ABODE March 2021 by HAA Publishing

cover spread mar 2021.qxp_Layout 1 2/18/21 1:36 PM Page 1

Return Service Requested

MANAGEMENT DISTRICTS • POOL RULES • CRIME & SAFETY

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

ABODE THE HOUSTON APARTMENT ASSOCIATION MAGAZINE Are you part of a management district? Find out how you can become involved and have your voice heard.

Who’s

www.haaonline.org

March 2021

Managing

ABODE • MARCH 2021 • VOLUME 44, ISSUE 3

Districts? the

www.haaonline.org

corelogic IFC.qxp_Layout 1 2/18/21 1:37 PM Page 1

TPI pg 1.qxp_Layout 1 2/18/21 1:37 PM Page 1

sentriforce pg 2.qxp_Layout 1 2/18/21 1:38 PM Page 1

Table mar pg 3.qxp_Layout 1 2/22/21 12:15 PM Page 1

CONTENTS March 2021

ON THE COVER

FEATURES & PHOTOS

26 #multifamilystrong – HAA members take action during the Texas winter storm event.

Who’s Managing the Districts? – In this month’s issue, ABODE takes a closer look at Houston-area management districts and their community, political and financial relationships to the multifamily industry. Learn more and find out how to get involved and make your voice heard.

Cover photo © Meinzahn | iStock by Getty Images

28 Thank You Sponsors – Here is a list of HAA’s generous supplier members for the Online Sponsorship Auction. 29 On the Scene – Photos from the 2021 HAA Board and Officers online swearing in ceremony. 30 Offering Value – HAA’s Andy Teas discusses the Westchase District with district CEO and HAA member Dave Gilkeson. 34 Feeling Taxed? – Starla Turnbo discusses management districts and how important it is to have multifamily industry involvement. 38 Locally Focused – Find out what a management district is and how it serves you. 42 Southwest Management District News – The district’s partnership with apartment owners yields benefits for kids, families. 44 On the Scene – Photos from the TAA Phonathon. 46 Tagger Graffiti: Art or Vandalism? – One instance of graffiti can multiply, cause more crime in the area and decrease property values. Learn what you can do to avoid this happening at your property. 50 No Break from Crime – Onsite crime continues in 2021. Learn how to reduce and properly respond to it. 52 Show Up – The Houston Apartment Association’s Product Service Council is here to help supplier partners navigate the association. Learn how you can get the most out of your membership.

COLUMNS & MONTHLY UPDATES 7 Letter from the President – A Q&A with Greystar’s Jackie Rhone. 8 Patron of the Month – Meet and support Lowe’s Pro Supply. 9 Legislative Update – Housing providers navigate city, county and state rental assistance programs. 11 It’s The Law – Here is a checklist of some of the new rules relating to signage, safety and emergency summoning. 14 Resident Relations – Learn from a recent case mediated by the HAA Resident Relations Committee. 20 Calendar – HAA’s schedule of events for the coming months. 60 HAA Events Calendar – A list of general meetings and events for 2021. 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 – Be a part of HAA’s supplier network. 70 Portfolio Changes and In the News – Property updates and industry news clips from our members. 74 Index of Advertisers – See the supplier members who support this publication. 75 MarketLine – The latest area market numbers. 76 Back Page – News from around the community.

54 The New Pool Code – Changes to the pool code directly impact Class C pools, which includes apartment pools. 56 On Site with ABODE – Take a closer look at three of HAA’s Honors Awards communities.

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

www.haaonline.org

March 2021

ABODE

Officers pg 4.qxp_Layout 1 2/18/21 2:15 PM Page 1

OFFICERS AND ASSOCIATION LEADERSHIP PRODUCT SERVICE COUNCIL OFFICERS CHRISTY RODRIGUEZ President-Elect JOHN BORIACK President

SCOTT DOUGLAS Vice President at Large

DAVID LINDLEY, CAS President FSI Construction

GINA ERWIN Vice President at Large

DEREK DEVRIES, CAS Vice President, Camp Construction Services

SHELLEY WATSON Vice President at Large

CANDIS MOHR, CAS Secretary, AAA Plumbers

TRACIE YODER Vice President at Large

JOSEPH RODRIGUEZ, CAS Treasurer, The Urban Foresters

CLAY HICKS Immediate Past President

LAURA LESTUS, CAS Immediate Past President, The Liberty Group

STEPHANIE GRAVES Secretary/Treasurer

HOWARD BOOKSTAFF General Counsel

CASEY WATTS MORGAN CEO

BOARD OF DIRECTORS John Boriack President Clay Hicks Immediate Past President Mack Armstrong Julie Batche Jeff Blevins, CAS Jill Bounds, CAM Michelle Bridges, CAS Kyle Brown Joseph Bryson, CAM, IROP Tina Cavaco Terri Clifton Michelle Croasmun Derek DeVries, CAS Ian Douglas Scott Douglas, CAM, CAPS Gina Erwin Tamara Foster Israel Garza, CAS Diane Gilbert Monica Gracia Stephanie Graves, CAM, CAPS Manu Gupta Bryan Head, CAM Melissa Herrera Deborah Holcombe Crystal Jackson, CAM, CAPS Tyler Johnson Amanda Kelly, CAS Debbie Kelm Jacob Kunath, CAS Barby Lake Laura Lestus, CAS David Lindley, CAS Sonia Lopez, CAM, CAPS Betsy Marshall, CAM, CAPS Kristin McLaughlin, CASE Candis Mohr, CAS Carlos Neto Dean O’Kelley, CAS Jenifer Paneral Mark Park, CAS Velissa Parmer Michelle Pawelek Loyal Proffitt Jackie Rhone Christy Rodriguez Kelly Scott Kurt Seidel Corri Smith Kelley Suess

Debbie Sulzer Ryan Terrell Dana Tucker Starla Turnbo Ruha Vohra, NALP, CAM Richard Wall, CAM, CAPS Shelley Watson Quintina Willis, CAM Tracie Yoder, CAPS 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 Mike Koch Dick LaMarche Tim Myers P David Onanian John Ridgway Kim Small Eileen Subinsky Steve Sweet Kirk Tate Suan Tinsley H J Tollett, Jr. Pat Tollett Vic Vacek, Jr. Beth Van Winkle Jerry Winograd ADVISORY DIRECTORS Billy Griffin, CAS Cesar Lima Mary Lawler Bruce McClenny Angelee Kumar Parikh Penny Sprang Theri Tinelli Tony Whitaker GENERAL COUNSEL EMERITUS Joe Bax

HONORARY LIFE MEMBERS Claude Arnold Kenn Brown Tina Cavaco Terri Clifton Kevin Fenn Diane Gilbert Anita Harrison Dwayne Henson Mike Koch Merry Mount Monette Reynolds Sherry Stevenson Kirk Tate Suan Tinsley Sonny Unverzagt Del Walmsley Nancé Wells H.P. Paul Young Jeanne Marie Zublin Dicks 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 1994 Camp Construction Services 1997 Apartments.com 1999 FSI Construction Inc. 2006 Lowe’s Pro Supply

PRODUCT SERVICE COUNCIL MEMBERS Amanda Kelly, CAS, Angie Aversa, CAM, Brandt Electrical A/C CAPS, CAS, & Heating Services The Liberty Group Debra Knight, CAS, Chris Bell, CAS, Fidus Construction Cotton Commercial Services Marivel Bownds, Stephanie Krop, CAS, Valet Living CASE, Poolsure Dixie Caldwell, Liz Levins, CAS, CAS, ControlByNet Cloud Rasa Floors & Management Video Tracey Moore, CAS, Surveillance Solutions Flooring Warehouse Shaun Callaway, CAS, Karen Nelsen, CAS Earthworks ALN Apartment Neal Conant, CAS, Data Gemstar Matthew Nunn, CAS, Construction Capital Construction Development Doug Oehl, CAS. Sean Cunningham, Flooring Warehouse CAS, Flooring Nikki Sekunda, CAS, Warehouse The Liberty Group Deborah DeRouen, Blaise Spitaleri, CAS, CAS, OneApp Gemstar Guarantee Construction Juana Estrada, CAS, Development Interstate Restoration Blake Subinsky, CAS, Giovanna Gone, CAS, HD Supply Century A/C Supply Mat Tilley, CAS, Clark Gregg, CASE, WeDoTrash Fidus Construction Amber Whitaker, CAS Jimmie Hotz, CASE, FSI Construction Chadwell Supply Dan James, CAS, Redevelopment Services

Mast pg 5.qxp_Layout 1 2/18/21 2:15 PM Page 1

ABODE

MARCH 2021 I VOLUME 44, ISSUE 3 CEO and Publisher CASEY WATTS MORGAN cmorgan@haaonline.org EDITORIAL AND DESIGN STAFF Director of Publications and Design DEBORAH NIX dnix@haaonline.org Managing Editor MORGAN TAYLOR mtaylor@haaonline.org ADVERTISING Vice President of Membership and Marketing AMANDA SHERBONDY, CAE asherbondy@haaonline.org CONTRIBUTING STAFF Vice President and General Manager SUSAN HINKLEY, CAE shinkley@haaonline.org Vice President of Professional Development EMILY HILTON, CPP, CAE. ehilton@haaonline.org Vice President of Public Affairs ANDY TEAS, CAE. ateas@haaonline.org Vice President of Finance NANCY LI LO, CPA. nlo@haaonline.org Director of Information Technology ART EIDMAN aeidman@haaonline.org Director of Resident Relations MATILDE LUNA mluna@haaonline.org Director of Events and Meetings LAUREN RAGIN, CMP lragin@haaonline.org Director of Rental Credit Reporting TINA DEFIORE tdefiore@haaonline.org Assistant Vice President – Outreach LAUREN TURNER, CAE, CMP lturner@haaonline.org Public Affairs Manager ALPA PATEL MANDHANA apatel@haaonline.org Membership and Marketing Manager KAYLON NEWCOMB knewcomb@haaonline.org Webmaster and IT Specialist WILL ALFARO walfaro@haaonline.org PRINTER TGI PRINTED www.tgiprinted.com

HOUSTON APARTMENT ASSOCIATION COMMITTEES COMMITTEE CHAIR STAFF ADVISOR Executive John Boriack Casey Morgan Program & Budget Christy Rodriguez Casey Morgan Nominating Clay Hicks Casey Morgan Fair Housing Mack Armstrong Casey Morgan Ethics Michelle Pawelek Casey Morgan Investment Stephanie Graves Casey Morgan ByLaws Kyle Brown Casey Morgan Past Presidents Council Kathy Clem Casey Morgan Multifamily Fire Safety Alliance Elizabeth Castro-Gray Andy Teas Developers Todd Triggs Andy Teas Legislative Christy Rodriguez Andy Teas Political Action Stacy Hunt Andy Teas PAC Fundraising Gary Blumberg Alpa Patel Century Club Joseph Rodriguez Alpa Patel Golf Mark Park Alpa Patel Strategic Outreach Stephanie Graves Lauren Turner Leadership Development Alison Hall Susan Hinkley Community Outreach Jackie Aguirre Susan Hinkley Product Service Council David Lindley Susan Hinkley Expo Exhibitor Derek DeVries Amanda Sherbondy Membership Melissa Friend Amanda Sherbondy Doug Oehl Ambassador ONE Society Ryan Weis Amanda Sherbondy Marivel Bownds Independent Owners Connection Ramon Nunez Amanda Sherbondy Education Advisory Council Betsy Marshall Emily Hilton Monica Gracia Emily Hilton Career & Community Development Penny Sprang Emily Hilton Resident Relations A Beverly Norris Matti Luna Resident Relations B Kevin Hartman Matti Luna Resident Relations Appeals Darlene Guidry Matti Luna HAF Fundraiser Mark Park Lauren Ragin Debbie Andreozzi NEXT Ruha Vohra Lauren Ragin Amanda Kelley Property Awards Susan Dear Tina DeFiore Crystal Jackson

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

www.haabuyersguide.com

HOUSTON APARTMENT ASSOCIATION MISSION AND VISION: HAA is the leading advocate, resource and community partner for quality rental housing providers in the Houston and surrounding area. HAA develops leadership in the multifamily industry by engaging broadly diverse membership, embracing effective technology and advocating for a geographically inclusive association. ABODE IS THE OFFICIAL PUBLICATION OF THE HOUSTON APARTMENT ASSOCIATION serving the multihousing industry in Austin, Brazoria, Chambers, Colorado, Fort Bend, Harris, Liberty, Matagorda, Montgomery, San Jacinto, Waller and Wharton counties. ABODE, MARCH 2021, VOLUME 44, ISSUE 3 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 © 2021 by HAA. Periodicals Postage Paid at Houston, Texas. POSTMASTER: Send address changes to ABODE, 4810 Westway Park Blvd., Houston, Texas 77041.

www.haaonline.org

March 2021

ABODE

sponsors pg 6.qxp_Layout 1 2/18/21 2:16 PM Page 1

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. A + Infinity Blue Outdoors LLC A Homestead Specialist LLC A-Affordable Roofing Co AAA Staffing Ltd AAdvantage Laundry Systems Absolute Construction LLC ACM Contractors of Texas ACT Security Group Action Towing Inc Action Window Coverings Inc ACTIV Answer by Audio Images ACUTRAQ Background Screening Inc Adobe Floors Inc Advance LED Solution Adventure Playground Systems Inc Aftermath Services Ages Consulting LLC dba Alternative Green Energy Solutions Alcaraz Lawn Care Alexander-Rose Associates Inc All About Doody Pet Solutions LLC All American Mailboxes of Houston Inc Allegion The Allshouse Group LLC Allied Powder Coating ALN Apartment Data Inc AlphaGraphics of Central Houston AmCap Insurance America Outdoor Furniture American Fire Systems Inc AmRent Anchor Roofing Inc Andrews Myers PC Apartment Lines ApartmentData.com AppFolio Arbor Contract Carpet Inc arc electric + lighting Archcon ASAP Personnel Inc ASAP Steamers Carpet Cleaning Asphalt Maintenance Inc Atom4 Security Camera AZPartsmaster B&G Construction Belfor Property Restoration Bell’s Laundries Benefits 4 Rent BenefitU Bentley, Bratcher & Associates - PC Bettencourt Tax Advisors LLC BGE Inc/aka Brown & Gay Engineers Inc Big Star Development LLC Bio-One Houston South BioTechs Crime & Trauma Scene Cleaning Blue Eye Defense Blue Heron Technologies LLC BMI Brady Chapman Holland & Assoc Brannan Designs LLC Architecture & Interior Design BrightView Landscape LLC BSI Building Professionals of Texas

CAD Restoration Services LLC Cameras Onsite Cano Electric Inc Cantrell McCulloch Inc Carradine Valet CashFlow Pros LLC Centex Construction CFI Group Chadwell Supply Cinch – Cabinet Refacing Kits Citi Fence & Concrete Classic Same Day Blinds Classic Touch Painting Classic Towing Comcast Contractors Inc ControlByNet Cloud & Management Video Surveillance Solutions CoreLogic Rental Property Solutions CORT Furniture CRE Business Solutions LLC Crowned Eagle Construction CSI LED & Hardware Cypress Landscaping & Irrigation Inc DeNyse Companies Designs by Holmes Diamond Services LLC DNM Contracting Inc DoodyCalls Dooley Tackaberry Inc Door Clearance Center DreamCoat Cloud Services Ecolo Environmental Inc Electric Eel Mfg Embark Services Emersyn Electrical Services LLC EnviroSmart Multifamily Pest Solutions Epic Air Conditioning Everest Siding and Windows Fantastic Floors FAST Security, LLC Featherston Sign Partners Fiat Construction LLC Fidus Construction Services Finish Factory Inc First Responders Cleaning & Decon Flavor Finish Resurfacing Floodproofing.com Frontier Waste Solutions Frost Insurance Agency fun abounds Furniture Refinishing Services Gambit Construction Gasof United Remodeling Gateman Inc Giordano Construction Inc Go-Staff Inc Great American Business Products Green City Security LLC Green Garbology GT Security Solutions LLC Guardian Gutters Halo Doors Inc HARCO Insurance Services Higginbotham Hillco Building Service Hive Technology

