity of your own brand. You can do this by not giving into the hysteria or emotion of the situation. Bedbug Myths Here are some myths about bedbugs that can help you remain calm in a bedbug situation. “They can go years in a vacant unit without a bloodmeal.” The reality is closer to months, not years. Some people will worry that they can catch a disease from bedbugs, but scientists have found no evidence of bedbugs spreading disease through bites. Staying informed on bedbugs and other pests will help you ease the your resident’s concerns and guide you in making sound decisions. If you want to stay informed, a good PMP is be a great resource. German Cockroaches In addition to bedbugs, an apartment owner and/or property manager has an obligation by law to maintain units free of any infestations of roaches, rats, termites and other pests. German cockroaches are long, half an inch, tannish-brown invaders that lay 400 eggs in their lifetime, and they seem to dramatically lower the appeal of the apartment homes they infest. Like bedbugs, German cockroaches are a parasite that evolved to live off human scraps. You will not find them in the wild. They are mankind’s cockroach. Gag! When a resident has a German cockroaches infestation, it is natural to conjure up ideas of filth and mess, but, again, it is important to effectively communicate while avoiding the pitfall of the blame game. / See Pests, Page 73

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On the Scene with HAF EDUCATION Redbook Seminar Sponsored by 1 CORT Furniture and The Liberty Group Thursday, February 13 at the HAF Education Center Apartment personnel sharpened their knowledge of the newly-updated TAA Redbook with HAA General Counsel Howard Bookstaff.

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On the Scene Photos by MARK HIEBERT, Hiebert Photography

HAA Volleyball Tournament Friday, March 6 at Houston Sportsplex HAA members hit the courts bump, set and, spike with HAA! 1. First Place Team: La Salle Landscaping, champions for the fifth year running 2. Court Sponsor: Brandt Electrical A/C & Heating 3. Court Sponsor: Northwest Construction 4. Lunch Sponsor: HD Supply 5. Snack Sponsor: CoreLogic Rental Property Solutions 6. Second Place Team: Property Guardians 7. Third Place Team: Redi Carpet Sales of Houston. For more photos, visit www.haaonline.org.

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On the Scene Photos by MARK HIEBERT, Hiebert Photography HAA Volleyball Tournament

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On the Scene Photos by MARK HIEBERT, Hiebert Photography HAA Volleyball Tournament

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The Go-Getters HAA’s MEMBERSHIP RECRUITERS

MEMBERSHIP: ENGAGE! Recruit for HAA and become part of the Go-Getter Club.

What is a Go-Getter? The Go-Getter Club is a year-round membership recruitment drive comprised of individual HAA members who work for owner/management and supplier companies.

Join our Quarterly Meetings! Be the top recruiter for each quarter and win $500 cash! Plus, for each new member you recruit, you’ll earn a chance to win gift cards ranging from $25 to $250! JOIN A TEAM and build relationships with like-minded members. Get involved with Go-Getters and make lasting industry connections. Visit www.haaonline.org/gogetterscorner to get all the information you need.

Recruit all year long! Go-Getter meetings are quarterly: Thursday, July 9 Thursday, September 10 Thursday, December 10 All meetings start at 4 p.m. at Cadillac Bar & Grill. Visit www.haaonline.org/gogetters for details.

HONORARY LIFE MEMBERS Members who have recruited more than 100 companies Monette Reynolds Claude Arnold Sherry Stevenson Kenn Brown Kirk Tate Tina Cavaco Suan Tinsley Terri Clifton Sonny Unverzagt Kevin Fenn Del Walmsley Diane Gilbert Nancé Wells Anita Harrison H.P. Paul Young Dwayne Henson Jeanne Marie Zublin Dicks Mike Koch Merry Mount

THE GO-GETTERS ARE THE BACKBONE of the Houston Apartment Association. By recruiting new members, the Go-Getter Club helps both new management and supplier companies and the association grow for the future. To join the club and get going on recruitment, see online at www.haaonline.org or contact Amanda and Kaylon in the Membership Department at members@haaonline.org. 66

