ABODE December 2024 by HAA Publishing

December 2024

ON THE COVER

60

Happy Holidays from the Go-Getters! –

The HAA Go-Getters are ready for the holiday season. Come join the Go-Getters for the last meeting of the year, see Page 60. And don’t miss the biannual market report and photos from the HAF Chili Fest.

Cover photos by Mark Hiebert, Hiebert Photography

FEATURES & PHOTOS

16 On the Scene – Photos from Susan Hinkley’s Retirement Celebration.

28 On the Scene – Photos from NAA Road Show and HAA Fundraiser for NAA PAC.

30 On Site with ABODE– Learn more about two more Honors Award winning apartment community.

32 Crossroads – The journey continues for the biannual market report.

38 Good Works – The stories here show how HAA and its members give back to their communities.

44 Meet the HAA Staff – HAApy New Year from the HAA staff.

50 On the Road – Photos from the Katy Region Meeting.

52 On the Scene – Photos from the HAF Chili Fest.

50 On the Road – Photos from the Rosenberg Region Meeting.

COLUMNS & MONTHLY UPDATES

6 President’s Corner – A thank you and looking back on our successes.

8 Patron of the Month – Meet and support Century A/C Supply.

9 Legislative Update – An election recap.

11 It’s The Law – Hidden messages abound in classic holiday movies.

14 Resident Relations – Learn more from a recent case settled by the Resident Relations Committee.

20 Calendar – HAA’s schedule of events for the coming months.

60 Go-Getters – Join us and recruit!

61 Welcome Mat – Find out about the newest HAA members.

62 The Ambassador ONE Society –The Ambassadors make connections.

66 Portfolio Changes and In the News

– Property updates and industry news clips from our members.

70 Index of Advertisers – See the supplier members who support this publication.

71 MarketLine – The latest area market numbers.

72 BackPage – News from around the community.

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

OFFICERS AND ASSOCIATION LEADERSHIP

SHELLEY WATSON President-Elect

GINA ERWIN President

RYAN TERRELL Secretary/Treasurer

HOWARD BOOKSTAFF General Counsel

MONICA GRACIA

Vice President at Large –West

DEBORAH HOLCOMBE

Vice President at Large –South

CORRI SMITH

Vice President at Large –North

RICHARD WALL

Vice President at Large –East

PRODUCT SERVICE COUNCIL OFFICERS

JOSEPH RODRIGUEZ, CAS President Greenlogic

DEBORAH DEROUEN, CAS Vice President The Phoenix Staffing

CASEY WATTS MORGAN CEO

BOARD OF DIRECTORS

Mack Armstrong

Julie Batche

Kristen Becker

John Boriack

Kyle Brown

Tina Cavaco

Terri Clifton

Michelle Croasmun

Deborah DeRouen

Derek DeVries

Scott Douglas

Gina Erwin

Tamara Foster

Melissa Friend

Diane Gilbert

Monica Gracia

Stephanie Graves

Elizabeth Castro Gray

Manu Gupta

Clay Hicks

Deborah Holcombe

Karen Hefner

Nathan Kelley

Debbie Kelm

Crystal Jackson

Jacob Kunath

Valerie Lacy

Barby Lake

David Lindley

Betsy Marshall

Joe Melton

Kristin McLaughlin

Candis Mohr

Katy Myrick

David Nargang

Carlos Neto

Jenifer Paneral

Angelee Kumar Parikh

Mark Park

Velissa Parmer

Michelle Pawelek

Kelly Robinson

Christy Rodriguez

Joseph Rodriguez

Ingrid Shultz

Nikki Sekunda

Corri Smith

Penny Sprang

Kelley Suess

Debbie Sulzer

Blaise Spitaleri

Ryan Terrell

Starla Turnbo

Richard Wall

Shelley Watson

Richard WhatcottQuintina

Willis

Tracie Yoder

DIRECTORS EMERITUS

Josh Allen

Ken Bohan

Gary Blumberg

Kathy Clem

Jack Dinerstein

Jenard Gross

Darlene Guidry

Alison Hall

David Hargrove

Larry Hill

Stacy Hunt

Hap Hunnicutt

David Jones

Mel Kieke

Mike Koch

Dick LaMarche

Cesar Lima

Tim Myers

P David Onanian

Jackie Rhone

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

Susan Alvarado

Jeff Blevins

Michelle Bridges

Roger Camp

Israel Garza

Billy Griffin

Stacy Lastovica

Mary Lawler

Laura Lestus

Cari Luetge

Bruce McClenny

Monica Morales

Ruth Reyes

Jake Slosburg

Lindsay Torres-Smith

Tony Whitaker

BLAISE SPITALERI, CAS Secretary Gemstar Construction Development

NIKKI SEKUNDA, CAS Treasurer The Liberty Group

STEPHANIE GRAVES Immediate Past President

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

PATRON MEMBERS

1968

Century A/C Supply

1978

Houston Planned Energy Systems

1982

Cotton Commercial

USA Inc.

1984

AAA Plumbers

1985

Gemstar Construction Development

1986

Craven Carpet

1987

Dixie Interiors

1993

Hire Priority Staffing & Executive Search

1994

Camp Facility Services

1997 Apartments.com

1999

FSI Construction Inc.

2006

Lowe’s Pro Supply

CANDIS MOHR, CAS Immediate Past President AAA Plumbers

PRODUCT SERVICE COUNCIL MEMBERS

Susan Alvarado, CAS Redi Carpet Sales of Houston Ltd.

Chris Bell, CAS, Century A/C Supply

Marivel Bownds, CAS, Valet Living

Tammy Broadway, CAS American Fire Systems

Shaun Callaway, CAS, Earthworks

Neal Conant, CAS, Gemstar Construction Development

Sean Cunningham, CAS, Flooring Warehouse

Deborah Derouen, CAS The Phoenix Staffing

Marcelino “Tito"

Estrada, CAS One Source Realty Advisors

Giovanna Gone, CAS, Rent.

Dan James, CAS, Redevelopment Services

Amanda Kelly, CAS

Debra Knight, CAS, Comm-Fit

Stephanie Krop, CAS Emeritus, Poolsure

Liz Levins, CAS Emeritus, Gemstar Construction Development

Jim Martensen, CAS Epic Multifamily Construction

Candis Mohr, CAS, AAA Plumbers

Tracey Moore, CAS, Flooring Warehouse

Karen Nelsen, CAS ALN Apartment

Data

Arely Pena, CAS The Liberty Group

Nikki Sekunda, CAS, The Liberty Group

Joseph Rodriguez, CAS, Greenlogic

Blaise Spitaleri, CAS, Gemstar Construction Development

Amber Whitaker, CAS FSI Construction

ABODE

DECEMBER 2024 I VOLUME 47, ISSUE 12

Chief Executive Officer and Publisher

CASEY WATTS MORGAN, MPP cmorgan@haaonline.org

EDITORIAL AND DESIGN STAFF

Director of Publications and Design DEBORAH NIX dnix@haaonline.org

Communications Manager MADISON O’BAR mobar@haaonline.org

ADVERTISING

Vice President of Membership and Marketing AMANDA SHERBONDY, CAE asherbondy@haaonline.org

CONTRIBUTING STAFF

Chief Operating Officer SUSAN HINKLEY, CAE shinkley@haaonline.org

Vice President of Government Affairs BRADLEY PEPPER bpepper@haaonline.org

Chief Financial Officer TREY WIMBERLY, CPA twimberly@haaonline.org

Vice President of Education LAUREN RAGIN, CMP lragin@haaonline.org

Events and Meetings Director KASAUNDRA WRIGHT kwright@haaonline.org

Director of Resident Relations MATILDE LUNA mluna@haaonline.org

Director of Rental Credit Reporting TINA DEFIORE tdefiore@haaonline.org

Director of IT WILL ALFARO walfaro@haaonline.org

Education Manager CINDY DE LA RIVA cdelariva@haaonline.org

Government Affairs Manager ALEX CHADWELL achadwell@haaonline.org

Membership and Marketing Manager MARYANN MARTIN mmartin@haaonline.org

PRINTER TGI PRINTED www.tgiprinted.com

HOUSTON APARTMENT ASSOCIATION COMMITTEES

COMMITTEE CHAIR

Executive Gina Erwin

Nominating Stephanie Graves

Fair Housing Howard Bookstaff

Ethics Michelle Pawelek

Finance Gary Blumberg

Past Presidents Council John Boriack

Legislative Shelley Watson

Political Action Stacy Hunt

Golf Starla Turnbo

Century Club Nikki Sekunda

Education Advisory Lindsay Torres-Smith

Michelle Bridges

Independent Rental

Owners Connection Elizabeth Castro-Gray

Leadership Development Kyle Brown

Community Outreach Joe Melton

Product Service Council

Joey Rodriguez

Expo Exhibitor Deborah DeRouen

Membership Valerie Lacy

Debra Knight

Ambassador ONE Society Tito Estrada

Karen Nelsen

Resident Relations A Jessica Wheeler

Resident Relations B Karah Carrillo

Resident Relations Appeals Darlene Guidry

HAF Chili Fundraiser Neal Conant

NEXT Young Professionals

Honors Property Awards

Ryan Weis

Monica Morales

Susan Alvarado

Diane Gilbert

Beth Levine

STAFF ADVISOR

Casey Morgan

Bradley Pepper

Lauren Ragin

Susan Hinkley

Amanda Sherbondy

Matti Luna

Lauren Ragin

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, DECEMBER 2024, VOLUME 47, ISSUE 12

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 © 2024 by HAA.

Periodicals Postage Paid at Houston, Texas.

POSTMASTER: Send address changes to ABODE, 4810 Westway Park Blvd., Houston, Texas 77041.

SPONSOR MEMBERS

These companies have generously supported the Houston Apartment Association with their sponsor membership

Please give them careful consideration, whenever possible, in your business.