The Home Team Roofing & A/C Hoover Slovacek LLP IGD Plumbing LLC Imperial Hospitality and Security Services Inc In Service Security LLC Infinity Power Partners J and B Carpet Services J Guzman General Remodeling J National JAK Environmental LLC DBA Legacy Power Washing & Graffiti Removal Johnstone Supply Jonah Digital Agency Kathy Andrews Interiors Keylo Painting & Construction King's Granite and Marble KONE Leah McVeigh Design and Consulting The Liberty Group Lights Out Production Company Lincoln Jacob Construction Liquid Waste Solutions Lithotech Printed Products/ Forms Center Lopez Carpet Care & Painting Love's Plumbing Company Inc LP Building Solutions: LouisianaPacific Corporation LSR Multifamily Maldonado Nursery & Landscaping Inc Marathon Solutions Group LLC Marvin F Poer & Company Masonry Solutions Inc Matrix Construction Services McKenzie Drake Corporate Housing McMahan's Flooring Inc Moen Inc Moveforfree.com Inc MPS Direct Mueller Water Conditioning Inc MV Electric Inc MX2 Commercial Paving Nationwide Eviction Nettles & Co Property Tax Consulting Norman Construction Notifii LLC O’Connor & AssociatesCommercial Property Tax Division O’Conor Mason & Bone PC On Duty Tree and Landscape On Site Towing LLC On-Site Property Services Onesource Moving Outdoor Elements Pace Mechanical Services LLC Parking Management Company/PMC Towing Pathfinder Insurance Group Paul Davis Restoration North Houston PCS Creative Surface LLC PERQ LLC Pool Knights Professional Resurface LLC Pura Flo Corporation Quick Roofing RAM Construction

Ram Jack Foundation Solutions RCPS of Texas Redevelopment Services Redstone Payment Solutions Reliable Roofing of Texas Inc Reliant RENCON Rent Debt Automated Collections RentPath RentSense LLC Resto Medic Restoration 1 of Central Houston RezClean Houston RG Miller Engineers Roosevelt General Contracting Roto-Rooter Services Co Royal Painting & Remodeling LLC Saifee Signs & Graphics Saint Clair & Sons Inc SEAL Security Solutions LLC Secure Insurance Security Reconnaissance Team Sherwin Williams Company Sign-Ups & Banners Signal 88 Security Signal 88 Security - Spring SOS-ASAP Softwashing South Central Electric LLC Sparkle Wash Pressure Washing State Patrol Services LLC Storm Maintenance & Monitoring Strata Roofing and Construction LLC Structural Concrete Systems LLC Surface Designers Remodeling Inc Swain & Baldwin Insurance & Risk Management Texas Apartment Pool Services The Texas Bee Yard LLC DBA 3BeeGuys Bee Removal Texas Concrete Professional Company Texas Engineered Roofing & General Contracting Texas Landscape Group LLC Texas Management Group LLC Texas Southwest Floors Inc Texas Waste Management Solutions LLC Text Services LLC The Lane Law Firm Tidal Renovations LLC Total Safety Security Services LLC Two Brothers Foundation Repair United Protective Services Urban Design Constructors LLC USA Patrol Division Valet Living Veteran Supply Services LLC Vima Decor WASH Multifamily Laundry Systems Wayfinder Tax Relief LLC WCA Waste Corporation Webb Pest Control Whitmans Contracting and Roofing Wickley Interactive Wildlife Removal Experts LLC Willbanks & Associates Inc

pres pg 7.qxp_Layout 1 2/18/21 2:17 PM Page 1

Letter from the President

By JOHN BORIACK, 2021 HAA President

LEARN FROM THE LEADERS Advice from the Houston Apartment Association’s rich legacy of past presidents.

IT IS IMPORTANT to surround yourself with people who are smarter than you and who have more experience than you. Since I started my career in real estate and launched Veritas Equity Management, I’ve been extremely fortunate to have been surrounded by incredible mentors who were generous in sharing their advice and the lessons they learned along the way. Moving forward, I will use this monthly column to pass along the advice from the Houston Apartment Association’s rich legacy of past presidents with the readers of ABODE. The first past president to be featured truly embodies what it means to be a leader. She is one of the most driven and respected leaders in our industry. The 2015 HAA President Jackie Rhone with Greystar talks about embracing change, what to do when you don’t have the answers and how her morning routine sets her up for the day. John: What advice do you wish someone gave you when you started in this industry? Jackie: Knowing me, I probably would not have taken any advice at the young, tender age I entered into this wonderful industry. I was pretty hardheaded back then. (Imagine that!) But, I would think it would be the need to take the time to get as much training as you can and invest in yourself. Getting involved in the association earlier, too, would have provided a twofold benefit: education and networking. John: What skill do you believe is the most important to perfect for someone who does what you do? Jackie: My answer to this question has changed over my years in the business and with Greystar, but today, my answer is strategic thinking. Strategic thinking is critical for me to be successful in my current role. Leading a new business within a really big ship is not www.haaonline.org

easy, so I have to be completely in“The best advice I have ever received is simple tentional in my direction and focus and something that I have remembered on the critical factors needed to through my 35-plus year career. Always be the drive the long-term viability and smartest one in the room when it comes to success of this business. what you are responsible for.” John: What is the hardest leadership lesson that keeps being presented to you that you either have to each piece so I could be a good steward and do learn or relearn? my part as community manager to ensure a Jackie: I think the hardest lesson to learn or successful sale. I learned a ton in that one hour, keep learning is that change is going to happen some of which is still applicable today. Always – whether it be people, technology, laws, ecohold yourself to a higher standard than anyone nomics, environmental and on and on. You also else would and always pay it forward. have to change how you look at things, which John: Describe either a challenge, accommay be the hardest part. Be open to new ideas, plishment, or decision that catapulted you to ways to do things, how to lead others, how to your success? take and receive criticism (criticism is a gift), Jackie: I don’t think it boils down to one chalhow to listen better, how can it be done better, lenge, accomplishment or decision. I think it is because the world and our industry is always a combination of hard work, education and the changing. Don’t say no. Think, how could we do support of a company with the greatest team it differently? You cannot be afraid of change, members in the world that continues to grow you have to embrace it or get run over by it. and offer opportunities for advancement to all John: What was either the best career advice of its team members. you’ve ever received or the worst career advice you’ve ever received? John: Do you have a morning or daily routine Jackie: The best advice I have ever received is that you feel makes you a more productive or simple and something that I have remembered successful person? through my 35-plus year career. Always be the Jackie: My mornings are all about me and smartest one in the room when it comes to this started many years ago when my kids what you are responsible for. Not for everywere young. The only time I had to myself was thing, but what you are responsible for, and it early in the morning before everyone woke up does not matter what position you hold. and the day became hurried and rushed, so I Many years ago, when I heard the term cap made it a point to get up way earlier than the rate for the first time, I had no idea what that rest of the household for alone time, time for term meant (and this was way before the intercoffee, reflection, planning, praying, reading. net or Google). So, I made an appointment with I still have this time every day. I feel like I gain our in-house broker. I prepared a list of quesclarity and perspective the most when it is tions for him and was able to speak to him for the quietest. It helps me focus on the right an hour. The community I was on was about to priorities for the day. go on the market and I wanted to understand March 2021

ABODE

Patron pg 8 lowes msh.qxp_Layout 1 2/18/21 2:18 PM Page 1

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

Houston Planned Energy Systems

HAA Member since 1997

Cotton Commercial USA Inc.

Gemstar Construction Development Inc.

HAA Member since 1982

Lowe’s Pro Supply

HAA Member since 1985

CSC ServiceWorks

HAA Member since 1984

HAA Member since 2006

HAA Member since 1961

Craven Carpet

HAA Member since 1986

Camp Construction Services

HAA Member since 1994

March Patron of the Month

ABODE

March 2021

Apartments.com

HAA Member since 1978

AAA Plumbers

FSI Construction Inc.

HAA Member since 1999

Dixie Carpet Installations

HAA Member since 1987

Century A/C Supply

HAA Member since 1968

www.haaonline.org

leg update pg 9, 61.qxp_Layout 1 2/18/21 2:19 PM Page 1

Legislative Update

By CHRISTY RODRIGUEZ, HAA Legislative Chair, with ANDY TEAS, CAE, Vice President of Public Affairs

RENTAL ASSISTANCE CONTINUES Housing providers navigate city, county and state programs.

AT PRESS TIME for this article, the City of Houston had just approved contracts with several providers, including BakerRipley and Catholic Charities, to distribute about $70 million in rental assistance to low-income Houstonians adversely impacted by the pandemic. Program details were still being worked out, but the apartment industry was pleased to see the city crafting a program meant to be fast and efficient, with some notable improvements over last year’s programs, including a “landlord portal” allowing owners to see which residents have applied and the status of their applications. Federal guidelines will allow this round of rental assistance funding to pay a much larger amount of past-due rent than previous programs were able to provide. Houston is also looking at ways to intervene in active eviction suits, offering to pay defendants’ past-due rent and a certain amount of future rent in exchange for dismissal of the eviction – an offer that an owner could choose to accept or reject. Meanwhile, Harris County received $73 million in federal funding. The county is working to set up a coordinated program using the same BakerRipley website as the City of Houston has in the past, with the promise to align their landlord agreement as closely as possible with the city’s requirements. Keep an eye on the HAA website, www.haaonline.org, for details, which should be available by the time you read this column. Texas Legislature As we struggle to get everyone vaccinated for COVID-19, the Texas Legislature convened in January as required by the state constitution, but with a very different look. The Texas Capitol has always been a wonderfully open place. Constituents, lobbyists, church www.haaonline.org

groups and children on field trips all wander the Federal guidelines will allow this round of rental assistance halls as they wish, taking funding to pay a much larger amount of past-due rent in composite pictures of than previous programs were able to provide. Houston is former legislatures and also looking at ways to intervene in active eviction suits, paintings of Texas goveroffering to pay defendants’ past-due rent and a certain nors and Republic of Texas presidents dating amount of future rent in exchange for dismissal of the back to the 1830s. The eviction – an offer that an owner could choose to House and Senate chamaccept or reject. bers have upstairs galleries where you can watch floor debate, and anyJudges are trying to do the jobs they were one can testify for or against any bill at House elected to do, while observing vague and and Senate committee hearings. sometimes conflicting rules from the federal In 2021, access to the Capitol is greatly reand state government. Our region is fortunate stricted. Many House and Senate staffers are to have an outstanding group of judges, but working from home, and the legislature has they have not all reached the same conclusion adjourned for weeks at a time waiting for the on how their courts should operate under the rules to allow committee hearings and floor pandemic-related restrictions. debate to proceed. HAA has surveyed all area courts. A chart At press time, the Texas Apartment Associaavailable on our website, www.haaonline.org tion was already monitoring hundreds of bills, with basic information about how each court including proposals to make the voluntary appears to be operating. Section 8 Housing Voucher Program mandaAdditionally, we are scheduling virtual tory and to prevent housing providers from accourtroom education Zoom meetings with cessing the rental history of applicants. Hopefully, the strong common-sense memsome of the judges to give them a chance to bers of the House Business and Industry Comupdate managers in their precincts directly. mittee appointed by House Speaker Dade Remember, they can't talk to you about indiPhelan and the Senate Business and Comvidual cases, but they can tell you how their merce Committee appointed by Lieutenant court is operating and how they’re handling Governor Dan Patrick will help Texas keep the eviction cases. pro-business environment that keeps rental Also remember that Harris County is blessed housing plentiful and affordable. to have two justice courts for each precinct, giving you the option to file in either court that Justice of the Peace Courts serves the precinct in which your property is loAs the housing industry struggles with what cated. That means that if you don’t like the way a we hope is the final month of the Centers for particular court is handling eviction cases, you Disease Control eviction moratorium, our area can file in the other court. / See Legislative Update, Page 61 justice of the peace courts are struggling as well. March 2021

ABODE

cotton ad pg 10.qxp_Layout 1 2/18/21 2:40 PM Page 1

law pg 11,12.qxp_Layout 1 2/18/21 2:40 PM Page 1

It’s the Law

By HOWARD BOOKSTAFF, Hoover Slovacek LLP , HAA General Counsel

POOL RULE CHECKLIST

Here is a checklist of some of the new rules relating to signage, safety and emergency summoning. EFFECTIVE JANUARY 1, 2021, the Texas Department of State Health Services adopted revised rules for public swimming pools and spas. The old rules have been repealed and new Sections 265.181 through 265.211 have been adopted. The new rules provide construction, sanitation, and operational requirements for public pools and spas in accordance with good public health engineering practices intended to protect the health and safety of users, and to reduce to a practical minimum the possibility of drowning or of injury to users. It is important for all property owners and managers to comply with the new rules. In light of the stated purpose of the rules, a liability issue could arise if the rules are not followed. The purpose of this article is not to give an exhaustive account of the content of these rules. Each owner and manager should review all sections of the new rules to assure compliance. However, it may be beneficial to point out some of the new rules relating to signage, safety features and emergency summoning requirements. ❒ Required Pool Signs Safety signs for pools constructed on or after January 1, 2021 or safety signs that are replaced at pools constructed prior to January 1, 2021 must be in compliance with the requirements in the table at right. Note: In areas of Texas where a majority of citizens are non-English speaking, in addition to signs in English, signs and other written warnings or information required by these standards may be posted in the predominant language. Variations of the language of the required safety signs are allowed if the language of the safety signs are substantially equivalent to the language in this chart and if local regulatory officials approve the variations before the sign is posted. www.haaonline.org

The new rules can be found at https://dshs.texas.gov/poolspa/pdf/DSHS-20-0011_-_Public_Swimming_Pools_and_Spas_(EC_Approved_Preamble_and_Rules_-_Adoption).pdf.

Required Pool Signs

Letter and Symbol Size

“WARNING-NO LIFEGUARD ON DUTY” (Where no lifeguard required or provided.)

4 inches

“NO DIVING” and International no diving symbol (Where no lifeguard required or provided.)

4 inches

“IN CASE OF EMERGENCY, DIAL 911”

4 inches

Precise Location of the Pool on or with the Emergency Phone (address, or directions, or GPS location, or building number, as appropriate)

Minimum 1-inch

Hours of Operation

Minimum 1-inch

Directions to and Location of Emergency Phone if Phone Not Visible in Pool Yard

Minimum 2-inches

Maximum User Load Limit

Minimum 2-inches

“PETS IN THE POOL ARE PROHIBITED”

Minimum 2-inches

“DO NOT SWIM IF YOU HAVE BEEN ILL WITH DIARRHEA WITHIN THE PAST 2 WEEKS”

Minimum 2-inches

“CHANGING DIAPERS WITHIN 6 FEET OF THE POOL IS PROHIBITED”

Minimum 2-inches

“GLASS ITEMS NOT ALLOWED IN THE POOL YARD”

Minimum 2-inches

“PERSONS UNDER THE AGE OF 14 MUST NOT BE IN THE POOL WITHOUT ADULT SUPERVISION”

Minimum 2-inches

“EXTENDED BREATH HOLDING ACTIVITIES ARE DANGEROUS AND PROHIBITED”

Minimum 2-inches

March 2021

ABODE

law pg 11,12.qxp_Layout 1 2/18/21 2:41 PM Page 2

❒ Required Spa Signs See table at right.