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Welcome Mat OWNERS

20330 Whitewood LLC Jack Franco P.O. Box 430 Kemah, TX 77565 310-245-8084 Park 45 Apartments

Aura Property Management LLC Mona Preston 16315 Mill Point Drive Houston, TX 77059 281-787-9278 1301 S Hood, LLC Bayou City Group Michael Le 9659 N. Sam Houston Pkwy E. #150-154 Humble, TX 77396 713-568-6550 Branard Ivanhoe LLC Michele Navratil 2035 Milford St. Houston, TX 77098-5309 713-540-2288 Ivanhoe Apartments Calidum LLC Daniel Mathieu 16606 Saint Johns Wood Drive Tomball, TX 77377 346-818-4850 Elmington Property Management Keria Caldwell 118 16th Ave. S. #200 Nashville, TN 37203 615-288-8700 Matthew Ridge Del Sol Villas Villas on Winkler FBWC-Rio Bend Dennis Dowell P.O. Box 183 Richmond, TX 77406 281-344-5750 FBWC-Rio Bend Properties Luxliving Management Alex Lu 10300 Westpark Drive Houston, TX 77042 626-236-0911 Wyndham Garden at Willowbrook

Introducing HAA’s NEW MEMBERS

Pontikes Development Nick Pontikes 11750 Katy Fwy #500 Houston, TX 77079 713-907-0128 SHJH Operations Steve Huckabay 415 S Cypress Estates Circle Spring, TX 77388 713-201-4848 Loop Crossing Apartments Superior Plus Real Estate Group Inc Marco Quiroz 8450 Telegraph Road Downey, CA 90240 562-297-1707 Casa Cruz The Vireo Apartments Jennifer L. Wagner 12212 Tidwell Road Houston, TX 77044 317-846-3111 The Vireo TriPro Management Inc. David Schaper 717 Central Dr Port Neches, TX 77651 409-727-6221 Magnolia Grove Apartments

SUPPLIERS

AM Conservation Group Michael O’Brien 18039 Holly Forest Drive Houston, TX 77084 281-686-2380 Energy Conservation/ Management, Lighting Fixtures & Supplies Referred by Donna Farthing

Boardwalk Floors Wayne Highfield 6001 Gardendale Drive Houston, TX 77092-7021 713-875-7722 Floor Materials, Floor Laying, Refinishing & Resurfacing Referred by Mike Koch

Bug-N-Out Pest Control LLC Lynn Weems P.O. Box 1874 Deer Park, TX 77536 281-786-5939 Pest Control Services, Animal Removal Services Competitive Choice Inc. Casey Williams 9303 Kirby Drive Houston, TX 77054 713-838-1144 Odor Control, Chemicals Don’s Tree Service Jerald Garner 5806 Maple St. Houston, TX 77074 932-713-8805 Arborists, Tree Services Referred by Donna Farthing Floodproofing.com Sean O’Leary 430 Andbro Dr. #1 Pitman, NJ 08071 800-507-0865 Building Materials, Disaster Preparedness Service, Waterproofing Supplies Grace Hill Inc. Lynn McAuliffe 15 S. Main St. #500 Greenville, SC 29601 678-401-6653 Online Training - online university, Online Training web-based courses GTS Holdings LLC Kenrick Morgan 11200 Broadway St. #2743 Pearland, TX 77584 832-312-4562 Security Guard/ Patrol Service, Private Investigators Referred by Donna Farthing Haidamous and Associates Elias Haidamous 17302 House Hahl Road #315 Cypress, TX 77433 281-306-6882 Consultants-Planning/ Economic, Tax Consultants-Ad Valorem

JAK Environmental, LLC DBA: Legacy Power Washing & Graffiti Removal Adrien Kruger 7827 Harms Road Houston, TX 77041 281-806-6709 Pressure Washing Equipment & Service, Fences Referred by Grace Prather MTA Specialty Construction Services Michael Orlando 13002 Advance Drive Houston, TX 77065 832-309-5543 Construction MgmtConsultants, General Contractors

Sendero Restoration Services dba Sendero Commercial Roofing Ned Vaughn Scott 5424 Katy Fwy #300 Houston, TX 77007 800-417-4908 General Contractors, Roofing Contractors Soriano’s Painting & Remodeling Flor M. Villalobos 19823 Packwood Drive Katy, TX 77449 281-683-3412 Painting Contractors, Maid Services