1st United Construction LLC

3BeeGuys Bee Removal

A&A Fence & Iron

A+ Aquatic Services

AAA Staffing Ltd

ABC Supply

Achilles Security Services LLC

ACM Contractors of Texas

ACT Security Group

Action Towing Inc

Action Window Coverings Inc

Adams Roofing

Adobe Floors Inc

Adventure Playground Systems Inc

Advocate Construction Inc

Aerwave

Affinity Waste Solutions

Air Express Construction and Plumbing

Air Pro Systems

Alcaraz Lawn Care

Alexander-Rose Associates Inc

All American Mailboxes of Houston Inc

All Power Solutions

ALN Apartment Data

Ambassador Services LLC

American Builders Group LLC

American Fire Protection Group

American Fire Systems Inc

American Platinum Builders

Andrews Myers PC

Apartments Services Group

Apex Multifamily

AppFolio

Arborworks TX

ARR Commercial Services & Sheet Metal

Artisent Floors

ASAP Personnel Inc

Asurety Dryer Vent & Fireplace Inspections

ATSG American Towing Service Group LLC

Audio Images International Inc

AWT Golf Carts

B&G Construction

Bar-B-Clean Southwest Houston

Beacon Restoration Services

Belfor Property Restoration

Bell’s Laundries

Bettencourt Tax Advisors LLC

BGE Inc/aka Brown & Gay Engineers Inc

Binswanger Glass

BioClean

BioTechs Crime & Trauma Scene Cleaning

Blakan Grey Media

Blue HERON Technologies LLC

Blue Marlin Maintenance Air Conditioning and Renovation

Blue Stream Fiber

BluSky Restoration Contractors

BoldREMO LLC

Brady Chapman Holland & Assoc

Briggs Equipment

Brown & Brown Insurance Services Inc

BSI

Building Bright Houston

Cameras Onsite LLC

Cano Electric Inc

Cantrell McCulloch

Capital Disaster Solutions

Catalyst Construction

Centex Construction

Century Fire Protection Houston

CEP Construction Services LLC

Chadwell Supply

Chesapeake Finishing

Chicago Title – Commercial Services

Citi Fence & Concrete

Classic Same Day Blinds

CNM Roofing

Code Red Security Systems PLLC

Comiskey Capital Insurance Agency Inc

Commercial Fire Protection

Compactor Rentals of America

Contractors Inc

Core Distributing

Corey Construction Commercial & Multi-Family Roofing

CORT Furniture Rental

CRE Business Solutions LLC

Crossroads Insurance Recovery

Advocates

Crowned Eagle Construction

CSC Serviceworks

Cypress Landscaping & Irrigation Inc

D & S Fire & Safety LLC

D&G Quality Roofing Inc

DeNyse Companies

Designs by Holmes

DNM Contracting Inc

DoodyCalls

Double Oak Erosion

Dry Force Corp

Dryer Vent Wizard

EDT Construction Services

Elite Roofing LLC

Embark Services

Emersyn Electrical Services LLC

Encore Services TX

EnviroSmart Multifamily Pest Solutions

Epic Multifamily Construction

EPremium Insurance Agency

EV Charge Solutions LLC/ EV Power Kings DBA

Exo Edge

Extollo Construction

Faith J Construction

Fantastic Floors

Featherston Sign Partners, LLC

Fiat Construction LLC

Fidus Construction Services

Finish Factory Inc

Fire Reconstruction Inc

Flavor Finish Resurfacing

FlipLok

Floor Merchant

Frontier Waste Solutions fun abounds

FW Walton

Gambit Construction

Get It Done Cleaning Service

Go Pro Contractors

Go-Staff Inc

Gold Star Restoration

Golden's Pro-Wash & Windows

GQ Landscaping

GraphTec Inc

Graviti Fast EV Charging

Great American Business Products

Greater Houston Pool

Management

Green City Security LLC

Green Garbology

Green Leaf Pro

Greenlogic

Grindstone General Contracting

H&R Operator Services Inc

Hakimo

Hallmark Hardwoods

Hamilton-Steele Outdoor Accents

Higginbotham

Hive Technology

HMS Landscaping LLC

Hoover Slovacek LLP

Houston Home and Patio

Hut Services LLC

Ideal Parking Management

Imperial Construction

Imperial Wallboard Supply/ The Villa Drywall Inc

Infinity Power Partners

Interior Logic Group -

Property Services

Ironwood Connection

J&B Carpet Services

J.P. Morin Company LLC

JAK Environmental LLC

Jenkins Restorations

JJ’s Waste & Recycling of Texas LLC

Johnstone Supply

Junk Shot and Doorstep Details of Houston

Kings III Emergency Communications

Laser Answering Service LLC

Leah McVeigh Design and Consulting

Ledge Lounger

Lee & Barrier Builders LLC

Lifeline Roofing Systems

Lift-Texas Construction

Lithotech Printed Products/ Forms Center

LP Building Solutions

Maid U Shine LLC

Maldonado Nursery & Landscaping Inc

Matrix Construction Services

McMahan's Flooring Inc

MCW Signs Inc dba Signarama

Magnolia

Monge Contracting Group

Montana Pavement Group LLC

MPS Direct

Mueller Water Conditioning Inc

Multifamily Access Control

MX2 Commercial Paving

NEI General Contracting

Nelson Painting and Construction LLC

New Generation Home Pro Inc

Norman Roofing and Construction

Northwest Construction Group

Northwood Construction

On Site Towing LLC

OnCall Patrol LLC

dba ParkingPass.Com

OneApp Guarantee

Optima General Contractor LLC

Pace Mechanical Services LLC

Parking Management Company/ PMC Towing

Pasadena Insurance Agency Inc

Paul Davis Restoration of Greater Houston

PCS Creative Surface LLC

Pepco Sales & Marketing

Perfect Parking

Platinum Pool and Spa LLC

Precision Appliance Leasing

Precision Safe Sidewalks LLC

Premium Improvements

Pro-Tex Contracting Group LLC

Property Guardians

Pura Flo Corporation

Quatro Tax LLC

Qwikkit

R4 Solutions

RAM Construction

Ram Jack Foundation Solutions

Ready 2 Respond

Real Floors Inc

Redevelopment Services

Redwood Private Security LLC

Reliable Roofing of Texas Inc

Reliant

RENCON LLC

Renova Appliance Center LTD

Rent.

Resident IQ

Revela Inc

REVS (Refuel Electric Vehicle Solutions)

Right Scope LLC

Riverway Title

Roadrunner Restoration Company LLC

Roe General Contractors

Roof Top Innovations

Roto-Rooter Services Co

Rotolo Consultants Inc (RCI)

SafeRent Solutions

Saint Clair & Sons Inc

Sayan Renovations & Construction

Score Construction & Remodeling

SEAL Security Solutions LLC

Secure Insurance

ServiceMaster Recovery

Management

Servpro Friendswood Pearland

Servpro Team Shaw

Sherwin Williams

Sign-Ups & Banners

Signal of Houston

Snappt

Space CT Towing

Spartan Fire Protection

Stealth Renovations

Steward Trash Valet Service

Strata Roofing and Construction LLC

Strickland Law Firm PLLC

Stripe Lines Inc dba Grass Lines Inc

STX Roofing

Sunny Pressure Washing LLC

Surface Experts

Swain & Baldwin Insurance & Risk Management

Tex-Star A&I

Texas Apartment Pool Services

Texas Concrete Professional Company

Texas Crime Prevention Agency

Texas Southwest Floors Inc

Texas Window Cleaning Co Inc

The Apartments Concierge

The Dick Law Firm

The Legends Group LLC

The Liberty Group

The Phoenix Staffing

The Window Source of Houston

Tidal Electrical Services Inc

Tillman Roofing Inc

Tradition Services

Trash Butler

Two Brothers Foundation Repair

TX Hydrojet

United Protective Services

Urban Design Constructors

Urban Value Corner Store

Valet Living

Webb Pest Control

Westpark Communications

Whitman’s Contracting and Roofing

WorldVue

XXL Construction Inc

Yellowstone Landscape

Yulf Decoration Group LLC

Letter from the President

By GINA ERWIN,

AS MY YEAR AS PRESIDENT OF THE HOUSTON APARTMENT ASSOCIATION DRAWS TO A CLOSE, I FIND MYSELF REFLECTING ON WHAT A TRULY REWARDING EXPERIENCE IT HAS BEEN. Working alongside the Executive Committee, our incredible members, dedicated supplier partners, and hardworking staff has been an absolute privilege. Each event we held, each initiative we supported, and every piece of advocacy work we pursued reminded me of the powerful impact we can make when we come together as a community and as an industry.

I am especially thankful for the HAA staff’s willingness to indulge my (sometimes crazy) ideas of rethinking many of our events and embracing new perspectives, as they have to do each year with a new President. These things sometimes work and sometimes don’t but always offer opportunities for growth so they are always a win!

The year has flown by, a testament to how fulfilling each moment has been. I am grateful for the chance to serve and collaborate with so many passionate individuals, and I look forward to seeing the association continue to thrive in the years to come. This role has left an indelible mark on me personally and professionally that will long outlast this year.

I’m so thankful for Stephanie Graves and her guidance leading me into and through this year, I’m thankful for Casey’s support and leadership setting the tone for the rest of this incredible staff, and up next…Shelley Watson!

I hope you all have a wonderful and blessed holiday season and New Year!

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 1978

Cotton Commercial USA Inc. HAA Member since 1982

Hire Priority Staffing & Executive Search HAA Member since 1993

Lowe’s Pro Supply HAA Member since 2006

Craven Carpet HAA Member since 1986

Camp Facilty Services HAA Member since 1994

Member since 1997

Gemstar Construction Development Inc. HAA Member since 1985

AAA Plumbers HAA Member since 1984

FSI Construction Inc. HAA Member since 1999

Dixie Interiors HAA Member since 1987

Century A/C Supply HAA Member since 1968

December Patron of the Month

By SHELLEY WATSON, HAA Legislative Chair, with BRADLEY PEPPER, Vice President of

2024 ELECTION RECAP

Thank you for your support of the HAA PAC and the industry.

ON NOVEMBER 5, we went to the polls to decide who would reside in the White House, one of our two United States Senators, all members of Congress, Texas State Senators and Representatives, County Commissioners, JPs and Constables and Judges.

We will save you the hyperbole of this being “the most important election of our time,” but these results are important. Elections have consequences and who we elect to offices up and down the ballot will have an impact on not only our industry, but our daily lives as well.

In preparation for this election, HAA PAC members met with and screened candidates throughout the last year. After collaborating with both NAA and TAA, we determined a list of 83 candidates to support for this election. We are proud to say that after all the votes were counted, 95% of HAA endorsed candidates were successful in their elections.

Thank you for your support of the HAA PAC and the industry.

National

There was a red wave that was expected to hit throughout the country during the 2022 midterm elections that never came ashore. That year, Republicans were confident that they would control the Senate, House and several gubernatorial seats and state legislatures around the country.

While Republicans did manage winning a slim majority in the House of Representatives,

they failed to make substantial gains in those other bodies.

This year was different.

Pollsters and pundits were hesitant to predict gains for either Democrats or Republicans. In a lot of cases, the media hedged and said that we could see the White House, Senate and House go all blue, all red or split.

Early on election night though, it became evident that the red wave that was predicted in 2022 had just waited two years to crash.

Former President Donald Trump outperformed every expectation, winning 312 electoral votes (270 needed for the presidency), to Vice President Kamala Harris’ 226. Trump also won the popular vote by more than 3 million votes.

This is the first time that a Republican won the popular vote since 2004, when President George W. Bush was reelected over John Kerry. Prior to that it was in 1988, when President George H. W. Bush was first elected.

This election also resulted in Republicans taking control of the Senate by flipping three Democratically held seats. The Republicans now hold a majority, 53 seats to the Democrats 47.

In the House, Republicans maintained their slim majority. At the time of printing, Republicans had secured the necessary 218 seats to retain power, with Democrats holding 209 seats and eights having not been called.

The Republican majority in the House is precarious at this time though with several

House Republicans being put forward by President-elect Trump to become part of his administration. If those seats become open as those members are appointed to different positions, they will remain vacant until special elections are held to fill the seats.

With Republicans holding the White House, Senate and the House, we have a unified government. This means we can expect Republican priorities to move quickly because there is no opposition party to impede their passage and/or implementation.

State

Election night also put to rest the thought of Texas turning purple, at least for the foreseeable future. Republicans retained control of both chambers of the Texas capitol, even flipping a few seats.

The most telling indication of Republican’s continued control over the state was at the top of the ticket. Former President Donald Trump won Texas for the third time, handily defeating Vice President Kamala Harris by a double-digit margin and over 1.5 million votes. That well exceeded his performances against President Joe Biden in 2020 and Hillary Clinton in 2016.

In the most expensive Senate race in the country, Senator Ted Cruz easily defeated Congressman Colin Allred by nearly 1 million votes and 10% points. While this amount will

/ See Legislative, Page 51

The Houston Apartment Association Political Action Committee is the PAC of the Houston Apartment Association, a non-profit trade association representing the area apartment industry. Without political capital, our industry would not be as successful in representing you or your clients’ interests, and thus, your financial well-being. The HAAPAC participates in local and state political campaigns, helping candidates who support the apartment industry and its supplier businesses. You can participate in the HAAPAC on several levels.

For more on HAAPAC, visit www.haaonline.org/haapac

MOVIE MAGIC

Hidden messages abound in classic holiday movies.

A holiday tune by Howard M. Bookstaff, HAA General Counsel

Hidden Movie Message Song (to the tune of “Let it Snow”)

Oh, you love to take in a movie

But will the message be so groovy

And since you have plans to go

Let it show, let it show, let it show

Movie messages may be unclear

and as a landlord you might have fear your hopes are turned way down low

Let it show, let it show, let it show

When you finally watch that night

You’ll try to keep yourself aware

But if you really want to see the light

The messages will be there

And your fire is not quite dying

And a jolly perspective keeps you trying

But as long as you stay in the know

Let it show, let it show, let it show

THIS IS THE MOST WONDERFUL TIME OF THE YEAR!

If you are like me, you love the holidays and especially the movie classics!

There are many great holiday classics. But did you know that some of the best holiday movies have hidden messages for landlords to think about?