Required Spa Signs

Letter and Symbol Size

❒ Emergency Summoning Device • A pool or spa shall have a minimum of one emergency telephone, emergency monitoring contact device or alternative communication system. • The device must be capable of immediately summoning emergency services. • The device must be readily accessible, within 200 feet of the water and functioning at all times the pool or spa is open. • Clear operating instructions for the emergency summoning device shall be provided. • A fixed location of the device or system must be visible, have no obstruction to access and have some method of identification that enables the device or system to be easily identified. • The device shall not be answered by an onsite office. With a limited exception, an alternative communication system shall not be answered by an onsite office. • A telephone shall be capable of making calls to 911 dispatch or to an emergency service.

“WARNING – NO LIFEGUARD ON DUTY” (if no lifeguard is provided or required)

4 inches

“DO NOT USE THE SPA IF THE WATER TEMPERATURE IS ABOVE 104 DEGREES FAHRENHEIT”

Minimum 1-inch

Maximum User Load

Minimum 1-inch

Location of the Nearest emergency phone or device.

Minimum 2-inches

EMERGENCY SPA SHUTOFF

Minimum 2-inches

“DO NOT SWIM IF YOU HAVE BEEN ILL WITH DIARRHEA WITHIN THE PAST 2 WEEKS”

Minimum 2-inches

“PERSONS UNDER THE AGE OF 14 MUST NOT BE IN THE SPA WITHOUT ADULT SUPERVISION”

Minimum 2-inches

“PETS IN THE SPA ARE PROHIBITED"

Minimum 2-inches

/ See Law, Page 69

ABODE

March 2021

www.haaonline.org

Afford Quality Electric pg 13.qxp_Layout 1 2/18/21 2:41 PM Page 1

Resident Relations from the RESIDENT RELATIONS COMMITTEE

A LAUNDRY LIST

A resident breaks her lease after living at the property for over two years. A RESIDENT FILED a complaint with

the Houston Apartment Association to dispute her final balance. In the complaint, the resident expressed that even though she gave proper notice to vacate, she was evicted by the management company and left with an unfair balance of $1,599.20. That total includes a rent charge for the month of August, but the resident moved out in July. Management responded to HAA and that response was forwarded to the applicant. Enclosed in management’s response were copies of the lease, the resident ledger, the application form, the move-in condition form, application, the resident’s intent to move out

and move-out statement. The HAA Resident Relations Committees provide The resident’s lease started on an impartial review of resident complaints using July 24, 2019 and ended on Aug. the documentation provided by both the resident 21, 2020. and management. The resident provided proper notice to vacate and moved out properly, however, the management company evicted the resident dent provided proper notice to vacate. after Management acknowledged the move-out she moved out. While the HAA Resident date on the resident’s notice. Relations Committee cannot remove an After the adjustment, the resident now owes eviction from the resident’s credit report, the management $263.21. committee ruled in favor of the management with an adjustment. If you are a manager with a resident The committee removed the prorate relations issue, call HAA at 713-595-0300 charges equaling $1,335.97 because the resifor direct assistance. I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

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

ABODE

March 2021

www.haaonline.org

fsi pg 15.qxp_Layout 1 2/18/21 2:43 PM Page 1

golf workshop pg 16.qxp_Dinerstein golf pg 6 2/18/21 2:45 PM Page 1

NEW event! Learn how to play golf!

G O L F

W O R K S H O P Players will visit a series of golf sessions throughout the course where they will learn the basics from golf pros. Lunch and beverages will be served throughout the workshop. 10 a.m. - Registration 10:45 a.m. - Pro Shop Golf Basics Session 11:15 a.m. - Hands-On Skills Sessions Driving Range • Putting Green • Course Hole 1 p.m. - Lunch

Sponsored by: Pro Shop Session: AAA Plumbers and Texscape Services

Tuesday, March 23 Quail Valley Golf Course 2880 La Quinta Drive Missouri City, TX 77459

Putting Green: American Fire Systems and HD Supply

10 a.m. to 2 p.m. $85/person

Driving Range: Outdoor Elements and RentPath Register at www.haaonline.org

Hole Sponsor: Church Foundation Repair and Contractors Inc. Beverage Station: Century A/C Supply and Earthworks Coffee Station: Gemstar Construction

dixie ad pg 17.qxp_Layout 1 2/18/21 2:48 PM Page 1

bus exchange pg 18.qxp_Layout 1 2/18/21 3:11 PM Page 1

Virtual! BUSINESS EXCHANGE

Thank you to our sponsors: Guardian Construction Hire Priority Staffing & Executive Search Lowe’s Pro Supply Texas Apartment Pool Services Judwin

Property management supervisors and executives: Don’t miss this free networking opportunity that supports our industry. Join HAA and our chairs, Loyal Proffitt, Allied Orion, and Kelley Suess, Greystar, for the 15th annual HAA Business Exchange, a great opportunity to learn about the latest industry products and services in an online, 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!

Morgan

Veritas

Owners/Property Management: The Business Exchange will be an online forum where property management leaders are placed at virtual “tables” with supplier representatives. Each visit has a six minute limit. Supplier companies pay for this opportunity and your attendance makes this possible.

Suppliers:

Wednesday, March 10 9 a.m to 11:30 a.m. Virtual Format on Remo.co

Participants will receive emailed links, information and instructions with their registration. See more at: www.haaonline.org/businessexchange or contact Susan Hinkley at shinkley@haaonline.org or 713-595-0313 for more information.

You will have access to a number of property management leaders from owner executives to maintenance supervisors. Single Representative: $350 Team of 2 Representatives: $450 Teams of 2 must stay together when moving through management visits. Supplier companies may register up to a maximum of 4 representatives. Register at www.haaonline.org/business exchange and thank you for your support.

brandt pg 19.qxp_Layout 1 2/18/21 3:14 PM Page 1

calendar pg 20,21.qxp_Layout 1 2/18/21 3:19 PM Page 1

Calendar HAA Education, Events and Meetings SCHEDULE

As of press time, dates and locations are tentative. Please see www.haaonline.org for the most up-todate information. Social distancing and masks will be required for in-person meetings. HAA has modified procedures to reduce opportunities for the COVID-19 virus to spread as we realize there is a risk associated with interacting with the public. • We are minimizing the number of people allowed in our building. • All guests are instructed to remain 6 feet apart. • We are providing social distance markers to guide access. • We have hand sanitizers in common areas throughout our building. • We have enhanced cleaning of our building. • Guests will be required to wear masks at all times. If you are able to provide your own mask, please do so. We will have disposable masks in case you do not bring your own. • If you are experiencing COVID-19 symptoms, or have been in contact with someone who has the virus or has been exposed to anyone who is sick, we ask that you remain at home.

MARCH S M T 1 2 7 8 9 14 15 16 21 22 23 28 29 30

W 3 10 17 24 31

T 4 11 18 25

F 5 12 19 26

S 6 13 20 27

APRIL S M T

W T 1 4 5 6 7 8 11 12 13 14 15 18 19 20 21 22 25 26 27 28 29

F 2 9 16 23 30

S 3 10 17 24

MARCH 3

New Supplier Member Orientation Wednesday, March 3 10 a.m. Via Zoom All new supplier members welcome.

Business Exchange Wednesday, March 10 9 a.m. to 11:30 a.m. Via Remo See Page 18 for details. Sponsored by Guardian Construction, Hire Priority Staffing & Executive Search, Lowe’s Pro Supply and Texas Apartment Pool Services

Avenues: Maintenance 1 Tuesday, March 23 8:30 a.m. to noon See Page 22 for details. Sponsored by AAA Plumbers

Ambassador ONE Society Meeting Wednesday, March 3 3:30 to 5 p.m. Kirby Ice House Memorial City 1015 Gessner Road Contact Amanda at asherbondy@haaonline.org for details.

Resident Relations Committee A Wednesday, March 10 2 p.m. Via Zoom

State of the City – Pasadena Thursday, March 4 10 a.m. to 11:30 a.m. Program fee: $30 Via Zoom Sponsored by American Fire Systems

CAM: Program and Orientation Luncheon/Industry Math Wednesday, March 11 Noon to 4 p.m. Sponsored by Texscape Services

Legal Lowdown Thursday, March 4 3 p.m. Via Zoom See Page 23 for details. Sponsored by ApartmentData.com

9-10 Certified Pool Operator Tuesday, March 9 and Wednesday, March 10 8:30 a.m. to 4 p.m.

12 CAM: Industry Essentials & the Resident Experience Thursday, March 12 8:30 a.m. to 4 p.m. Sponsored by CORT Furniture

16 Avenues: Main 1 Tuesday, March 16 8:30 a.m. to noon See Page 22 for details. Sponsored by Best Plumbing

18 Board Meeting Thursday, March 18 4 p.m. Sponsored by Texas Apartment Pool Services

19 IROC Breakfast Friday, March 19 8 a.m. to 10 a.m. Sponsored by Text Services

Golf Workshop Tuesday, March 23 10 a.m. to 2 p.m. Quail Valley Golf Course & City Centre See Page 16 for details and sponsors. HAAPAC Virtual Meeting Tuesday, March 23 1:30 p.m. to 4:30 p.m. Via Zoom Sponsored by Redevelopment Services

24 CAM: Financial Management Wednesday, March 24 8:30 a.m. to 4 p.m. Sponsored by Texas Southwest Floors Expert Exchange Wednesday, March 24 Noon Via Zoom, Facebook Live and YouTube (subscribe to HAATV) Sponsored by Outdoor Elements

25 CAM: Marketing Thursday, March 25 8:30 a.m. to 4 p.m. Sponsored by AAA Plumbers

30-31 Leasing 101 Tuesday, March 30 8:30 a.m. to 4 p.m. and Wednesday, March 31 8:30 a.m. to noon

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

ABODE

March 2021

www.haaonline.org

calendar pg 20,21.qxp_Layout 1 2/18/21 3:19 PM Page 2

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

For the most up-to-date information, see the calendar on the HAA website:

www.haaonline.org

APRIL 1

Legal Lowdown Thursday, April 1 3 p.m. See Page 23 for details. Sponsored by Outdoor Elements

CAM: Property Maintenance Wednesday, April 7 8:30 a.m. to 4 p.m. Sponsored by Cotton Commercial

CALP IV: Relevant Laws and How to Apply Them Tuesday, April 13 12:30 p.m. to 4 p.m. See Page 24 for details. Sponsored by Best Plumbing

CAM: Human Resources Wednesday, April 21 8:30 a.m. to 4 p.m. Sponsored by CORT Furniture

Management Orientation Webinar Thursday, April 1 Sponsored by Cotton Commercial Go-Getter Spring Meeting Thursday, April 1 Sponsored by Outdoor Elements and RentPath

2 Good Friday Friday, April 2 In observance of Good Friday, the HAA office will be closed.

New Supplier Member Orientation Wednesday, April 7 10 a.m. Via Zoom All new supplier members welcome. Ambassador ONE Society Meeting Wednesday, April 7 3:30 to 5 p.m. Kirby Ice House Memorial City 1015 Gessner Road Contact Amanda at asherbondy@haaonline.org for details.

CALP (formerly NALP) I: Bringing in New Residents: Be Prepared Tuesday, April 6 8:30 a.m. to Noon See Page 24 for details. Sponsored by Best Plumbing

CALP II: Marketing and Maintaining your Community Tuesday, April 6 12:30 p.m. to 4 p.m. See Page 24 for details. Sponsored by Best Plumbing

CALP III: Why Your Competition Matters Tuesday, April 13 8:30 a.m. to Noon See Page 24 for details. Sponsored by Best Plumbing

CAM: Legal Responsibilities Thursday, April 8 8:30 a.m. to 4 p.m. Sponsored by ALN Apartment Data

14 Expert Exchange Wednesday, April 14 Noon Tentative Resident Relations Committee B Meeting Wednesday, April 14 2 p.m. Via Zoom

20 CALP V: The Sales Process and Building Relationships Tuesday, April 20 8:30 a.m. to Noon See Page 24 for details. Sponsored by Best Plumbing CALP VI: Effectively Meeting the Needs of Current Residents Tuesday, April 20 12:30 p.m. to 4 p.m. See Page 24 for details. Sponsored by Best Plumbing

22 CAM: Risk Management Thursday, April 22 8:30 a.m. to 4 p.m. Sponsored by Outdoor Elements Go-Getter Happy Hour Thursday, April 22 Location TBA

27 CALP VII: Market Analysis for Leasing Professionals Tuesday, April 27 8:30 a.m. to 11:30 a.m. See Page 24 for details. Sponsored by Best Plumbing

28 Avenues: Leadership 1 Wednesday, April 28 8:30 a.m. to noon Sponsored by Texas Southwest Floors Expert Exchange Wednesday, April 28 Noon Tentative

Did they pay their rent? Rental Credit Reporting (RCR) was established in 1977 to solve screening problems the Houston Apartment Association founders felt plagued the local apartment industry. RCR has unsurpassed data on resident rental histories in the Houston region. The Houston Apartment Association and CoreLogic are partnered to expand RCR and include numerous searches in one bundled report with immediate and unlimited inquiry access.

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

www.haaonline.org

March 2021

ABODE

avenues pg 22.qxp_Layout 1 2/18/21 3:23 PM Page 1

g n i w e i V m LivestreIna-Person . or aaonline.org for details See www.h

Main

Leadership

Maintenance minar?$50 e s e n o t s ju d e e N sessions are priced at only

! Individual uality education q r fo l ea st al re a per person,

BLVD

Marketing

Supplier

CIR

Sponsored by Follow a road that fits you career journey with Avenues. The Avenues series of seminars feature some of the best nationally-acclaimed speakers in the industry with learning sessions for every level of multifamily professional. Annual Property Subscriptions are available with unlimited attendance for all on-site property staff to all sessions at discounted prices: • Only $199 per year per property for properties with fewer than 200 units • Only $399 per year per property for properties with 200 to 350 units. • Only $450 per year per property for properties with more than 350 units. If you need a single workshop, individual sessions are priced at only $50 per person, a real steal for quality education.

Sessions begin in March. See Pages 20-21 for the class schedule and online for details. Contact the HAA Education Department at education@haaonline.org or register online at www.haaonline.org. 22

ABODE

March 2021

www.haaonline.org

legal lowdown pg 23.qxp_Layout 1 2/18/21 3:24 PM Page 1

Mark your calendars!

March 4 April 1 May 6 June 3 July 1 August 5 September 2 October 7 November 4 December 2

Get the lowdown, virtually! 2021 is sure to be another bumpy ride, with many legal implications for the multifamily industry. Stay up to date and in the know via this new monthly series. Join Howard Bookstaff virtually for an update on all things legal, from eviction procedures to local, state and federal law changes.

First Thursday of every month at 3 p.m. Program fee: $45 per person Annual Property Subscription available: $500 per property

calp pg 24.qxp_Layout 1 2/18/21 3:26 PM Page 1

me a S , ame N New

t Grea

n! o i t a Educ

Education is your key to a great future

RESCHEDULED

Distinguish yourself amongst a field of “tour guides” – learn to be a real salesperson and attain your CALP credential this year.