T&L Distributing Stephen Bergman 7350 Langfield Road Houston, TX 77092 On-Site Propety Services 713-937-3723 Narciso Orellana Tile Dealers, Floor Materials 8190 Barker Cypress Road Referred by Doug Oehl, #1900-63 CAS Cypress, TX 77433 VDP SouthWest Pool & 281-935-2272 Spa Services General Contractors, Painting Contractors, Trash Vik Patel P.O. Box 17971 Service - Valet Referred by Tiffany Scarlett Sugar Land, TX 77496 832-660-5851 OnSight Industries Inc. Swimming Pool Gene Sanderfield Contractors, Swimming 900 Central Park Drive Pool Equipment & Sanford, FL 32771 Supply, Swimming Pool 407-830-8861 Repair & Resurfacing, Mailboxes-Sales & Repair, Swimming Pool Service Signs & Maintenance, Pool Furniture - Repair & Plantation Irrigation & Restoration Landscaping Jason Troth Wickley Interactive Melinda Wickley 3110 Golden Honey Lane 3200 Nacogdoches Road Richmond, TX 77406 #102 281-435-5408 San Antonio, TX 78217 Drainage Contractors, 210-663-6612 Irrigation Systems & Marketing Consultants & Equipment, Landscape Services, Website Design Contractors, Lawn Referred by Liz Macias Maintenance, Landscape - Lighting, Sprinklers - Garden & Lawn, Tree Services Principle Inspections Emily Scheuring 19022 Old Mueschke Road Tomball, TX 77377 Building Inspection Service, Roofing Consultants

ALL SUPPLIER MEMBERS are listed online at haabuyersguide.com, searchable by product/service category or company name.

www.haaonline.org

April 2020

ABODE

I wasn’t expecting it surprised that they no said, laughing. “ I’ve business for 15 years. anything. For me, if I or get it right, I’m sat don’t need recognitio resident and my man owner are happy, I’m good experience, tho way. I didn’t know th watching!”

ambassadors pg 68,69.qxp_Layout 1 3/17/20 1:12 PM Page 1

The Ambassador ONE Society HAA’s WELCOMING COMMITTEE

HELPING OUR COMMUNITIES The Ambassadors connect with members and the community by collecting bears for first responders.

Mark your calendars and join us! Meetings are held on the first Wednesday of each month at Craft Republic, 11470 Westheimber: April 1 meeting is canceled. Dates as of press time. Please check the calendar at www.haaonline.org for updates: May 6 • June 3 • July 1 August 5 • September 2 October 7 • November 4 1. “ONE of the Month” Ashley Wiggins, Reliant, with 230 points. 1

Ambassador ONE Society members with at least 10 points, ranked by points earned: Giovanna Gone Century A/C Supply 295 Ashley Wiggin Reliant 230 Susan Alvarado Century A/C Supply 114 Janell Richter JMI Contractors 129 Shawnte Thomas Hoffer Furniture 58 Tracey Leach-Moore Flooring Warehouse 55 Darlene Addison McElvy Media Group 54 Samantha Hernandez Houston Waste Services 41 Amanda Kelly Corinthian Construction 40 Deborah DeRouen Designs by Holmes Interior Design 21 Candis Mohr AAA Plumbers 20 Arely Pena The Liberty Group 10 Emily Viana ACE Parking Lot Maintenance 10 Tammy Broadway American Fire Systems, Inc. 10 Ambassadors earn points by sharing leads, making introductions and visiting communities to promote HAA events and news.

THE AMBASSADOR ONE SOCIETY is an organized network exchange that helps supplier partners build their business contacts within HAA. It’s the perfect way for new suppliers to get started with the association. Group members share leads, make introductions and support HAA and its members. For details on how to join and for meeting dates, visit www.haaonline.org/ambassadors or contact Amanda in the Membership Department at 713-595-0316, or email asherbondy@haaonline.org. 68

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ambassadors pg 68,69.qxp_Layout 1 3/16/20 10:44 AM Page 2

2. First Place Team “The Bomb Squad” with 647 points 3. Second Place Team “Stay Classy” with 204 points 4. Third Place Team “Green Machine” with 108 points www.haaonline.org

April 2020

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prop news pg 70,71.qxp_Layout 1 3/16/20 10:45 AM Page 1