Here are four of the greatest classics and what issues they present for landlords.

1. Rudolph the Red-Nosed Reindeer Plot: Donner, Santa’s lead reindeer, and his wife have a new fawn named Rudolph. They are surprised to find out he was born with a glowing red nose. Donner attempts to first cover Rudolph’s nose with mud, and later uses a fake nose, so Rudolph will fit in with the other reindeer.

The following spring, Rudolph goes out for the reindeer games, where the new fawns learn to fly and are scouted by Santa for future sleigh duty. While Rudolph celebrates with other bucks, Rudolph’s fake nose pops off causing other reindeer to mock him and Coach Comet to expel him.

After Rudolph leaves home, he meets various characters including Hermey, a misfit elf and Yukon Cornelius, a prospector, who have various adventures including meeting the Abominable Snow Monster.

On Christmas Eve, Santa announces that a big snowstorm is approaching, forcing him to cancel Christmas. Blinded by Rudolph’s bright nose, he changes his mind and asks Rudolph to lead the sleigh.

Hidden messages seen only by landlords: Bullying! The movie would not exist if it were not for the bullying done by the other reindeer and Coach Comet after Rudolph’s fake nose popped off.

If Rudolph’s parents and Rudolph were residents in your community and Rudolph’s parents complained that Rudolph was being

bullied by the other kids and another adult resident, what could you do?

The TAA lease can help! Section 11 provides that the residents agree to communicate and conduct themselves in a lawful, courteous and reasonable manner at all times when interacting with, among others, other residents or occupants and that any acts of unlawful, discourteous or unreasonable communication or conduct by any residents, occupants or guests is a breach of the lease. Section 11.1(b) prohibits behaving in a loud, obnoxious or dangerous manner and 11.1(c) prohibits disturbing or threatening the rights, comfort, health, safety, or convenience of others.

If occupants or a resident disturbs (or bullies) another occupant or resident, you could take action. You could either give a notice of lease violation, warning the offending resident not to act in that way, or give a notice to vacate due to the resident’s default of the lease. How you want to respond is up to you and will vary depending upon the circumstances. However, from a fair housing standpoint, your actions should be as consistent as possible.

2. Miracle on 34th Street

Plot: On the morning of Macy’s Thanksgiving Day Parade, the man playing Santa Claus is drunk. Kris Kringle is hired to play Santa by the event director, Doris Walker. Kris is well received and is subsequently hired to play Santa at Macy’s New York City store on 34th Street.

After Kris insists that he really is Santa Claus, Doris fires him. However, R.H. Macy, the store’s owner, promises bonuses to Doris and her boss because of the positive publicity Kris has given the store. Doris rehires Kris but has him undergo a psychological evaluation if he is going to continue working for the store. The psychologist says that Kris has a grandiose delusion and insists that Kris be

fired and put in a mental institution.

In a court action to determine Kris’s mental capacity, Kris insists that he is Santa Claus. After a number of clever twists and turns, the case is dismissed because the prosecution cannot prove that Kris is not the one and only Santa Claus.

Hidden messages seen only by landlords: Identity fraud! When landlords see this movie, they immediately think of identity fraud. If Kris was your applicant, would you lease to him? You might wonder if you can properly check criminal, credit and rental history on someone named “Santa Claus.” You will then wonder how this person would be as a resident. Would the person be able to pay rent timely? If not, would you be able to identify this person in an eviction action? If you had to collect a delinquency, could you report something on a credit record? All these questions are legitimate. Although Hollywood leaves you thinking Kris is actually Santa Claus, you wonder!

3. How the Grinch Stole Christmas Plot: As the Whos of Whoville prepare for their beloved Christmas celebration, the Grinch, a bitter and lonely green creature who resides in a cave on Mount Crumpit, despises the holiday and plans to ruin it.

Six-year-old Cindy Lou Who, has a chance encounter with the Grinch at the Whoville post office, where the Grinch saves her life.

With Cindy Lou’s help, the Grinch and the townspeople seem to be getting along in celebration of Christmas. However, things get out of hand and the Grinch becomes disruptive, including setting the town’s Christmas Tree on fire and going on a destructive rampage before retreating back to his cave.

Learning that the Whos still plan to celebrate Christmas with a spare tree and an unshaken spirit, the Grinch steals their presents, decorations and food while they sleep, determined to ruin the holiday once and for all.

When the Grinch hears the townspeople continue to celebrate, the Grinch is struck by the true meaning of Christmas, his heart grows three sizes, and he is overcome with emotion. He ultimately returns all the stolen Christmas goods to the town.

Hidden messages seen only by landlords: Crime! Crime is a real concern during the holiday season. More packages are delivered to your communities. Friends, family and others visit. Kids are off from school. All this adds up to the perfect storm of opportunities for anyone with a criminal intent.

Residents may need to know what you do re-

garding security and what they should do if they have security concerns.

Sections 18 and 19 of the lease address this issue. Section 18 of the lease addresses a landlord’s obligation to provide security devices on doors and windows. Residents should be reminded that if any security devices are missing or malfunction, a report should be made so that you can take the appropriate action.

Section 19 provides that, unless otherwise required by law, neither the landlord nor the manager are liable for the criminal acts of others, including theft, burglary, assault, vandalism or other crimes. The residents also agree that they will not rely upon any security measures taken by you for their personal security and that they will call 911 and local law enforcement authorities if any security needs arise.

If residents have concerns about crime during the holidays, it may be beneficial for you to remind residents what you do and what they should do, including contacting the police, if they have security concerns.

4. National Lampoon’s Christmas Vacation Plot: Clark Griswold intends to have a great Christmas with his entire family.

/ See Law, Page 69

SNOW PLACE LIKE HOME

A resident requests charges be removed after eviction, claiming unfit living conditions.

A RESIDENT FILED a complaint with the Houston Apartment Association to dispute charges she received after being evicted from her previous apartment. The resident claimed that her apartment flooded, causing mold, and the issue was never fixed by management. The resident sent in copies of maintenance request forms regarding the mold issue and photos of the unit, along with email correspondence she had with the on-site property manager. After the mold was not taken care of, the resident abandoned the unit and did not give a moveout notice.

HAA reached out to the apartment property and passed along the information and that response was forwarded to the resident. Enclosed in the management’s response were copies of

the lease, move in condition form and final account statement. Management stated that a maintenance technician was sent to the unit to inspect the mold but was unable, due to cat feces surrounding the mold area. Management reached out to the resident to remind her of their policy, but the resident did not reach back out to reschedule. Copies of this correspondence was sent to HAA. After the resident was evicted from the unit due to failure to pay rent, management sent the resident her final account statement, including charges for carpet removal and other repairs to the unit.

The case was heard during a Resident Relations Committee meeting where the committee decided in favor of management with adjustments. The committee removed a carpet charge

of $625.61 and a full paint charge of $222.80, due to management not providing invoices to support the charges. The committee removed a trash out-couch and left over items charge of $200 due to no evidence to substantiate that charge. The committee also removed a cabinet repair charge of $100 because the resident listed that on her move-in condition form.

After the adjustments were made and the other charges were justified, the resident owed the property $4,122.36.

The HAA Resident Relations Committees provide an impartial review of resident complaints using the documentation provided by both the resident and management. If you are a manager with a resident relations issue, call HAA at 713-595-0300 for direct assistance.

On the Scene with

Retirement Celebration for Susan Hinkley Thursday, October 24 at Bosscat Kitchen & Libations

After 36 years with the Houston Apartment Association, HAA Chief Operating Officer Susan “Susie Bob” Hinkley is retiring to the Hill Country. In 1988, Susan began her career with HAA as Director of Member Services and grew with the association. She became a driving force for the multifamily industry, as well as the most well-known and loved member of the association staff.

To recognize Susan’s tenure with HAA, a celebration was held in her honor. Her family, along with more than 150 current and past association leaders, members and staff, gave her a send off to be remembered. She was toasted by all with a signature drink, the “Susie Bob.”

Congratulations Susan, we will miss you!

A ﬁnal round of questions and answers with Susie Bob Hinkley:

What is your favorite meal? My Mom’s fried chicken with rice and cream gravy.

What is your favorite song? You can always get me singing (and everyone else in Texas) David Allen Coe’s “You Never Even Called Me By My Name.”

Where is your favorite place? Some beach, somewhere …

What is your fondest memory? I was in Ireland at the Guiness Storehouse in Dublin. The top of the storehouse has a rooftop space with a beautiful view of the city. Walking around enjoying the view, I noticed so many patrons of all different nationalities speaking different languages, talking with people they didn't know and enjoying themselves. That stuck with me. Who do you most admire? Teachers What was your favorite thing about your job/HAA? Collaboration with HAA volunteers and staff as we make HAA better together.

BE A PART OF 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 and it is open to all members. 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.

NEXT Mission Statement:

A network of young professionals committed to the growth of future leaders with the Houston Apartment Association through education, peer-to-peer networking, and legislative and community involvement.

2024 NEXT Co-Chairs:

Thank you to our outgoing 2024 NEXT Chairs Monica Morales and Susan Alvarado!

See next month for an introduction to our 2025 Chairs, Emily Frost and Arely Pena!

HAA NEXT programs include networking socials hosted at various venues across Houston and professional development breakfasts held at the HAF Education Center. The Professional Development programs feature special guest speakers on timely topics relevant to enhancing and furthering your multifamily industry career.

Register online at www.haaonline.org/next or email us at events@haaonline.org for more information. We look forward to meeting you!

Don’t miss the final NEXT Young Professionals Event for 2024, see the page at right and register at www.haaonline.org/events. Mark your calendars and stay tuned for

Monica Morales, CAPS, CAM, Q10 Property Advisors

Susan Alvarado, CAS, Redi Carpet Sales of Houston

Karaoke!

Come sing your heart out to your favorite holiday jingles with HAA young professionals. Bring out your best holiday movie-themed attire and be grouped with your peers for your holly jolly performances. And don't forget about the costume contest! Winner wins $100!

HAA NEXT

Holiday Karaoke Night

Thursday, December 5

6 p.m. to 9 p.m.

Christian's Tailgate Heights

2820 White Oak Drive

$30/person Register online at www.haaonline.org/events

Registration includes networking, heavybites and your first drink. All attendees will be entered into drawings for tickets to the first NEXT Professional Development Breakfast in February 2025! Must be present to win.

Sponsored by Foundation Specialists and XXL Construction

DECEMBER

2-6

CAPS Course

Monday, December 2 through Friday December 6

8:30 a.m. to 5 p.m.

Enhance your skills as an apartment portfolio supervisor, resulting in better supervised and more profitable rental properties with improved owner relations and increased employee productivity.

Sponsored by Best Plumbing, EDT Construction, Foundation Specialists, Steward Trash Valet and TriArc Construction

New Supplier Orientation

Wednesday, December 4

10 a.m. to 11 a.m. Via Zoom

All new supplier members or representatives can attend this online orientation. Learn how to get involved and take advantage of member benefits. Email members@haaonline.org for details.

NEXT Winter Karaoke Night

Thursday, December 5

6 p.m. to 9 p.m.

It’s Holiday Movie Night!

See Page 19 for details.

Sponsored by Foundation Specialists and XXL Construction

Harris County JP Holiday Luncheon

Friday, December 6

11:30 a.m. to ! p.m.

Contact govaffairs@haaonline.org for details.

PAC Meeting

Tuesday, December 10 11 a.m. to 1:30 p.m.

Contact govaffairs@haaonline.org for details.

12

Go-Getter Meet and Greet

Thursday, December 12

4 p.m. to 6 p.m.

Cottonwood

Want a chance to win $1,000?

See Page 60 for details.

Sponsored by EDT Construction and Massey Services

13

ACES Holiday Brunch

Friday, December 13

10:30 a.m. to 1 p.m.

Morton’s the Steakhouse

See Page 25 for details. Sponsored by Crestmark Construction and Valet Living 17

Fair Housing Seminar

Tuesday, December 17

8:30 a.m. to 3 p.m.

Sponsored by ALN Apartment Data and Massey Services

23-January

HAA Offices Closed Monday, December 23 through January 1

The HAA/HAF Offices will be closed in observance of the holiday season.