The Certified Apartment Leasing Professional Program enhances the skills of the apartment leasing professional, resulting in better informed, highly professional individuals with increased lease activity and improved resident relations. Course Location and Schedule: Courses are held at the HAF Dinerstein Reed Prokop Education Center, 4810 Westway Park Blvd., off the beltway at Clay Road. Morning Sessions: 8:30 a.m. – Check-in and registration 9 a.m. to 12 p.m. – Program

Sponsored by

Afternoon Sessions: 12:30 p.m. – Check-in and registration 1 p.m. to 4 p.m. – Program

Total Program Cost: $385 CALP I: Morning Session – April 6 Bringing in New Residents: Be Prepared – This course focuses on the skills needed to deliver exceptional leasing support. From personal organization and time management to teamwork and technology, the Leasing Professional applies these talents to a successful outcome for the prospective residents. CALP II: Afternoon Session – April 6 Marketing and Maintaining your Community – These chapters underscore the importance of image, reputation and brand in well-maintained communities. A detailed list of what keeps an entire community in peak showable condition is taught, along with the importance of a robust and varied marketing approach for maximum exposure. CALP III: Morning Session – April 13 Why Your Competition Matters – A loyal and satisfied resident is at the basis of this course on competition. The Leasing Professional is a critical component in inspiring and maintaining loyalty but also understanding the role of competitors and their offerings. This knowledge must be complete, accurate and timely. CALP IV: Afternoon Session – April 13 Relevant Laws and How to Apply Them – This course teaches a full spectrum of fair housing and ADA compliance for both prospective and current residents. In addition, laws applying to prospect screening, application verification, the lease and lease addenda make up the curriculum for this key component to the Leasing professional’s role. CALP V: Morning Session – April 20 The Sales Process and Building Relationships – The CALP candidate learns the foundations of relationship selling and the importance of problem-solving for both the prospective and current resident. Learning to listen and respond specifically to the customer, handling objections and meaningful ways to close the sale are the essential duties learned. The course closes with a personal assessment of sales readiness. CALP VI: Afternoon Session – April 20 Effectively Meeting the Needs of Current Residents – Once the prospective resident moves in, the relationship and responsibilities continue. The Leasing Professional learns the importance of handling maintenance and resident issues and continuing to be the positive brand for the community. Lease renewals and a focus on the all-important resident’s sense of community are pivotal skills for the successful Leasing Professional. CALP VII: Morning Session from 8:30 a.m. to 11:30 a.m. – April 27 Market Analysis for Leasing Professionals

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

next pg 25.qxp_Layout 1 2/18/21 3:27 PM Page 1

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

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

NEXT Co-Chairs:

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

HAA NEXT programs include free networking events held at various venues across Houston and low-cost Professional Development Breakfasts held virtually or at the HAA 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!

Ruha Vohra, NALP, CAM, Veritas Equity Management

Upcoming NEXT Events: February 19 Virtual Professional Development Breakfast: Multifamily Legislative Update April 8 Mix-N-Mingle: NEXT Family Reunion June 25 Professional Development Breakfast: Master Panel featuring HAA Past Presidents August 5 HAAPAC Fundraiser October 8 Professional Development Breakfast December 2 Holiday Mix-N-Mingle

EXT's N A A for H d e year! n e u h t t y f a o t S roject p r e e t volun

essentials pg 26, 65.qxp_Layout 1 2/22/21 12:45 PM Page 1

WCA Legacy Property Management

g n o r t s y l i m a f i t l u m # Veritas

Allied Orion

Onsite staff are the masked superheroes again!

t press time, onsite personnel were back in action helping their residents during the Texas winter storm. Watch your email for important updates from HAA and please send photos of your teams at work to comm@haaonline.org. We will have more coverage of the crisis in the April issue of ABODE. Don’t forget HAA has a strong contingency of supplier partners ready to address your needs in the aftermath of this storm, visit www.haabuyersguide.com to find supplier partners today. Save time and use the “Request for Information” tool to request bids or services from multiple companies in one communication. Continued on Page 65

ABODE

March 2021

www.haaonline.org

gemstar pg 27.qxp_Layout 1 2/18/21 3:30 PM Page 1

auction sponsor list pg 28.qxp_Layout 1 2/18/21 3:32 PM Page 1

! D L O S HAA Virtual Sponsorship Auction Wednesday, January 20 hosted by 32auctions.com Our generous supplier partners took to their computers to bid on association events, education and meetings, raising $84,450 for HAA and HAF. Visit the HAA website at www.haaonline.org/sponsor to learn how to become a sponsor.

Outdoor Elements American Fire Systems Contractors Inc Gemstar Construction Development CORT Furniture Texas Apartment Pools Century A/C Supply Green Mountain Energy Camp Construction Services Fidus Construction Hire Priority FSI Construction/Foundation Specialists Cotton Commercial Lowe's Pro Supply ApartmentData.com Texscape Services AAA Plumbers Guardian Construction Texas Southwest Floors RentPath

Thank you to our generous supplier sponsors:

Earthworks Dixie Carpet Installations Text Services Church Foundation Repair CoreLogic Rental Property Solutions ALN Apartment Data Flooring Warehouse fun abounds HD Supply Apartments.com Chadwell Supply Lincoln Security Systems Redevelopment Services State Patrol Services The Liberty Group Valet Living Lightfoot Enterprises Inc Wood Electrical Services Yardi

BOD swearing in pg 29.qxp_Layout 1 2/18/21 3:32 PM Page 1

On the Scene Photos by HAA STAFF Houston Apartment Association Leadership Thursday, January 28 via Zoom With the COVID-19 pandemic postponing the HAA Installation & New Year Gala, the HAA Board, Officers and Product Service Council Officers took to Zoom for their 2021 swearing in ceremonies. Congratulations to our 2021 leadership.

www.haaonline.org

Diane Gilbert Monica Gracia Stephanie Graves, CAM, CAPS Manu Gupta Bryan Head, CAM Melissa Herrera Deborah Holcombe Crystal Jackson, CAM, CAPS Tyler Johnson Amanda Kelly, CAS Debbie Kelm Jacob Kunath, CAS Barby Lake Laura Lestus, CAS David Lindley, CAS Sonia Lopez, CAM, CAPS Betsy Marshall, CAM, CAPS Kristin McLaughlin, CASE Candis Mohr, CAS Carlos Neto Dean O’Kelley, CAS Jenifer Paneral

Mark Park, CAS Velissa Parmer Michelle Pawelek Loyal Proffitt Jackie Rhone Christy Rodriguez Kelly Scott Kurt Seidel Corri Smith Kelley Suess Debbie Sulzer Ryan Terrell Dana Tucker Starla Turnbo Ruha Vohra, NALP, CAM Richard Wall, CAM, CAPS Shelley Watson Quintina Willis, CAM Tracie Yoder, CAPS

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 Mike Koch Dick LaMarche Tim Myers P David Onanian John Ridgway Kim Small Eileen Subinsky Steve Sweet

Kirk Tate Suan Tinsley H J Tollett, Jr. Pat Tollett Vic Vacek, Jr. Beth Van Winkle Jerry Winograd ADVISORY DIRECTORS Billy Griffin, CAS Cesar Lima Mary Lawler Bruce McClenny Angelee Kumar Parikh Penny Sprang Theri Tinelli Tony Whitaker

March 2021

ABODE

Image © TrongNguyen| iStock by Getty Images

dave glk mgmt districts pg 30,31,32.qxp_Layout 1 2/18/21 3:35 PM Page 1

“Houston is a big, diverse city with no zoning. More than in most cities, property owners in Houston have always tried to work with each other to help their area compete for customers and for investment. Some of these have formed special districts that collect a small assessment from commercial property owners to fund key services that go beyond what the city and county can provide. There are about 30 in our area. The three cornerstones for any good management district are public safety, beautification and communication.”

ABODE

March 2021

www.haaonline.org

dave glk mgmt districts pg 30,31,32.qxp_Layout 1 2/18/21 3:35 PM Page 2

Offering

Value HAA’s Andy Teas discusses the Westchase District with district CEO and HAA member Dave Gilkeson.

o start our series on management districts in Houston, HAA Vice President of Public Affairs Andy Teas sat down with HAA member Dave Gilkeson, Chief Executive Officer of the Westchase District, to learn more about what he does and what the Westchase District does for the apartment industry.

Andy Teas: So, Dave, tell me about yourself. How did you come to be the CEO of the Westchase District? Dave Gilkeson: Well, it’s been 43 years since I moved to Houston. I’m originally from Philadelphia. I graduated from Cornell University, and had been working for Marriott Corporation in Washington, D.C. when I got an opportunity to transfer to Houston to work with a new client – Texas Instruments. I heard about this opportunity for the first time on a Friday, was on a plane on Sunday and started work Monday morning. I got involved with the Alief Jaycees and helped start a new chapter with Jim Murphy, who worked for the West Houston Association. Jim spearheaded the creation of the Westchase District in 1995, and I became the Financial Director in 1999. Andy: So, what’s a management district and why do we have them? Dave: Houston is a big, diverse city with no zoning. More than in most cities, property owners in Houston have always tried to work with each other to help their area compete for customers and for investment. Some of these have formed special districts that collect a small assessment from commercial property owners to fund key services that go beyond what the city and county can provide. There are about 30 in our area. The three cornerstones for any good management district are public safety, beautification and communication. Andy: What does the Westchase District do? Dave: I think the Westchase District has had a lot to do with the development of our area. When it was founded, the total assessed value in the district was about $900 million. Today, it’s over $5.5 billion distributed over about 400 commercial properties. Our tax rate is still 9 www.haaonline.org

cents per $100 valuation, so we feel our property owners get a pretty good bang for their buck. A lot of the biggest property owners by value serve on our board. Right now, we’re developing three parks – a dog park at Sneed Elementary and two other parks are under construction. We have a jogging trail that intersects two different parks. Dave Gilkeson Andy: How does this benefit the apartment industry? Dave: Of that $5.5 billion in value, $1.426 billion is multifamily, which is more than a fourth of the district’s total assessed value. Three HAA members – Stacy Hunt (Greystar), Cindy Dahl (Camden Property Trust) and HAA President John Boriack (Veritas Equity Management) serve on our board of directors. A number of HAA and TAA past presidents and leaders have served on the Westchase District board over the years, including Beth Van Winkle (Highmark Residential) and Gary Blumberg (Brite Real Estate Investors). The Westchase District heavily promotes the Blue Star program with the Houston Police Department, which is a difficult certification for properties to get and keep. Westchase usually has between 35 and 40 Blue Star properties, which is a higher number than any other part of the city. We sponsor the training and we’ll do the property inventory at no charge. We sponsor apartment meetings to listen to your property managers. How can we assist with your advertising so we can promote our area to prospective residents? How can we help with your public safety concerns? We consistently see strong occupancy rates for Westchase apartments. Andy: What makes Westchase District different? Dave: I think the key to a well-run district is having our ear to the ground, our finger on the pulse … being able to quickly react to situations. It’s important to have the right board members and get a consensus of the area business community to make the best decisions. I think our involvement in HAA is particularly important. We’re a duesMarch 2021

ABODE

dave glk mgmt districts pg 30,31,32.qxp_Layout 1 2/18/21 3:35 PM Page 3

paying member of HAA, and I’m personally active in the HAAPAC. For us to do our jobs, we need to know what’s going on in “If a management district the apartment industry. is run well and listens Andy: Why aren’t these to its stakeholders, services provided by the it can accomplish a lot. city or the county? If it isn’t run well or if Dave: That’s a great the leadership doesn’t question. Houston and reflect the needs of those Harris County do the best paying the assessments, they can with the funding things won’t go well.” they have, but you have to ask yourself whether your area is getting its share of city services, and if it’s enough to make your business thrive. We’re here to supplement city services, not supplant them. Our public safety team works with the Houston Police Department – it doesn’t replace them. We can fill in holes and gaps in services that perhaps should be provided by the city or county in a perfect world. I can guarantee you that without the Westchase District, there would be no parks in our area. Andy: How do you see the future of the Westchase District? Dave: Corny story, but I remember asking Jim (Murphy) years ago, “What happens when we run out of ideas?” He told me we would never run out of ideas. There will always be other things we can do, enhancements our property owners want, things we can do to make our area even better. There will be more upgrades to our trail system, our parks and improvements to mobility. Think about what the toll road system has done for our area. Beltway 8 brings people quickly and easily from Cy-Fair and Sugar Land. The Westpark Tollway brings people quickly and easily from Katy and Fulshear. We will have over 300 events a year in our parks – something almost every day – tai chi, yoga, musical groups. There are always new events to draw clients, customers and prospective renters, and to keep your residents wanting to renew their leases. Maybe the most important thing to say about the future of Westchase: Our property owners recently led the petition drive to extend our district through 2045. I think property owners want us here. Andy: How do you see the future of management districts in general? Dave: If a management district is run well and Photos from top: Branded Westchase District signage is installed at all Blue Star properties in the area. listens to its stakeholders, it can accomplish a More than half of Westchase District’s apartment communities have earned the Blue lot. If it isn’t run well or if the leadership doesn’t Star recognition. reflect the needs of those paying the assessThe Westchase District Farmers Market, held every Thursday at 3 p.m., offers an ments, things won’t go well. We’ve seen examples outdoor shopping experience and community gathering place for Westchase of both. It’s like football. If you have a good District residents. This rendering illustrates Westchase District’s Woodchase Park, which will open in late coach, you always end up with a good team. 2021. The 1.7-acre park is located at 3951 Woodchase Drive, within walking distance of more than 3,000 multifamily units.

ABODE

March 2021

www.haaonline.org

church pg 33.qxp_Layout 1 2/18/21 3:36 PM Page 1

starla mgmt districts pg 34,35,36.qxp_Layout 1 2/18/21 3:39 PM Page 1

“Now, not every area of Houston is overseen by a management district. And, I’m not suggesting that more management districts should be created. What I’m saying is, if you pay into one, it’s a good idea for you to be aware of where your money goes and how it is used.” – Starla Turnbo

For a map of Housgton-area management districts go to: http://www.houstontx.gov/planning/Neighborhood/docs_pdfs/mgmt-maps.pdf

ABODE

March 2021

www.haaonline.org

starla mgmt districts pg 34,35,36.qxp_Layout 1 2/18/21 3:40 PM Page 2

Feeling

Taxed? Morgan Taylor talks to SMI Realty Management’s Starla Turnbo about why she got involved with the Brays Oaks Management District and why all owners should get involved with their districts too.

ast Houston Apartment Association President Starla Turnbo serves on the board of directors for the Brays Oaks Management District. As a property owner, she sees the value in being part of the conversations that surround her properties’ assessment fees. She wants to encourage all property owners to consider getting involved with the management district they pay into – if their properties exist within one. Why? Because that’s part of what being a prudent business owner is all about. Management districts, which are created by the Texas Legislature, essentially complement what local governments do, and often become lifelines for communities. The funding that is provided by businesses’ annual assessments is used for hyper-focused projects to promote economic development within the community and help support the businesses. What inspired you to get on the Brays Oaks Management District board of directors and why do you feel it’s your due diligence to do so? We own three properties that are located in the Brays Oaks Management District. Our assessment is tens of thousands of dollars per year. As a property owner, I wanted to know where my money was going, how it was being spent and if I could have a positive influence within my community. Luckily, management districts are public forum, meaning anyone can have their voice heard and anyone can get involved. Now, not every area of Houston is overseen by a management district. And, I’m not suggesting that more management districts should be created. What I’m saying is, if you pay into one, it’s a good idea for you to be aware of where your money goes and how it is used. Management districts are an arm of cities and counties. But because they’re hyper-focused on certain neighborhoods, it’s a much more www.haaonline.org

intimate way to get things done. If you want to know how your assessment will affect you in your neighborhood, in your backyard – not way over on the other side of Houston – all you have to do is just ask someone. If you want to know where your money is going, I suggest getting involved so that you can find out.

