ABODE July 2023 by HAA Publishing

ChatGPT, mobile apps, electric vehicles, social media and more …

changing the way work.

July 2023 ABODE THE HOUSTON APARTMENT ASSOCIATION MAGAZINE www.haaonline.org

we We’re

July 2023

ON THE COVER 42

We are changing the way we work. –ChatGPT, mobile apps, electric vehicle charging, social media and more are the topics in this month’s issue. Join us as we grab our phones and focus in on technology in multifamily. Plus, don’t miss photos from the recordbreaking 2023 Education Conference & Expo.

FEATURES & PHOTOS

28 On the Scene – Photos from the Camp Construction Challenge Cup.

30 On the Scene – Photos from the 2023 HAA Education Conference & Expo.

38 Accelerate It! – A cost segregation study can be beneficial for your bottom line.

42 ChatGPT: Changing the Way We Work – How AI could, and already is, adding value to the multifamily industry.

46 Get Charging – Gain a competitive advantage with EV charging stations.

50 Tech Tips – Boosting productivity with technology.

54 Get with the Gram – Build your property’s engagement and reach on Instagram.

58 On the Road – Photos from the Pasadena Region Meeting.

60 On the Scene – Photos from the NEXT Professional Breakfast.

72 On the Scene – Photos from the All Stars Sports Challenge.

76 On Site with ABODE – Take a closer look at one of HAA’s 2023 Honor Award-winning communities.

COLUMNS & MONTHLY UPDATES

7 President’s Corner – Let’s talk about AI and NintenBOWL.

8 Patron of the Month – Meet and support Apartments.com.

9 Legislative Update – An update on the latest legislative issues.

11 It’s The Law – How will the 2023 Legislative Session affect multifamily?

14 Resident Relations – A resident dispute is settled by the committee.

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

26 NAA Industry Update – News from our national affiliate..

62 Welcome Mat – A list of HAA’s newest members.

64 Go-Getters – Learn how to become a Go-Getter and see what the Membership Committee is up to.

66 The Ambassador ONE Society –Meet the HAA’s supplier network.

70 Portfolio Changes and In the News

– Property updates and industry news plus Expo drawing winners.

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

79 MarketLine – The latest area market numbers.

80 Back Page – News from around the community.

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

www.haaonline.org July 2023 ABODE 3

Cover image © ablokhin | iStock by Getty Images

OFFICERS AND ASSOCIATION LEADERSHIP

LOYAL PROFFITT Vice President at Large

PRODUCT SERVICE COUNCIL OFFICERS

CANDIS MOHR, CAS President AAA Plumbers

RYAN TERRELL Vice President at Large

JOSEPH RODRIGUEZ, CAS Vice President Greenlogic Lighting & Electric

QUINTINA WILLIS Vice President at Large

DEBORAH DEROUEN, CAS Secretary PooPrints

TRACIE YODER Vice President at Large

BLAISE SPITALERI, CAS Treasurer Gemstar Construction Development

BOARD OF DIRECTORS

Mack Armstrong

Julie Batche

Kristen Becker

John Boriack

Jill Bounds

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

Debbie Kelm

Crystal Jackson

Jacob Kunath

Barby Lake

David Lindley

Betsy Marshall

Joe Melton

Kristin McLaughlin

Candis Mohr

Katy Myrick

Carlos Neto

Jenifer Paneral

Angelee Kumar Parikh

Mark Park

Velissa Parmer

Michelle Pawelek

Loyal Proffitt

Christy Rodriguez

Joseph Rodriguez

Kelly Scott

Ingrid Schultz

Corri Smith

Penny Sprang

Kelley Suess

Debbie Sulzer

Blaise Spitaleri

Ryan Terrell

Starla Turnbo

Richard Wall

Shelley Watson

Richard Whatcott

Quintina 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

Israel Garza

Billy Griffin

Valerie Lacy

Stacy Lastovica

Mary Lawler

Laura Lestus

Bruce McClenny

Monica Morales

Dean O’Kelley

Tony Whitaker

GENERAL COUNSEL EMERITUS

Joe Bax

CHRISTY RODRIGUEZ Immediate Past President

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

1961 CSC ServiceWorks

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 Carpet Installations

1993

Hire Priority Staffing & Executive Search

1994

Camp Construction Services

1997

Apartments.com

1999

FSI Construction Inc.

DEREK DEVRIES, CAS Immediate Past President EPICHTX Construction

Susan Alvarado, CAS Century A/C Supply

Chris Bell, CAS, Greenlogic Lighting & Electric

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, PooPrints

Derek DeVries, CAS, EPICHTX Construction

Marcelino “Tito" Estrada, CAS One Source

Realty Advisors

Giovanna Gone, CAS, Century A/C Supply

Dan James, CAS, Redevelopment Services

Amanda Kelly, CAS, Brandt Electrical A/C & Heating Services

Debra Knight, CAS, Comm-Fit

Stephanie Krop, CASe, Poolsure

Liz Levins, CAS, Gemstar

Construction Development

Jim Martensen, CAS

EPICHTX Construction

Candis Mohr, CAS, AAA Plumbers

Tracey Moore, CAS, Flooring Warehouse

Karen Nelsen, CAS ALN Apartment Data

Matthew Nunn, CAS, Capital Construction

Doug Oehl, CAS, Flooring Warehouse

Arely Pena, CAS

The Liberty Group

Nikki Sekunda, CAS, The Liberty Group

Joseph Rodriguez, CAS, Greenlogic Lighting & Electric

Blaise Spitaleri, CAS, Gemstar

Construction Development

Amber Whitaker, CAS FSI Construction

STEPHANIE GRAVES President SHELLEY WATSON Secretary/Treasurer GINA ERWIN President-Elect

–

East

–

West

–

North HOWARD BOOKSTAFF General Counsel CASEY WATTS MORGAN CEO PRODUCT SERVICE COUNCIL MEMBERS

–

South

ABODE

JULY 2023 I VOLUME 46, ISSUE 7

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 and Outreach LAUREN TURNER, CAE, CMP lturner@haaonline.org

Director of Resident Relations MATILDE LUNA mluna@haaonline.org

Director of Events and Meetings LAUREN RAGIN, CMP lragin@haaonline.org

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

Government Affairs Manager MADISON POLSTON mpolston@haaonline.org

Membership and Marketing Manager KAYLON NEWCOMB knewcomb@haaonline.org

Education & Outreach Manager CINDY DE LA RIVA cdelariva@haaonline.org

Director of IT WILL ALFARO walfaro@haaonline.org

PRINTER TGI PRINTED www.tgiprinted.com

HOUSTON APARTMENT ASSOCIATION COMMITTEES

COMMITTEE CHAIR

Executive

Nominating

Fair Housing

Ethics

Finance

ByLaws

Past Presidents Council

Multifamily Fire

Safety Alliance

Legislative

Political Action

Stephanie Graves

Christy Rodriguez

Mack Armstrong

Michelle Pawelek

Gary Blumberg

Kyle Brown

Kathy Clem

Elizabeth Castro-Gray

Gina Erwin

Stacy Hunt

Golf Starla Turnbo

Century Club

Strategic Outreach

Education Advisory

Leadership Development

Community Outreach

Product Service Council

Expo Exhibitor

Membership

Ambassador ONE Society

Independent Owners Connection

Resident Relations A

Blaise Spitaleri

Shelley Watson

Betsy Marshall

Penny Sprang

Kyle Brown

Joe Melton

Candis Mohr

Joey Rodriguez

Monica Gracia

Matt Nunn

Liz Levins

Blaise Spitaleri

Elizabeth Castro-Gray

Diane Totten

Resident Relations B Jana Gragg

Resident Relations Appeals

HAF Fundraiser

Property Awards

Darlene Guidry

Stephanie Krop

Brandon Coleman

Monica Morales

Susan Alvarado

Norma Alvear

Diane Gilbert

STAFF ADVISOR

Casey Morgan

Bradley Pepper

Madison Polston

Lauren Turner

Susan Hinkley

Amanda Sherbondy

Matti Luna

Lauren Ragin

Tina DeFiore

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, JULY 2023, VOLUME 46, ISSUE 7

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 © 2023 by HAA.

Periodicals Postage Paid at Houston, Texas.

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

www.haaonline.org July 2023 ABODE 5

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.B.M. Commercial & Residential (DBA 1-800-Plumber+Air of Northwest Houston)

A1 Appliance Plug

AAA Staffing Ltd

AAdvantage Laundry Systems

ABC Supply

ACM Contractors of Texas

ACT Security Group

Action Window Coverings Inc

ACTIV Answer by Audio Images

Adobe Floors Inc

Adventure Playground Systems Inc

Advocate Construction Inc

Alcaraz Lawn Care

Alexander-Rose Associates Inc

All American Mailboxes of Houston Inc

All Dry Service

ALN Apartment Data

Alpha Patrol Officer

Ambassador Services LLC

America Outdoor Furniture

American Fire Protection Group

American Fire Systems Inc

American Platinum Builders

AmRent

Andrews Myers PC

Apartment Lines

Apex Multifamily

AppFolio

Arborworks TX

ASAP Personnel Inc

Assurance Electric LLC

Asurety Dryer Vent & Fireplace Inspections

Atlantis Exterior Cleaning

Atom4 Security Camera

AZP Multifamily

B&G Construction

Belfor Property Restoration

Bell’s Laundries

Bettencourt Tax Advisors LLC

BGE Inc/aka Brown & Gay Engineers Inc

Bio-One Houston South

BioTechs Crime & Trauma

Scene Cleaning

Black Tie Logistics

Blue Heron Technologies LLC

Blue Marlin Maintenance & Services

BluSky Restoration Contractors

Brady Chapman Holland & Assoc

Brandt Adjusting Service LLC

Brokerology Properties

Brown & Brown Lone Star Insurance Agency Inc

BSI

C3 Building Solutions

Cano Electric Inc

Capital Disaster Solutions

Capital Security Solutions

Centex Construction

Century Fire Protection Houston

CEP Construction Services LLC

Certified Apartment Staffing

CFI Group

Chadwell Supply

Chicago Title Commercial Division

Citi Fence & Concrete

City Pups

City Wide Facility Solutions -

Houston West

Classic Same Day Blinds

Clean & Green Solutions

CNM Project Management LLC

CoAdvantage

Code Red Security Systems PLLC

Cody’s Wrecker Service

Comfort Systems USA (South Central) Inc

Comiskey Capital Insurance Agency Inc

Commercial Fire Protection

Community Roofing Texas

Contractors Inc

Contratista Direct

Core 24/7 Restoration & Construction

Core By KHI Restoration

Core Multifamily Fabrication

CRE Business Solutions LLC

Cromatik LLC

Crowned Eagle Construction

CSC Serviceworks

CWC Renovation Inc

Cypress Landscaping & Irrigation Inc

D&G Quality Roofing Inc

D&M Roofing

DeNyse Companies Designs by Holmes

DHI Commercial Roofing

DNM Contracting Inc

DoodyCalls

Double Oak Erosion

Dryer Vent Wizard of Humble

Embark Services

Emersyn Electrical Services LLC

Encore Services TX, LLC

EnviroSmart Multifamily Pest Solutions

Epic Air Conditioning

EPICHTX Construction

ESI Fire & Security Inc

Exo Edge

Ezlo Innovation

Fantastic Floors

FASTSIGNS Missouri City

Featherston Sign Partners

FFH Inc DBA Liberty Builders

Fiat Construction LLC

Fidus Construction Services

Finish Factory Inc

Fire Reconstruction Inc

Flavor Finish Resurfacing

Fortified General Contractors

Foxen

Frontier Waste Solutions

fun abounds

Gambit Construction

Gateman Inc

Get It Done Cleaning Service LLC

Gifford Roofing

Giordano Construction Inc

Go-Staff Inc

Graphic Stylus Promotional Products

Great American Business Products

Green City Security LLC

Green Garbology

Greenlogic Lighting & Electric

Grindstone General Contracting

GT Security Solutions

Guardian Gutters

Gulf Storm Roofing and Construction

Gulf-Tex Roofing & Services

Hamilton-Steele Outdoor Accents

Hell N High Water Construction

Higginbotham

Hive Technology

Homeland Protective Services Inc

Hoover Slovacek LLP

HQ Contracting

Hut Services LLC

Industrial Disposal Supply

Infinity Power Partners

Infinity Roofing & Restoration

Inner Loop Construction LLC

Innovative Roofing Company Inc

Insgroup

Iris MF LLC

J.P. Morin Company LLC

JAK Environmental LLC

Jenkins Restorations

Johnstone Supply

Jonah Digital Agency

Kathy Andrews Interiors

Keylo Painting & Construction

KONE

Leah McVeigh Design and Consulting

Ledge Lounger

Lee & Barrier Builders LLC

LGC Builders LLC

Liftmaster

Lights Out Production Company

Lincoln Jacob Construction

Lithotech Printed Products/ Forms Center

Long Point Roofing

Lopez Carpet Care & Painting

LSR Multifamily

LVL Up Remodeling

Maldonado Nursery & Landscaping Inc

Mandalay Construction LLC

Marchand Lighting

Masonry Solutions Inc

Matrix Construction Services

McMahan's Flooring Inc

Merk Electric Co

Monge Contracting Group

MPS Direct

MRI ApartmentData

Mueller Water Conditioning Inc

MVI Construction

MX2 Commercial Paving

National Renovations LLC -

DBA Repipe Specialists Inc

NEI General Contracting

Nelson Painting and Construction

Norman Roofing and Construction

NorthMarq Capital

On Duty Tree and Landscape

On Site Towing LLC

OnCall Patrol LLC DBA

Parking Pass.Com

Outdoor Elements

Over the Top Roofing and Remodeling

Pace Mechanical Services LLC

Pack It Movers

Parking Management Company/

PMC Towing

Pasadena Insurance Agency Inc

Paul Davis Greater Houston

PCS Creative Surface LLC

Power Services of Texas

Precision Safe Sidewalks LLC

Pro Kleen Exterior Services

Pro-Tex Contracting Group

Professional Resurface LLC

Property Guardians

Protos Security

Pura Flo Corporation

PuroClean Quatro Tax LLC

Qwikkit

RAM Construction

Ram Jack Foundation Solutions

Real Floors Inc

Redevelopment Services

Reliable Roofing of Texas Inc

Reliant

RENCON

Rent Debt Automated Collection Services Inc

Rent.