JANUARY 8

New Supplier Orientation

Wednesday, January 8 10 a.m. to 11 a.m. Via Zoom

All new supplier members or representatives can attend this online orientation. Learn how to get involved and take advantage of member benefits. Email members@haaonline.org for details.

Resident Relations Committee A

Wednesday, January 8 2 p.m.

Closed committee meeting Via Zoom

Ambassador ONE Society Wednesday, January 8 3:30 p.m. to 5:30 p.m.

Kirby Ice House Memorial Supplier partners can join this committee for HAA Ambassadors to find out how to promote HAA Events, contact properties to survey them on benefits, and network with other supplier partners. Supplier members only. Email members@haaonline.org for details.

9

Membership 101 Webinar

Thursday, January 9 12:30 p.m. to 1:30 p.m. Email members@haaonline.org for details.

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/events for an interactive calendar.

Please note that dates and times are subject to change. Check the calendars at

PAC Luncheon

Tuesday, January 14

11:00 a.m. to 1:30 p.m.

Contact govaffairs@haaonline.org for details.

HAA Open House

Thursday, January 16

3 p.m. to 5 p.m.

Email members@haaonline.org for details.

20

HAA Offices Closed

Monday, January 20

In Observance of Martin Luther King Jr. Day

21-22

Leasing 101

Tuesday, January 21 through Wednesday, January 22

8:30 a.m. to 5:00 p.m.

From Fair Housing and the TAA lease paperwork, to today’s terminology and techniques, the industry’s most seasoned instructors are on hand to educate students on the boundless potential that awaits those who choose the apartment management industry as their career. Visit www.haaonline.org/ education for more information.

23

Board Meeting

Thursday, January 23

Board Members Only Sponsored by AAA Plumbers

Sponsorship Auction

Wednesday, January 29

Auction Orientation:

2:30 p.m. to 3 p.m.

Sponsorship Auction:

3 p.m. to 5 p.m.

See Page 65 for details.

31

Featured Event

HAA Gala Presented by Camp

Facility Services

Friday, January 31

6 p.m. to 10 p.m.

See Page 23 for details.

Presenting Sponsor Camp

Facility Services

Premier Sponsors

Chadwell Supply, Texas Apartment Pool Services, Tidal Electrical Services, TriArc Construction and XXL Construction

Thursday, April 10 at NRG #haaexpo

Rental Credit Reporting (RCR) was established in 1977 to solve screening problems the Houston Apartment Association founders felt plagued the local apartment industry. RCR has unsurpassed data on resident rental histories in the Houston region. The Houston Apartment Association and SafeRent are partnered to expand RCR and include numerous searches in one bundled report.

2025 HAA Event Calendar FOR THE GENERAL MEMBERSHIP

MARK YOUR CALENDARS for these fabulous networking and professional development events in 2025. Please note that dates and prices are subject to change. Check the calendar pages at www.haaonline.org for the most up-to-date information and registration links, or contact members@haaonline.org for more information.

JANUARY

Annual Open House – January 16

#HAAOpenHouse Free for all members

Sponsorship Auction – January 29

#HAAAuction Free for supplier members

Gala presented by Camp Facility Services –January 31 at the Thompson Houston

#HAAGala

$180 individual | $1,850 group of 10

FEBRUARY

State of the Industry Luncheon and Winter Business Exchange – February 11 Hyatt Regency Houston West

#HAASOI

$425 supplier for both events | $125 all members for State of the Industry only | $95 executive level member for both events

State of the IndustryMontgomery County – February 25 at The Woodlands Country Club

#HAASMOCO

$95 prepaid | $125 at door

MARCH

State of the IndustryBrazoria County – March 11 at the Hilton Garden Inn, Pearland

#HAASBRAZCO

$95 prepaid | $125 at door

Go-Getter Happy Hour – March 13

Location TBA Free for all new members and recruiters

Sand Volleyball Tournament – March 21 at District 249

#HAAVBall

Team $325 early/$375 regular | Spectator $55 early/$60 regular

APRIL

HAA Education Conference & Expo – April 10 at NRG Center

#HAAExpo

Education Conference $160 early | $185 regular Credential Holders Pricing $125 early |

$145 regular

Walk up attendee $195

Booth prices for supplier members start at $1,065

*Exhibitors only

State of the IndustryFort Bend County – April 29 at the Hilton Garden Inn, Sugar Land

#HAASFBCO

$95 prepaid | $125 at door

MAY

Sports Challenge – May 2

Location TBA

#HAAAllStars

$20/spectator | $400 team

Spring HAA Political Action Committee

Fundraiser: Top Golf – May 15 at Top Golf Katy

#HAAPAC

$600 to $700 per team

JUNE

Sponsorship Auction – June 18

#HAAAuction

Free for supplier members

Honors Awards – Date TBA at the Hilton Americas

#HAAHonors

$125 early | $140 regular |

$1,300 early/$1,450 table of 10 regular

JULY

Go-Getter Happy Hour – July 10

Location TBA Free for all new members and recruiters

Bowling Tournament – July 18 at Copperfield Bowl

#HAABowl

Team $375 early/$500 regular | Spectator $60 early/$75 regular

AUGUST

Summer Business Exchange –August 7 at West Houston Institute

#HAABizX

For suppliers: $425 per person for first two per company | $450 for third person

SEPTEMBER

Go-Getter Happy Hour – September 18

Location TBA Free for all new members and recruiters

Dinerstein Golf Tournament –September 29

Sugar Creek Country Club

#HAAGolf

$800 per foursome on competitive course

OCTOBER

Chili Fest – October 25 at Humble Civic Center Arena

#HAAChili

Prepaid: $40/person | $15 children under 12 | Free children under 5

On site: $55/person | $20 children under 12 | Free children under 5

NOVEMBER

Industry Achievement Luncheon and Annual Meeting – Date TBA

Location TBA

#HAAAchievements

$75 early | $95 regular | $800/$1,000 table of 10

DECEMBER

Go-Getter Happy Hour – December 11

Location TBA Free for all new members and recruiters

The Houston Apartment Association and 2025 HAA President Shelley Watson cordially invite you to join us for a Party with a Purpose

Installation Gala

The Thompson Houston 6 p.m. to 10 p.m.

$1,850/Table of 10 Tickets; $180/Individual Ticket Valet Parking Tropical Cocktail Attire www.haaonline.org/gala

State of the Industry Business Exchange

Returning This Year!

Join us for both the Winter Business Exchange and the 2025 HAA State of the Industry Luncheon.

Start your day networking with the Business Exchange

An opportunity for property management professionals to meet face to face with a number of supplier partners as they move around the room in a speed dating for business format.

Then join us for lunch and the latest industry and market news during the State of the Industry Luncheon

A comprehensive look at what's happening in the Houston apartment market. Topics will include recent economic trends, job growth, forecasts, rental rate and occupancy trends, new construction developments, technology, marketing trends and much more.

Schedule:

8 a.m. to 8:50 a.m. | Registration

9 a.m. to 11 a.m. | Business Exchange

11 a.m. to 1 p.m. | State of the Industry Luncheon

Registration Options:

Supplier

Business Exchange + State of the Industry Luncheon: $425

Supplier Members Only. Limited availability.

Gain access to the HAA Business Exchange event, and immediately following, the State of the Industry Luncheon. The price of your registration includes both events.

Management or Supplier Member

State of the Industry Luncheon Only: $125

Attend the State of the Industry luncheon beginning at 11 a.m. The price of your registration includes one event.

Executive Management Professional

Business Exchange + State of the Industry Luncheon: $95

Executive Level Management Members Only. (executive staff, property supervisors, maintenance supervisors, marketing directors) Limited availability. Receive discounted pricing by attending both the Business Exchange and State of the Industry Luncheon.

NAA Roadshow and HAA NAA PAC Fundraiser Tuesday, October 29 at Brennan’s

The NAA Roadshow came to Houston for a NAA PAC fundraiser to raise money for federal candidates. Congressman Dan Crenshaw was the featured speaker for the event and HAA members also received an update from NAA’s Greg Brown and Jim Wilson on the November 5 election and legislative priorities for the remainder of the year and the next Congress.

WE’RE ALL ABOUT BETTER GOVERNMENT Threats from government are coming at the apartment industry at a rapid pace. The HAA PAC, the political action committee of the Houston Apartment Association, needs your help to fight bad legislation. HAA members can participate in the PAC on several levels. Committee application forms are available. To join, renew or learn how to become involved with the PAC, see online at www.haaonline.org/haapac or contact govaffairs@haaonline.org.

Note: Properties are listed with owner/management at time of the

PLANTATION PARK APARTMENTS

Built 2016-2022 Garden Property of the Year

Property: Plantation Park Apartments

Owner/Management: Willow Bridge Prop. Co.

Location: 100 Cactus ST.

Units: 238

Web: https://www.plantationparkapts.com

Photos provided by Plantation Park Apartments

The Plantation Park Apartments offer indoor and outdoor amenities including a resort-style pool with covered cabana areas, a dog park and 24-hour fitness facility. The outdoor clubroom has seating, event tables, TVs and grills near the pool. The indoor clubroom has a coffee bar, conference room, business center and game room. There is also a 24-hour maintenance and a courtesy officer on-site.

The community is more than just what is on the outside. Team members have annual resident appreciation weeks and volunteer monthly in a local program that benefits the city of Lake Jackson and the surrounding areas. This includes volunteering at the local food bank, Dream Center, library, Sea Center, senior food box delivery, local SPCA and beach clean-up committees. The Plantation Park Apartments team cares about their residents and community and they showcase that monthly.

The team on the property has had to navigate market challenges, like a softening market and preferred employer hiring delays, however despite these obstacles, the team continued to outperform competitors consistently. This team stands out when it comes to any other property you will find in this area. The quality of service is next level, and it is reflected in reviews and resident retention. This speaks on the Plantation Parks team’s resiliency, adaptability and strategic approach.

Each month, On Site with ABODE takes a closer look at winning HAA Honors Awards properties. This month, we visit two of our 2024 winners. See future ABODEs for more honorees.

HANOVER POST OAK

Built 2000-2015 High Rise Property of the Year

Property: Hanover Post Oak

Owner/Management: The Hanover Company

Location: 1750 Sky Lark Lane

Units: 355

Web: https://www.hanoverpostoak.com

Photos provided by Hanover Post Oak

The Hanover Post Oak is located just minutes from The Galleria, Uptown Park and River Oaks Shopping Center, providing city views from resident’s windows. The property offers a pool with private cabanas, out-door kitchens and social lounge. Residents can also enjoy coworking spaces and private meeting rooms without leaving the property. The Hanover Post Oak offers pet-friendly living, featuring a pet spa with grooming stations and an exclusive dog run for pets to socialize and exercise. Residents also receive complementary valet parking and 24-hour concierge valet dry cleaning services.

The team at Hanover Post Oak volunteered locally last year in the 2023 Hanover Helping Hands Events, Turkey-Syria Earthquake Donation Drive, tree planting for Trees for Houston, Movember, Santa’s Wish List program and donated in a book drive Books Between Kids.

The property received a 97 out of 100 ORA score for 2023 - J Turner Research (Online Reputation) and was in the elite 1% for 2023 - J Turner Research (Online Reputation). Hanover at Post Oak has a 4.8 Google rating, 4.9 Facebook rating and 5.0 apartments.com rating. They were also selected as America's #1 Property Management Company in 2023 - J Turner Research (Online Reputation).

Down to the

Cross

The journey continues. Signs have appeared indicating approaching forks in the road for the Houston area multifamily industry.

roads

end, there will be another 3.000 units or more delivered, bringing 2024’s total units delivered to around 22,000. This level of new supply drove occupancy lower and kept a lid on rent growth.

The graph on Page 34, Figure A, shows overall occupancy and average effective rent starting in 2021, when the reopened economy was booming, and an important prelude just prior to the over-supplied situation described above. The fantastic rent growth of 14.1% and the surge in occupancy to 91.5% in 2021 was plenty of justification for developers to become over exuberant, especially with enormous amounts of available capital at extremely low rates that prevailed at the time.