Starla Turnbo

How can HAA members get involved with their respective management district and how much time would they have to dedicate? Anyone can attend any meeting anytime. So, if you’re paying an assessment to a management district, like I am, but you don’t want to join the board or join a committee, you can at least attend the meetings so that you can be informed of what is going on in the district. Because management districts are public forum, you don’t have to dedicate hours of your time to volunteering. If you have a little bit of time and the desire to learn, there is an opportunity you. It’s good business to know where your or your investors’ money is going. By attending just one meeting, you have the ability to contribute to the conversation. Homeowners who don’t pay any assessment fees are involved, which is great. We encourage everyone to get involved. But since it’s the commercial properties who are charged an assessment, I highly encourage you (HAA members) to get involved, since it’s your money or your investors’ money. At the very least, be aware of the benefits of management districts. In your eyes, what is the biggest benefit of the Brays Oaks Management District? Certainly, everyone has their own opinions, but to me, a huge benMarch 2021

ABODE

starla mgmt districts pg 34,35,36.qxp_Layout 1 2/18/21 3:40 PM Page 3

“As business owners, our expertise efit is the direct relationship the manpeople who are involved with them. If is so valuable to the management agement district has with our local apartment owners like myself weren’t districts we do business in. It’s great elected officials and state representainvolved, it may not benefit apartto have involvement from a diverse tive. If you own just one property, ments. If we don’t get involved, we group of people, but management your voice, unfortunately, won’t be don’t have the opportunity to voice districts are there to make sure that as powerful nor as influential as the our opinions. Since apartment ownbusinesses improve, thrive and that voice of an entire management disers have skin in the game, they more businesses come to the district. People who either own or trict. When a community of people should really and truly understand work for an apartment owner or who share the same goals come the benefits. It’s our fiscal responsimanagement company can be really together, it can be so much more powbility to get involved. It should be our helpful to a management district. .” erful when you want to engage with own concern and obligation to know city, county and state governments. where the assessment money is going. As an example, right now there’s millions A lot of property owners don’t agree with of dollars available for road construction in management districts. I can understand their point of view, however, if a property you own front of many HAA-member properties, includexists within a management district, we should do ing my own. If it was just a couple of us trying to our best in putting the funds to good use. Management disexplain how doing so would destroy all of these beautiful tricts are created to benefit the community, encourage development, trees and how it would ruin the landscaping, sprinkler systems and all increase existing business potential and so much more. The whole of these things we’ve already paid for as taxpayers over the past 20 concept of a management district is economic development because years, it would be disastrous – we wouldn’t get very far. the only people who pay into it are commercial owners. The more But, fortunately, we got the attention of Houston Councilmember businesses, the more income for the management district. Martha Casex-Tatum. We were able to explain how this road project would close off all the access points to all the businesses on that road Is there also a benefit to the management districts in apartand how it would ultimately hurt those businesses. The Brays Oaks ment owners getting involved? Management District and those like it are a network, a group, a bigger Yes. In the multifamily business, we have relationships the experts voice and a resource for property owners. in the areas of finance, public safety, construction and renovations, development and much more. We are also exposed and privy to many Talk about the impact the Brays Oaks Management District quality of life situations that other business leaders in other industries has had on public safety. aren’t exposed to on a daily basis. As business owners, our expertise is Additional funding that is provided by the management district is so valuable to the management districts we do business in. It’s great to critical to public safety. There’s approximately 5,300 officers working have involvement from a diverse group of people, but management the entire City of Houston and there just aren’t enough resources for districts are there to make sure that businesses improve, thrive and them. Typically, any extra resources go to the entire city’s biggest hot that more businesses come to the district. People who either own or spot. Whereas here in the Brays Oaks Management District, our focus work for an apartment or management company can be really helpful is here. Through the years, the Brays Oaks Management District startto a management district. ed reserving funds for public safety and created the public safety committee, which I chair. We can’t talk about the benefits of Brays Oaks Management Since then, we’ve donated a lot of different supplies, such as comDistricts and others like it without talking about its partnerputers and the fingerprint machines (Automated Fingerprint ship with the Houston Apartment Association’s Rental Credit Identification System) that allows officers to fingerprint someone who Reporting. Talk about how RCR’s partnership with Brays Oaks either refuses to show or who doesn’t have ID. Management District has helped apartments in the area as We also instituted an overtime program with the Houston Police well as the overall community? Department. A couple of hundred thousand dollars a year is budgeted The partnership between HAA and Brays Oaks Management District for specific HPD substations. We have South Gessner and Southwest brings RCR to every apartment owner in the district, and all apartsubstations that participate. Their charter is to essentially focus on ment owners get to utilize RCR for free. RCR has so many benefits. particular high-level crimes. So, through this program, HPD officers It has helped reduce turnover, which helps reduce expenses. It also have their regular pay from the City of Houston, and in addition to allows us to see evictions in real time. You don’t have to wait for the that, they get a couple thousand dollars a year from the Brays Oaks judgment to hit an applicant’s credit 30 days later, you can see it as its Management District to work overtime within Brays Oaks. This has happening. By being able to better hold renters accountable for their really helped to reduce the crime in our area. If every management current leases, it helps keep children in their schools and it helps district did this, what a difference it would make. lower the student mobility rate. What would you say to property owners who still don’t see the value? I would say that management districts are only as good as the

ABODE

March 2021

www.haaonline.org

crestmark pg 37.qxp_Layout 1 2/18/21 3:40 PM Page 1

hawes hill mgmt districts pg 38,39,40.qxp_Layout 1 2/18/21 3:44 PM Page 1

Do you know if you pay into a management district? Do you know how your assessment is used? An organization that oversees a handful of management districts in Houston explains why they’re here, how they’re here to serve you as property owners and how you can be included in the conversation about how your assessment is used. Unlike local governments of large cities like Houston, management districts are able to concentrate on hyperfocused projects for each community they serve. Commercial property owners provide the funding for management districts to carry out these hyper-focused projects through an annual assessment.

ABODE

March 2021

www.haaonline.org

hawes hill mgmt districts pg 38,39,40.qxp_Layout 1 2/18/21 3:44 PM Page 2

Locally

Focused Find out what a management district is and how it serves you. By

MORGAN TAYLOR, HAA Staff

any commercial property owners, including apartment owners, know they pay an annual assessment to a management district, but oftentimes, they know very little about the benefits that management districts provide. Created by the Texas Legislature, management districts are designed to essentially complement what local governments do. Unlike local governments of large cities like Houston, management districts are able to concentrate on hyper-focused projects for each community they serve. Commercial property owners provide the funding for management districts to carry out these hyper-focused projects through an annual assessment. Because each district has its own unique list of crucial improvements, projects can vary from district to district. Assessments provide a variety of services from off-duty police presence to improvements to esplanades and much more. “Management districts are not here to replace, supplant or duplicate city or any other governmental services. We’re here to supplement what is provided,” David Hawes, Managing Partner of Hawes Hill and Associates, emphasized. Hardworking leaders, such as Hawes Hill and Associates Partner Alice Lee and Hawes have honest, wholehearted values that fuel the organization’s mission to improve communities, improve the lives of those who work and live within these communities and improve economic development. Making a profit is not a priority to Hawes Hill and Associates when it comes to the management districts it oversees by contract with the district boards – East Aldine Management District, Spring Branch Management District, Southwest Management District, Brays Oaks Management District, Five Corners District, International District, Montrose District and St. George Place. “At Hawes Hill, our management district practice operates on a razor thin margin. We really don’t make much of a profit. We’re just trying to make sure we cover the cost. We make our money elsewhere through

www.haaonline.org

the firm’s other practices like preparing economic development plans and things of that nature,” Hawes said. The Spring Branch Management District and the improvements it has made to the area is a great example of how management districts within Houston are supplemental to the City of Houston. Management districts are David Hawes able to focus on concentrated issues specific to the community they serve rather than the entirety of Houston. “The City of Houston is a locality, but let’s be honest, 2.3 million people is not a local situation. You have to go to city council to get what you want at every turn. (With a management district) you have this on-the-ground, paid-for management of your area. And you can be very specific about what you want to improve in Alice Lee your community, how to improve your economy at the local, grassroots level,” Hawes explains. The last point Hawes makes reflects HAA Past President Starla Turnbo’s sentiments in her Q&A published on Page 34. Because management districts are public forum, any HAA member can provide their input on how the assessments are used. “Anyone has the opportunity to be involved if they so desire. And doing so is much easier than going down to city hall for three minutes. Here, you have a board working for you, representing you as a property owner through their assessment,” Hawes said. Yes, property taxes help pay for public schools, city streets, county roads, police, fire protection and many other services, but here in Houston, in the fourth largest city in the United Sates, that’s a lot of ground to cover. “Let’s take Spring Branch as an example. … Spring Branch was March 2021

ABODE

hawes hill mgmt districts pg 38,39,40.qxp_Layout 1 2/18/21 3:45 PM Page 3

The Houston Apartment Association partners with Southwest Management District, Hobby Area Management District, International Management District, Spring Branch Management District and Brays Oaks Management District. Through this partnership, apartment communities within these management districts are able to utilize HAA’s Rental Credit Reporting for free because fees are paid by the management districts.

almost blanketed in bandit signs … and graffiti was everywhere,” Hawes said. The first two services provided by the Spring Branch Management District when Hawes Hill took over were graffiti abatement and bandit signs removal from the right of way. According to Hawes, a city ordinance banned graffiti on businesses and fined those businesses that were victims of graffiti. “So, here are building owners that are being abused by gangs or taggers, and then they get fined if they don’t get it removed quickly,” Hawes said. In partnership with the East End Management District, the Spring Branch Management District was able to use its funds to remove graffiti from the businesses within the district’s boundaries. “Another area we had to address was the crime (in Spring Branch). We had crime maps back in the day, and Spring Branch was one big blotch of red. Now you don’t have that,” Hawes said. According to Hawes, the Spring Branch Management District had to take several approaches to public safety to get the area to where it is today. “We had full-time off duty police 24/7, then we went to (deputy) constables and now we’re down to S.E.A.L. Security within the businesses. It was an organic approach of hitting the area hard, all the way, then moving to specific issues like drugs and prostitution. We had a tactical unit, an eight-person unit with (drug) dogs as a team. Then, we were able to graduate to this (current) S.E.A.L. Security service,” Hawes said. “It took 10 years, but we did it in conjunction with working with the Houston Police Department. That doesn’t happen just on its own, you have to create a public safety plan,” Hawes said. Today, the Spring Branch Management District is focused on projects such as the Spring Branch Trail project, Long Point Road Mobility and Landscape Pilot, Long Point Road Art Program, Gessner Road Drainage and Beautification Improvements, Haden Park Improvements and I-10 Corridor Planning to incorporate strategies that enhance health and safety for active transportation. Learn more about these projects at

ABODE

March 2021

https://sbmd.org/7projectstofollow/. Another great example of how management districts complement the city’s efforts is through parks and esplanades. The Houston Parks Department is responsible for esplanades and parks, Hawes said, however, Hawes Hill and Associates often partner with the city to provide an extra level of care to the parks and esplanades within the management districts they oversee. “The parks department recognizes that they have limited services because they have a limited budget … So, the management districts have availed themselves to an adopted esplanades program. When you see all of these improved areas on Gessner, Long Point, Blalock – we’ve adopted those esplanades. They (the City of Houston) pay for the water and we pay for the landscaping and the maintenance. We have gone through a three-year process of the redesign of Haden Park. We’ll pay for the design and the ideas in conjunction with the parks department on how to improve Haden Park to make it more usable – dog parks, tennis courts, walking trails, all these types of things. That gives the City of Houston Parks Department the opportunity to work with the city council to implement that plan. So, there again, we are not supplanting or replacing what the city does. We’re supplementing and enhancing upon it,” Hawes said. The city’s limited budget Hawes refers to is that of the general fund, where Houstonians’ property taxes go into. The revenue cap on the City of Houston limits the city’s ability to provide services. That’s where management districts step in. “Management districts are quick and nimble and efficient in what we do. We aren’t strung out by a lot of red tape. We’re able to hone in on problems and deal with them and then move on to the next issue,” Hawes explained. Another point that needs to be made is that property taxes are paid by all property owners, residential and commercial, and therefore support commercial and residential property owners. Whereas management / See Mangement Districts, Page 49 www.haaonline.org

guardian construct pg 41.qxp_Layout 1 2/18/21 3:46 PM Page 1

sw mgmt districts rcr reprint pg 42.qxp_Layout 1 2/18/21 3:47 PM Page 1

A Positive Impact The district’s partnership with apartment owners yields benefits for families. By

ANNE MARIE KILDAY

eachers and principals at several Houston elementary and middle schools noticed a positive trend in public education soon after a partnership was formed between the Southwest Management District and the Houston Apartment Association. Fewer students were transferring between schools, ensuring continuity in the classroom, which improves students’ learning and achievement. The students’ families were simply moving less because of better safety in apartment complexes throughout the district. In the partnership, the District pays for apartment complex management and owners to use Rental Credit Reporting Service, a program of the Houston Apartment Association (HAA). Working with CoreStaff, the HAA’s RCR program provides a variety of services for apartment managers as they consider the applications of potential tenants. The six-part assessment of each potential resident includes access to a National Landlord-Tenant database, a Texas criminal data base, a sexoffender search, a terrorism check through the FBI and other federal agencies, an eviction history, and a record of each potential tenant’s moves in and out of apartments. “It is a direct, tangible benefit provided by the districts that can really have benefits,” said Alice Lee, executive director of the Southwest Management District. With more than 25,000 individual apartments in the District, a more stable population helps to boost security, Lee explained. Stephanie Bryson owns the 60-unit Glenwood Apartment Homes in the Southwest Management District, as well as about 430 other apartment units in the Houston area through Stellar Equity Management. As a former third-grade teacher, Bryson said she believes the program has had a positive impact on public education. “An indirect benefit is that for schools, you have much more stability,” Bryson said. “There is simply not that much skipping around” between apartment communities. “That makes a huge difference,” Bryson said. Because continuity builds better communities, Bryson said apartment managers want to keep residents as long as possible. “Our mantra is improving lives through community,” she said. The Management District has made “so many positive changes to improve the whole area. It Is truly a positive partnership.” The training for the RCR program, provided by the HAA, also allows apartment managers to learn about other ways to improve community

ABODE

March 2021

safety, ranging from improved lighting and landscaping to programs offered by the Houston police department, Lee said. “That relationship building is important. Through those contacts with apartment managers, it is just so important to make sure there is communication, whether it’s about health and safety or something like a food drive that is coming up,” Lee said. “That all makes for a Stephanie Bryson better apartment community.” Tina DeFiore, who runs the RCR program for the HAA, said that its ultimate benefit for school children was first noticed about seven years ago in elementary and middle schools. “In some cases, just transferring schools can cause a student to fall behind by as much as a year,” DeFiore said. The stability resulting from the RCR program also benefits apartment managers and owners, DeFiore Tina DeFiore stressed. With less turnover in rental units, those communities directly save on such “make-ready” costs of cleaning, carpet cleaning or replacement and painting, she said. Now the pandemic is straining the finances of many tenants and, as a result, of apartment owners, too. Apartment managers have to find ways to keep “front-line” employees, such as maintenance staff, Alice Lee safe at work. And despite a nationwide moratorium on evictions that was recently extended until Jan. 31, tenants — many who lost their jobs — are going to have to eventually pay rent and any late fees. The HAA has compiled a long list of organizations that might be able to offer financial assistance to families facing economic hardships. A complete list of those organizations can be found at www.haaonline.org/financialhelp. According to the Texas Tribune, there are also several statewide information and advocacy organizations that provide assistance to renters in need. Those are Texas Housers and the Texas State Affordable Housing Corporation. Reprinted with permission from https://southwestmanagementdistrict.org/2021/01/06/districts-partnershipwith-apartment-owners-yields-benefits-for-kids-families/, January 6, 2021. www.haaonline.org

rcr mgmt thanks ad pg 43.qxp_Layout 1 2/18/21 3:48 PM Page 1

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

· Spring Branch Management District · Brays Oaks Management District · Hobby Area Management District · Southwest Management District · International Management District

Thanks to these districts for helping the apartment industry by providing free RCR screening services. Together we hold the key to better communities.