Portfolio Changes The following owner/management companies have added the listed properties to their portfolios: • Adara Communities: Pirates Landing, 230 units at 2727 Nasa Pkwy, Seabrook. • Allied Orion Group: Smart Living at Garden Oaks, 150 units at 450 E. Rogers St. • Alpha Barnes Real Estate Services: Miramonte Single Living, 68 units at 1701 Moore Road, Stafford and Miramonte Apartments, 124 units at 1535 Moore Road, Stafford. • Asset Living: Huntington at Stonefield, 264 units at 13100 Stonefield Drive and Excelsior on the Park, 200 units at 14400 Ella Blvd. • Better World Properties LLC – Sumar: Smart Living on Cullen, 252 units at 13555 Cullen Blvd. • Boyce Group Investments LLC DBA BGI Rentals: 221 Caylor, 36 units at 221 Caylor St. • City Gate Property Group: Los Prados, 264 at 125 Dyna Drive. • Cypress Point Management: Serenity at Cityside, 362 units at 6061 Beverly Hill St. • The Dinerstein Companies/TDC Management Co.: Two Lakes Edge, 386 units at 2000 Hughes Landing Blvd., The Woodlands. • Elmington Property Management: Matthew Ridge, 240 units at 14551 Beechnut St.; Villas on Winkler, 234 units at 8625 Winkler Drive; and Del Sol Villas, 248 units at 131 Aldine Bender Road. • FBWC-Rio Bend: FBWC-Rio Bend – Properties, 27 units at various locations. • Goldwright Investments LLC: Goldwright Investments – Homes, one unit at various locations.

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April 2020

• Greenline Apartment Management LLC: Ridge Point Apartments, 168 units at 2700 Westridge St. • Greystar: The Residences at La Colombe d’Or, 265 units at 3411 Yoakum Blvd. and 22 Hundred, 270 units at 2200 N. Sam Houston Pkwy E. • Haven Assets #1 LLC: Arbor Pines Villas, 140 units at 1904 E. Mulberry St., Angleton. • Kairoi Residential: Jefferson Heights, 198 units at 1520 N. Memorial Way. • Lincoln Property Company: Stonebridge at City Park, 240 units at 11800 City Park Central Lane. • Oak Leaf Management Co.: Willow Garden, 48 units at 10841 Greenwillow Drive. • ParaWest Management: Bayour Palms Apartments, 160 units at 13455 Woodforest Blvd. • Q10 Property Advisors: 935 Byrne, 30 units at 935 Byrne St. • R & J Assets LLC: R & J Assets – Homes, one unit at various locations. • SHJH Operations: Loop Crossings Apartments, 54 units at 9707 Timberside Drive. • Sorrell Warren: Sorrell Warren – Homes, four units at various locations. • Superior Plus Real Estate Group Inc.: Casa Cruz, 262 units at 6727 Telephone Road. • Tarantino Financial Manager LLC: Park Place Arms Apartments, 42 units at 8401 Park Place Blvd. • United Apartment Group Inc.: Royalton at Kingwood, 331 units at 21919 Northpark Drive, Kingwood. • The Viero Apartments: The Vireo, 248 units at 12212 Tidwell Road. • Winther Investment Inc.: 2111 Austin, 215 units at 2111 Austin St.

www.haaonline.org

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In the News

HAA and HAA members were recognized at the Texas Apartment Associationâ&#x20AC;&#x2122;s winter board meeting here in Houston. New Hope Housing Harrisburg and The Pointe at Crestmont each received an award for innovation in new affordable housing construction. Francis Property Management received an award for its involvement of the HAA Food Drive. Lastly, HAA received the TAA Membership Growth Award for outstanding membership growth among local affiliates with more than 500 members. Jennifer Ramos, CAM, CAPS, CAS, is now with Greystar. Richard Wall, CAM, CAP,S joins Westdale Asset Management. Kelsey Eggleston is now with Grayco Partners. Lisa Kennedy joins Marquette Companies. Have big news to report? Email us at comm@haaonline.org. www.haaonline.org

April 2020

ABODE

On Site with ABODE

Photos provided by The McCarthy

THE MCCARTHY Where sophisticated luxury and service thrives.