During 2022, rent growth moved steadily higher until September when overall average rent registered $1,264 per month. From there rent fell during the last quarter to end the year at $1,254, which proved to be a healthy trend of 5.3% for 2022. During 2021 and 2022 rent jumped by $220 per month which totaled a 19.4% increase. Such unprecedented rent increases contributed to the 9.1% spike in the Consumer Price Index in June of 2022. With prices for all goods and services spiraling higher, the Federal Reserve began a series of rate increases to battle inflation which raised the Fed Funds rate by 4.25 percentage points during 2022.

With this restrictive economic backdrop revving-up, occupancy had already begun to falter in the fourth quarter of 2021 driven by new construction supply outpacing demand in Class A and evictions and Shadow Market defections in all other classes. Occupancy began a sequential slide all the way down to bottom out at 88.1% in March of 2024. As these negative occupancy dynamics played out, rent became range

bound for two years, ebb and flowing between $1,254 to $1,285. Despite this limited movement, rent growth has remained mildly positive since September of 2022.

A Deep Dive Into Supply, Demand and Occupancy

The graph at top right, Figure B, looks at 2021, 2022, 2023 and October 2024 Year to Date (YTD). Within each year’s grouping, there are five bars. The first bar, in black and to the far left of each grouping, represents units under construction at the end of the year or period. The second bar, in orange, from the left within each grouping, represents units delivered during each period. The next three bars within each grouping represent absorption during the period. The green bar, on the far right of each grouping, is total absorption. The blue and the red bars break down the total absorption into Class A absorption (blue bar), and the absorption for Class B, C and D (the red bar).

The reopening of the economy in 2021 initiated wild extremes with demand. The first impulse was an overwhelming amount of absorption (demand), or net new leases, generated from a historical number of new jobs for the Houston Metro Area totaling 172,100. Total absorption soared to 38,891 units, of which 24,917 were Class A and 13,974 units

were generated from Class B, C and D. When absorption outpaces new units delivered, occupancy rises. The 91.5% sitting above the 2021 bars is a historic overall occupancy high mark for Houston. In conjunction with such occupancy strength, rent growth soared by 14.1% as described above.

The demand scenario for 2022 changes dramatically from 2021, plus a historically large supply impulse is initiated. Overall absorption falls sharply to 4,730. The last time that the Houston apartment market saw absorption lower was during the Great Recession in 2009. Back then, absorption registered 1,653 units, a very weak performance, which seems understandable as the Houston Metro Area lost 110,500 jobs. In 2022, the Metro Area gained 149,100 jobs, the second-best job growth Houston has ever recorded. The direct correlation between good job growth and good absorption became broken as overall absorption in 2022 was very weak.

What becomes glaringly apparent in the graph is the negative absorption of 8,362 units for Classes B, C and D, which means those classes had net move-outs of that amount. The most likely cause is from evictions. The Eviction Moratorium limited and delayed the number of evictions in 2020 and 2021 when Harris County recorded around 33,000 in each of those years. Prior to 2020

and going back to 2010, the annual number of evictions filed ran between 55,000 to 60,000. By 2022, the policies and money that kept many renters housed were gone and the number of evictions filed climbed to over 80,000. These pent-up filings really kept overall absorption down in 2022, even though Class A absorption was relatively strong and more emblematic of strong job growth. The number of Under Construction Units jumped to 19,782 units starting the over-supply pipeline that we are experiencing today. With Overall Absorption severely lagging New Units Delivered, occupancy at the end of 2022 sank to 90.2%.

2023 was the year that supply was the dominant story. New Units Delivered popped up to 25,545 and with 24,098 Units Under Construction, the pipeline was very full for a heavy number of deliveries. Even though job growth remained strong at 102,900 jobs in 2023, it could not generate enough Class A Absorption, 15, 686 units, to match New Units Delivered of 25,545. Classes B, C and D experienced another year under the influence of evictions which numbered over 84,000 in Harris County. Information on evictions can be found online at the Evictions Lab. Another year of negative absorption for these classes is a disturbing trend that is draining value on these assets. And yet anoth-

Figure A

er year with absorption trailing new supply making Overall Occupancy fall hard to 88.5%.

Approaching the Crossroad

The difficult journey that the Houston apartment market has been stuck on since 2022 has been characterized in past articles as a turbulent flight or a very bumpy All-Terrain Vehicle ride. Finally, signs have appeared indicating that a crossroad is approaching. This crossroad is in the distance and will not be reachable until 2025 but it represents a needed change in route and the dynamics of supply.

In Figure B, the Oct 2024/YTD bar graphics contain signage that Units Under Construction have dropped to 16,661 units, a level significantly less than 2023’s level of 24,098 and much more in line with the long-term historical level that is better balanced with demand. Another sign of balance is between Class A Absorption at 18,026 units and New Units Delivered of 18,924. This performance is meaningful and a very welcome sign for Class A lease-ups.

An additional travel sign can be found in Figure A with the history of occupancy and average rent. This sign is conditional but holds promise that occupancy may have reached a bottom of 88.1% in March of 2024. Establishing an occupancy bottom is an absolute requirement for a recovery to begin. However, it may be too premature for this bottom to be declared as the fourth quarter looms with another 4,000 units to be delivered at a time that demand is traditionally slow. Despite the prospect of a setback for waiting on another bottom, the timing of less new supply will be a great additive to occupancy.

Journey by Class

The table on Page 35, Figure C, is the Greater Houston Class Analysis as of October 31, 2024. This analysis breaks out the overall statistics by classification and shows how each class differs in performance and contributes to the overall performance. Class A has been divided into two groups. One group are those Class A properties that opened or began leasing in 2023 and 2024.

Since properties in this group are in a wide range of lease-up, occupancy is understandably low at 55.9%. However, the lion’s share of absorption is found in the lease-ups as they move toward a stabilized occupancy. Due to the ever-increasing supply of this group over the time frames analyzed, rent trends cannot be properly calculated. The second group, Class A Stable, are those properties that were opened in 2022 and prior and make up the bulk of Class A.

Houston’s overall monthly average rent stands at $1,279 as of the end of October. Over the last 12 months, rent has trended higher by 1.3%. However, over the last three months, rent has reversed course with a -1.6% annualized trend. This negative rent movement since July is a seasonal surprise as rent levels generally tend to rise till the end of the third quarter and then flatten or move lower in the fourth quarter. This earlier than usual movement or rent weakness can be explained by the number of new construction units still being delivered to supply, despite a relatively strong overall absorption of 19,433 units over the last 12 months.

To reiterate, Class A has been totally carrying the market over the last 12 months as the only class to have positive rent growth and

absorption. Over the last three months, rent growth has turned negative in all Classes. It is noteworthy that Class C had positive absorption over the last three months.

The Road Ahead

For 2024, expect new apartment deliveries of 21,000 units, maybe as high as 22,000. The level of absorption for Class A has been really strong, while the other Classes are still dealing with move-outs. As the fourth quarter plays out, rent growth should settle some from the 1.3% achieved at the end of October. Rent growth for 2024 should remain positive somewhere between 0.5% and 1.0%.

The first quarter of 2025 will continue to see seasonal demand slowness combined with the remaining glut of new supply entering the market, hung over from 2024. As deliveries slow from an under construction pipeline that has dwindled down to 16,000 units, concessions will ease allowing overall rent growth to realize 2.0% to 2.5% growth for 2025. The transition to better rent levels will be led by Class A which should realize 3.0% to 4.0% growth. Expect Class B rent to see 2.0% to 3.0% growth and Class C following with 1.0% to 2.0% growth. Class D will remain flat for 2025.

Bruce McClenny is Industry Principal, MRI ApartmentData MRI Real Estate Software. For more details, call 281-759-2200, email bruce@apartmentdata.com, see Marketline on Page 71.

Good Works

The Houston Apartment Association and

its members

give back to the community.

At the end of each year, ABODE highlights the Houston Apartment Association and its members and companies that positively impact the Houston area community through acts of kindness, volunteer work and donations. Thank you, HAA members for being part of the good in Houston.

Entryway

Entryway (formerly Shelter to Shutters) provides a life-changing solution for situational homelessness. Entryway is a national 501C3 organizatino that transitions individuals and families at risk of our experienceing homelessness to economic self-sufficiency by providing career training, full-time employment and housing opportunities in partenrship with the real estate industry.

Over the course of this year, HAA continued to support this adopted charity through monetary support at the Ambassador Crawfish Boil, booth visibility at HAA’s Expo and Education Conference, support at TAA’s One Conference, appearances before the HAA board and Executive Committee, and support/attendance at Entryway’s annual Homecoming Harvest Luncheon.

HAA is very appreciative of the partnership with Entryway, which allows the association to help provide industry training, career and housing opportunities to individuals and families struggling in local communities.

YMCA

HAA took home the gold at this year’s NEXT Barlympics Fundraiser, raising funds for the YMCA Apartment Outreach Program. Members of HAA's NEXT Committee presented a check to the YMCA at YMCA Camp Cloud located at Ashford St. Cloud Apartments. HAA NEXT was able to raise over $9,000 for the YMCA at this years Barlympics Fundraiser!

BeABlake Foundation Golf Tournament

The mission of the Be A Blake Foundation is to educate all on the dangers of drug impaired driving and to support further training for law enforcement officials to better identify drug impaired driving, with a goal to save lives by making our roads, streets and highways safer. The Foundation is named for Blake Subinsky, son of Greystar’s Jackie Rhone, who was tragically killed by an impaired driver.

The Foundation held its annual golf tournament and fundraiser, raising a little over $100,000 for 2024, with the help of many HAA members participants. Here's to making our roadways, streets, and highways safer.

Photos by Carlos Champion Photography

From our Members

SMI Realty Management

SMI Realty Management held resident appreciation and community outreach events at their properties throughout the year. These events included distribution of food and water from the Houston Food Bank, a fall festival providing wellness screening, other services and fun to the community, plus backpacks to the children, celebrating national Pizza day with the residents, and much more!

AAA Plumbers

From August 18 through August 24, Mark Park, President of AAA Plumbers, traveled to Choluteca, Honduras with Living Water International to drill a water well. The community they were working with was Los Hatillos #2, which has about 650 residents from roughly 99 households. They were able to successfully find an aquifer about 190 feet deep that is producing approximately 50 gallons per minute. Mark, along with the Living Water volunteers, helped to install a manual hand pump though the Living Water program, but the well is producing enough water that the community has the option to install an electric pump and distribution in the future. While there, they also worked with the kids at the school and some community leaders on the proper ways to care for the well and the land above the aquifer. Lessons were taught on proper hand washing techniques and ways to keep clean water they put in containers from being contaminated.

As mentioned, HAA members and staff also headed to Austin for the TAA Quarterly Board Meeting, where HAA's NEXT Young Professionals Committee was recognized as the Community Service Star for the Barlympics program.

At press time, HAA is also partnering with the YMCA Apartment Outreach Program to support their annual Angel Tree Program. This program is offered by the YMCA every holiday season, and the goal is to spread holiday cheer for parents who may not have the means to provide gifts for their children. HAA members followed a link for YMCA Angel Tree 2024 and signed up to purchase gifts from a child’s wish list. Gifts purchased are being brought to the HAA Building by Monday, December 2.

Blood Drive

Thanks go to all of our members and staff who have donated blood HAA’s yearly Blood Drive benefiting the Gulf Coast Regional Blood Center on June 6. According to The Blood Center, one unit of donated blood can save up to three lives. Collection took place the HAA office, with a link to sign up and donate provided for the drive day. We had 15 members donate.

Food Bank Food Drive

Since 1983, from November to December every year, HAA has held a food drive benefiting the Houston Food Bank as part of Channel 13’s Share Your Christmas broadcast. Properties and member companies collect and drop off food to two or more locations generously donated by our supplier partners for boxing up the food. The food is then taken to the Food Bank to help feed Houstonians.

We love seeing our members give back to our community! Please consider emailing us throughout the year when you and your teams do good things in the Houston area. You can email comm@haaonline.org with photos and a summary of the action.