HAA and Houston have done a lot of changing over 60 years and Rental Credit Reporting has been there for many of them. RCR was established in 1977 to solve screening problems HAA founders felt plagued the local apartment industry. And now, with the help of area management districts, we can do even more. RCR provides Houston’s apartment industry with the most effective rental credit reporting tool available. RCR has unsurpassed data on resident rental histories in the Houston region and gives your leasing staff immediate access to information about which prospects have fulfilled their leases and who have been residents in good standing. RCR also tells you who hasn’t paid rent, who has broken leases and who has received their deposit refund.

a service of

in partnership with

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

taa phoneathon pg 44,45.qxp_Layout 1 2/18/21 3:49 PM Page 1

On the Scene Photos by HAA STAFF Texas Apartment Association Lone Star Expo Phonathon Tuesday, January 12 at the Houston Apartment Foundation Dinerstein Reed Prokop Education Center TAA’s Lynn Fisher paid a visit to Houston and gathered HAA member volunteers for a phonathon, making calls to suppliers asking them to be part of the TAA Expo in April. The Houston members who took part are active on the TAA Product Service Council and/or delegates to TAA from HAA.

Thank you to our volunteers: Izzy Garza, Lowe’s Pro Supply Mark Park, AAA Plumbers David Lindley, FSI Construction Inc. Gerald Tungol, G5 Marketing Christy Rodriguez, Judwin Properties Michelle Bridges, Century A/C Supply Stephanie Graves, Q10 Property Advisors Dean O’Kelley, The Liberty Group Nichole Williams, Smart Apartment Data Russell Rubin, HD Supply Debbie Brueckner, Dixie Carpet Installations

ABODE

March 2021

www.haaonline.org

taa phoneathon pg 44,45.qxp_Layout 1 2/18/21 3:50 PM Page 2

www.haaonline.org

March 2021

ABODE

graffitti jansen pg 46,47,48.qxp_Layout 1 2/18/21 3:50 PM Page 1

No matter how influential urban art can be at a national level, graffiti is vandalism and it’s against the law, even if we're talking about a planned mural with an artful purpose.

Illustration © AntonKustsinskiArt | iStock by Getty Images

ABODE

March 2021

www.haaonline.org

graffitti jansen pg 46,47,48.qxp_Layout 1 2/18/21 3:51 PM Page 2

Tagger Graffiti: Art or Vandalism? One instance of graffiti can multiply, cause more crime in the area and decrease property values. Learn what you can do to avoid this happening at your property. By

DAVID E. MOORE, Jansen/Adjusters International

ouston has a problem – a graffiti problem. Graffiti has been a longstanding issue within the inner loop. At its worst, graffiti can be a symbol of gang territory that precludes violence and brings property values down. The Houston mayor’s anti-gang office, https://www.houstontx.gov/antigang/gra ffiti.html, differentiates gang graffiti from tagger graffiti by stating that the former promotes gang activity and the latter promotes an individual. There is no innocent version of graffiti. At its least venomous, it's an eyesore that brings a neighborhood down. And worst of all, it drives quality residents away in a hurry. Business owners and residents are at their collective wits' end. But why does Houston's tagging issue feel so unsolvable? • Many believe that tagger graffiti is part of Houston's unique flair. • Others associate tagger graffiti with being part of the cultural melting pot that represents authenticity. • The influences of major metros (think New York City, Los Angeles, Chicago)

www.haaonline.org

romanticize the idea of having a gritty urban edge. No matter how influential urban art can be at a national level, graffiti is vandalism and it’s against the law, even if we're talking about a planned mural with an artful purpose. Additionally, property owners are subject to deed restrictions as enforced by the Houston City’s Legal Department, https://www.houstontx.gov/legal/drfaq.html, that may not allow this type of art. Owners of multifamily housing units or commercial spaces are faced with the ongoing costs to cover it or face financial losses. Structures vandalized with graffiti instantly lose all that precious curb appeal and usually experience a 15% drop in value. If the graffiti happens to be particularly profane and hateful, a building's value might drop by 25%, according to Ris Lexington of PocketSense.com. Your neighbors won't be happy either. Graffiti can bring property taxes in an entire neighborhood down and ultimately lead to more crime and higher insurance pre-

March 2021

ABODE

graffitti jansen pg 46,47,48.qxp_Layout 1 2/18/21 3:51 PM Page 3

Tagger graffiti, also known as urban art, reflects a cultural mindset with very different motives from those who participate in gang graffiti. Often this behavior occurs as a result of teens and young adults feeling the need to “be someone.”

miums. So savvy property owners should act quickly to cover up all types of graffiti, especially since letting it slide may influence others to participate. The Broken Windows Theory Per Psychology Today Magazine: "The broken windows theory [says] visible signs of disorder and misbehavior in an environment encourage further disorder and misbehavior, leading to serious crimes." Defined in 1982 by James Wilson and George Kelling, drawing on earlier research psychologist Philip Zimbardo, the broken windows theory says no matter how wealthy a community is, one broken window will lead to more. The same is true of graffiti. It sends a signal that the neighborhood is uncared for. Potentially mobile residents, those who can leave, do. Homeowners that find themselves suddenly upside-down on a mortgage are forced to stay where they are or foreclose, and property values plummet. All this leads us to the question of prevention. Is there a way to be proactive rather than reactive and prevent graffiti before it happens? Little Things Make a Big Difference In the book called “The Tipping Point" author Malcolm Gladwell touches on the broken windows theory by describing how cleaning up minor vandalism such as graffiti can make a big difference

ABODE

March 2021

in the community. Gladwell discusses how New York combatted serious crime committed in the 1990s by targeting “quality-oflife" crimes. Quality-of-life crimes are offenses that impact the general public, with consequences that are controversial in nature. Actions included in addressing these crimes can be anything from washing graffiti from public property each night to making arrests for public intoxication. While it can be debated that enforcing the law for all quality-of-life crimes target the poor in urban areas, one cannot deny that sabotaging the efforts of taggers and gang graffiti can send a message of vigilance toward this type of vandalism. Help for Property Owners and Multifamily Investors: Property Insurance and City Resources Insurance companies define graffiti as "unauthorized marking using paint or dye." It is considered vandalism on a standard commercial property policy or singledwelling "landlord protector" policy and it is a covered peril. In other words, you can and should file an insurance claim for vandalism. Throughout Houston, management districts work diligently to remove graffiti in the communities they serve, but not every neighborhood or apartment community is within a management district. Since Houston doesn't have the resources to patrol every public street or vacant build-

ing at all times, they rely on you to be their eyes and ears. You can help the community by reporting graffiti vandalism to the City of Houston's 311 Helpline. Tagger Graffiti as a Cultural Mindset Tagger graffiti, also known as urban art, reflects a cultural mindset with very different motives from those who participate in gang graffiti. Often this behavior occurs as a result of teens and young adults feeling the need to “be someone.” Perhaps their artistic outlets can take them in another direction such as Houston’s Graffiti Park where this type of behavior is permissible and isolated to one piece of property. Otherwise, we ought to educate our youth on the definition of vandalism and make them aware that despite not being part of a gang, they are still breaking the law. David E. Moore is a Principal & Chief Operating Officer at Jansen/Adjusters International. He has helped hundreds of businesses and homeowners to recover financially after devastating property losses caused by both natural and manmade disasters. You can contact him at the Jansen/Adjusters International Houston office location or visit https://www.jansenai.com/contactai/office-locations/houston-texas.

www.haaonline.org

hawes hill mgmt districts pg 38,39,40.qxp_Layout 1 2/18/21 3:45 PM Page 4

Management Districts, continued from Page 40 district assessments are paid by commercial property owners exclusively and, therefore, services are targeted to benefit those owners. “In addition to public safety and environmental urban design, we work very strongly on economic development, business retention, business development, corporate development, how to bring businesses in and marketing the area. We market for people to come live here. Well, why would we market people to come live here? Well, because more rooftops beget commercial development – it’s what economics is all about. So, that’s what we’re all about – all of these things – public safety, you want a safe place to live, you want a safe place to work, you want a clean environment. You want all of these things and all of these things are subcomponents of economic development,” Hawes said. The Houston Apartment Association partners with Southwest Management District, Hobby Area Management District, International Management District, Spring Branch Management District and Brays Oaks Management District. Through this partnership, apartment communities within these management districts are able to utilize HAA’s Rental Credit Reporting for free because fees are paid by the management districts. It’s a rental applicant screening program that offers a variety of services to apartment owners and managers. It creates a transparent application process for apartment owners and managers, providing them with the ability to see a renter’s rental background, current lease obligations and any pending evictions in real time. This partnership strengthens the rental housing industry and ultimately the public education system. Of all the services Hawes Hill and Associates provides, RCR is one that is closest to Hawes’ heart because it is an applicant screening service that helps to preserve the stability of apartment community populations, thus keeping children in their current schools. According to a research briefing by the MacArthur Foundation, studies revealed home and school moves each had unique effects on children, but school moves had slightly stronger effects on their cognitive scores and emotional problems, above and beyond the effects of residential moves. By using RCR, apartment owners and managers can hold renters accountable to current leases, which keeps children in their apartment homes, in their school districts and in their schools. “They would go from apartment to apartment to apartment to apartment. That does not work in the short term or long term. If we are going to have a better society, a better community and a better economic basis, then you have to have an educated work force …, but they can’t get there if they can’t get through elementary school. … We have to keep the children in school,” Hawes said. An Op-Ed published by the Houston Chronicle on May 27 last year points out the obvious – few people enjoy paying taxes. But, in a city as large as Houston, some communities want and need to do more to improve their surroundings. “If apartment owners care only about making money, then they are in the wrong business. Apartment owners have a moral, ethical and business responsibility to have clean apartments, safe apartments and to take care of their community. You own their community; you own where they live – it’s your community. It’s your responsibility, and the management districts have signed on as a partner with the apartments to make that happen – to help them be more viable, to stabilize,” Hawes said.

www.haaonline.org

March 2021

ABODE

Image © erlucho | iStock by Getty Images

paul sentriforce pg 50,51,72,73.qxp_Layout 1 2/18/21 3:53 PM Page 1

We think of simple spray painting or broken glass when we think of vandalism (which isn’t wrong) but there is actually so much more at risk and deeper criminal activity that needs to be addressed when this occurs at a community.

ABODE

March 2021

www.haaonline.org

paul sentriforce pg 50,51,72,73.qxp_Layout 1 2/18/21 3:54 PM Page 2

No Break from Crime Onsite crime continues in 2021. Learn how to reduce and properly respond to it. By

PAUL GARCIA, SentriForce

any cities in the United States saw an increase in crime in 2020. Unfortunately, crime within those cities is on pace to continue in 2021. Houston is one of those cities. Crime Prevention Through Environmental Design (CPTED) has a proven record of decreasing criminal activity at multifamily communities. This article will explain some simple and easy ways of implementing CPTED at your community to help change resident and criminal behavior that normally occurs at apartment communities.

Basic Principals of CPTED Access Control: Using physical barriers such as gates, fences and landscaping to limit and restrict access to the community from unwanted individuals and deter criminal activity; thus, creating what is called territorial reinforcement. Territorial Reinforcement: Create a clear distinction between your community and public property as this creates a sense of ownership for the residents and pride of living and/or working at your community. Surveillance and Clear Line of Sight: Criminals do not want to be seen, and therefore, prefer dark areas. Create a well-lit, clean community without clutter

www.haaonline.org

so visibility is clear. This creates a natural surveillance of being seen by others and excellent conditions for cameras to capture any activity. Maintenance/Upkeep: Maintain the general appearance of the community (organized patios, walkways, landscaping, etc.) and immediately address any issues that arise such as broken windows, gates, fences and dim or broken lights on the community.

Commonly Asked Questions What can you do about mailboxes and drop boxes being broken into? Criminals prefer to operate in the shadows. Mailbox rooms and drop box areas are commonly located near the office or in hallways around the community where lighting can be limited during the night. Make sure all lighting is working, and if at all possible, upgrade to bright LED lighting. You can always consult a lighting expert in our industry. Make sure all shrubbery around the area is trimmed to waist level as this will provide a clear line of sight of all activity. Move any vending machines away from the entrances or the hallway of the mailroom. Also consider painting the walls of the area a bright color that reflects light instead of capturing light, such as a greyish, white paint, compared to a dark brown color. Adding visible cameras that

are recording the area in case something does occur is also a good idea. How can we prevent our access gates from being damaged? Gates are a great example of access control and territorial reinforcement. They are also a costly expense to maintain. So much so that companies budget monthly gate maintenance. However, there are some things you can do to minimize and recoup this expense. The number one way to recoup this expense is to have cameras overseeing the gate areas. Not only are you able to see everyone who enters and leaves your community, you are able to see what vehicle damaged your gate. Be sure to have a specialized, true, License Plate Recognition camera (LPR) installed at the gate area. LPR cameras are not like typical cameras as they use a combination of high-definition and special optical character recognition to capture and identify license plates during the day or night. Some companies will claim cameras that zoom in as LPRs when in reality they are not. Know the difference and ask. Proper signage, lighting and training on how to use the gate(s) is also important. Signage that informs residents not to tailgate or piggyback other vehicles thru the gate and that they will be / See Crime, Page 72

March 2021

ABODE

Image © pialhovik | iStock by Getty Images

psc deb doug pg 52,53.qxp_Layout 1 2/18/21 3:56 PM Page 1

SUPPLIER PARTNERS SERVING TO FACILITATE GROWTH AND STRENGTHEN THE INDUSTRY. The Product Service Council is a group of active supplier members whose objectives are to promote the active involvement and participation of supplier members. For more information on the council and how you can make your membership work for you, see online at www.haaonline.org/psc or contact Susan Hinkley at shinkley@haaonline.org.

www.haaonline.org/psc 52

ABODE

March 2021

www.haaonline.org

psc deb doug pg 52,53.qxp_Layout 1 2/18/21 3:57 PM Page 2

The Houston Apartment Association’s Product Service Council is here to help supplier partners navigate the association. Learn how you can get the most out of your membership. By

MORGAN TAYLOR, HAA Staff

his month, PSC members Deb DeRouen with OneAppGuarantee and Doug Oehl with Flooring Warehouse share how the PSC can be a resource to you, how the HAA Business Exchange is a great event for supplier partners and how you can benefit from being an HAA Go-Getter. How would you describe the HAA Business Exchange? Deb: The best and most popular way to describe this event would be as speed dating, but for business relationship building. Why is it a great event for supplier partners to attend? Deb: This event is so important and impactful for your business. The HAA Business Exchange is your best opportunity to have numerous one-on-one conversations with decision makers in a single day. How has the Business Exchange been beneficial to you in your career? Deb: I think this event accomplishes a couple different goals to my sales plan. Not only has the Business Exchange provided me with new business over the years, it has also been a great event to reconnect with past clients. How can the PSC be a resource for supplier partners? Deb: The PSC is full of industry experts from various all sides of our industry. There’s a lot of knowledge and contacts that these suppliers have. Every PSC member is eager to help mentor new members and help them navigate our association and create a path to a successful career in the industry. How can a supplier partner get in touch with a member of the PSC? Deb: It’s super easy to get in touch with a

www.haaonline.org

member of the PSC. Just visit www.haaonline.org, hover over the “Suppliers” tab and click “Council Connection” under “Resources.” This page lists every PSC member, their bio and contact information. Take your pick. We want to hear from you! As a volunteer leader within HAA, what advice do you have for new HAA supplier members? Deb: I know everyone has heard this a million times but SHOW UP! Joining HAA is only the first step. You have to get involved and there are many ways to do so. This is why the PSC is a great resource for new supplier members. We would love to answer questions and help you choose from the various committees and events we have year round. There is something for everyone at HAA. What is being an HAA Go-Getter all about? Doug: “Go-Getter (noun): an aggressively enterprising person,” Merriam Webster reads. This definition should tell anyone if they should be a part of HAA, Go-Getters or any association and networking organization. It is imperative that people keep their eyes open and their minds active to see the opportunities for themselves, their businesses and the association. Those that understand the definition of a Go-Getter are those people that will be successful within this association (or any other) and Go-Getters. As this year’s Membership Committee co-chair, how can supplier members like you get involved? Doug: Getting involved as a Go-Getter is as simple as showing up and participating, which is the same sentiment many of us have about getting involved with HAA as a whole. To take it a step further, joining a team will help you network and recruit new members. Remember the definition of a Go-Getter.