Resia Construction LLC

Resident IQ

Restoration 1 of Central Houston

Revelation Windows & Doors

REVS (Refuel Electric Vehicle Solutions)

Roadrunner Restoration Company LLC

Roosevelt General Contracting

Roto-Rooter Services Co

Rotolo Consultants Inc (RCI)

RTC Restoration & Glass Inc

SafeRent Solutions

Saifee Signs & Graphics

Saint Clair & Sons Inc

Santos Contracting LLC

Sayan Renovations and Construction

Scoop Troop HTX

SEAL Security Solutions LLC

Secure Insurance

Sergeant Fifty-Five Insurance

ServiceMaster Recovery

Management

SERVPRO of Cypress

Sherwin Williams

Shipman Fire Protection

Sign-Ups & Banners

Signal of Houston

Snappt

South Central Electric LLC

Southern Exposure

Landscaping LLC

Spectrum Brands

State Patrol Services LLC

Steward Trash Valet Service

Stormwater Professionals Group

Strata Roofing and Construction LLC

Strategic Electrical Solutions

Strategic Protection Solutions

Structural Concrete Systems LLC

Sunny Pressure Washing LLC

Surface Experts

Sutton AC Contractors LLC

Swain & Baldwin Insurance & Risk Management

Texas Apartment Pool Services

Texas Concrete Professional Company

Texas Engineered Roofing & General Contracting

Texas Landscape Group LLC

Texas Southwest Floors Inc

Texas Window Cleaning Co Inc

The Ambrose Group

The Apartments Concierge

The Dick Law Firm

The Legends Group LLC

The Liberty Group

The Phoenix Staffing

Three Amigos Texas LLC

Threshold Agency LLC

TradeCon Industries

Two Brothers Foundation Repair

United Protective Services

Urban Design Constructors

Urban Value Corner Store

USA Heroes Coalition dba

USA Real Estate Professionals (USAREP)

USA Patrol Division

Valet Living

VBM Waste LLC

Vima Decor

WASH Multifamily

Laundry Systems

Watermark Restoration and Construction

Webb Pest Control

Whitmans Contracting and Roofing

World Cinema Inc

XXL Construction Inc

Letter from the President

By STEPHANIE GRAVES, CAPS, CAM, IROP, 2023 HAA President

WHAT IN THE AI? LET’S TALK ABOUT ARTIFICIAL INTELLIGENCE HEATING UP IN THE MULTIFAMILY INDUSTRY.

It’s no secret that apartment companies are beginning to leverage AI tools to enhance their operations and provide faster services to their residents. Now they can streamline lease management, rent collection and maintenance requests, there are even new AI algorithms that analyze applicant data to predict a resident’s reliability. Yes, seriously!

But there are certain roles in our industry that humans are way better suited for. As we all know, human interaction plays a vital role in providing personalized customer service to our residents, customers and coworkers. Building relationships, empathizing with residents’ concerns and sensitive issues requires something artificial intelligence does not have, emotional intelligence. While this new technology has the potential to do certain tasks and make basic operations a little faster in the multifamily industry, we cannot be replaced!

I think during this new AI era we should all keep in mind that the cream will rise to the top. So learning, engaging, and mastering these new resources is what we need to do. This industry can utilize these tools in a positive way to enhance what we do, not replace what we do. You can read more about the discussion on ChatGPT and the concerns starting on Page 42.

Let’s

Super NintenBOWL!

Another thing artificial intelligence can’t do is bowl a strike, but your creativity on the video game world can! HAA’s Annual Bowling Tournament is coming up on August 4 and you do not want to miss out. Grab your teams and come compete against your multifamily friends for top scores and best costume. I will be there and I want to see packed lanes and no gutter balls! Game On! Early bird pricing ends July 14, so go register now! You can find more information on Page 16.

www.haaonline.org July 2023 ABODE 7

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

July Patron of the Month

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

CSC ServiceWorks

HAA Member since 1961

Craven Carpet

HAA Member since 1986

Camp Construction Services

HAA Member since 1994

Apartments.com

HAA 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 Carpet Installations

HAA Member since 1987

Century A/C Supply

HAA Member since 1968

8 ABODE July 2023 www.haaonline.org

By GINA ERWIN, HAA Legislative Chair, with BRADLEY PEPPER, Vice President of

AND WE’RE BACK!

Texas Legislature adjourns and is back in session.

THE AFTERNOON

of Monday, May 29, the Texas House of Representatives and Senate adjourned Sine Die (last day of session). After 140 days and nights of work, the members of the House and Senate were ready to return home and resume their normal lives. But a few hours later, Governor Greg Abbott convened the first called Special Session of 88th Texas Legislature.

Only the Governor has the authority to call the legislature into a special session, which can only last up to 30 days. Unlike the regular session, the Governor has sole discretion on what topics are addressed during the special session. The agenda for those issues is deemed “the call.”

As the regular session closed, there were still several priority issues of the House, Senate and Governor that remained unresolved. One of the biggest, and a priority to all three, was property tax relief.

So the Governor made cutting property taxes and cracking down on illegal human smuggling the only issues on the call. Specifically, only:

• legislation to cut property-tax rates solely by reducing the school district maximum compressed tax rate in order to provide lasting property-tax relief for Texas taxpayers, and

• legislation solely for the purpose of increasing or enhancing the penalties for certain criminal conduct involving the smuggling of persons or the operation of a stash house, could be passed.

Property tax relief has been priority number one of the Governor, the Senate and the House, with all three announcing intentions to use at least $17 billion of the record $33 billion budget surplus to reduce property taxes.

The budget that was passed during the regular session included $5 billion in school tax rate compression for property tax relief, so how to best use the remaining $12 billion was the primary topic of the first special session.

Lt. Governor Dan Patrick and the Texas Senate’s strategy was to use those monies to increase the homestead exemption on single family homes from $40,000 to $100,000. However, the Governor and the Texas House chose to direct all those dollars to reducing school taxes, which would help not only homeowners, but all property types, including apartments.

The House gaveled in on May 30 to start the Special Session. Within hours, they had passed bills to reduce school taxes and increase the penalties for human smuggling. The House then adjourned Sine Die for the remainder of the special session. That decision essentially left the Senate with a choice to either take the deal that the House passed or wait out the 30 days and have the Governor call another special session. At press time, the Senate was still in the special session.

What happened during the regular session?

Now that the official work of the regular session is complete and lawmakers will not meet again for another regular session until January of 2025, what happened?

Members of the House and Senate filed 8,046 bills. This was over 1,000 more than the COVID year of 2021 and 700 more than 2019. Out of those 8,046, 1,246 passed which is roughly 15%. That pass rate tracks with previous sessions which generally see 15 to 18% of the bills filed pass.

Lawmakers entered the session with a record setting $32.7 billion budget surplus and an all-time high $188.2 billion in state money available to spend (federal money makes up the other part of the budget), which was 26% more than the last biennium. As we said earlier, decisions on how to allocate some of those dollars are still pending.

There is only one item that the Texas legislature is constitutionally required to pass: The

Budget. The budget is written to cover the biennium following that legislative session, in this case 2024-25.

The two chambers ultimately agreed to a $321.3 billion two-year spending plan that used those historic numbers to invest unprecedented amounts of money into tax cuts, mental health, state parks, colleges and universities, the state’s energy grid, broadband and water infrastructure.

Aside from the regular legislative order of business, the Texas House made two historic votes. One expelling a member of the House of Representatives and one impeaching Texas Attorney General Ken Paxton.

On May 9, the Texas House unanimously voted 147-0 to expel Bryan Slaton (R-Royse City) one day after he submitted his resignation after an internal investigation determined that he had sex with a 19-year-old aide after getting her drunk. This made Slaton the first member of the Texas Legislature to be removed from office since 1927.

On May 27, two days prior to adjourning for the session and after months of investigating, the Texas House voted 121-23 to impeach Texas Attorney General Ken Paxton for allegations of bribery, abuse of office and obstruction. This was the first such impeachment since a Duval County District Judge in 1975.

Paxton has been suspended from his duties as Attorney General and awaits a full trial in the Texas Senate that will determine whether he is removed from office.

May is always the most frantic and chaotic time during a legislative session and these proceedings helped turn the session on its head.

As we finish out this special session and monitor additional sessions that the Governor is likely to call, we will continue to keep our members informed.

/ See Legislative, Page 63

Legislative Update

Government Affairs

www.haaonline.org July 2023 ABODE 9

FOR 140 DAYS every odd-numbered year, the Texas Legislature meets to discuss adopting new laws. The 88th regular legislative session began January 10, 2023 and ended May 29, 2023. There were 8,345 bills and resolutions filed and 491 bills were sent to the Governor to be new laws. The Governor has veto power within a certain number of days. However, if the Governor doesn’t veto the bill, the bill becomes law whether or not the Governor signs the bill.

What we could have been talking about …

Although there were a number of bills filed that did not pass, the fact that they were proposed may tell us something about what may come in the future and the environment in which we do business. Consider these concepts that were part of failed bills:

• Requiring a statewide 10-day notice and opportunity to cure before giving a notice to vacate.

• Requiring a statewide 14-day notice to vacate after giving a notice to cure.

• Requiring a statewide right to cure before a writ of possession is executed.

• Requiring owners to include any charges for a mandatory service in the rent and prohibiting owners from charging residents a separate fee for mandatory service.

• Capping what is considered to be a reasonable late fee at $75.

• Prohibiting owners from considering a criminal conviction older than three years before the date a conditional offer is made.

• Allowing owners to withdraw a conditional offer if an applicant’s criminal history involves a conviction that occurred less than three years before the date of the conditional offer only if the owner determines that the withdrawal achieves a substantial, legitimate, nondiscriminatory interest.

IT’S OVER

What we are talking about …

Eviction Process

Adds Section 1.004 to the Property Code

Effective September 1, 2023 (HB 2127)

1. Background:

This legislation is known as the Texas Regulatory Consistency Act and provides that a number of state codes preempt municipal or county ordinance, orders or rules. According to the Bill Analysis, the purpose of the Act is to provide statewide consistency by returning sovereign regulatory powers to the state where those powers belong in accordance with the Texas Constitution.

2. The Change:

A section is added to the Property Code stating that, unless expressly authorized by another statute, a municipality may not adopt, enforce, or maintain an ordinance, order, or rule regulating conduct in a field of regulation that is occupied by a provision of the Property Code. An ordinance, order or rule that violates this section is void, unenforceable and inconsistent with the Property Code.

For the purposes of this section, a field occupied by a provision of the Property Code includes an ordinance, order or rule regulating evictions or otherwise prohibiting, restricting, or delaying delivery of a notice to vacate or filing a suit to recover possession of the premises under Chapter 24 of the Property Code.

There have been various municipalities that have adopted rules that would delay the eviction process by requiring a notice of proposed eviction prior to giving a notice to vacate.

Austin, Dallas and San Marcos currently have ordinances that require owners to give a notice to a defaulting resident before a notice to vacate can be given. In theory, this law would render those ordinances void and unenforce-

able because they would regulate evictions by delaying the delivery of a notice to vacate or filing a suit to recover possession.

Jurisdictional Limit of Repair and Deduct Remedy

Amends Section 92.05063(e) of Property Code (Applies to a cause of action that occurs on or after September 1, 2023) (SB 1259)

1. Background:

According to the Bill Analysis, justice courts provide a more informal setting than district or county courts, so parties will often represent themselves to save money by avoiding hiring an attorney. Justice courts allow citizens to sue for amounts up to $20,000 and also allow owners and residents to resolve disputes that involve repairs. However, under current law, repair disputes can only be subject to a maximum judgment of $10,000. This bill would increase the maximum amount a justice court may award for repair disputes to $20,000.