Sherwin-Williams became involved with Entryway after the HAA Ambassador Crawfish Boil. The company offers to Entryway clients formal classroom and hands on “Property Maintenance 101” training, including paint and drywall techniques specific to multifamily. ABODE will have a closer look at Sherwin Williams’ Entry-

Veritas Equity Management

Collaborating with the team at Comcast Houston, Veritas Equity Management organized an event that made a significant impact on residents. The program, called Digital Skills, was designed to teach residents how to use computers safely, emphasizing the importance of digital literacy.

In addition, every year, the team at Veritas supports the Houston Food Bank by volunteering.

The Veritas team also volunteered to support SHP (Sleep in Heavenly Peace) in the Houston area, helping to build beds for children. Their mission is to ensure that no child in the city sleeps on the floor.

Sherwin Williams

On the Scene with the

Domestic Violence Awareness Seminar

Sponsored by Dry Force Corp and Sherwin Williams

Wednesday, October 9 at HAF Dinerstein Reed Prokop Education Center

HAA held an informative educational seminar led by the Texas Council on Family Violence Director of Prevention, Roy Rios, and Public Policy Coordinator, Lisa Medina. Attendees learned the basics of domestic violence and about housing provider resources to help support survivors.

HAAppy “New” Year!

ABODE is putting a spotlight on the HAA staff. There’s been a lot of changes in 2024 with more to come in 2025. Find out who we are, what we do and who is who.

First up, meet the HAA staff taking on new roles in 2025:

Newly Promoted Chief Operating Ofﬁcer

Amanda Sherbondy, CAE

Favorite meal? Ribeye steak medium rare and a loaded baked potato

Favorite song? “Brown Eyed Girl” Favorite place? My back patio

Fondest memory? Running with the Bulls in Spain

Who do you most admire? Brene Brown Favorite thing about your job/HAA? Connecting members with other members and watching them form friendships.

Amanda joined HAA in January 2007 and will oversee staff and organize events and volunteers for numerous Community Outreach programs, including the Food Drive and the Sports Challenge. She will be liaison to the HAA supplier committee, the Product Service Council. Contact 713-5950316 or email asherbondy@haaonline.org.

Newly Promoted Vice President of Facility Management/Rental Credit

Reporting Tina DeFiore, Favorite meal? Impossible to choose … I LOVE food!

Favorite song? Same as above … Impossible, I LOVE too many musical artists. Favorite place? In the mountains, ﬂy ﬁshing and hiking

Fondest memory? I have many fond memories, but one of my fondest memories

is playing checkers with my Grandpa. Who do you most admire? My mom. For her strength throughout my life, the examples she set, and everything she taught me. Favorite thing about your job/HAA? My coworkers! They are the absolute BEST!!! Tina joined HAA in June 2011and will be responsible for maintaining the HAA/HAF building and grounds and all facility equipment, general security, ﬁre safety and building rentals. Also responsible for the Rental Credit Reporting department in partnership with SafeRent Solutions, including training, marketing and maintaining partnerships with Houston area management districts. Contact 713-595-0330 or email tdeﬁore@haaonline.org.

Alex Chadwell, Government Affairs Manager

Favorite meal? Anything that is southern soul food. Favorite song? I have a wide range of genres that I enjoy, but old country classics are my favorite.

Favorite place? Anywhere in nature that escapes the hustle and bustle of daily life. Fondest memory? Being a ﬁrst-generation college student walking across the stage to receive my diploma.

Meet the new HAA staff members who joined the team in 2024:

Brianna Barron, Member Services Coordinator

Favorite meal? Chicken alfredo pasta

Favorite song? Billie Eilish, “Birds of a Feather” Favorite place? Cancun, Mexico

Fondest memory? Meeting my baby niece for the ﬁrst time.

Who do you most admire? My Mom Favorite thing about your job/HAA? How sweet and helpful the staff are and seeing our members have fun and enjoy our events. Brianna joined HAA in March and assists in daily membership operations. Contact 713-595-0314 or email bbarron@haaonline.org.

Who do you most admire? It would have to be both of my parents, learning from them and having watched them endure many hardships in life; to always overcome and remain positive through every situation is always something I carry with me every day. They love hard and lead by example, which I think every individual should implement in daily life.

Favorite thing about your job/HAA? Not trying to earn brownie points here but … It would have to be my work colleagues and the members of HAA. It is so refreshing and nice to have such a supportive knowledgeable team that cares not only about HAA’s success, but also how I individually succeed as well. I feel that especially in today’s world, it is hard to ﬁnd a team that genuinely cares about each other and how they grow professionally and personally. Very grateful to have landed here at HAA’s doorstep and I look forward to what is ahead for the HAA staff, but for the Association as well.

Alex joined HAA in June and helps implement HAA’s government affairs advocacy

and is members’ main point of contact for the PAC as well as helps implement HAA’s public outreach efforts. Contact 713-5950302 or email achadwell@haaonline.org.

Randa Dick, Vice President, Membership Development

Favorite meal? I like traditional combos, like a solid peanut butter and jelly or tomato soup and grilled cheese!! So. good. every. time!! Favorite song? WOW!! So hard to answer!! Honestly depends on so many factors! Music in general is my ultimate favorite. Favorite place? Wherever Shawn, Reese and Shawn are! aka my family!

Fondest memory? Memories where I can’t stop laughing are the best. Who do you most admire? My spouse and everyday heroes from teachers, healthcare professionals, ﬁrst responders and mentors that make a real impact daily.

Favorite thing about your job/HAA? I believe in empowering others to reach their full potential and take pride in offering support that's practical and encouraging. Watching someone succeed knowing I played a small part in that journey is incredibly rewarding to me and being part of such a strong organization allows me the opportunity to do just that. Randa joined HAA in November and answers questions about member beneﬁts and services. Assists supplier members in marketing their business to owner/management companies through ABODE and Directory & Buyer’s Guide advertising, selling exhibit space for the annual HAA Education Conference & Expo and sponsorship auctions. Contact 713-595-0319 or email randa@haaonline.org.

Maryann Martin, Member Services/Marketing Manager

Favorite meal? Chicken fettucine alfredo Favorite song? “Better Together” – Luke Combs

Favorite place? One of my favorite places is the beach. I love the sound of the waves and the feeling of sand between my toes. It’s a place where I can relax and clear my mind. Fondest memory? One of my fondest memories is from my time working with the Houston Astros during the 2022 season. It was an incredible experience to be part of the organization during their World Series victory. Not only did I witness the team’s triumph ﬁrsthand, but I was also honored to receive a World Series ring, a symbol of the dedication and teamwork that contributed to such an unforgettable achievement. Who do you most admire? Allison Holker: Allison Holker is someone who could be admired for several reasons, especially consid-

ering her accomplishments, personal qualities, and her positive impact on both the entertainment industry and her community. Allison is someone who is admired not just for her talent, but for her resilience, kindness, and the positive example she sets for others. Favorite thing about your job/HAA? My favorite thing about my job is the opportunity to be creative every day. I love the challenge of taking an idea and turning it into something tangible - whether that's designing a new product, creating visuals, or ﬁnding innovative solutions. It's really fulﬁlling to see something I've created come to life and have a positive impact.

Maryann joined HAA in May and assists HAA staff and members with membership and marketing information. She handles membership records and updates and coordinates volunteer involvement. Contact 713-595-0322 or email mmartin@haaonline.org.

Ashley Murdock, Staff Accountant Favorite meal? Street tacos Favorite song? “Boss” by The Carters Favorite place? Outside with the Kiddos Fondest memory? Watching my kids grow up. I know that is cheesy, but still so true! Who do you most admire? My Mom Favorite thing about your job/HAA? I love the sense of FAMILY, that the HAA Staff embodies. Ashley joined HAA in July and assists in daily operational accounting items and recordkeeping. Contact 713-595-0308 or email amurdock@haaonline.org.

Kasaundra Wright, Director, Events and Meetings Favorite meal? I could eat breakfast foods for the rest of my life.

Favorite song? All classic sing-a-longs! Michael Jackson, Mariah Carey, Journey … Favorite place? My study abroad year in Madrid! The slow pace, churros con chocolate, and always walking/exploring. Fondest memory? Traveling with family! Asia with my husband, Europe with my Mom, Jamaica with my son. Who do you most admire? My Mother! Favorite thing about your job/HAA? The support! Everyone is so incredibly helpful and we all want the best for each other.

Kasaundra joined HAA in June and oversees and organizes general membership meetings, special events and fund-raisers, including the gala, chili cook-off, Honors Awards, and volleyball and bowling tournaments. Contact 713-595-0323 or email kwright@haaonline.org.

And last, but not least, meet your returning HAA team for 2025:

Casey Watts Morgan, MPP, Chief Executive Ofﬁcer

Favorite song? New Radicals

“You Get What You Give”

Favorite memory? Meeting my boys for the ﬁrst time and holding them for the very ﬁrst time. Cooper never cried; his sweet little face just stared deep into mine and that moment was so indicative of who he has become…a deep thinker, mellow, thoughtful, and sweet. Tate, on the other hand, screamed; he was red-faced and so temperamental, and now, he of course is spunky, independent, a wise crack and keeps us on our toes!

Favorite thing about my job at HAA? Working with people, meeting them where they are, solving problems through collaboration and making so many lasting friendships. Casey joined HAA in December 2020 and oversees the entire association staff and the association’s mission. Works directly with the HAA Board of Directors on all association functions. Contact 713-595-0304 or email cmorgan@haaonline.org.

Trey Wimberly, CPA, CGMA, Chief Financial Ofﬁcer

What is your favorite meal?

Chicken fried steak

What is your favorite song?

“Say It Ain’t So” – Weezer

Favorite place? On a mountain

Fondest memory? Family vacations to Galveston growing up

Who do you most admire? My parents who made raising my brother and me their priority. My dad who was always there for me, even coaching over 20 teams in SBMSA during my childhood. And my mom, who from day one was invested in me, quitting her day job and ﬁnding a night-shift cashier role at Toys R Us to stay home with me as a baby. I wouldn’t be who I am without them.

from. Currently it’s every song Dead & Company played at the Sphere on August 9.

Favorite place? My house.

And Oppenheimer Beach, St. John, USVI.

And any blackjack table.

Fondest memory? My wedding day, birth of my two boys, every vacation and trip with my wife and the boys, Christmas mornings watching them open presents, etc.

And the ﬁrst time my son walked up to the plate after choosing “No Sleep Till Brooklyn” as his walkup song.

What is your favorite thing about your job/HAA? The team ﬁrst mentality.

The engagement and commitment of the members and the HAA staff to work together.

Bradley joined HAA in January 2022 and monitors government actions in Houston, Harris County and surrounding cities and districts, as well as the state and federal levels. Keeps members up-to-date on government action – pro and con – and works with government policymakers to see that the needs of the apartment industry are considered. Contact 713-595-0303 or email bpepper@haaonline.org.

Lauren Ragin, CMP, Vice President, Education

Favorite meal? Tough question ... I guess it’s a tie between Filipino pork adobo with rice and macaroni and cheese

Favorite song? Another tough one! Any song I've listened to more than a few times is my favorite ... Music lovers can't choose. �� Favorite place? I feel most at home in the mountains.

Who do you most admire? My closest friends and family. They inspire me for all that they are.

Favorite thing about your job/HAA? My peers at HAA! I really enjoy the team I’m on, and I feel lucky to work with the people we have on staff.

Lauren joined HAA in March 2015 and oversees the Houston Apartment Foundation education programs, credential programs and event planning, including the HAA Education Conference & Expo. Contact 713-595-0335 or email lragin@haaonline.org.

Favorite thing about your job/HAA? The members (especially the Finance Committee) Trey joined HAA in September 2021 and oversees financial operations and accounting for HAA’s three corporations, including financial planning, cash flow management, and handles employee benefits administration. Contact 713-595-0310 or email twimberly@haaonline.org.

Bradley Pepper, Vice President, Government Affairs

Favorite meal? Pappas

Brothers Steakhouse and their wine list.