How can being a Go-Getter and recruiting members for HAA be valuable to supplier partners? Doug: In anything you do, you want to make sure you're benefiting yourself, HAA and the people around DeRouen you. Go-Getters happy hours offer a comfortable environment to align yourself with the right people and who have the same goals, whether it be with other supplier partners or potential clients. Set the expectation that Oehl even though it may not give you immediate gratification, it could lead you to the next opportunity or connection. As a volunteer leader within HAA, what advice do you have for new HAA supplier members? Doug: Show up and be present. Set a goal for any event that you attend that benefits the association, yourself and your business. Utilize the people around you who show up and who are present. Understand that a contact you make today at an event is an opportunity at a contract in the future. How can a supplier partner get in touch with a member of the PSC? Doug: To put it simply, we are a very visible group. If you want to reach out to us, there are a number of avenues to go through. And, that’s what we are here for, to help our fellow supplier partners.

March 2021

ABODE

The most glaring but not surprising change is the requirement for all Class C pools to be under the direction of a Certified Pool Operator (CPO) personnel or a like certification. Until now, certifications for Class C pools were not required by the state. There are some variances to the code that may lighten the burden.

ABODE

March 2021

Image © Oks_Mit | iStock by Getty Images

pools grant a pg 54,55,63.qxp_Layout 1 2/18/21 4:03 PM Page 1

www.haaonline.org

pools grant a pg 54,55,63.qxp_Layout 1 2/18/21 4:03 PM Page 2

The New Pool Code Changes to the pool code directly impact Class C pools, which includes apartment pools. By

GRANT ALMQUIST, Texas Apartments Pools

he new year brought a lot of changes to the aquatics industry. As of Jan. 1, the State of Texas adopted a new swimming pool code and the changes directly impact Class C pools, which includes multifamily pools. The most glaring but not surprising change is the requirement for all Class C pools to be under the direction of a Certified Pool Operator (CPO) personnel or a like certification. Until now, certifications for Class C pools were not required by the state. There are some variances to the code that may lighten the burden. First, the certified person is not required to be an onsite, full-time employee and may be responsible for more than one pool. However, this person must be readily available, either in person or by phone, and must have their credentials available to staff and inspectors upon arrival. Also, if a thirdparty company is maintaining your pool(s), they will satisfy the CPO requirement if they have proof of their certification. Water Testing Water testing frequency has also been addressed. In the past, it was required that pools be tested twice a day. This frequency has been increased to three times a day for pools that are not monitored by automatic chemical system. If an automatic system is used for chemical addition, then the frequency drops to

www.haaonline.org

once a day. Chemical readings found during the test need to be recorded as well as the digital readings at the time of the test. Cyanuric Acid (stabilizer) levels need to be check once per week. Lastly, total alkalinity, calcium hardness and saturation index should be checked at a minimum of once per month. All chemical log records need to be kept on file for a minimum of two years and must be available upon request. Colored Lights in Class C Pools I often receive questions about colored lights in Class C pools. In the past, the answer to questions regarding lighting was quite vague, but the new code has made it a little clearer. It reads, “Dimmable or color changing lighting: Dimmable or changing color lighting are allowed but shall not be used to meet the lighting levels required for public pools and spas in subsections (d) and (e) of this section.” This means that, yes, you may have colored lights in your pool if you also have the same number of required white lights. For existing pools this all but eliminates your option for colored lights. New Signage Requirements New signage requirements were also part of the new code. Updates to old verbiage and letter sizes were made as well as some new required verbiage. The tables on Pages / See Pools, Page 63

March 2021

ABODE

On Site with ABODE

Photos provided by West Lake Park

WEST LAKE PARK

Honors Awards Property of the Year for a garden-style apartment community built between 2010 and 2018.

Property: West Lake Park Owner/Management: Judwin Properties Location: 18100 West Road Units: 330 Built: 2015 Web: https://www.judwin.com/apartments/tx/houston/west-lake-park-apartments/index.html Interesting features: Nestled in the Cypress/Katy area, West Lake Park is a consistent performer in a highly competitive market. The team’s commitment to maintenance and customer service are just a couple reasons why this property is a top preformer. In 2019, the team completed 3,010 service requests. Residents rave about the high level service they receive from the maintenance team. West Lake Park’s Google reviews are filled with praises from current and former residents and low turnover rates are testaments to their customer service. The property has a 4.2 average Google rating. What makes Judwin Properties stand out as an industry leader is its intern partnership with Community In Schools, an organization dedicated to developing academic success by tackling academic and non-academic barriers. This partnership allows students to gain experience in property management. Congratulations, West Lake Park!

ABODE

March 2021

www.haaonline.org

On Site with ABODE

Photos provided by Camden McGowen Station

CAMDEN MCGOWEN STATION

Honors Awards Property of the Year for a mid-rise apartment community built between 2010 and 2018.

Property: Camden McGowen Station Owner/Management: Camden Property Trust Location: 2727 Travis Street Units: 315 Built: 2018 Web: www.camdenliving.com/houston-tx-apartments/camden-mcgowen-station Interesting features: Camden McGowen Station offers luxury apartment living in the heart of Midtown Houston. The location alone makes Camden McGowen Station a standout apartment community. In the courtyard, residents can grill with their friends while overlooking the Downtown Houston skyline. The property sits right along the Houston Metro Light Rail, connecting its residents to the Texas Medical Center, Rice University, Downtown Houston and more. Midtown Park is to its south end, giving residents an incredible built-in amenity. The location and the amenities are sought after by people looking to rent in Houston, but it’s the team that gives this apartment community an incredible reputation. Maintenance requests are completed within 24 or 48 hours and the onsite team matches luxury living with extravagant customer service. Its 4.5 Google rating says it all. Congratulations, Camden McGowen Station! www.haaonline.org

March 2021

ABODE

On Site with ABODE

Photos provided by Pearl Market Place

PEARL MARKETPLACE AT MIDTOWN Honors Awards Property of the Year for a new development apartment community.

Property: Pearl Marketplace at Midtown Owner/Management: The Morgan Group Location: 3121 Smith St. Units: 264 Built: 2019 Web: www.pearlmarketplaceatmidtown.com Interesting features: Each Pearl apartment embodies the neighborhood it is located in. This property is no different. The Morgan Group development team worked with the City of Houston and the Midtown Management District to bring Whole Foods to Midtown Houston. The Morgan Group saw a need for more grocery store options in the area and made it its responsibility to bring that to its residents and the residents of the overall area. In addition to that, the location of this property offers its residents walking distance to bars, top restaurants and businesses. What makes Pearl Marketplace at Midtown an iconic apartment community in its category isn’t its location. It’s the amenities and customer service provided by the onsite team. Pearl Marketplace Midtown was ranked as a 2020 Elite 1% ORA Power Ranking property for its online reputation nationwide. Noticing a trend? The Houston Apartment Association Honors Awards recognizes properties that exceed industry standards in all areas. Congratulations, Pearl Marketplace at Midtown!

ABODE

March 2021

www.haaonline.org

abode ad pg 59.qxp_Layout 1 2/18/21 4:07 PM Page 1

Unmute Yourself

Join ABODE and turn on your message! Zoom straight to your customers with ABODE magazine, the multifamily industry’s resource for what’s happening in the Houston-area apartment market. Reach your potential customers even when you can’t meet them in person. We are there, online and in their mailbox. Every month, our members-only publication highlights industry news and trends. ABODE is your resource for industry-specific legal and legislative news as well. Share your promotions and new hires in our “In The News” column, or the latest development in your area of expertise by writing an article. And get your name out there by advertising. Contact Amanda at asherbondy@haaonline.org to advertise and contact the Communications Department at comm@haaonline.org for details on editorial.

ABODE is there even when you can’t be! Look for ABODE in the mail the first week of each month, or read online at issuu.com/haa_abode.

events calendar 2021 pg 60.qxp_Layout 1 2/18/21 4:09 PM Page 1

Events Calendar 2021 HAA’s General Meetings and Events open to all members. JANUARY

JULY

Sponsorship Auction – January 20 Virtual on 32Auctions #HAAAuction Free for supplier members

Spring HAAPAC Fundraiser/Top Golf – July 29 at Top Golf Katy #HAAPAC

State of the Industry Breakfast – January 26 Virtual via Zoom #HAASOI $45 per person

FEBRUARY State of the Submarket – Montgomery County – February 11 Virtual via Zoom $30 per person State of the Submarket – Brazoria County – February 17 Virtual via Zoom $30 per person State of the Submarket – Fort Bend County – February 25 Virtual via Zoom $30 per person

MARCH State of the Submarket – Pasadena – March 4 Virtual via Zoom $30 per person Business Exchange – March 10 Virtual via Remo #HAABizX Single Representative: $350 Team of 2 Representatives: $450 Teams of 2 must stay together when moving through management visits. Supplier companies may register up to a maximum of 4 representatives. Golf Workshop – March 23 at Quail Valley Golf Course & City Centre #HAALearnToGolf $85 per person

APRIL Go-Getters Happy Hour – April 22 Location TBA For new members and recruiters

JUNE HAA Open House – June 9 at the HAA Office and HAF Education Center Free for members Installation Gala presented by Camp Construction Services – June 11 at The Ballroom at Bayou Place #HAAGala $120 per person | $1,200 table of 10 Sponsorship Auction – June 30 #HAAAuction Free for supplier members

Go-Getters Happy Hour – TBA For new members and recruiters

AUGUST Hall of Fame Luncheon – August 12 Location TBA #HAAHallofFame $65 individual | $650 table of 10 State of the Industry Breakfast – August 26 Location TBA #HAASOI

SEPTEMBER HAA Education Conference & Expo – September 22 at NRG Center #HAAExpo Expo only is FREE to attend for owner/management members. Non-exhibiting suppliers not admitted. Go-Getters Happy Hour – TBA Location TBA For new members and recruiters

OCTOBER Dinerstein Golf Tournament – October 4 at Wildcat Golf Club 12000 Almeda Road #HAAGolf Chili Fest – October 23 Location TBA #HAAChili $10 per person prepaid | $12 at the gate

NOVEMBER Honors Awards/Annual Business Meeting – November 11 at the Hilton Americas #HAAHonors Early Bird: $100 individual | $1,000 table of 10 by October 15 $120 individual | $1,200 table of 10 after October 15

DECEMBER Volunteer Appreciation – December 9 Location TBA For active HAA volunteers Go-Getters Happy Hour – TBA Location TBA For new members and recruiters

Dates as of 2/15/2021

MARK YOUR CALENDARS for these fabulous networking and professional development events in 2021. Please note that dates and prices are subject to change. Check the calendar pages at www.haaonline.org for the most up-to-date information and registration links, contact members @haaonline.org.

leg update pg 9, 61.qxp_Layout 1 2/18/21 2:22 PM Page 2

Legislative Update, continued from Page 9

HAAPAC There are a number of reasons our area has so many outstanding judges and other elected officials, but one of the key reasons is your support of the Houston Apartment Association Political Action Committee. During a discussion of statewide problems with justice courts not following the law at the TAA board meeting last month, Houston was praised as seeming to always have a better relationship with justices of the peace than many other parts of the state. This doesn’t happen by accident. HAA pays attention to justices of the peace and constables. We interview candidates when there’s an open election. We are sometimes the only organization that bothers to hold candidate forums for justices of the peace. Frequently, candidates meet their opponents for the first time at an HAA event. We contribute to candidates who seem to understand the job and the importance of following the law wherever it leads. We back Democrats and Republicans in almost equal measure – there’s nothing partisan about being a good judge. This is only possible with your help. If you haven’t yet joined the HAAPAC for 2021, go online and do it today: www.haaonline.org/haapac/ Your $100 contribution makes you a member of our Century Club, which is also your ticket to all regular HAAPAC meetings. We have had to meet virtually lately, but we hope to be back to meeting in person soon. Either way, you will hear from some of our areas most interesting elected officials and political experts, all while supporting your industry. Join us today!

Your Vote Matters The Houston Apartment Association Political Action Committee is the PAC of the Houston Apartment Association, a non-profit trade association representing the area apartment industry. Without political capital, our industry would not be as successful in representing you or your clients’ interests, and thus, your financial well-being. The HAAPAC participates in local and state political campaigns, helping candidates who support the apartment industry and its supplier businesses. You can participate in the HAAPAC on several levels: Non-Voting Century Club Members • $100 • Attend all regular HAAPAC functions at member pricing, but has no voting privileges. • Members are recognized in the October issue of ABODE magazine. Century Club Members • $125 • Benefits listed above, and • Group voting rights, though their Century Club Representative. Trustees • $500 • Benefits listed above, and • An individual vote on HAAPAC decisions. • Invitations to special events and meetings with legislators, including elected officials receptions. Steering Committee • $1,500 • Receives all of the above, and • One vote for every $500 contributed. • Sets the agenda for the HAAPAC. • Acts as the PAC Board of Directors. • Invitations to Steering Committee Meetings held three to four times per year.