2. Change:

If the owner is liable for failing to repair or remedy a condition under existing procedures under the Property Code, the resident has certain judicial remedies including an order from the court directing the owner to take reasonable actions to repair or remedy the condition and a judgment against the owner for the amount of the resident’s actual damages. The change in the law provides that a justice court may not award a judgment under this section, including an order of repair, that exceeds $20,000, excluding interest and costs of court (the only change made to the law is that the court’s jurisdiction is raised from $10,000 to $20,000).

Continued next page.

www.haaonline.org July 2023 ABODE 11

It’s the Law By HOWARD BOOKSTAFF

Let’s figure out how the 2023 Legislative Session might affect the apartment industry.

, Hoover Slovacek LLP , HAA General Counsel

Race Discrimination

Adds Section 301.0045 to the Property Code (Applies to a discriminatory housing practice that occurs on or after September 1, 2023)

(HB 567)

1. Background:

The bill amends current law relating to discrimination on the basis of hair texture or protective hairstyle associated with race.

2. Change:

Under the state’s Fair Housing Act, a provision referring to discrimination because of race or on the basis of race includes discrimination because of or on the basis of a person’s hair texture or protective hair style commonly or historically associated with race. A “protective hairstyle” includes braids, locks, and twists.

It is important to note that this new law does not create an additional protected class. However, a clarification is made that if someone is discriminated against because of the person’s “protective hairstyle,” the person may have a case that they have been discriminated against because of their race.

Our legislative session is over. It may be a good time to review policies. Fortunately, much of the legislation adverse to the apartment industry did not pass. However, the issues relating to evictions, remedies, security deposits and discrimination should be considered whenever reviewing and updating your policies.

Please note, the printed edition of the July issue of ABODE includes verbiage outlining SB 2493 relating to a resident’s repair and deduct remedies and security deposits. However, the Governor vetoed SB 2493 after the magazine was printed. Consequently, SB 2493 did not become law.

12 ABODE July 2023 www.haaonline.org Want more Howard? He’s online! Go to http://issuu.com/haa_abode for past columns or watch his Legal Lowdown on YouTube at https://www.youtube.com/user/HAATV.

UNCOMMON BONDS

A resident files a complaint after her past due balance is sent to collections.

RESIDENT

FILED a complaint with the Houston Apartment Association to dispute charges from a property upon move out. The property said the carpet showed signs of damage from a pet and that it needed to be replaced. The resident claimed that she did not own a pet and that she left the unit in good condition. The resident reached out to the property to discuss the charges, but after not hearing back and charges being sent to collections, she filed a complaint with HAA and sent in photos of her unit after move out.

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 move-in condition form, move out state-

ment, lease and resident ledger. The property showed the resident owing $600 for the carpet change, but did not provide evidence of carpet damage or a statement showing the resident had a pet living in the unit.

The case was heard during a Resident Relations Committee meeting and the committee decided in favor of the resident, stating that management needed to remove the $600 carpet charge due to a lack of sufficient evidence. Management provided no photos, invoices or proof repairs were made.

The HAA Resident Relations Committees provide an impartial review of resident complaints using the documentation provided by both the resident and management. When the committee

finds in favor of the resident, we appreciate a direct response from the property to the resident within two weeks and a copy of the payment sent to HAA for our records. When the committee finds in favor of the resident, management may file an appeal. When the committee finds in favor of the property owner, the decision is final.

If you are a manager with a resident relations issue, call HAA at 713-595-0300 for direct assistance. Renters can be referred to HAA to speak to a trained consultant, fluent in English and Spanish, Monday through Friday from 9 a.m. to 4 p.m. Residents can also be directed online to www.haaonline.org/renters.

Resident Relations from the RESIDENT RELATIONS COMMITTEE

14 ABODE July 2023 www.haaonline.org

NintenBOWL SUPER

Don’t miss your chance for instant player action to reach your highest score yet for the 2023 HAA Bowling Tournament!

Hit replay and demo mode with lunch and libations.

Unlock your creativity for the team and individual bowling and costume contest awards!

Restart your game and play on!

12:30 p.m. to 4 p.m.

Registration and practice – 12:30 p.m. Tournament begins at 1 p.m.

Spectators – $50/person

Team Registration (5 players) – $400

Early Bird Pricing - Register before July 14 to receive up to 20% off!

Maximum of two teams per company.

Price includes 3 games, shoes and buffet. Register online at www.haaonline.org/events

Friday, August 4

Copperfield Bowl 15615 Glen Chase Drive

Property management supervisors and executives:

Don’t miss this free networking opportunity that supports our industry.

Join HAA and our chairs, Deborah Holcombe, Capstone Management, and Richard Wall, Westdale Asset Management, for the 17th annual HAA Business Exchange, a great opportunity to learn about the latest industry products and services in a controlled environment and give back to your industry. Find supplier partners that can help with your needs with CapEx Projects, renovations, staffing, pest control, technology and more!

Thursday, August 10

HCC West Houston Institute, 2811 Hayes Road, 77082 8 a.m. – Registration

9 a.m. to 11 a.m. – Exchange

See more at: www.haaonline.org/businessexchange or contact Susan Hinkley at shinkley@haaonline.org or 713-595-0313 for more information.

www.haaonline.org/businessexchange

Owners/Property Management:

The Business Exchange is a forum where property management leaders are seated at tables while supplier representatives move around the room, selecting the individuals they wish to visit. Each visit has a five minute limit. Supplier companies pay for this opportunity and your attendance makes this possible.

This event raises money for the Houston Apartment Foundation Scholarship Fund. The HAF Scholarship Fund provides monetary assistance to students who are pursuing their credentials. By simply attending, (you pay nothing) you are helping us grow talented people to work in the industry. To take part in this great fundraising event, contact HAA’s Susan Hinkley at shinkley@haaonline.org

Suppliers:

You will have access to a number of property management leaders from owner executives to maintenance supervisors. The first two participants from your company pay $400 each with an option for a third participant at $425.

NEXT Mission Statement:

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.

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.

NEXT Co-Chairs:

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!

Mark your calendars and stay tuned for what’s NEXT!

Monica Morales, CAM, Q10 Property Advisors Susan Alvarado, CAS, Century A/C Supply

Upcoming NEXT Events: Biannual HAA PAC Fundraiser Casino Night! - July 18 See at right for details. Socials August 24

November

CASINO NIGHT

Benefitting the HAA Political Action Committee

Tuesday, July 18

The Ballroom at Tanglewood, 5430 Westheimer Road 5:30 p.m. to 8:30 p.m.

All members are welcome Register at www.haaonline.org/events

Gatsby-themed cocktail attire suggested, Heavy hors d'oeuvres and cash bars available.

Casino Player - $85 (includes 1,000 chips)

Spectator - $50

Casino Group Package - $400 for a Group of 5 Players

High Roller Buy-In - $1,000

Gain access to the High Roller Section where HAA President Stephanie Graves will be dealing blackjack

Please

High Roller Sponsor

Crestmark Construction Services

Bar Sponsors

Guardian Construction and Merit Roofing & Construction

Pit Boss Sponsors

Guardian Construction and EPICHTX Construction

Photobooth Sponsor Hoffer Furniture

Welcome Sponsor

SafeRent Solutions

Table Sponsors

AAA Plumbers, ATI Restoration, EPICHTX Construction, Ferguson Facilities Supply, Ideal Towing, J National Contractors, FFH Inc DBA Liberty Builders, Magna Pest Solutions, Valet Living and WeDoTrash

note that, with certain limited exceptions, a corporation may not make a political contribution. Business checks may be from LLCs, LPs, or other entities. Texas law prohibits us from accepting corporate checks. By making a contribution, you are representing that you are not making a contribution that is prohibited by Texas Law. Contributions are not tax-deductible.

JULY

HAA Offices Closed

Tuesday, July 4

HAA offices closed for Independence Day

5 New Supplier Orientation

Wednesday, July 5 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.

Ambassador ONE Society

Wednesday, July 5 3:30 p.m. to 5:30

Kirby Ice House Memorial 1015 Gessner Road

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.

6 Legal Lowdown

Thursday, July 6

3 p.m. to 4 p.m.

Via Zoom

See www.haaonline.org/events 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.

Calendar HAA Education, Events and Meetings SCHEDULE 20 ABODE July 2023 www.haaonline.org

JULY S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 AUGUST S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30

Supplier Success

Tuesday, August 1 9 a.m. to Noon

2 New Supplier Orientation

Wednesday, August 2 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.

Ambassador ONE Society

Wednesday, August 2 3:30 p.m. to 5:30

Kirby Ice House Memorial 1015 Gessner Road

3 Legal Lowdown

Thursday, August 3

3 p.m. to 4 p.m.

Via Zoom

See www.haaonline.org/events for details.

Blue Star Certifications Course

Thursday, August 3 7:30 a.m. to 3:30 p.m.

Braeswood Assembly of God

The Blue Star Certification Program is a joint effort by the Houston Police Department and HAA. Created for rental properties of all sizes, the program's goal is to help law enforcement officials and the multifamily housing industry work together to effectively reduce criminal activity in rental properties. Please direct questions to officer L. Tram at loc.tram@houstonpolice.org.

Featured Event: HAA “NintenBOWL” Bowling Tournament

Friday, August 4 Noon to 4 p.m. See Page 16 for details.

8 PAC Steering

Tuesday, August 8 Noon to 1 p.m.

Resident Relations Committee B Meeting

Wednesday, August 9

2 p.m. to 4 p.m.

Via Zoom

Closed Committee Meeting

NEXT Committee Meeting

Wednesday, August 9

6 p.m. to 7 p.m.

Business Exchange

Thursday, August 10

8 a.m. to Noon

West Houston Institute

See Page 17 for details.

Avenues: Technology -– 3 Microsoft Training (Teams, Outlook, and Office) with Julie Hartman, B2G Victory

Wednesday, August 16

9 a.m. to Noon

See Page 22 for details.

22-23

Leasing 101

Tuesday, August 22 and Wednesday, August 23

9 a.m. to 5 p.m. on Tuesday 9 a.m. to Noon on Wednesday Visit www.haaonline.org for more information.

24 NEXT Social

Thursday, August 24 4 p.m. to 7 p.m. See www.haaonline.org/next for details.

30

Avenues: Marketing – 2 Video, Video, Video: The best ways to use video for marketing, leasing, and communication with Lisa Trosien, ApartmentExpert.com

Wednesday, August 30

9 a.m. to Noon

See Page 22 for details.

eXtreme CAM

Total Program Cost: $1,300/person

Summer Schedule (six days):

Classes are held Wednesdays, Thursdays, and Fridays, July 12-14; 19-21

Check-in and registration begin at 8:30 a.m. 9 a.m. to 5 p.m.

Fall Schedule (five days):

Classes are held during the work week only: November 6-10

Check-in and registration begin at 8:30am 9 a.m. to 5 p.m.

For a more detailed synopsis of individual course content, please visit the education page of our website at www.haaonline.org/education.

Apartment

Managers – CAM is the best way to advance your multifamily career!

CPOCertification inSpanish

Spanish Language Version

The Certified Pool Operator Certification, better known as CPO, will dispel the myths in pool care and tremendously reduce chemical expenses and extend the life of your pool.

Successful completion of this course offers apartment industry personnel a five-year certification from the Pool & Hot Tub Alliance (formerly NSPF) and ensures pool chemicals are being used properly and when appropriate.

Recommended for anyone working with pools, this course is also a great course for property managers. Make sure you are up-to-date on local codes to help reduce risk and liability by attending this informative session.

Be in the Know:Get Certified

CertifiedPoolOperator

8:30a.m.–Registration

9a.m.to4p.m.–Program Fee:$299(includestextbook,examadministration fee,andbreakfastandlunchforbothdays)

Location:HAFDinersteinReed ProkopEducationCenter, 4810WestwayParkBlvd., offClayRoadeastoftheBeltway

Registeronlineatwww.haaonline.org/events.

Instructor for Spanish Version: Juan Serrano

(CPO)CertificationinSpanish WednesdayandThursday,July12-13

FHFA ASKS ABOUT RENT CONTROL

The agency’s request for input explores tenant protections for enterprise-backed properties.

By Ben Harrold | June 6, 2023 |

Updated June 7, 2023

On May 30, 2023, the Federal Housing Finance Agency (FHFA) released a Request for Input (RFI) on tenant protections for enterprise-backed multifamily properties. Responses are due July 31 and will likely inform future rulemaking applicable to federallybacked properties through Fannie Mae and Freddie Mac (the Enterprises).

With its publication, the FHFA is seeking comment from stakeholders in the rental housing industry including owners and operators, lenders and borrowers, developers and tenant advocacy groups to “explore challenges tenants face at multifamily properties, as well as opportunities to address challenges through tenant protections,” and to improve data collection surrounding this issue.

The RFI includes 28 individual questions organized into five categories:

1. General Questions on Tenant Protections

2. Access to Housing

3. Access to Information

4. Tenant Housing Stability

5. Risk Management

The questions range from the broad “How should the Enterprises protect tenants in multifamily rental housing?” to narrower topics such as whether the FHFA should implement policies on the acceptance of Section 8 vouchers, notice requirements, evictions, maintenance and rent control.