Favorite song? Too many songs to choose

Matilde Luna, Director, Resident Relations

Favorite meal? A medium well ribeye, with a baked potato with butter and cheese and a salad with ranch

Favorite song? “Strong” by Anne Wilson Favorite place? At home with my family. Fondest memory? Becoming a mom of two great boys!

Who do you most admire? My husband, I admire his courage and determination.

Favorite thing about your job/HAA? My job, Assisting residents with their issues/problems. With HAA, I love my HAA family. Everyone is caring and loving.

Matilde joined HAA in August 1992 and answers questions from both apartment personnel and residents concerning the TAA lease and owners rights and responsibilities to provide an alternative to ﬁling court cases. She oversees the two Resident Relations Committees. Contact 713-595-0331 or email mluna@haaonline.org.

Deborah Nix, Director, Publications/Design

Favorite meal? My husband Kevin’s pasta with olive oil, garlic, anchovies and Parmesan Reggiano cheese

Favorite song? “Harvest Moon” by Neil Young Favorite place? At home with Kevin and our crazy pug, Marley Fondest memory? Decorating the Christmas tree with my mom, late in the evening the Friday after Thanksgiving. Who do you most admire? My parents Favorite thing about your job/HAA?

The amazing HAA staff and volunteers!

Deborah joined HAA in January 1992 and oversees the creative development, editorial content, design and distribution of association publications, including ABODE magazine and the annual Directory and Buyer’s Guide, along with branding, event marketing and related projects. Contact 713-595-0333 or email dnix@haaonline.org.

Will Alfaro, Director, IT/Webmaster/Online Media

Favorite meal? The next one! Favorite song? “One Million Miles Away” – J Ralph Favorite place? Anywhere with a fall foliage. Fondest memory? Birth of my two children and the nostalgic 80s growing up as a kid. Who do you most admire? Special Education Teachers and their passion to teach and build those beautiful little minds. Favorite thing about your job/HAA? The culture and the people I’ve worked with

so many years.

Will joined HAA in January 2006 and oversees online media including the website and email communications. Provides information technology and job board support. Contact 713-595-0327 or email walfaro@haaonline.org.

Cindy Ramirez, Accounting Manager Favorite meal? Steak and garlic mashed potatoes

registrations. Works closely with the VP of Educationto manage certiﬁcation programs, workshops and conferences, while monitoring student progress to ensure their success. Contact 713-595-0346 or email cdelariva@haaonline.org.

Favorite song? I don’t have a favorite song, but I do love country music. Favorite place? Home with my family Fondest memory? My fondest memories come from being a “Baseball Mom.” Each one of our four boys played baseball at some point in their lives, and I loved watching each one of them play.

Who do you most admire? My Mom Favorite thing about your job/HAA? My favorite thing about HAA is working with such an amazing staff.

Cindy joined HAA om March 2007 and assists in revenue collections and daily operational accounting items including recordkeeping, invoicing, form sales and member accounts. Contact 713-595-0311 or email cramirez@haaonline.org.

Cindy De La Riva, Education Manager

Favorite meal? Carne Guisada with Mexican rice

Favorite song? “Underwater” by Rufus Du Sol

Favorite place? Home with my husband and MJ (our furrbaby)

Fondest memory? Spending the summers in Zacatecas, Mexico with my cousins

Who do you most admire? My Abuelita Angelina

Favorite thing about your job/HAA? The staff and helping members reach their professional goals.

Cindy joined HAA in September 2021 and leads the customer service function, ensuring timely responses to inquiries about educational programs and processing

Madison O’Bar, Communications Manager

Favorite meal? My favorite meal is from a pizza shop near the Vatican in Rome. Fresh caprese as an appetizer, prosciutto and mozzarella pizza for the main course, with gelato for dessert.

Favorite song? “Daylight” by Taylor Swift Favorite place? Calling the hogs at Donald W. Reynolds Razorback Stadium in Fayetteville, Arkansas.

Fondest memory? Riding scooters along the Amalﬁ Coast with my husband Nick this past year.

Who do you most admire? My friends, family and Taylor Swift.

Favorite thing about your job/HAA?

The people I get to work with every day! Madison joined HAA in July 2022 and oversees social media and video production. Researches, writes and edits articles, coordinates and leads interviews for ABODE magazine. Contacts and maintains relationships with outside writers and members on magazine content and maintains relationships with news media. Contact 713-595-0334 or email mobar@haaonline.org.

The Houston Apartment Association and the Houston Apartment Foundation gives thanks and wishes you and yours a happy holiday season. We look forward to working with you towards a successful and fruitful new year in 2025!

On the Road with HAA

Katy Region Meeting

Thursday, October 10

Local

Our local elections went mostly as expected with the incumbent party holding serve in most races, but there were signs of Republicans making inroads in areas that had been painted bright blue, while increasing their footholds in areas that have historically been red.

While the numbers show that Texas is solidly a red state, it is had been hard to not see Harris County as anything but a blue county. That might not be so certain now.

It is still a stretch to say that Harris County is approaching the color purple, but Republican judicial candidates won 10 of the 17 seats that were contested. Democrats won a total of 19, but 12 were unopposed. Republicans did pick up a handful of judicial benches in 2022, but prior to that, you had to go back to 2014 to see a Republican win a county wide seat (this includes judicial positions).

In addition to what is listed above, here are the outcomes to a few of the races that we have been following:

U.S. Congress

Congressional District 18 - (Houston, Cy-Fair, Spring Branch, Klein, Spring) Former Houston Mayor Sylvester Turner (D) defeated Republican Lana Centonze.

Texas House of Representatives

House District 138 – (Spring Branch, Jersey Village, Hilshire Village, Spring Valley) Republican Incumbent Lacey Hull defeated Democrat Stephanie Morales.

Harris County

District Attorney – Democrat Sean Teare defeated Republican Dan Simons.

Justice of the Peace Precinct 5, Place 1 – Incumbent Judge Israel Garcia (D) was defeated by James Lombardino (R).

Fort Bend County

County Commissioner Precinct 3– Incumbent Commissioner Andy Meyers (R) defeated Taral Patel (D).

Constable Precinct 3 - Democratic Incumbent Nabil Shike was defeated by Republican challenger Ali Sheikhani.

If you have a regulatory problem or question, call the HAA main line at 713-595-0300 and ask for Government Affairs. If a particular code requirement or issue concerns you, let us know by emailing Bradley at bpepper@haaonline.org.

The Houston Apartment Association Political Action Committee is the PAC of HAA. The HAAPAC participates in local and state political campaigns, helping candidates who support the apartment industry and its supplier businesses. You can participate in the HAAPAC on several levels. For more on HAAPAC, visit www.haaonline.org/haapac.

On the Scene

Photos by MARK HIEBERT, Hiebert Photography

2024 HAF “All American’ Chili Fest

Saturday, October 19 at the Humble Civic Center Arena

Thank you to our many generous sponsors:

Habanero Earthworks

Redevelopment Services

Century A/C Supply

TriArc Construction

Hot Sauce Challenge

Catalyst Construction

TriArc Construction

Over 21 Wristbands

TriArc Construction

Little Chilis Area

Lowe’s Pro Supply

Precision Appliance Leasing

Silent Auction

Camp Facility Services

Sherwin Williams

Trophy Sponsor

AAA Plumbers

Chili-Tizer Stations

Precision Appliance Leasing

Aire-Master of Houston

Goodie Bags

AAA Plumbers

American Fire Systems

Ameritex Movers

Best Plumbing

Camp Facility Services

Catalyst Construction

Flooring Warehouse

Furniture Options

Gemstar Construction

Hire Priority

Ideal Parking Management

Lowe's Pro Supply

Massey Services

Precision Appliance Leasing

Steward Trash Valet

The Phoenix Staffing

Tidal Electrical

TriArc Construction

Poolsure

Perfect Parking

In-Kind Sponsors

American S.E.A.L. Patrol Division

Century A/C Supply

Dixie Interiors

Traditional Chili Winners

1st Place – Epic Multifamily Construction

2nd Place – Earthworks

3rd Place – PPG Paint

Open Chili Winners

1st Place – Cotton Commercial

2nd Place – Real Floors

3rd Place – Grace Hill/Unified Residential Management

Double Booth Winners

1st Place – Earthworks/Judwin Properties

2nd Place – Gemstar Construction Development/AOG

3rd Place – Camp Facility Services/Greystar

Single Booth Winners

1st Place – Better World Properties/ Ian Construction

2nd Place – XXL Construction

3rd Place – Grace Hil/Unified Residential Management

Chairman’s Choice Booth Winner

Impact Floors/Francis Property Management

On the Scene

Photos by MARK HIEBERT, Hiebert Photography 2024 HAF Chili Fest

On the Scene

Photos by MARK HIEBERT, Hiebert Photography 2024 HAF Chili Fest

We will be giving away the final grand prize of $1,000 cash in December to a recruiter! Every new member you recruit this year earns you a chance to be entered into a drawing to win. No purchase necessary. Recruit one member and get one entry. Recruit five members and get FIVE entries. It’s up to you! Contact the membership department at members@haaonline.org for more details!

OWNERS

Christian Church Homes

Jon Alexander

1855 Olympic Blvd #200

Walnut Creek, CA 94596 (510) 746-4194

Woodland Christian Towers

Pecan Grove Manor Apts

Lion Real Estate Group

KaSh Reddicks

3811 Turtle Creek Blvd Dr #1010 Dallas, TX 75219 (310) 625-8431

Stone Creek at Old Farm

Mansermar Inc

Keren Marshall

15025 Caseta Dr Houston, TX 77082 (281) 531-4406

West Oaks Terrace

Preston Hill Real Estate Services

Lana Hill 21073 Powerline Rd

Boca Raton, FL 33433 (728) 666-8500

Oak Arbor

Redwood Heights Freeport Oaks

SUPPLIERS

Apartments Services Group

Moe Shariff 15807 S. Alley Ct Houston, TX 77082 (832) 530-5338

Towing Service, Security Guard/Patrol Service, Trash Service - Valet, General Contractors, Parking Area Maintenance & Marking

Beacon Restoration Services

Scott Reuscher 14888 Highway 105 Montgomery, TX 77356 (936) 286-1692

Fire/Water Damage Restoration, Mold Remediation

BR Texas Inc

Brenda Sellers 244 FM 306 #120-516 New Braunfels, TX 78130 (210) 504-4630

General Contractors

EHL Construction & Painting

Corporation

Elmer H. Lopez 2470 Gray Falls #100 Houston, TX 77077 (832) 230-3374

Resurfacing, Painting Contractors

Flash Trash LLC

Michael Figueroa 14522 Draycott Ln Houston, TX 77045 (713) 992-9463

Trash Service - Valet, Waste Reduction/Disposal/Recycling

Floral Group USA

John Brunk 7835 E Edgewood Ave Indianapolis, IN 46239 (786) 713-1712

Florist, Decorators - Interior

Referred by Susan Alejandre

HARP Multiservices LLC

Annique Hogan 700 Smith St #61070 Houston, TX 77002-2717 (346) 670-7120

Concierge Services, Resident Retention Services

Referred by Annique Hogan

Houston Home and Patio

Kelley Wendt 2525 Cypress Creek Pkwy Houston, TX 77068-3705 (281) 677-6105

Outdoor Furniture, FurnitureOutdoor, Furnaces-Repair/Cleaning

Maxlevel Inc

Jordy Villalta 3707 Reveille Street Houston, TX 77087 (281) 692-8722

Remodeling & Repair-Building Contractors, General Contractors

NESW Wrecker Service

Rocio Gallegos 5510 Old Greenhouse Rd #200 Houston, TX 77084 (713) 489-2842

Towing Service, Wrecker Service

New Generation Home Pro Inc

Daniel Rios 3421 W Davis St #160 Conroe, TX 77304 (936) 205-2735

Security Control Equipment/Systems, Security Systems Consultant, Alarm Systems, Home Theater SystemsCCTV, Fire Alarm Systems

Referred by Rachel Steffens

Stealth Renovations

Robert Vitols 757 N Eldridge Pkwy #900 Houston, TX 77079 (281) 961-3226

General Contractors, Building Contractors Referred by Dylan Coleman

Surface

Robert Weathers 7404 Stagecoach Dr Park City, UT 84098-5332 (972) 261-9938

Computers-Software Property Mgmt, Mobile Applications & Software Referred by Clay Hicks

Top Notch Garage Doors LLC

Jasmin Capo

1225 North Loop West #1015

Houston, TX 77008 (281) 771-4649

Garage Doors - Service & Parts

Referred by Kevin Ibarra

Wilson Mitigation KC, LLC dba

SERVPRO of Cypress

Craig Segelke 11111 Jones Rd W Houston, TX 77065 (281) 469-2957

Fire/Water Damage Restoration, Mold Remediation

ZipcodeXpress Inc

Richard Zhu 10119 Treasure Island Drive Austin, TX 78730 (512) 734-7755

Mailboxes-Sales & Repair, Package Management

The Ambassador ONE Society

OUR NETWORK

HAA Suppliers are the pros at outreach to our members.