Property: The McCarthy Owner/Management: MetroNational/Lincoln Property Company Location: 9789 Katy Freeway Units: 133 Built: 2018 Web: www.themccarthyatmemorialcity.com Interesting features: The McCarthy is an unbelievably sophisticated and exclusive community of luxury apartments. Meshed with the Hotel ZaZa Memorial City, this harmonious combination creates a level of luxury for apartment residents that exceeds Class A product here in Houston. From the moment you walk through the doors, you’re greeted with resort-level customer service. The McCarthy has studio, two-bedroom and eight unique penthouse layouts. Penthouse residents are given an extra key at move-in that grants them access to their personal wine storage, located in the apartment’s sky lounge. All of the apartment community’s residents are part of the Za Club, allowing residents to indulge in all of the hotel’s amenities, including the spa, restaurant and bar, and at a discounted rate. Through the Za Club, The McCarthy residents have complimentary valet service for themselves and their guests and discounted hotel rates for friends and family. The owner, MetroNational, owns everything that lights up blue at night in the area, including Hotel ZaZa Memorial City, The Westin Memorial City, the Memorial City Mall, the Memorial Hermann Memorial City Medical Center and more.

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April 2020

www.haaonline.org

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done

s s b a o d re o g w w

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prevent pest pg 56,57,73.qxp_Layout 1 3/16/20 10:35 AM Page 3

Pests, continued from Page 57 Residents often feel attacked by PMPs and property managers during a German cockroach infestation. German cockroaches are often controlled through flushing and baiting methods, but large amounts of food debris and trash in an apartment give these pests additional harborages and cause them to avoid the bait. For these reasons and more, German cockroach control is nearly impossible without cooperation from the resident. Asking for that cooperation without hurting feelings can be tricky. If someone feels attacked, it is possible that they may push back, pass the blame, write negative internet reviews or even file lawsuits. That’s why it is important to speak empathetically and professionally. Try to avoid words such as mess, dirty or clean up. Being specific is your best tool in this type of conversation. You can try, “I noticed there was some grease built up on the side of the stove. I think these cockroaches may feed on that instead of consuming the bait. It would help me tremendously if you could fix that.” If we avoid attacking, a resident can become a very valuable partner in controlling cockroaches, bedbugs and rats. It is important to remember that German cockroaches don’t check credit scores before they infest a pantry. Bedbugs don’t spare mattresses that cost $3,000. A rat will still crawl in through a roof even if it is built with ceramic tiles. Pests do not economically discriminate. Let’s remove the stigma. Each of us could encounter a pest problem in our own homes. Understanding this makes us better servants to our residents. If we’re all on the same page and properly communicating when we’re dealt pests, we can enjoy effective results and positive ongoing relationships in our multifamily housing communities. Nicholas Nunnery is the director of commercial business development for Preventive Pest Control, a Houston-based company. Nunnery has 12 years of experience in the pest control industry, working in leadership roles in Louisiana and Texas. He holds a certified applicator license in the categories of pest and termite. Nunnery has taught classes on bedbug, termite and wildlife management. You can reach him at nicholas@preventivepest.com or at 713-382-2906. Preventative Pest Control is located at 10050 West Gulf Bank Road, Suite 214 Houston, TX, 77040. www.haaonline.org

Do you need to find a product or service for your property on the go?

Visit the Buyer’s Guide is online at www.haabuyersguide.com Simply search for a member by name or category to find the most up-to-date HAA supplier member listings. You can contact the companies directly or use our “Request for Information” tool. It's quick and easy!

April 2020

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Index of Advertisers By CATEGORY A/C Supplies

Laundry Equipment & Supplies

Century A/C Supply . . . . . . . . . . . . . . . . . . . . . . . . . .43 281-530-2859 . . . . . . . . . . . . . . . . . .www.centuryac.com

Scott Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . .51 713-686-7268 . . . . . . . . .www.scott-equipment.com

Carpet Installation

Locks & Locksmiths

Dixie Carpet Installations . . . . . . . . . . . . . . . . . . . .54 281-261-6334 . . . . . . . . . . . . . . . . .www.dixiecarpet.com

CKI Wholesale Lock Supply . . . . . . . . . . . . . . . . . .73 713-462-0704 . . . . . . . . . . . . . . . . . . . . .www.ckilock.com

Texas Southwest Floors . . . . . . . . . . . . . . . . . . . . .70 800-719-4321 . . . . . . . . . . . . . .www.texasswfloors.com