National Apartment Association (NAA) staff and industry leaders met with FHFA staff in April to explain that any federal action in this space will complicate and conflict with the myriad state and local laws governing rental housing. Additional regulations by FHFA could both increase operating costs and discourage the use of Enterprise financing, ultimately working counter to the

Agency’s goal of promoting access to affordable housing.

This Request for Input is one of two dozen federal agency commitments outlined in the White House Blueprint for a Renters Bill of Rights that was announced in January. It is critical that NAA’s members and affiliates participate in every opportunity to influence the federal policymaking process because these actions could result in changes to federal policy that critically impact property management and operations. NAA will soon ask its members to make their voices heard by providing comments to the FHFA.

Throughout the rulemaking process proposed by the White House Blueprint, NAA has been advocating for industry needs. For more information about the FHFA, please contact Ben Harrold, Manager of Public Policy.

Bipartisan Yes In My Backyard (YIMBY) Act Reintroduced: Bill sponsors have reintroduced the legislation in both chambers of Congress.

By Jason Lynn | May 24, 2023 |

Updated May 25, 2023

At long last, bipartisan legislation to reduce barriers to housing development has been reintroduced in both chambers of Congress. The Yes In My Backyard (YIMBY) Act (S. 1688 and H.R. 3507) would shed light on discriminatory land use policies, encourage localities to cut burdensome regulations and bring a new level of transparency to the community development process.

Long-supported by NAA, the legislation’s introduction was delayed this year as a new House Republican lead sponsor was secured following the retirement of Rep. Trey Hollingsworth (R-Ind.-9). The bill was introduced in the Senate by Sens. Todd Young (RInd.) and Brian Schatz (D-Hawaii) and in the

House by Reps. Mike Flood (R-Neb.-1) and Derek Kilmer (D-Wash-6.).

The U.S. needs to build 4.3 million new apartment homes by 2035 to meet the demand for rental housing and address affordability challenges, including an existing shortage of 600,000 apartments stemming from underbuilding in the aftermath of the 2008 financial crisis. The rental housing industry faces significant barriers to new apartment construction, development and renovation. Rising costs and regulatory burdens at all levels of government further depress apartment development and rehabilitation nationwide. The most significant barriers are often imposed at the state and local levels of government, and incentives are needed to remove barriers to apartment development and streamline regulatory burdens.

The YIMBY Act would help to eliminate barriers to development by requiring Community Development Block Grant (CDBG) recipients to report periodically on the extent to which they are removing discriminatory land use policies and promoting inclusive and affordable housing. Exclusionary land use policies like zoning and density restrictions, onerous parking requirements and other development regulations exacerbate both the housing supply and affordability crisis.

The National Apartment Association (NAA) will be building support for the YIMBY Act in the coming weeks and months and pushing for its consideration and passage in both the House and the Senate.

For more from the National Apartment Association, visit www.naahq.org.

Industry Update from the NATIONAL APARTMENT ASSOCIATION 26 ABODE July 2023 www.haaonline.org

On the Scene with the CHALLENGE CUP TOURNAMENT

26th Annual Camp Construction Challenge Cup

Thursday and Friday, May 4 and 5 at Bentwater Country Club in Conroe

Photos by Cesar Lima

The 25th Challenge Cup Tournament, pitting Houston against Dallas, raised $31,000 for the National Apartment Association Political Action Committee. Over it’s 25 year history, the tournament has raised more than $630,000 for the NAA PAC.

Title Sponsor

Camp Construction Services

Gold Sponsor

Century A/C Supply

Silver Sponsors

AAA Plumbers

BFS Supply

Element Enterprises

Green Mountain Energy

Guardian Construction

Impact Property Solutions

Infinity Power Partners

Matrix Construction Services

One Call Construction Services

Onpoint Promotional Team

Pappas Roofing & Construction

Southwest Elevator LLC

The Phoenix Staffing

WeDoTrash

28 ABODE July 2023 www.haaonline.org

On the Scene

Photos by MARK HIEBERT, Hiebert Photography

HAA 2023 Education Conference & Expo

Thursday, May 18 at NRG Center

It was a record-breaking year as HAA members were back in force for HAA’s annual conference and expo. Thousands of attendees enjoyed the sold out education sessions and networking on the show floor.

Thank you to our generous Sponsors:

Lanyards

Chadwell Supply

Education Conference Breakfast

Clozzits

Crowned Eagle Construction

Education Conference Leadership Sessions

Century Air Conditioning Supply

Massey Services Inc.

Education Conference Spanish Sessions

AAA Plumbers

American Fire Systems

Keynote Luncheon

EPICHTX Construction

Credential Corner

Core Multifamily Fabrication

Grand Entrance

EPICHTX Construction

Aisle Signs

Ameristar Screen & Glass

Best Plumbing

Encore Services TX

Flooring Warehouse

J National Contractors

Jenkins Restorations

Lowe’s Pro Supply

Massey Services Inc.

Bars

ATI Restoration

Matrix Construction Services

Hand Sanitizer Stations

Ameristar Screen & Glass

Lowe’s Pro Supply

Mobile Device

Charging Stations

G.O. Plumbing Services

Jenkins Restorations

Roaming Photobooth

Massey Services Inc.

Poolsure

Board Meeting

SafeRent Solutions

Booth Winners:

Best in Show Redi Carpet Sales of Houston

1st Place Single Graphic Stylus

2nd Place Single Ameritex Movers

3rd Place Single USA Heroes Coalition

1st Place Multiple Texscape Services

2nd Place Multiple Iconstrux

3rd Place Multiple Crestmark Construction

“Scan to Win” Prize Winners:

Amanda Hernandez, Q10 Property Advisors

Erin Thompson, Q10 Property Advisors

For more photos, visit the photo galleries at www.haaonline.org.

30 ABODE July 2023 www.haaonline.org

www.haaonline.org July 2023 ABODE 31

On the Scene

Photos by MARK HIEBERT, Hiebert Photography

32 ABODE July 2023 www.haaonline.org

HAA 2023 Education Conference & Expo

www.haaonline.org July 2023 ABODE 33

34 ABODE July 2023 www.haaonline.org

On the Scene Photos by MARK HIEBERT, Hiebert Photography

HAA 2023 Education Conference & Expo

www.haaonline.org July 2023 ABODE 35

On the Scene

Photos by MARK HIEBERT, Hiebert Photography

36 ABODE July 2023 www.haaonline.org

HAA 2023 Education Conference & Expo

www.haaonline.org July 2023 ABODE 37

38 ABODE July 2023 www.haaonline.org Image © alphaspirit | iStock by

Images

Getty

With a cost segregation study, you get the benefits of up-front money from the tax savings.

A cost segregation study can allow you to benefit from an accelerated depreciation timeline for some building components.

By ANYA SMELEK, The Ambrose Group

Accelerate It!

Virtually every taxpayer who owns, constructs, renovates or acquires a commercial real estate structure stands to benefit from a cost segregation study. By ignoring generous IRS guidelines when establishing depreciation schedules, over 90% of real estate investors are unintentionally overpaying federal income taxes. In addition, they are paying federal income taxes earlier than necessary.

What is a cost segregation study?

Cost segregation is an IRS-approved income tax strategy that allows commercial property owners the opportunity to accelerate the depreciation of their asset by reclassifying components of the real estate into 5-, 7- or 15-year life, as compared to 39- or 27.5-year life. Cost segregation is a tax strategy that can help real estate owners accelerate depreciation deductions for their properties, potentially reducing their tax liabilities and increasing cash flow. By separating real property assets into different asset classes, cost segregation enables property owners to improve their tax planning by taking full advantage of tax benefits available for different types of property expenses.

A cost segregation study is a process that looks at each element of a property, splits them into different categories, and allows you to benefit from an accelerated depreciation timeline for some of those building components.

Why does a cost segregation matter to multifamily property owners?

Segregating the costs of a property matters because of the financial benefits it provides. While the study has a fee, the tax savings from accelerating depreciation deductions can result in significantly increased cash flow over several years.

www.haaonline.org July 2023 ABODE 39

With a cost segregation study, you get the benefits of up-front money from the tax savings. It is important to note that if you do not plan on holding the property for more than three years, you may not get a benefit from having a cost segregation study because any up-front benefits reverse upon the sale of the property (capital gains).

The tax strategy of cost segregation provides the following benefits to multifamily property owners:

• An immediate increase in cash flow

• A reduction in current tax liability

• The deferral of taxes

• The ability to reclaim missed depreciation deductions from prior years

Who performs a cost segregation study?

Performing a study on your own is not very practical. A cost segregation study involves an engineer or other qualified professional, segregating the various components of a property into different asset classes, based on IRS rules and regulations.

When should a sost segregation study be performed?

The best time to conduct a cost segregation study is in the year the building is acquired, constructed or remodeled. However, you can have a look-back study done any time afterwards and claim the resulting write-offs without amending prior-year tax returns. In some cases, a cost segregation study can be done for significant repairs and maintenance expenses associated with the property, resulting in more and immediate depreciation deductions.

A cost segregation study example for a multifamily property

Without cost segregation, tax rules allow multifamily assets to be depreciated over 27.5 years using a straight-line methodology. This means that depreciation expense is calculated by dividing the property’s basis by 27.5.

For example, you buy a multifamily unit for $1.2 million. Land is not depreciable and must be taken out of the purchase price. The engineer or qualified professional decides that the land is worth $200,000 and now your basis is $1 million. That can be divided by 27.5 to obtain $36,363 in an allowable depreciation write-off each year.

Using the cost segregation strategy, the owner can increase their allowable depreciation from roughly $36,000 to $55,000 by reclassifying their personal property, land improvements and building into 5-, 7- or 15year life.

• $100,000 of interior fixtures and finishes that can be depreciated over five years, providing $20,000 in annual depreciation expense

• $150,000 of interior fixtures that can be depreciated over seven years, providing $21,428 in annual depreciation expense

• $200,000 of land improvements that can be depreciated over 15 years, providing $13,333 in annual depreciation expense

Below are some examples of those components:

• Personal property: This category includes items such as furniture, carpeting, lighting fixtures and window treatments.

• Land improvements: This category includes items such as sidewalks, fences and docks.

• The building: The building’s components, such as the roof and plumbing systems, can be attributed to this category.

It should be noted that the above is an example for educational purposes only. An actual cost segregation study is performed by an expert with the required qualifications and expertise in that field.

Cost segregation can be an effective strategy to reduce tax liabilities and increase cash flow for those in the real estate industry. The accelerated depreciation allowed by these shorter building lives is what makes cost segregation so attractive, especially for those who own a significant amount of real estate. By claiming more depreciation up-front, the property owner can offset their income with these deductions, reducing their tax liability and increasing their cash flow. If you own real estate, it's worth considering a cost segregation study to maximize your tax benefits and improve your overall financial position.

Anya Smelek is the Marketing & Business Development Manager at The Ambrose Group. With 30 years of experience, The Ambrose Group has become a leader in the valuation of real estate, engineered Cost Segregations and tax consulting services. For more information, visit www.theambrosegroup.com or email asmelek@theambrosegroup.com.

40 ABODE July 2023 www.haaonline.org

Cost segregation can be an effective strategy to reduce tax liabilities and increase cash flow for those in the real estate industry. The accelerated depreciation allowed by these shorter building lives is what makes cost segregation so attractive, especially for those who own a significant amount of real estate.

The use of ChatGPT in the multifamily industry is becoming increasingly popular, with a growing number of property management firms adopting the technology to improve the tenant experience.

42 ABODE July 2023 www.haaonline.org

How ChatGPT could, and already is, adding value to the multifamily industry.

From MARCELINO “TITO" ESTRADA, CAS, One Source Realty Advisors

ChatGPT: Changing the Way We Work

The multifamily industry, which encompasses apartments, condos, and other residential communities, has seen a dramatic shift in recent years with the rise of technology. One of the most promising innovations is the use of artificial intelligence (AI) to improve operations, increase efficiency, and enhance resident experience. ChatGPT, a large language model developed by OpenAI, is at the forefront of this change, bringing added value to the multifamily industry in a number of ways.

The multifamily industry has been steadily evolving to keep up with the changing needs of its tenants. This “large language” model that can be programmed to interact with customers, answer their queries and provide support, among other things. The use of ChatGPT in the multifamily industry is becoming increasingly popular, with a growing number of property management firms adopting the technology to improve the tenant experience.

Improved Communication

One of the primary ways that ChatGPT is adding value to the multifamily industry is by improving communication between property managers and residents. ChatGPT can handle a variety of tasks, from answering common questions to addressing maintenance requests. This frees up property managers to focus on more complex issues, while providing residents with quick and efficient service.

ChatGPT can also provide real-time information about vacancies, pricing, and amenities, helping prospective residents make informed decisions about where to live. This type of on-demand service is increasingly important in a competitive rental market, where residents expect a high level of responsiveness from property management.

www.haaonline.org July 2023 ABODE 43

Image ©

| iStock

lerbank

by Getty Images

Enhanced Resident Experience

Another way that ChatGPT is adding value to the multifamily industry is by enhancing the resident experience. By providing personalized recommendations and tailored responses to inquiries, ChatGPT can help residents feel more connected to their community. For example, ChatGPT can recommend nearby restaurants, events, and attractions based on a resident’s interests and preferences. This type of personalized service creates a sense of belonging and can lead to increased resident retention.