Ambassador ONE Society meetings are held on the first Wednesday of each month: Join us in 2025, watch your email and visit www.haaonline.org for details.

The “ONE of the Month” was Steve Griffith, Precision Appliance Leasing, second place was Dennis Juarez, Furniture Options, and third place was Dustin Hawkins McMahan’s Flooring.

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.

Team photos at left, from top:

First place – Purple Rain with 1,648 points

Second place – Brown SugHAA with 790 points

Third place – Orange Crush with 119 points

Portfolio Changes

The following owner/management companies have added the listed properties to their portfolios:

American Landmark: Serena Apartment Homes, 236 units at 411 Highland Cross Drive and Solace Apartment Homes, 252 units at 2331 Bammelwood Drive.

AOG Living: Territory at Anserra, 318 units at 4000 Anserra Trail in Katy

Asset Living: Connect Highstar, 77 units at 6440 Hillcroft Ave, Sydney's Park, 41 units at 1010 Tomball Pkwy in Tomball, Park at Humble, 216 units at 9390 FM 1960 Bypass Rd W in Humble, Cole Creek Estates, 108 units at 6855 Gessner Rd

Avan Property Management: Sita Ram Estates Phase I, 282 units at 5602 Queenston Blvd

Better World Properties LLC: Grove at Seabrook, 132 units at 1901 Lakeside Drive in Seabrook and Rain Tree Apts, 228 units at 1009 S Richey Street in Pasadena

Celtic Realty Advisors LLC: Hardy Oaks Place, 66 units at 915 Tidwell Rd

Devonshire Real Estate & Asset Management: Terraces at 2602, 238 units at 2602 21st Street North in Texas City, Gulfwind, 66 units at 8020 Stewart Rd in Galveston, Avondale, 50 units at 214 Avondale Street

Greenline Apartment Management LLC: Vista Azul, 308 units at 3500 Red Bluff Rd in Pasadena

Greystar: Parkside Residences, 309 units at 808 Crawford Street, The Travis, 328 units at 3300 Main Street

Investors' Property Services: Retreat at Westpark, 156 units at 10575 Westpark Drive

Keener Management LLC: Miramar, 143 units at 13150 Bissonnet Street

Landmark Management Group: Landmark 99, 408 units at 3999 John Sharp Drive in Richmond

Lion Real Estate Group: Stone Creek at Old Farm, 190 units at 8585 Woodway Drive

Oak Leaf Mgmt Co: Monroy Apartments, 32 units at 13718 Force Street, The Oberon Apartments, 40 units at 2802 Westside Drive in Pasadena

ParaWest Management: Bender Creek, 110 units at 14400 Highway 59 N in Humble

Pleasant Hill Development Corporation: Lyons Village, 24 units at 3300 Lyons Ave, Brittons Place, 48 units at 3730 Lyons Ave, Pleasant Hill Village, 165 units at 3814 Lyons Ave

Portico Property Management: The Park at Amalfi, 169 units at 1000 Country Place Drive

Quintanilla Real Estate: Keefer St Apartments, 16 units at 1311

Keefer Rd in Tomball, The Villas Apartments Sealy, 38 units at 101 Brookside Lane in Sealy

REEP Management: Sunrise at Atascocita, 141, 850 FM 1960 Rd E in Humble

ResProp Management: The Life at Forest View, 520 units at 201 Hackberry Street in Clute, RPM Living: Sommerall Station, 368 units at 6777 Sommerall Drive and Metropole, 289 units at 3616 Richmond Ave

Tarantino Properties Inc: Kings Reserve Willowbrook, 354 units at 7575 Willowchase Blvd

Valerio Rental Properties: 9919 Kittrell, 1 unit at 9919 Kittrell Street Willow Bridge Property Company: Cottage Living, 314 units at 15770 Old Conroe Rd in Conroe

In the News

Robert (Bob) Wayne Lawson, 83, of Houston, Texas, passed away on October 15, 2024. Bob was an Electrician and became a General Contractor and owned and operated HAA member Lawson Construction Company, in Houston, Texas for countless years until his passing. He was very active in the business community of Houston and a generous and involved sponsor for many events specifically the Houston Rodeo, HAA and more.

AOG Living was named one of the 50th Fastest Growing Companies by the Houston Business Journal.

Have something to report from your company or for yourself? Email us your news at comm@haaonline.org.

Lawson

Thank you Management Districts!

The Houston Apartment Association would like to send out a big thank you to these participating Management Districts for providing RCR screening services to the multifamily properties in each of their areas:

· Spring Branch Management District

· Brays Oaks Management District

· Hobby Area District

· Southwest Management District

· International Management District

· Gulfton Management District

· Near Northwest Management District

Thanks to these districts for helping the apartment industry by providing free RCR screening services.

Together we hold the key to better communities.

HAA and Houston have done a lot of changing over 60 years and Rental Credit Reporting has been there for many of them. RCR was established in 1977 to solve screening problems HAA founders felt plagued the local apartment industry. And now, with the help of area management districts, we can do even more.

RCR provides Houston’s apartment industry with the most effective rental credit reporting tool available. RCR has unsurpassed data on resident rental histories in the Houston region and gives your leasing staff immediate access to information about which prospects have fulfilled their leases and who have been residents in good standing. RCR also tells you who hasn’t paid rent, who has broken leases and who has received their deposit refund. in partnership with

a service of

Law, continued from Page 12

Clark has a number of guests at his house for Christmas. Among all the bickering that comes with family and guests, Clark maintains a positive attitude and remains undeterred in his quest for a great Christmas.

He covers the house’s entire exterior with thousands of lights, which temporarily causes a citywide power outage. After a number of setbacks including electrocuting a cat, burning down the Christmas tree, and a giant gas explosion, Clark ultimately becomes satisfied that he has provided a great Christmas for his family.

Hidden messages seen only by landlords: Holiday decorations! Picture Clark as your resident and his home as your unit. What can you do about a resident wanting to “over” celebrate Christmas with a massive amount of decorations?

You realize that residents work hard all year and use this time to celebrate. Nothing wrong with getting into the spirit… as long as rules are followed and no one else gets hurt.

Do you have the rules you want regarding decorations? Do you have restrictions on interior decorations that can be seen from the outside? Do you have a rule that restricts decorations on balconies and patios? Do you have a rule that states when holiday decorations can be put up and when they must be taken down?

These rules are possible as long as you follow the guidelines of the lease and fair housing principles.

Section 10 of the lease provides that community policies become part of the lease and must be followed. Existing rules regarding decorations can be enforced just as you would with any other lease provision.

Section 10 also provides that you may make changes, including additions, to written policies, and those changes can be effective immediately if the policies are distributed and applicable to all units and do not change the dollar amounts owed under the lease.

If you want to adopt new rules regarding decorations, you can do so by sending the new rules to all residents. As long as they are distributed and applicable to all units and don’t change dollar amounts to be paid by the residents, your rules can become effective immediately.

Please keep in mind, I love these movies! However, this doesn’t mean that I don’t have thoughts about these hidden messages that only landlords can see. Hopefully this helps you recognize some of the issues you may run into during the holidays.

Good luck and happy holidays!

Coming

April

A/C Supplies

Century A/C Supply 59 281-530-2859 www.centuryac.com

A/C Contractors

Gemstar Construction & Development 30 281-821-1195 www.gemstarconstruction.com

Carpet Installation

Dixie Interiors 2 281-261-6334 www.dixieinteriors.com

Texas Southwest Floors 66 800-719-4321 www.texasswfloors.com

Collection Agencies

Alexander-Rose Associates Inc. 67 713-644-4441 www.alexanderrose-inc.com

Electric Contractors

Brandt Electrical A/C & Heating Services 13 281-693-3383 www.brandtelectrical.com

Foundation Repair

Church Foundation Repair 15 713-468-8400 www.churchfoundationrepair.com

General Contractors

Camp Facility Services Back Cover 713-413-2267 www.campfs.com

Cotton Commercial USA Inc. 14 877-511-2962 www.cottongds.com

Gemstar Construction & Development 1 281-821-1195 www.gemstarconstruction.com

Guardian Construction 37 832-672-4196 www.guardianconst.com

MultiFamily Services 5 713-266-9100

RENCON Inside Back Cover 713-666-3636 www.rencon.com

Glass – Plate, Window, Etc.

Ameristar Screen and Glass 40 713-683-6767 www.ameristarglass.com

Internet Service Provider

Blue Stream Fiber 10 844-416-1000 www.bluestreamfiber.com

Landscape Contractors

Texscape Services 51 281-846-3779 www.texscapeservices.com

Parking ParkM 5 www.parkm.com

Personnel Agency

ASAP Personnel 67 972-432-6667 www.asapdo.com

Plumbing Contractors

AAA Plumbers 27 713-462-4753 www.aaaplumbers.com

Resident Screening Service

SafeRent Solutions Inside Front Cover 888-297-8821 www.saferentsolutions.com

Screens

Ameristar Screen and Glass 67 713-683-6767 www.ameristarglass.com

Swimming Pool Service

Poolsure 12 800-858-POOL www.poolsure.com

HAA Products & Services

Rental Credit Reporting 68 713-595-0300 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.

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 www.haaonline.org

Want to see current and previous issues of ABODE online? Go to http://issuu.com/haa_abode. Or view this issue on your computer, tablet or smartphone at http://issuu.com/haa_abode/docs/abode_dec2024.

ABODE December 2024

CONTENTS

December 2024

ON THE COVER

60

FEATURES & PHOTOS

COLUMNS & MONTHLY UPDATES

OFFICERS AND ASSOCIATION LEADERSHIP

ABODE

SPONSOR MEMBERS

Letter from the President

2024 ELECTION RECAP

National

State

MOVIE MAGIC

THIS IS THE MOST WONDERFUL TIME OF THE YEAR!

2. Miracle on 34th Street

SNOW PLACE LIKE HOME

On the Scene with

2024 NEXT Co-Chairs:

Karaoke!

DECEMBER

2-6

12

13

23-January

JANUARY 8

9

20

21-22

23

31

2025 HAA Event Calendar FOR THE GENERAL MEMBERSHIP

JANUARY

FEBRUARY

MARCH

APRIL

MAY

JUNE

JULY

AUGUST

SEPTEMBER

OCTOBER

NOVEMBER

DECEMBER

Installation Gala

State of the Industry Business Exchange

Returning This Year!

PLANTATION PARK APARTMENTS

Built 2016-2022 Garden Property of the Year

HANOVER POST OAK

Down to the

Cross

roads

A Deep Dive Into Supply, Demand and Occupancy

Approaching the Crossroad

Journey by Class

The Road Ahead

Good Works

The Houston Apartment Association and

give back to the community.

Entryway

YMCA

BeABlake Foundation Golf Tournament

From our Members

SMI Realty Management

AAA Plumbers

Blood Drive

Food Bank Food Drive

Veritas Equity Management

On the Scene with the

Domestic Violence Awareness Seminar

HAAppy “New” Year!

Maryann Martin, Member Services/Marketing Manager

On the Road with HAA

Local

On the Scene

On the Scene

On the Scene

OWNERS