Personnel Agency

Collection Agencies

ASAP Personnel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71 972-432-6667 . . . . . . . . . . . . . . . . . . . . .www.asapdo.com

Alexander-Rose Associates Inc. . . . . . . . . . . . . . .73 713-644-4441 . . . . . . . . . . .www.alexanderrose-inc.com

BG Staffing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .47 713-781-8367 . . . . . . . . . . . . . . . . . . .www.bgstaffing.com

Electric Contractors

Plumbing Contractors

Affordable Quality Electric . . . . . . . . . . . . . . . . . . .13 713-695-5992 . . . . . . . . . . . . . . . . .www.acuityelectric.com

AAA Plumbers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14 713-462-4753 . . . . . . . . . . . . . . . . . .www.aaaplumbers.com

Brandt Electrical A/C & Heating Services . . . . .15 281-693-3383 . . . . . . . . . . .www.brandtelectrical.com Foundation Repair Church Foundation Repair . . . . . . . . . . . . . . . . . . .39 713-468-8400 . . .www.churchfoundationrepair.com

Resident Screening Service CoreLogic Rental Property Solutions . . . . . . . . . . . . . . . . . . . . .Inside Front Cover 888-297-8821 . . . . . . . . . . . . . . . . . . .www.corelogic.com

Resurfacing General Contractors Camp Construction Services . . . . . . . .Back Cover 713-413-2267 . . . . . . . .www.campconstruction.com

Perfect Surface . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .27 713-952-0202 . . . . . . . .www.perfectsurfaceinc.com

Cotton Commercial USA Inc. . . . . . . . . . . . . . . . . .10 877-511-2962 . . . . . . . . . . . . . . . . . . . .www.cottongds.com

Screens

Crestmark Construction Services . . . . . . . . . . . .25 713-426-6161 . . . . . . . . . . .www.crestmarkservices.com

Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .71 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com

FSI Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .17 832-767-1115 . . . . . . . . . . . . .www.fsiconstruction.com

Security Control Equipment/Systems

Gemstar Construction & Development . . . . . . .2 281-821-1195 . . . . . .www.gemstarconstruction.com

SentriForce . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1 888-671-2202 . . . . . . . . . . . . . . . . .www.sentriforce.com

TARGET QUALIFIED LEADS With HAA’s job board, you’ll discover a professional community that’s committed to helping you find the right candidate or your next job opportunity in the greater Houston and surrounding areas.

www.haaonline.org jobs@haaonline.org 713-595-0300

Guardian Construction . . . . . . . . . . . . . . . . . . . . . . .35 832-672-4196 . . . . . . . . . . . .www.guardianconst.com MultiFamily Services . . . . . . . . . . . . . . . . . . . . . . . . . .5 713-266-9100 RENCON . . . . . . . . . . . . . . . . . . . . . .Inside Back Cover 713-666-3636 . . . . . . . . . . . . . . . . . . . . . .www.rencon.com

Swimming Pool Service Poolsure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12 800-858-POOL . . . . . . . . . . . . . . . . .www.poolsure.com

Trash Hauling Glass – Plate, Window, Etc. Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .51 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com

Waste Management . . . . . . . . . . . . . . . . . . . . . . . . . .73 713-354-5230 . . . . . . . . . . . . . . . . .www.thinkgreen.com

HAA Products & Services Insurance Harco Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71 713-681-2500 . . . . . . . . . . . . . . . . . . .www.harco-ins.com

Landscape Contractors Outdoor Elements . . . . . . . . . . . . . . . . . . . . . . . . . . .59 713-955-0990 . . . . . .www.outdoorelementstx.com

Rental Credit Reporting . . . . . . . . . . . . . . . . . . . . . .55 713-595-0300 . . . . . . . . . . . . . . .www.haaonline.org/rcr

HAA reserves the right to reject any advertising if its content is inappropriate or inconsistent with HAA’s standards for publication or HAA’s business interests, in HAA’s sole opinion.

www.haaonline.org/rcr

Texscape Services . . . . . . . . . . . . . . . . . . . . . . . . . . . .42 281-846-3779 . . . . . . . . . .www.texscapeservices.com

Want to see current and previous issues of ABODE online? Go to http://issuu.com/haa_abode. Or view this issue on your computer, iPad or smartphone at http://issuu.com/haa_abode/docs/abode_apr2020. 74

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MarketLine By BRUCE MCCLENNY, President, ApartmentData.com

• • • • • • • • 1050 – • • • • • • • • • • • • • • • • 1025 –

HOUSTON Snapshot

Past 12 Months: 2.2% rental rate growth 12,798 units absorbed

Recently Opened (12 months): 64 communities 17,276 units

1000 – – 90.0 975 –

– 89.0

– 88.0

Under Construction: 78 communities 22,433 units

Occupancy (%)

Operating Supply: 2,843 communities 667,432 units

Rental Rate (¢/sq.ft./mo.)