Additionally, ChatGPT can be used to provide residents with virtual tours of available units, allowing them to view properties from the comfort of their own home. This is especially valuable in the wake of the COVID-19 pandemic, which has made in-person tours more difficult. Virtual tours provide a safe and convenient alternative, while also showcasing the property’s unique features and amenities.

Increased Efficiency

ChatGPT is also adding value to the multifamily industry by increasing efficiency. By automating repetitive tasks, such as answering common questions and scheduling maintenance requests, ChatGPT can save property managers time and reduce the risk of errors. This allows property managers to focus on more strategic initiatives, such as improving resident satisfaction and optimizing rent prices.

ChatGPT can also be used to monitor and analyze resident feedback, providing property managers with valuable insights into how to improve operations and increase satisfaction. By analyzing resident sentiment, ChatGPT can identify patterns and trends that might not be immediately apparent to property managers, allowing them to make data-driven decisions that benefit both residents and the bottom line.

ChatGPT can also help property management companies to reduce response times. By automating frequently asked questions, ChatGPT can provide instant responses to tenants, which helps to reduce the workload for customer service representatives. This frees up staff to focus on more complex queries and ensures that tenants get the information they need quickly.

Cost-Effective Solution

ChatGPT is a cost-effective solution for property management companies. It can reduce the workload for customer service staff, which helps to cut down on labor costs. Additionally, by automating responses to com-

mon queries, ChatGPT can help to reduce the number of calls and emails received by property management staff, which can reduce costs further.

Improved Accessibility

Finally, ChatGPT is adding value to the multifamily industry by improving accessibility. ChatGPT can be used to provide support for residents with disabilities or limited English proficiency, ensuring that everyone has access to the same level of service. For example, ChatGPT can provide voice-to-text or text-to-voice translation for residents who are deaf or hard of hearing, or who speak a different language.

In addition, ChatGPT can be used to provide 24/7 support, allowing residents to get help when they need it, regardless of the time of day. This type of on-demand service is especially valuable for residents who work odd hours or who have urgent requests outside of business hours.

Conclusion

In conclusion, ChatGPT is adding significant value to the multifamily industry by improving communication, enhancing resident experience, increasing efficiency, and improving accessibility. As the rental market becomes increasingly competitive and residents demand more personalized service, ChatGPT provides a powerful solution for property managers looking to stay ahead of the curve. By leveraging AI technology, property managers can provide a high level of service while also saving time, reducing errors, and improving resident satisfaction.

If you are not considering adding ChatGPT to your day-to-day operations, then consider that this entire article was written by ChatGPT AI.

Marcelino, or Tito as he is known by his close friends, grew up in multifamily and telecommunications. After serving in the United States Marines Corps., he began his career in 1997 with Cox Communications. He began his consulting career in 2018. One Source Realty Advisors was launched in 2019. From due diligence on acquisitions to portfolio reviews, from properly assigning service agreements to revenue audits, One Source Realty Advisors can do it all. Learn more about One Source Realty Advisors by visiting https://www.onesourcera.com.

44 ABODE July 2023 www.haaonline.org

A Counterpoint from the Source: “What are the downfalls of using ChatGPT?”

HAA’s Director of Rental Credit Reporting Tina DeFiore wanted to know how ChatGPT would answer for itself about it’s own shortcomings. Here’s what it had to say: While ChatGPT and similar language models offer significant advantages, there are also some potential downsides to consider. Here are a few of the limitations and challenges associated with using ChatGPT:

1. Lack of Contextual Understanding: ChatGPT does not possess true understanding or contextual knowledge. It generates responses based on patterns it has learned from vast amounts of text, rather than having genuine comprehension. As a result, it may occasionally produce incorrect or nonsensical answers that sound plausible but are factually inaccurate.

2. Sensitivity to Input Phrasing: The responses generated by ChatGPT can be sensitive to slight changes in input phrasing. Altering the wording of a question or prompt can sometimes lead to different or inconsistent answers. Users need to carefully phrase their queries to obtain the desired response.

3. Propensity for Biased or Inappropriate Responses: Language models like ChatGPT learn from the text available on the internet, which may contain biased or offensive content. Consequently, ChatGPT may inadvertently generate biased or inappropriate responses. While efforts are made to mitigate this issue, it is still a concern that needs constant monitoring and improvement.

4. Lack of Ethical Decision-Making: ChatGPT does not possess the ability to make ethical or moral judgments. It generates responses based solely on patterns it has learned and does not possess personal values or the ability to weigh ethical considerations. Users should be cautious when seeking guidance on sensitive or morally complex topics.

5. Limited Understanding of Nuance and Context: ChatGPT may struggle with understanding nuanced or ambiguous language. It can misinterpret jokes, sarcasm, or subtle cues, leading to responses that miss the intended meaning. Additionally, it may not adequately consider the broader context of a conversation, resulting in responses that appear out of place or irrelevant.

6. Inability to Provide Real-Time Information: ChatGPT's responses are based on pre-existing knowledge and do not reflect real-time information or updates. As a result, it may not have the latest data on current events, rapidly evolving topics, or specific industry developments. Users should verify and cross-reference information obtained from ChatGPT with up-todate and reliable sources.

7. Overreliance and Dependency: There is a risk of users over-relying on ChatGPT as a primary source of information. It is essential to remember that ChatGPT is a language model and not a substitute for human expertise or critical thinking. Users should use ChatGPT as a tool to supplement their own knowledge and judgment rather than relying solely on its responses.

8. Data Privacy and Security Concerns: Sharing sensitive or personal information with ChatGPT can raise privacy and security concerns. While OpenAI takes measures to protect user data, it is advisable to exercise caution when discussing confidential or personally identifiable information through the platform.

It's important to understand these limitations and use ChatGPT judiciously, acknowledging its strengths while being mindful of its constraints. Continued research and development aim to address these downsides and improve the capabilities of language models like ChatGPT in the future.

www.haaonline.org July 2023 ABODE 45

46 ABODE July 2023 www.haaonline.org

Having EV charging stations on your property will help you gain a competitive advantage and boost your appeal to a growing segment of residents.

By DAVID AARONSON, Refuel Electric Vehicle Solutions

Future-proof Your Property: Get Charging

It’s no surprise that property management teams are beginning to receive calls from potential residents asking if their property has electric vehicle charging stations. EV adoption in the U.S. is progressing far more quickly than expected and the multifamily industry is becoming well aware of this latest trend.

Houston is ranked as one of the major cities seeing a significant rise in registrations for electric vehicles, followed by several other cities in California, Arizona and Illinois. According to data from the Texas Department of Motor Vehicles Registration, around 23,000 electric vehicles were registered in Harris County as of January 2023. Building codes are being updated nationwide for new construction as the multifamily sector will provide a sizable portion of the EV charging infrastructure.

These updates may require developers to incorporate design plans to develop the infrastructure necessary to support EV charging stations. The good news is, unlike most items typically required by building codes, installing EV charging stations will provide property owners an opportunity to develop a new revenue stream and provide a positive return on the investment if done correctly. Deploying charging stations is also much cheaper if the property is under development with proper infrastructure plans set in place during the design phase.

www.haaonline.org July 2023 ABODE 37

Image © solarseven | iStock by Getty Images

Why Invest in EV Charging?

Until adopted building codes require all new developments to satisfy the future EV charging infrastructure demand, developers will continue to build projects with functional obsolescence, costing the prospective owners and investors millions of dollars to cure. The biggest impediment to widespread charging infrastructure availability on multifamily is cost. The costs associated with EV charging infrastructure include charging equipment, ongoing operation and maintenance costs, and installation costs needed to get power to the charging station sites. However, the benefits of installing charging stations on your property outweigh the initial costs.

The increasing demand for charging stations makes it a profitable investment that provides an accretive new revenue stream that can be underwritten into the property level pro forma returns, offsetting the up-front infrastructure cost. A common misconception is that residents can simply charge their EVs at a nearby public location. Yet 80% of EV charging happens at home, according to the U.S. Department of Energy. As a multifamily owner,

you know that resident retention is vital to the success of your property. Attracting or retaining just one resident justifies having charging stations available for your residents to use.

Renters have demonstrated a willingness to pay a premium over the electricity cost, generating additional income for the property owner. According to Multifamily Executive Magazine, more than 58% of renters are willing to pay more to live in a community with EV charging stations on site. If your property doesn't have this amenity, you'll lose EV-driving residents to a competitor that offers the convenience of recharging their car at home.

The Problem with Existing Properties

Despite mandatory building codes, the real issue is what to do with existing multifamily properties. To keep up with competition and demand, property owners must find ways to develop EV charging infrastructure.

Most multifamily properties were built without the electrical infrastructure to support the future EV charging station demand. According to the National Multifamily Housing Council, Texas had over 2.2 million apartment units by

the end of 2021. Based on the average number of parking spaces per unit and occupancy rate, more than three million vehicles are currently parked on multifamily properties in Texas.

Existing properties could incur hundreds of thousands of dollars in costs to upgrade their electrical infrastructure because they often have limited to no additional electrical capacity to supply electricity for EV charging stations. Older properties generally need electrical upgrades to support EV charging stations. As the industry is still in its infancy, most architectural and consulting engineering firms that developers traditionally look to for support do not possess the knowledge and experience to help address these issues.

Partnering with an outside firm with background knowledge in EV charging and commercial real estate is recommended. Property owners should also be wary of relying on manufacturers or vendors for advice because they generally lack a background in the multifamily industry. The primary goal of a manufacturer is to sell as many charging stations as possible to cover network fees, which may result in having an excessive number of stations.

48 ABODE July 2023 www.haaonline.org

Transitioning to Cleaner Energy Together

Multifamily property owners are beginning to receive more assistance in grants and rebates for EV charging stations. Various financial incentives are available that early adopters can apply for through utility providers and federal, state and local funding programs. You can apply to see if your property is eligible for these incentives to help alleviate the cost of installation.

Consumer preferences and major automobile manufacturers are also working in favor of EV adoption. Traditional automakers have added a variety of EVs to their lineups, with many more planned. For example, General Motors says 4050% of U.S. sales will be EVs by 2030 and that they aspire to sell only electric passenger vehicles by 2035.

Although the initial costs may seem intimidating, the inability to match the growth in charging infrastructure with the number of residents interested in owning an EV will negatively impact investor returns. There's no doubt electric vehicles are here to stay, and future-proofing your property to accommodate EV-driving residents comes with many benefits. Having EV charging stations on your multifamily property will help you gain a competitive advantage and boost your property's appeal to the growing segment of residents who have or plan to purchase an electric vehicle.

David Aaronson is the founder and CEO of Refuel Electric Vehicle Solutions (REVS), an EV charging consulting, management, installation and ownership company exclusively serving the multifamily industry. David founded REVS to help real estate owners capitalize on the impact the transition to electric vehicles will have on their properties. Prior to forming REVS, David enjoyed a successful career in the commercial real estate banking industry for over 40 years. During his tenure at Grandbridge Real Estate Capital and CBRE, David arranged debt and equity capital for commercial real estate investors and developers throughout the U.S. David is originally from Houston, TX, and graduated with a B.A. in Real Estate Finance from The University of Texas at Austin in 1980.

Want to see current and previous issues of ABODE online?

Go to http://issuu.com/haa_abode or go directly to this month’s issue at http://issuu.com/haa_abode/docs/abode _july2023.

www.haaonline.org July 2023 ABODE 49

with the right technology, you can increase productivity and streamline your daily tasks.

50 ABODE July 2023 www.haaonline.org

Boosting multifamily productivity with technology.

By CARL HANLY, CAS, KeyTrak

Tech Tips

Managing a multifamily property comes with a lot of responsibilities, from showing apartments to juggling resident packages to managing work orders. To make things more challenging, the industry is experiencing a recordhigh turnover rate of 33%, according to the National Apartment Association – 11% higher than the national average of 22%.

Between your ever-growing to-do list and the revolving door of employees, it might seem impossible to stay on top of your workload. But with the right technology, you can increase productivity and streamline your daily tasks. Here are four tech tips to help you do just that:

Use Mobile Apps

Mobile apps can be a game changer when it comes to improving productivity. Zippia research found that 93% of employees who own a smartphone and spend at least a third of their time away from their desks use mobile devices for work-related tasks. When employees work from their phones, managers and executives reported a 34% productivity increase.

In the multifamily space, there are plenty of opportunities to check things off your to-do list while away from your desk. For example, you can use your marketing partner’s app to update apartment listings and manage your online presence. When someone drops by for a tour, use your property management system’s app to check apartment availability on the spot. If you need to check out multiple keys at a time, your key control provider’s app can help you keep track of which key is which.