89.4% $1,054/mo. $1.19/sq.ft./mo. 884 sq.ft.

•

Occupancy: Price: Rental Rate: Size:

Feb 20

Jan 20

Nov 19

Dec 19

Oct 19

Sep 19

Aug 19

Jul 19

Jun 19

May 19

Apr 19

Feb 19

Mar 19

Jan 19

Dec 18

Nov 18

Oct 18

Sep 18

Aug 18

Jul 18

May 18

Jun 18

Proposed Construction: 93 communities 28,749 units

Apr 18

Mar 18

– 87.0

History of Effective Rental Rate & Occupancy for All Units

Hottest Submarkets Over the Past Three Months

Concessions

Annualized % of Market Rank Submarket Absorbed 1 Montrose/Museum/Midtown 10.9% 2 Highland Village/Upper Kirby/West U 12.2% 3 Heights/Washington Ave 3.5% 4 Lake Houston/Kingwood 6.2% 5 Downtown 14.3%

Rental Rate Growth % 1.5% 0.5% 2.2% 0.7% 0.3%

Total Units Class w/Concessions All 302,861 A 78,052 B 119,226 C 92,618 D 12,965

% of Total Units 45% 50% 46% 45% 29%

Average Special -2.9% -3.9% -2.3% -2.3% -1.8%

Citywide Effect -6.0% -7.6% -5.0% -5.2% -6.2%

One Month Free = -8.33%

THE FIRST TABLE ABOVE GIVES A SNAPSHOT of the current market conditions. The graph displays the overall occupancy and effective rental rates over the past 24 months. These statistics are derived from a continuous survey of all apartment communities in the Houston region. The effective rental rates are the calculated net of concessions and utility adjustments. The second table lists the five hottest submarkets in the Greater Houston area. There are a total of 42 submarkets, and the ranking is based on the best combination of rental rate growth and absorption over the past three months. The third table distributes and analyzes concessions (specials) by classification. Concessions generally are represented by three types of specials: move-in, months free or floor plans. The effect of these specials is captured and prorated over a lease term to arrive at a percentage reduction in market or street rents.

TEXAS

Dallas/Ft. Worth

San Antonio

Austin

Occupancy: Price: Rental Rate: Size:

91.2% $1,168/mo. $1.33/sq.ft./mo. 876 sq.ft.

89.8% $977/mo. $1.15/sq.ft./mo. 853 sq.ft.

90.8% $1,312/mo. $1.50¢/sq.ft./mo. 875 sq.ft.

Past 12 Months: 3.9% rental rate growth 23,098 units absorbed

Past 12 Months: 2.4% rental rate growth 4,981 units absorbed

Past 12 Months: 4.9% rental rate growth 8,573 units absorbed

Operating Supply: 3,164 communities 747,909 units

Operating Supply: 927 communities 197,601 units

Operating Supply: 1,019 communities 238,274 units

www.haaonline.org

ApartmentData.com has been providing apartment data and marketing products since 1986. ApartmentData.com provides real-time access for property specific information, market surveys and historic submarket data for more than 3.5 million apartment units in Texas, Florida, Georgia, Arizona, North Carolina and Tennessee. For more information, contact Bruce McClenny at 800-595-8730. © 2020 ApartmentData.com April 2020

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Image ÂŠ Alberto Mihai | Dreamstime.com