Adopt a Package Management Tool

Package management is a time-consuming task for multifamily professionals. In a National Multifamily Housing Council survey, data showed that the number of residents who receive three or more packages per

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month increased from 55% to 76% from 2019 to 2021 (the latest report available).

Adopting a package management tool can help streamline the process of managing these additional deliveries. Locker rooms and off-site storage facilities are two popular solutions, but they may not always be feasible. If you don't have the space for lockers or don't want to inconvenience residents by asking them to pick up packages off-site, consider a package tracking application that includes a handheld barcode scanner and digital signature capture pad. With this tool, you can easily scan packages when they arrive, and residents will receive a text or email notifying them when their package is ready for pickup. This way, you can streamline the process of managing additional deliveries, saving time and reducing frustration for both you and your residents.

Spend Less Time Switching Between Software

According to data from Cornell University, people spend an average of 36 minutes per day switching back and forth between software applications, and it takes almost 10 minutes to regain focus after each switch. To minimize the time you spend switching between applications, try these tips:

• Use a single tool for multiple tasks. For instance, if your employees are already using an electronic key control system, consider using it for other tasks such as clocking in and out, managing work orders and tracking resident packages. By having all of these features in one platform, your team can save time by not having to switch between different tools.

• Synchronize data. By sharing data between different platforms (like your property management and electronic key control systems), you can maintain current information on key availability, resident contact details and more. For example, if a resident picks up a package, the package tracking information can be automatically updated in your property management platform. By synchronizing data, your team can avoid manually updating information across different platforms, which can be time-consuming and error-prone.

• Automate reports. Schedule reports to be emailed to you so you don't have to log into a specific application every time you need to run or review a report. For instance, you can set up automatic reports to track key usage, resident move-ins and move-outs, and maintenance requests. By automating reports, your

team can save time and focus on other important tasks.

By following these tips, you can reduce the number of times you switch between applications and increase your team's productivity. Additionally, using technology to streamline your workflows can help reduce errors and improve the resident experience.

Upgrade Your Manual Key Logs

If you're still using an outdated key management method like a pegboard and manual logbook, it's time to upgrade to an electronic key control system. These systems automatically record key checkout and check-in details, eliminating the need for manual logging. Additionally, with automatic text or email alerts and alarms, management will spend less time monitoring key activity. By having a reliable record of who used which keys and why, you’ll reduce your property’s liability.

If you have smart locks, you can even program fobs and store them in the system to avoid the need to reprogram fobs every time you need access to certain apartments.

As a multifamily professional, you have a lot on your plate, but technology can help. By adopting a package management tool, using mobile apps, minimizing app switching and using electronic key management, you’ll see a big difference in your day-to-day workload.

Carl Hanly is a regional manager with KeyTrak Inc. He specializes in helping multifamily housing, student housing, military housing and corporate housing clients conveniently minimize risks associated with managing their resident keys. He has received his Certified Apartment Supplier (CAS) accreditation from the National Apartment Association (NAA) and has completed NAA’s Leadership Lyceum training. He is actively involved with the NAA National Supplier Council.

Sources:

https://www.naahq.org/great-resignationchallenge

https://www.zippia.com/advice/cell-phonesat-work-statistics/

https://www.nmhc.org/researchinsight/research-report/nmhc-grace-hillrenter-preferences-survey-report/

https://assets.qatalog.com/language.work/qat alog-2021-workgeist-report.pdf

52 ABODE July 2023 www.haaonline.org

Do you really know your applicant?

Comprehensive applicant screening tools available today can uncover financial and criminal background information. Proper screening can also reveal identity fraud issues, including stolen and fabricated identities, which may result in costly problems. Comprehensive screening using Rental Credit Reporting can also tell you who hasn’t paid rent, who has broken leases and who has received their deposit refund.

RCR provides Houston’s apartment industry with the most effective rental credit reporting tool available. RCR was established in 1977 to solve screening problems HAA founders felt plagued the local apartment industry. 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.

The Houston Apartment Association’s Rental Credit Reporting and SafeRent Solutions have partnered to offer numerous searches in one bundled report with immediate and unlimited inquiry access.

To subscribe or to learn more, call RCR at 713-595-0300, email rcr@haaonline.org or visit www.haaonline.org.

a service of in partnership with

54 ABODE July 2023 www.haaonline.org

How to up your property’s engagement and reach on Instagram.

By ASHLEY TYNDALL, Chief Relationship Officer at Swifty

Get with the Gram

With over 95 million posts created daily on Instagram, users are inundated with content, making it challenging for properties to be visible. For apartment communities, Instagram is a great platform that allows them to showcase the neighborhood, city and property visuals. Nonetheless, increasing reach and engagement on Instagram is difficult.

To interrupt the habit of scrolling aimlessly, you should create content that is eye-catching.

Instagram Marketing Tips for Apartments

The number of social media users globally grew 10.1% in January 2022 to 4.62 billion. In comparison, January 2023 saw a modest 3% growth of +137 million users. And a significant percentage are the target demographic for many apartment communities nationwide. Instagram, like Facebook, prioritizes resident engagement, making it an ideal platform for showcasing the personality of your community through picture and video-sharing. With a variety of formatting options available, including photo and video editing tools, Instagram provides a highly interactive and visually-rich social media experience.

Whether you want to highlight the luxurious amenities of your property, promote community events or share local hotspots, Instagram marketing provides a range of options to engage and inform your residents. And with its mobile-friendly design, Instagram is an ideal platform for quick and easy scrolling, ensuring that your content reaches and resonates with your audience.

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iStock by Getty Images

1. Post relevant content that caters to your audience.

When it comes to creating posts, make sure they are relevant and interesting to your followers. You don’t want to be too salesy or post content that isn’t useful. Showcase what makes your property unique and highlight the features of living in your community. You can also post fun content related to your area or share resident stories.

2. Publish high-quality images and video.

On Instagram, aesthetics are just as important as captions, if not more so. Your feed, profile image, daily posts and Stories should all have a consistent look and feel that reflects your brand. Consider the overall aesthetic you want to achieve, whether it’s a luxurious or bright and white feed, and whether your images should match your brand colors.

To achieve this, work with a digital marketing agency, graphic designer or social media specialist to create a strategy that includes consistent filters for all your images. Additionally, make sure to only use high-quality, clear images that showcase your property in the best possible light. Fuzzy, cluttered or unprofessional images can quickly turn off potential residents and result in lost followers.

3. Use hashtags and tag other accounts.

Include hashtags in your posts as it will make them easier to find, both now and in the future. You can use hashtags related to your product, city or industry that are relevant and reach a broader audience. You can also tag other accounts that are related to your post. This will help increase visibility and build relationships with other local businesses.

4. Promote your resident events and property features.

When it comes to your everyday resident communications, consider how can you create visual interest. Are you opening the pool this weekend? Share an armchair view! Are you prepping for a resident event? Show them! Are there cupcakes in the lobby or amenities your residents are not taking advantage of? Make sure you’re sharing the imagery.

Before you start, however, make sure you know what tone or personality you want to convey and which property features you want to highlight.

5. Don’t forget about Instagram Reels.

As one of Instagram’s newer features, Instagram Reels is quickly gaining ground. Reels allow users to create 15- to 60-second videos and share them on the app. The main benefit of Reels is an extended

reach and brand awareness, as these are posted into an easily discoverable feed.

Reels are featured on the Explore page, offering properties the ability to have their content seen by people beyond their followers. Instagram has placed a strong emphasis on Reels in its latest algorithm, which means its generally easier to reach a wider audience with Reels versus static images. What does this all mean for your property? That it’s time to find a trending Reels sound and get creative with your content!

6. Engage with your residents.

With millennials and Gen Z as the most active user base on Instagram, multifamily properties should consider how they can use the platform to create opportunities for engagement and content creation. Inviting your residents to participate in an Instagram contest is perhaps the simplest way to do so.

Create a call-to-action for your residents to submit pictures: “Share your poolside pictures this month for a chance to win a gift card!” Offer an incentive for participation. Establish a timeline. This achieves a number of goals – people engage with your page, residents are creating content for you so you are not constantly looking for photos to snap, conversation and interest is sparked so people will continue to keep up with your page. It is a win all around.

Keep in mind that when participants share pictures of your property on Instagram, those photos also appear on the newsfeed of their followers. A well-planned Instagram marketing contest has great potential to generate awareness of your property to relevant audiences. The Instagram platform presents several opportunities for marketing your multifamily property, you just have to think visually.

Make Instagram Your Second Leasing Office

Instagram marketing is about more than just scheduling out some posts and letting it be. To get the most out of your efforts, you need to use it as another leasing tool for your property. Your Instagram should inform, engage and delight your residents – enough so that your prospects not only want to follow you but also want to schedule a tour to learn more about your property.

Ashley Tyndall is Chief Relationship Officer at Swifty. Swifty is changing the lives of property owners and managers with the easiest and most affordable multifamily marketing platform. You can now turn more leads into leases in less time and reduce the stress on your team.

Visit https://beswifty.com/AAGHOU for details.

56 ABODE July 2023 www.haaonline.org

Instagram, like Facebook, prioritizes resident engagement, making it an ideal platform for showcasing the personality of your community through picture and video-sharing.

Advertising in ABODE magazine can grow your market reach, engage potential clients, and build the trust of your target audience. Print advertisements tell the readers more about what you do and keep you top of mind! with

GROW YOUR BUSINESS

ABODE!

Email Amanda Sherbondy at asherbondy@haaonline.org to find out more! Space is limited!

On the Road with HAA

Pasadena Region Meeting

Wednesday, May 31

On the Scene with the

NEXT Professional Breakfast

Wednesday, May 31

at the HAF Education Center

Sponsored by American Fire Systems and. Rent.

HAA's executive leadership joined NEXT to network and share their knowledge and advice for young professionals.

MEET THE NEXT GENERATION OF HAA LEADERSHIP.

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

HAA NEXT 60 ABODE July 2023 www.haaonline.org

1 1 2 2

Did you know HAA has a YouTube Channel? Just Click on HAATV The Houston Apartment Association’s YouTube Channel features a wealth of information on legislation, education, HAA history and much more! Catch up with HAA General Counsel Howard Bookstaff for The Legal Lowdown featuring guidance on hot legal topics affecting the multifamily industry. See lots of educational videos and seminars recorded to watch at your convenience. Check out our videos of members networking at past events and historic moments. Subscribe to our YouTube channel HAATV to get notices of new content. Subscribe today at https://www.youtube.com/HAATV

OWNERS

1901 Palm Realty LLC

Michael Puderbeutel

181 S Franklin Ave #300 Valley Stream, NY 11581

(917) 658-8854

1901 Palm Realty LLC - The Retreat

American Homes

Gloria Garcia

280 Pilot Road

Las Vegas, NV 89119

(346) 902-0618

American Homes - Single Family Units

D & D 3 Real Estate

Darla Vazquez

12002 Dogwood Mountain Road

Houston, TX 77066

(864) 777-0802

Darla Vazquez Properties

Home Run Management

Sue Revils

101 S Commerce St

Baytown, TX 77520

(281) 837-3569

Bay Park Apartments

LP Roundhill LLC

Samantha Albert

601 Cypress Station Drive

Houston, TX 77090

(281) 537-5863

Roundhill Townhomes

MPM-TX LLC

Kaylin Verret

PO Box 80064

Lafayette, LA 70598

(337) 456-4690

The Cottages at Buckshot Landing

Robertson Homes

Kevin Robertson

13519 Thessaly

Universal City, TX 78148

(425) 753-1583

Robertson Homes - Properties

Top One Investments LLC

Havan Le

9597 Jones Road #967

Houston, TX 77065

(832) 657-3774

Top One Investments LLC - Properties

SUPPLIERS

1st United Construction LLC

Raul H. Quintanilla

1149 Brittmoore

Houston, TX 77043

(713) 467-0830

Construction Mgmt - Consultants

Arborworks TX

Arthur Maxwell

PO Box 199

Lillian, TX 76061

(713) 204-8660

Arborists, Tree Services, Trees

Referred by Shaun Callaway, CAS

Assurance Electric LLC

Jimmy Pouncey

14017 Hatfiled Road

Pearland, TX 77581

(281) 997-2512

Electric Contractors, Electric Vehiclecharging Docks

Atlas Trash Caroline Ferguson

15814 Champion Forest Drive PMB230 Spring, TX 77379

(832) 260-5181

Trash Service - Valet, Trash Hauling

Referred by Candis Mohr, CAS

Community Roofing Texas

Travis Kelley 10015 Moorberry Lane

Houston, TX 77080

(214) 997-4016

Roofing Contractors, General Contractors

Referred by Brittany Moore

FGI Industries

Ami Patel

906 Murry Road

East Hanover, NJ 07936

(973) 463-7126

Foxen

Jeff Dussair

27910 Heritage Stream

Katy, TX 77494

(832) 752-6666

Insurance, Credit Reporting Agencies

Referred by Amanda Walker, CAM

Long Point Roofing

Larry D. Kolb, II

7807 Long Point Road #323

Houston, TX 77055

(713) 540-6778

Roofing Contractors, Roofing Consultants

Mandalay Construction LLC

Lamont Sampson

405 Main St #700

Houston, TX 77002

(832) 303-0057

General Contractors, Construction

Mgmt - Consultants

Optimized Waste Removal LLC

Micah Stateson

3131 W Bolt St #B27

Fort Worth, TX 76110

(833) 832-6697

Trash Service - Valet, Recycling Services

Republic Services

Aaron Fairbanks

8101 E Little York Road

Houston, TX 77016

(832) 427-8919

Garbage Collection, Trash Hauling

SkillCat

Ruchir Shah

5925 Almeda Road #12018

Houston, TX 77004

(401) 965-2498

Online Training - Web-based Courses, Online Training - Online University

Southtex Asphalt Services

Brandon Leone

PO Box 23097

Houston, TX 77228

(713) 673-7582

Asphalt & Asphalt Products, Concrete Repair

Referred by Liz Macias

Sutton AC Contractors LLC

Roxanne Rodriguez

7700 Wright Road

Houston, TX 77041

(713) 913-1947

A/C Contractors, A/C Systems

Cleaning, Air Duct Cleaning, A/C Supplies & Parts

Teal Systems

Shellie Natho

735 Buffalo Run

Missouri City, TX 77489

(866) 637-0100

Boilers - Distribution & Mfg, Chill Water Equipment

•

Tree Care Inc

Taylor Richardson

106 S Market St

Brenham, TX 77833

(713) 850-8466

Tree Services, Trees

Urban Design Constructors

Johnny Craig

800 Rockmead Drive #136

Kingwood, TX 77339

(281) 318-9515

Painting Contractors, Concrete Contractors, Remodeling & RepairBuilding Contractors

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

Welcome Mat Introducing HAA’s NEW MEMBERS

62 ABODE July 2023 www.haaonline.org

Results of TAA/HAA Supported Legislation

House Bill 2035 by Rep. Shelby Slawson/Senate Bill 986 by Senator Brandon Creighton: The eviction process should be uniform across Texas. A patchwork of local requirements creates confusion and unintended consequences. Justices of the Peace follow state law and court rules in eviction proceedings and cities have no defined role. However, some cities have recently tried to intervene by passing ordinances that prolong the process.

For example, the City of San Marcos currently has a 90-day notice before you can file an eviction. HB 2035 and SB 986 would have prohibited cities from imposing their own notice requirements outside of state law.

Result: Did not pass, but were amended onto another bill. These bills fell victim to legislative timelines that are meant to kill bills not pass them. That said, TAA staff and lobbyists were able to amend the language from these bills onto HB 2127, which is an omnibus city preemption bill. Cities will no longer have the authority to enact ordinances or policies on things that they are not expressly given power to do so by the state. This bill was signed by the Governor and is effective September 1.

House Bill 2457 by Rep. J.M. Lozano/Senate Bill 767 by Senator Tan Parker: City fees fund essential services but stakeholders – and sometimes even council members – are often not aware of new or increased fees until after they have been adopted. These

bills would increase transparency when cities are considering increasing fees in city budgets.

They would require a fee schedule of new/increased fees to be included on the city budget’s cover page – similar to requirements cities already meet when proposing new property tax rates. It would also require a separate vote by the city council to approve the use of the revenue raised by the new or increased fees, and will allow interested parties to register for email notification about proposed new/increased fees.

Result: Did not pass. This bill fell victim to another legislative tactic called a Point of Order which can be a technicality in the way a sentence is written, how something was filed in a committee, whether witness was listed correctly, etc. This was the third time these bills had been filed and we can expect them to be filed again next session.

House Bill 4057 by Rep. Mano DeAyala/ Senate Bill 2147 by Senator Joan Huffman:

The City of Houston recently created conservation districts in six pilot Houston neighborhoods. These districts will regulate many of the same items found in deed restrictions and potentially circumvent existing state law on the creation of deed restrictions by allowing 51 percent of property owners to implement newly created regulations without a property owner opt-out provision.

These bills will afford property owners in a City of Houston conservation district the same right found in state law for newly created deed restrictions by providing for a one-year time period to opt out of the conservation district. Result: Passed. These were bills supported

and worked on by HAA staff. HB 4057 was signed by the Governor and is effective immediately.

House Bill 2071 by Rep. Jacey Jetton/Senate Bill 1278 by Senator Paul Bettencourt:

A Public Facility Corporation (PFC) can be created by a municipality, county, school district, housing authority or special district for the purpose of creating affordable housing. According to statute, a PFC is exempt property taxes if at least half of units in the development are reserved for households earning less than 80% of the area median family income.

Some elected officials and government entities questioned these properties being removed from the tax rolls for up to 100 years. These bills were filed In an effort to add guardrails and transparency to the PFC process to satisfy those concerns.

As written, the bill limits property tax exemptions to 30 years for properties that are acquired and transitioned to PFCs and 60 years for new construction, increases the affordability provisions to require 10% of units at 60% of AMI and 40% of units at 80% of AMI, will require city council approval, if located in the city, or county approval if in unincorporated area, and regular audits done by a third party.

Result: Passed. Passed and effective immediately. HB 2071 passed both the House and the Senate prior to being sent to the Governor. The Governor had until June 18 to either, sign, veto or let it become law without his signature. Governor Abbott chose to let his veto period expire without taking any action resulting in the bill becoming law effective immediately.

Legislative, continued from Page

www.haaonline.org July 2023 ABODE 63

BRANCH OUT! RECRUIT FOR

Honorary Life Members

HAA! Join the Go-Getters to help grow your association, network and your designer handbag collection. THE GO-GETTERS ARE THE BACKBONE members, the Go-Getter Club helps both new management and supplier companies and the association grow for the future. To join the club and get going on recruitment, see online at Membership Department at members@haaonline.org. The Go-Getters HAA’s MEMBERSHIP RECRUITERS 64 ABODE July 2023 www.haaonline.org

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 Check the Go-Getters Corner for more information. June 15 September 21 December 14 Visit www.haaonline.org/gogetters for more information. Monica Gracia DayRise Residential Matthew Nunn Capital Construction 2023 Chairs: Join our Quarterly Meetings! Be the top recruiter for the year and you could win a genuine NEW Louis Vuitton GraceFull PM Tote! Every new member you recruit this year earns you a chance to be entered into a drawing to win this LV bag at the Holiday Go-Getter Meeting on December 14! (Must be present 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!

Branch Out!

Get rooted in HAA! Grow your knowledge and your network with these FREE informative online orientation sessions in 2023. Learn about member beneﬁts and how to get involved with your HAA.

New Supplier

Orientations with the HAA Product Service Council via Zoom

10 a.m. to 11 a.m.

July 5

August 2

September 6

October 4

November 1

December 6

Owner/Management

Orientations with the HAA Past Presidents Council via Zoom

12:30 p.m. to 1:30 p.m.

July 12

September 14

December 6

For more information, contact members@haaonline.org and visit www.haaonline.org

Dates are subject to change

OUR SUPPLIER NETWORK

Ambassadors raise money for one of HAA’s chosen charities while networking.

Mark your calendars and join us!

Ambassador ONE Society meetings:

July 5

August 2

September 6

October 4

November 1

The meeting spot is Kirby Ice House, 1015 Gessner Road, Houston, Texas 77055.

Photo below: “ONE of the Month” Jorge Portillo, G.O. Plumbing Services, with 212 points. Crystal Varela was second with 52 points and Robert Barton was third with 50 points.

Ambassador ONE Society members with at least 10 points, ranked by points earned:

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.

The Ambassador ONE Society HAA’s WELCOMING COMMITTEE 66 ABODE July 2023 www.haaonline.org

Jorge Portillo Houston Colors 578 Dillon Brown Real Floors and Arbor 556 **Crystal Varela Century A/C Supply 258 Josalynne Williams FFH Inc DBA Liberty Builders 208 **Giovanna Gone Century A/C Supply 187 Bridget Angulo Greenlogic Lighting & Electric 166 **Susan Alvarado Century A/C Supply 148 **Tammy Broadway American Fire Systems, Inc. 100 Anisa Rodriguez Greenlogic Lighting & Electric 94 **Xochitl Flores Church Pool Services 78 **Amanda Kelly Brandt Electrical A/C & Heating Services 76 Kyle Turney Clozzits 56 Robert Barton Southern Ice Cream 52 Adoteh Joseph Akue Redevelopment Services 44 Michelle Smith Fire Reconstruction Inc 44 Brett Hebert Magna Pest 42 Mallory Hess Century A/C Supply 36 Krysta Chacon BG Multifamily 32 Chris Bell Greenlogic Lighting & Electric 29 Tyler Jones Jenkins Restoration 28 **Tracey Leach-Moore Flooring Warehouse 24 Ashley Wiggin Infinity Power Partners 24 Ruben Perez ATI Restoration 24 Ignacio Perez Tx Elite Roofing Services LLC 18 Grace Schaper All Dry Services 14 Ambassadors earn points by sharing leads, making introductions and visiting communities to promote HAA events and news.

Team photos at left, from top:

First place – You Already Know with 348 points

Second place – Super Suppliers with 78 pointss

Third place – Bee HAAppy with 42 point

www.haaonline.org July 2023 ABODE 67

68 ABODE July 2023 www.haaonline.org

www.haaonline.org July 2023 ABODE 69

Portfolio Changes

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

• Allied Orion Group: Willow Green, 336 units at 8301 Willow Place Drive, and Territory at Williams Way, 300 units at 5131 Williams Way in Richmond.

• AMC LLC: Glenwood Apartments, 60 units at 9255 W Sam Houston Pkwy; Dover Point, 168 units at 14445 Wallisville Road; and Coventry Park, 128 units at 9401 Coventry Square Drive.

• Asset Living: Las Palmas, 182 units at 12550 John F Kennedy Blvd; Adora at Rosehill, 336 units at 20102 Cypress Rosehill Road in Tomball; Woodside Manor Senior Community, 220 units at 219 N Loop 336 E in Conroe; and Capri Villas at the Lake, 168 units at 425 McCaleb Road in Montgomery..

• Blue Roc Premier D/B/A Blue Stone Premier and BR Premier Properties: The Park at Vittoria, 248 units at 12221 Fleming Drive; Park at Monza, 301 units at 1601 Garth Road in Baytown; The Park at Bellagio, 200 units at 100 Creekwood Landing Drive in Clute; and The Park at Aviano, 308 units at 2500 E James Ave in Baytown.

• Brookfield Properties Multifamily: Bellrock Market Station, 329 units at 24002 Colonial Pkwy in Katy.

• Centra Partners LLC: Fountains at Champions, 56 units at 14827 Mittlestedt Champions Drive.

• Devonshire Real Estate & Asset Management: Shadow Creek, 296 units at 7500 Pinemont Drive, and Ashford Park, 180 units at 2700 S Dairy Ashford Road.

• FDI Management Group LLC: Kensington Place Apartments, 216 units at 711 FM 1959 Road.

• Grace Management Inc: The Lakes at Woodhaven, 115 units at 2310 Riverway Drive in Conroe.

• Greystar: Woodland Park, 288 units at 2700 Woodland Park Drive; Oak Crest, 364 units at 12025 Richmond Ave; Prose Deerbrook, 336 units at 19815

Kenswick in Humble; Birchway Perry Road, 462 units at 13611 Perry Road; and Filament, 362 units at 11109 Signal Way in Stafford.

• LP Roundhill LLC: Roundhill Townhomes, 134 units at 601 Cypress Station Drive.

• Magnolia Property Company: The Lofts at Pine Market, 50 units at 920 Pine Market Ave in Montgomery.

• Michaels Management Affordable: Havenwood Place, 64 units at 600 Hickerson St in Conroe; Lake Jackson Manor, 100 units at 120 Garland Drive in Lake Jackson; and The Park at Clear Creek, 76 units at 111 Clear Creek St in Hempstead.

• Mill Creek Residential Trust: Modera Waugh, 392 units at 716 Waugh Drive, and Beckett Cottingham, 360 units at 13958 Cottingham St.

• Mosaic Residential Inc: Fidelis Cypress Creek, 350 units at 20634 Longenbaugh Road in Cypress.

• MPM-TX LLC: The Cottages at Buckshot Landing, 129 units at 33455 Buckshot Lane in Magnolia.

• ParaWest Management: Los Jardines, 36 units at 3511 Eastex Fwy #36, and Columns on 59, 104 units at 2828 Collingsworth St.

• Peak Residential: Shenandoah Woods, 232 units at 4250 W 34th St, and Aspenwood, 208 units at 2121 Pech Road.

• Q10 Property Advisors: Waterford Grove Apartments, 546 units at 3125 Crestdale Drive.

• South Tri Management LLC: Element Apartments, 286 units at 400 Greens Road.

• TBD Management LLC/Wan Bridge Group: Bluewater at Balmoral, 92 units, 12400 Greens Rd Unit 1A in Humble.

• TPI Asset Management LLC: Brazosview Terrace Apartments, 40 units at 2820 Richmond St in Needville, and Town Square Apts, 92 units at 1123 Witter St in Pasadena.

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

The Buyer’s Guide is online!