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COVID-19, continued from Page 6 the direct threat (i.e., significant risk of substantial harm). In such situations, the housing provider may request that the individual document how the circumstances have changed so that the person no longer poses a direct threat. Case law regarding the Americans with Disabilities Act has applied similar factors to determine whether a person with tuberculosis constitutes a direct threat to others. These factors include: (i) the nature of the risk as to how the tuberculosis was transmitted; (ii) the duration of the risk as to how long the person was infectious; (iii) the severity of the risk as to what the potential harm to third parties was; and (iv) the probabilities the disease would have been transmitted or caused harm. These factors should be considered when dealing with someone who is self-quarantining or self-isolating. Dealing with a person who has or may have come in contact with a person who has the virus requires reliance on the best available objective medical evidence. A housing provider is not a healthcare provider. Housing providers will not and cannot provide guidance with respect to medical or healthcare services. The CDC and local healthcare officials should continue to be the primary source of information and advice. You, like your residents, should rely on these resources for the latest information, updates, and guidance about COVID-19. Consequently, if you are treating a person who is self-quarantining or self-isolating differently than others, you should only rely on objective medical evidence and criteria when doing so. Can I prevent infected persons from using the amenities? If you are treating a person that is infected or possibly infected different than other residents, you should be prepared to present the objective medical evidence that the person is a direct threat in order to justify different treatment. Can I ask a resident whether they are selfquarantining or self-isolating? If you have identified an objective medical reason for why you are asking if a person is self-

ABODE

April 2020

quarantining or self-isolating, you may be justified in making this request. For example, if you are asking if a person is self-quarantining or self-isolating for the purpose of incorporating proper precautions when entering a resident's unit to perform maintenance services, you would be justified in asking for this information if you have objective medical evidence to suggest the need for special procedures for maintaining the unit. If someone who is self-quarantining or self-isolating in my community requests special accommodations such as delivering groceries or medical supplies, am I required to accommodate the request? No, if this is not what you normally do. Assuming the person making the request is "disabled" under the Act, a housing provider can deny a request if providing the accommodation is not reasonable â&#x20AC;&#x201C; i.e. if it would impose an undue financial and administrative burden on the housing provider or it would fundamentally alter the nature of the provider's operation. The determination of undue financial and administrative burden must be made on a caseby-case basis involving various factors, such as the cost of the requested accommodation, the financial resources of the provider, the benefits that the accommodation would provide to the requester, and the availability of alternative accommodations that would effectively meet the requester's disability-related needs. When a housing provider refuses a requested accommodation because it is not reasonable, the provider should discuss with the requester whether there is an alternative accommodation that would effectively address the requester's disability-related needs without a fundamental alteration to the provider's operations and without imposing an undue financial and administrative burden. If an alternative accommodation would effectively meet the requester's disabilityrelated needs and is reasonable, the provider must grant it. An interactive process in which the housing provider and requester discuss the requester's disability-related need for the requested accommodation and possible alterna-

tive accommodations is helpful to all concerned because it often results in an effective accommodation for the requester that does not pose an undue financial and administrative burden for the provider. What type of maintenance services should be provided to someone who is self-quarantining or self-isolating? Once again, your decision of whether, and how to, perform maintenance-related services to a unit with an occupant who is self-quarantining or self-isolating will depend upon the nature, severity, duration and probability of the risk of transmitting the disease to the person performing the maintenance duties. Any decision you make that causes you to treat the occupant of the unit differently than the way you treat occupants in other units should be based upon objective medical evidence, not on fear or speculation. Notwithstanding the foregoing, you will want to have a protocol to perform maintenance services to address such things as water leaks, mold, electrical problems, malfunctioning lights, broken or missing locks or latches, and other conditions that pose a hazard to property, health or safety. This can be done by either providing maintenance employees with the proper (and medically approved) personal protective equipment or by retaining the services of an outside contractor that will use the proper equipment and take appropriate precautions. The actions we take in the apartment industry with respect to those who are infected or may be infected will largely depend upon the available medical evidence suggesting how to address different situations. In the last month, if we have learned nothing else, we have learned that medical evidence consistently changes. Keep watching the news and following the lead of the CDC and local health officials on how to address various situations. Good luck and remember that we have been through similar issues in the past and will get through this one!

www.haaonline.org

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Houston Apartment Association 4810 Westway Park Blvd. Houston, Texas 77041

Return Service Requested

ABODE April 2020

Articles inside

Portfolio Changes and In The

How to Hire without Industry

Healthy Housing and Fair

Hiring Green in Multifamily

An Update on Fair Housing

The Ambassador ONE Society

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