Simply search for a member by name or category to find the most up-to-date HAA supplier member listings. You can contact the companies directly or use our “Request for Information” tool. It's quick and easy!

www.haabuyersguide.com

70 ABODE July 2023 www.haaonline.org

2023 HAA Education Conference & Expo Exhibitor Contests and Drawings Winners

Congratulations to Nadab Contreras, SWS Apartment Homes LLC, for winning a Yeti Tundra Haul Wheeled Cooler from Matrix Construction Services

Congratulations to Denise Mcinturff, Greystar, and Liz Macias, Tarantino, the winners of $100 VISA gift cards from Servicemaster Recovery Management.

The National Apartment Association has announced J Turner Research as a winner of the 2023 NAA Top Employers Awards, which recognize member organizations that foster cultures of collaboration, innovation and hard work.

In the News www.haaonline.org July 2023 ABODE 71

Congratulations to Gemstar Construction Development on their 40th Anniversary. The Park on Napoli held their grand opening on May 25. The 239 unit property is managed by RPM Living.

On the Scene Photos by MARK HIEBERT, Hiebert Photography

All Stars Sports Challenge

Friday, May 5 at Bear Creek Park

HAA member teams competed in the 2023 All Stars Sports Challenge and raised $22,880 for the YMCA Apartment Outreach Program and kids in the program attending the summer camp.

Thanks to our sponsors: AAA Plumbers, A-Affordable Roofing Co., American Fire Systems, Apartments.com, Apple Termite and Pest Control, Green City Security, HD Supply, Hire

Priority Staffing & Executive Search, The Liberty Group, Precision Appliance Leasing, Rasa Floors, Real Floors Inc. and Surface Experts

Congratulations to our winning teams:

1st Place Dixie Carpet Installations

2nd Place Greystar 2

3rd Place Francis Property Management 1

Thank you to all the teams for their support:

Dixie Carpet Installations

Abbey Residential Services Inc.

Allied Orion Group

American Communities

American Landmark

Arborworks TX

Ashford Communities

Axiom Residential

BH Management

Century A/C Suppy

Cotton Commercial USA Inc.

Disrupt Management

EPICHTX Construction

Ferguson Facilities

Supply

Foresight Asset Management

Francis Property Management

FSI Construction

Gambit Construction

Gemstar Construction Development

GreenLogic Lighting & Electric

Greystar

Guardian Construction

HD Supply

La Salle Landscaping & Tree Service

Lowes Pro Supply

New Hope Housing Inc.

REEP Management

SMI Realty Management

Southern Ice Cream

Summit Property Management

TAM Residential

Texscape Services

Valet Living

Westdale Asset Management

For more photos, visit the photo galleries on the home page at www.haaonline.org.

72 ABODE July 2023 www.haaonline.org

www.haaonline.org July 2023 ABODE 73

On the Scene Photos by MARK HIEBERT, Hiebert Photography

74 ABODE July 2023 www.haaonline.org

All Stars Sports Challenge

www.haaonline.org July 2023 ABODE 75

SOLEA CINCO RANCH

The 2022 HAA Honors Awards recipient for Senior Living.

Property: Solea Cinco Ranch

Owner/Management: Sparrow Living

Location: 25500 Westheimer Pkwy Katy

Units: 150

Built: 2019 Web: https://sparrowliving.com/soleo/cinco-ranch/

Interesting features:

When you walk into Solea Cinco Ranch the personal touches will catch your eye. The Sparrows Design Team beautifully decorated Solea Cinco Ranch which extends beyond the office and into the clubhouse, homes and every nook and cranny on the property.

Solea Cinco Ranch has a wide range of amenities for their residents. These include a fitness center, pool area with outdoor grills, craft room, library, theater room, pet park and community garden. Garages, carports, and storage units are also available for residents to rent. You can also spend time in the large clubhouse onsite that has a coffee bar inside. The residents at Solea have a wide array of activities to choose to participate in, with over 30 offered per month. And with the community in mind, Solea Cinco Ranch makes donations and raises money for Katy Christian Ministries.

Congratulations Solea Cinco Ranch!

Site with ABODE Photos provided by Sparrow Living

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

76 ABODE July 2023 www.haaonline.org

Your Vote Matters

The HAA PAC participates in local and state political campaigns, helping candidates who support the apartment industry and its supplier businesses. Strengthen your voice by joining us.

You can participate in the HAA PAC on several levels:

Steering Committee • $1,500

• Receives all of the benefits of trustee, and

• One vote for every $500 contributed.

• Sets the agenda for the HAA PAC.

• Acts as the PAC Board of Directors.

• Invitations to Steering Committee Meetings held three to four times per year.

Trustees • $500

• Benefits listed below, and

• An individual vote on HAA PAC decisions.

• Invitations to special events and meetings with legislators, including elected officials receptions.

Century Club Members • $125

• Benefits listed below, and

• Group voting rights, though their Century Club Representative.

Non-Voting Century Club Members • $100

• Attend all regular HAA PAC functions at member pricing, but has no voting privileges.

• Members are recognized in the October issue of ABODE magazine.

dollars to keep that voice strong. Past Advocacy Wins

The Houston Apartment Association Political

•Savedyou$5.5millioninmandatorycarbon monoxidealarmretrofittingrequirements

Action Committee is our industry’s voice in

government. We need your participation and

•Blockedannualsignedfireself-inspection requirements

•Protectedpropertiesfrombeingforcedinto participatinginSection8program

•EnsurenewCityofHoustoncodecontained revisionssoughtbyHAAmembersElections Affecting Multifamily

•OtherCountyOfficialsand SurroundingCityElections

••CongressionalSeats TexasLegislatureRaces

••HarrisCountyJusticeofthePeace&Constables CityCityofHoustonMayoraland CouncilElections

To join the HAA PAC, make your non-corporate check payable to HAA PAC. By law, we cannot accept corporate checks. Funds are not tax-deductible.

I am a: _____Owner Member _____Supplier Member and YES! I want to invest in the HAA PAC as (check one):

_____Non-Voting Century Club $100 _____Voting Century Club $125 _____Trustee $500 _____Steering Committee $1,500

Name: ________________________________________________________________________________________________________________________

Company: ______________________________________________________________________________________________________________________

Address: _____________________________________________________________________________________________________________________

Phone: _____________________________________ Email: ___________________________________________________________________________

Home Address: ______________________________________________________________________________________________________________________

Please note relationships with any elected officials: _________________________________________________________________________

If paying by credit card (please select): AMEX_____ Visa______ Discover_______ MasterCard_______

Number:__________________________________________ Expires:________ CSC:____Name on card:_______________________________________

I was referred by _____________________________________________________________________

_______ Sign me up for FAST TRACK! For an additional $90, guarantee your place at the table and save time too. You will automatically be pre-registered and paid for a minimum of four luncheons, with your badge waiting for you at the door. You must also join the PAC at a minimum of $100 to participate in Fast Track. The $90 Fast Track payment can be made with corporate funds.

Paid for by HAA PAC, Casey Watts Morgan, Treasurer. For more on HAA PAC, visit www.haaonline.org/haapac

Return form to mpolston@haaonline.org, fax to 281-582-1520 or mail your payment to: HAA PAC, 4810 Westway Park Blvd., Houston, Texas 77041. For more information contact HAA PAC at 713-595--0302 or mpolston@haaonline.org.

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.

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_july2023. A/C Supplies Century A/C Supply 10 281-530-2859 www.centuryac.com Appliance - Leasing Precision Appliance Leasing 44 844-566-1212 www.precisionapplianceleasing.com Attorneys The Dick Law Firm 69 832-LAWYERS www.dicklawfirm.com Carpet Installation Dixie Carpet Installations 15 281-261-6334 www.dixiecarpet.com Texas Southwest Floors 70 800-719-4321 www.texasswfloors.com Collection Agencies Alexander-Rose Associates Inc. 71 713-644-4441 www.alexanderrose-inc.com Electric Contractors Affordable Quality Electric 13 713-695-5992 www.acuityelectric.com Brandt Electrical A/C & Heating Services 29 281-693-3383 www.brandtelectrical.com Fire/Water Damage Restoration PuroClean 69 281-916-2002 www.puroclean.com/pss-tx Foundation Repair Church Foundation Repair 41 713-468-8400 www.churchfoundationrepair.com General Contractors Camp Construction Services Back Cover 713-413-2267 www.campconstruction.com Cotton Commercial USA Inc. 14 877-511-2962 www.cottongds.com Gemstar Construction & Development 1 281-821-1195 www.gemstarconstruction.com Guardian Construction 25 832-672-4196 www.guardianconst.com MultiFamily Services 70 713-266-9100 RENCON Inside Back Cover 713-666-3636 www.rencon.com Glass – Plate, Window, Etc. Ameristar Screen and Glass 49 713-683-6767 www.ameristarglass.com Landscape Contractors Outdoor Elements 45 713-955-0990 www.outdoorelementstx.com Texscape Services 52 281-846-3779 www.texscapeservices.com Laundry Equipment & Supplies Scott Equipment 49 713-686-7268 www.scott-equipment.com Movers Ameritex Movers 2 713-484-MOVE www.stressfreemove.com Paint Behr Paint 27 800-431-3000 www.homedepot/proxtra.com Personnel Agency ASAP Personnel 71 972-432-6667 www.asapdo.com Plumbing Contractors AAA Plumbers 5 713-462-4753 www.aaaplumbers.com Resident Screening Service SafeRent Solutions Inside Front Cover 888-297-8821 www.saferentsolutions.com Screens Ameristar Screen and Glass 71 713-683-6767 www.ameristarglass.com Swimming Pool Service Poolsure 12 800-858-POOL www.poolsure.com HAA Products & Services Rental Credit Reporting 53 713-595-0300 www.haaonline.org/rcr

78 ABODE July 2023 www.haaonline.org Index of Advertisers By CATEGORY 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. TARGET QUALIFIED LEADS www.haaonline.org jobs@haaonline.org 713-595-0300 www.haaonline.org

MarketLine By BRUCE MCCLENNY, Senior Director of ApartmentData from MRI Software www.haaonline.org July 2023 ABODE 79

Thanks to our members, staff and local community for coming out in support of HAA’s Blood Drive on Thursday, June 15 at the Houston Apartment Foundation Education Center.

Back Page with News from around the COMMUNITY 80 ABODE July 2023 www.haaonline.org

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

ABODE July 2023

changing the way work.

CONTENTS

ON THE COVER 42

FEATURES & PHOTOS

COLUMNS & MONTHLY UPDATES

OFFICERS AND ASSOCIATION LEADERSHIP

ABODE

SPONSOR MEMBERS

Letter from the President

WHAT IN THE AI? LET’S TALK ABOUT ARTIFICIAL INTELLIGENCE HEATING UP IN THE MULTIFAMILY INDUSTRY.

Super NintenBOWL!

July Patron of the Month

AND WE’RE BACK!

Texas Legislature adjourns and is back in session.

THE AFTERNOON

What happened during the regular session?

What we could have been talking about …

IT’S OVER

What we are talking about …

Eviction Process

Jurisdictional Limit of Repair and Deduct Remedy

1. Background:

2. Change:

Race Discrimination

UNCOMMON BONDS

A resident files a complaint after her past due balance is sent to collections.

RESIDENT

NintenBOWL SUPER

Property management supervisors and executives:

BE A PART OF THE NEXT GENERATION OF HAA LEADERSHIP.

CASINO NIGHT

JULY

UNLESS OTHERWISE NOTED,

22-23

24 NEXT Social

30

eXtreme CAM

CPOCertification inSpanish

Be in the Know:Get Certified

FHFA ASKS ABOUT RENT CONTROL

The agency’s request for input explores tenant protections for enterprise-backed properties.

On the Scene with the CHALLENGE CUP TOURNAMENT

On the Scene

On the Scene

A cost segregation study can allow you to benefit from an accelerated depreciation timeline for some building components.

Accelerate It!

What is a cost segregation study?

Why does a cost segregation matter to multifamily property owners?

A cost segregation study example for a multifamily property

How ChatGPT could, and already is, adding value to the multifamily industry.

ChatGPT: Changing the Way We Work

Improved Communication

Enhanced Resident Experience

Increased Efficiency

Cost-Effective Solution

Improved Accessibility

Conclusion

A Counterpoint from the Source: “What are the downfalls of using ChatGPT?”

Having EV charging stations on your property will help you gain a competitive advantage and boost your appeal to a growing segment of residents.

Future-proof Your Property: Get Charging

Why Invest in EV Charging?

The Problem with Existing Properties

Transitioning to Cleaner Energy Together

Boosting multifamily productivity with technology.

Tech Tips

Use Mobile Apps

Adopt a Package Management Tool

Spend Less Time Switching Between Software

Upgrade Your Manual Key Logs

Do you really know your applicant?

How to up your property’s engagement and reach on Instagram.

Get with the Gram

Instagram Marketing Tips for Apartments

Make Instagram Your Second Leasing Office

GROW YOUR BUSINESS

On the Road with HAA

On the Scene with the

MEET THE NEXT GENERATION OF HAA LEADERSHIP.

OWNERS