And don’t forget to add FAST TRACK! The HAAPAC is our industry’s voice in government. We need your participation and dollars to keep that voice strong. Past Advocacy Wins • Saved you $5.5 million in mandatory carbon monoxide alarm retrofitting requirements • Blocked annual signed fire self-inspection requirements • Protected properties from being forced into participating in Section 8 program • Ensure new City of Houston code contained revisions sought by HAA members Elections Affecting Multifamily • Presidential Elections • Congressional Seats • Texas Legislature Races • City of Houston Mayoral and City Council Elections • Harris County Justice of the Peace & Constables • Other County Officials and Surrounding City Elections

www.haaonline.org

Guarantee your place at the table and save time too. You will automatically be pre-registered and paid for a minimum of eight luncheons, with your badge waiting for you at the door. For an additional $150, be prepaid for all 2021 lunches with a savings of more than $80! You must also join the PAC at a minimum of $100 to participate in Fast Track. The $150 Fast Track payment can be made with corporate funds.

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

HAAPAC is Online! Please sign up for the 2021 HAAPAC at https://www.haaonline.org/haapac/

March 2021

ABODE

Welcome Mat

Introducing HAA’s NEW MEMBERS

OWNERS

SUPPLIERS

Dasmen Residential Sean Landsberg 581 N. Franklin Turnpike Ramsey, NJ 07446 888-583-3213 x106 Sapphire Resort

Juan Mendez Juan Carlos Mendez 5826 Effingham Drive Houston, Texas 77035 281-804-1469 Palm Equites Daniel Kirzner 2361 Nostrand Ave. #602 Brooklyn, NY 11210 917-697-6966 Smart Living on Cullen Referred by Rose Hernandez TBD Management/Wan Bridge Group Lisa Kennedy 5210 Spruce St. Bellaire, TX 77401 713-219-9400 The Villas at Kings Harbor Brownstones at Regent Manor Referred by Amanada Kelly TCF Properties Lisa Zarco-Trom 25318 Oak Knot Drive Spring, TX 77389 713-425-1003

Bubba’s Junk Removal Douglas Calhoun 4814 Wendy Lane Pearland, TX 77584 281-782-5537 Scrap Metal, Trash Hauling DBS Marketing & Promotions Sue Becknell 14466 Pipestem Drive Magnolia, TX 77355-6931 281-356-2386 Embroidery, Promotional Products, Uniforms Referred by Debbie Andreozzi

The Mitchell Company Chris Sylvester 41 W. I-65 Service Road N. Mobile, AL, 36608 251-345-1266 Whispering Oaks I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

AED123 Mae Nixon 2200 Post Oak Blvd. #1000 Houston, TX 77056 713-322-7487 First Aid Supplies, Occupational Health & Safety Products Airteam Dawn Curtis 6119 Westview Houston, TX 77055 713-956-8326 A/C Contractors, Heating Equipment & Systems arc electric + lighting Tina Rivera 15055 Fairfield Meadows Drive #130 #133 Cypress, TX 77426 281-909-4299 Electric Contractors, Lighting Consultants, Electric Vehiclecharging docks, Lighting Fixtures & Supplies, Lighting - Outdoor

Furniture Refinishing Services Austin Lawley 10118 Papalote St. Houston, TX 77041 713-467-2749 Cabinets, Counter Tops, Kitchen Cabinets, Granite

G.O. Plumbing Services Inc Kenia Salenas 13602 Luthe Road Houston, TX 77039 713-827-7771 Plumbing Contractors, Boilers Repairing & Cleaning

Green Towing Zeek Omran 2910 Holmes Road Houston, TX 77051 713-417-8931 Towing Service, Wrecker Service JOBS-AMST Building Services Ridge Eldridge 7777 Parnell St. Houston, TX 77021 713-302-6764 Window Cleaning, Waterproofing Contractors, Pressure Washing - Equipment & Service, Parking Area Maintenance & Marking, Elevator Maintenance & Repair, Concrete Repair Level 1 Property Restoration Stephanie Pearce 3115 Fry Road #403 Houston, TX 77449 832-468-8015 Fire/Water Damage Restoration, Building Contractors Lightfoot Enterprises Inc Les Lightfoot 11427 Todd St. Houston, TX 77055 713-703-3525 Landscape Contractors, Lawn Maintenance Marathon Solutions Group Roger Lochridge 10924 Grant Road #630 Houston, TX 77070 800-879-1147 Parking Area Maintenance & Marking, Asphalt & Asphalt Products, Paving Contractors, Concrete Repair, Sandblasting

Quick Roofing Jay Coleman 22546 Franz Road Katy, TX 77449 281-706-4938 Roofing Contractors, Gutters & Downspouts, Make Ready Referred by Aaron Potier Text Services LeAnna Jones 21175 State Hwy 249 #450 Houston, TX 77070 832-783-9910 Chat Service, Communications Services, Text Message Service The Home Team Roofing & A/C Mike Martin 11709 Boudreaux Road #1150 Tomball, TX 77375 832-665-5804 Roofing Consultants, Roof Cleaning, Roofing Materials, Roofing Contractors Referred by Marshall Swartz The Texas Bee Yard DBA 3BeeGuys Bee Removal Jim Davis Conroe, TX 77385 844-323-3489 Beekeepers Referred by Tina Cavaco I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

Morrison & Head Brody Walker 139 Towering Pines Drive The Woodlands, TX 77381 254-717-7157 Tax Consultants-Ad Valorem, Taxes - Consultants & Representatives Nash Fitness Sales Marco Torres 11311 Jones Road W. #D Houston, TX 77065 346-818-4518 Fitness Equipment, Exercise Equipment Wholesale/Retail Referred by Geneva Nabors

ALL SUPPLIER MEMBERS are listed online at haabuyersguide.com, searchable by product/service category or company name. 62

ABODE

March 2021

www.haaonline.org

pools grant a pg 54,55,63.qxp_Layout 1 2/18/21 4:03 PM Page 3

NAA, continued from Page 55 11,12 and 63 show the new set of required signs for Class C pools and spas. To date I have not received clear indication from distributors of when these signs can be expected for purchase. The best route to take is to get to code is to have them made for the time being. One of the largest, industry-wide changes this year has not come from the state but from the federal level. The Department of Energy has a mandate in place that starts July 19, requiring all pool pumps sold after that date be variable speed. This is an effort for pool pumps to meet the new Federal Minimum Efficiency Regulations. The vast majority of single speed pumps do not do this. Single speed pumps and motors may be sold after this date but only until supply runs out. Some manufacturers, like Pentair, have stopped shipping noncompliant pumps as of January 31. You do not need to rush out and replace all your existing single speed equipment, just know that once they break down, you may or may not be able to repair them. Replacement will more than likely be your course of action. This isn’t all bad, however, because the variable speed pumps do offer a very high upside, they will save you in energy cost. These pumps run 24 hours a day, 365 days a year, so a more energy efficient pump will bring you overall cost savings. They are also programmable and, in most circumstances, much quieter than the single speed pumps. These are not the only changes but the more glaring and obvious ones that will affect your everyday pool life right away. The code is a long, in-depth document so new changes are being found the more it is read by pool professionals. Check in with the Houston Apartment Association or your preferred commercial pool vendor if you have specific questions about your property and its compliance status. The new Texas pool code can be viewed here: https://www.dshs.texas.gov/poolspa/pdf/D SHS-20-0011__Public_Swimming_Pools_and_Spas_(EC _Approved_Preamble_and_Rules__Adoption).pdf. Grant Almquist is the owner of Texas Apartment Pool Services, a full-service swimming pool maintenance and repair company. He can be reached at grant@tapstx.com. For property inspections for safety or if you’re interested in a CPO class, visit www.TAPSTX.com. www.haaonline.org

March 2021

ABODE

Go-gets pg 64.qxp_Layout 1 2/18/21 4:19 PM Page 1

The Go-Getters HAA’s MEMBERSHIP RECRUITERS

CHEERS TO MEMBERSHIP! Join the Go-Getters so everyone knows your name and they’ll be glad you came!

2021 Chairs:

Join our Quarterly Meetings! Be the top recruiter for each quarter and win $500 cash! Plus, for each new member you recruit, you’ll earn a chance to win gift cards ranging from $25 to $250!

Melissa Friend Greystar

JOIN A TEAM and build relationships with like-minded members. Get involved with Go-Getters and make lasting industry connections. Visit www.haaonline.org/gogetterscorner to get all the information you need.

Doug Oehl, CAS Flooring Warehouse

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

Check the Go-Getters Corner for upcoming quarterly meeting dates The first meeting is April 22! Location to be announced. Visit www.haaonline.org/gogetters for more information.

THE GO-GETTERS ARE THE BACKBONE of the Houston Apartment Association. By recruiting new members, the Go-Getter Club helps both new management and supplier companies and the association grow for the future. To join the club and get going on recruitment, see online at www.haaonline.org or contact Amanda and Kaylon in the Membership Department at members@haaonline.org. 64

ABODE

March 2021

www.haaonline.org

essentials pg 26, 65.qxp_Layout 1 2/22/21 12:45 PM Page 2

NALS Chandler Park Apartments

SMI Realty

www.haaonline.org

March 2021

ABODE

ambassadors pg 66,67,68.qxp_Layout 1 2/18/21 4:31 PM Page 1

The Ambassador ONE Society HAA’s WELCOMING COMMITTEE

ALL MASKED UP

The Ambassadors meet up outdoors for their second “silent” meeting. Mark your calendars and join us! Ambassador ONE Society meetings are held on the first Wednesday of each month: March 3, April 7, May 5, June 2, July 7, August 4, September 1, October 6, November 3 The first quarter meeting spot is Kirby Ice House, 1015 Gessner Road, 77055 Photo below: “ONE of the Month” Susan Alvarado, The Bomb Squad, with 115 points for January. In second place is Stephane Leveque, Stay Classy, with 47 points and Giovanna Gone, Green Machine, with 35 points in third place.

Ambassador ONE Society members with at least 10 points, ranked by points earned: Susan Alvarado Stephane Leveque Giovanna Gone Xochitl Flores Tracey Leach-Moore Danyell Wilkerson Tammy Broadway

Century A/C Supply Insta Relo (A Moving Company) Century A/C Supply BG Multifamily Flooring Warehouse ApartmentData.com American Fire Systems, Inc.

115 47 35 17 14 13 17

Ambassadors earn points by sharing leads, making introductions and visiting communities to promote HAA events and news.

THE AMBASSADOR ONE SOCIETY is an organized network exchange that helps supplier partners build their business contacts within HAA. It’s the perfect way for new suppliers to get started with the association. Group members share leads, make introductions and support HAA and its members. For details on how to join and for meeting dates, visit www.haaonline.org/ambassadors or contact Amanda in the Membership Department at 713-595-0316, or email asherbondy@haaonline.org. 66

ABODE

March 2021

www.haaonline.org

ambassadors pg 66,67,68.qxp_Layout 1 2/18/21 4:31 PM Page 2

Team photos at left, from top: First place team The Bomb Squad with 201 points. Second place team Stay Classy with 113 points. Third place team Green Machine with 87 points.

www.haaonline.org

March 2021

ABODE

ambassadors pg 66,67,68.qxp_Layout 1 2/18/21 4:32 PM Page 3

ABODE

March 2021

www.haaonline.org

law pg 11,12.qxp_Layout 1 2/18/21 2:41 PM Page 3

Law, continued from Page 12 • An emergency monitoring contact device shall directly connect to a 24-hour monitoring service, or directly to 911 dispatch or to emergency medical services. • A cell phone that is dedicated for use at the pool or spa, mounted in the pool or spa yard for public use and labeled as the emergency phone, may be used if the cell phone is activated by a service provider and is provided with a permanent power supply. • A sign shall be posted above the emergency summoning device with the precise location of the pool or spa such as an address, building number, GPS location or other location identifying information in letters a minimum of 1 inch in height.

❒ Operational and Management of Pools and Spas • All pools and spas shall be maintained under the supervision and direction of a properly trained and certified operator. • The operator is not required to be onsite whenever the pool or spa is open. • The operator may be responsible for multiple pools and spas and shall ensure any onsite staff is properly trained in day-to-day pool and spa operations and maintenance.

• The trained and certified operator’s name and contact information shall be made available to onsite staff, such as lifeguards, and to property management companies, or property managers, and shall be made available at the request of the health department or a local regulatory authority. • Operator training and certification can be obtained by completion of one of the following courses or their equivalent: • the NRPA, “Aquatic Facility Operator;” • the PHTA, “Certified Pool Operator;” • the ASPSA, “Licensed Aquatic Facility Technician;” or • an equivalent course which requires testing and provides certification that is approved by the local regulatory authority.

❒ Animals • Domestic animals and other pets shall not be allowed within a pool or spa enclosure area or in the pool or spa. • Except an assistance animal shall be allowed on the deck and within the pool and spa yard, but not in the pool or spa. It is almost swimming season. Be sure that you are not caught in the deep end without knowing your responsibilities under the Department of State Health Services rules. Good luck and be safe!

Want to read more legal news from Howard? There’s more “It’s the Law” available in the ABODE archives online. Visit http://issuu.com/haa_abode.

www.haaonline.org

March 2021

ABODE

prop news pg 70,71.qxp_Layout 1 2/24/21 3:25 PM Page 1

Portfolio Changes The following owner/management companies have added the listed properties to their portfolios: • 11810 Algonquin Manager LLC/Newport RE Partners LLC: Park 45 Apartments, 150 units at 20330 Whitewood Drive, Spring. • Adara Communities: Arielle Springwoods, 340 units at 21145 Spring Plaza Drive, Spring. • Advenir Real Estate Management: Advenir at Boulder Creek, 324 units at 11576 Pearland Parkway. • Allied Oion Group: Los Prados Apartments, 264 units at 125 Dyna Drive. • Asset Living: The Henry at Liberty Hills, 228 units at 15330 Liberty River Drive. • Avenue5 Residential: The Carlton, 222 units at 3805 W. Alabama St. • BSR REIT: Vale Luxury, 350 units at 4209 Spring Stuebner Road, Spring. • CAF Management LLC: The Palms at Clear Lake, 240 units at 1300 Gemini Ave. • Camden: Camden Downtown, 271 units at 1515 Austin St. • Capstone Real Estate Service Inc.: Alders Magnolia, 184 units at 33118 Magnolia Circle, Magnolia. • Creative Property Management: Del Rio Apartments, 33 units at 6811 Del Rio St. • Cushman & Wakefield: Addicks Stone Village, 70 units at 15426 Addicks Stone Drive. • Dasmen Residential: Sapphire Resort, 248 units at 2002 San Sebastian Court. • Dhanai Group: Aria at Wilcrest, 81 units at 10111 Wilcrest Drive and Aria at Stancliff, 300 units at 10919 Stancliff Road.

ABODE

March 2021

• Gatesco: Diamond Ridge Apartments, 524 units at 6407 Antoine Drive. • Gray Spear Capital: Braeswood Plaza Apartments, 66 units at 5430 Birdwood Road and Westwood Two Apartments, 66 units at 9560 Deering Drive. • Greystar: Chelsea Museum District, 325 units at 4641 Montrose Blvd.; Broadstone Memorial Park, 358 units at 7655 Washington Ave.; and Arista at Riverstone, 142 units at 18401 University Blvd., Sugar Land. • Headway Property Management: Preserve at Piney Point, 144 units at 8740 Westheimer Road. • Jibra Corporation: Jibra Corporation - Properties, 1 unit at various locations. • JRK Residential: Carrington Park at Gulf Pointe, 258 units at 11666 Gulf Pointe Drive. • MAA: Post 510, 242 units at 510 Richmond Ave. • Madera Residential: The Preserve at Cypress Creek, 156 units at 1007 Cypress Station Drive; Domain at City Centre, 370 units at 811 Town and Country Blvd; and Lofts at City Centre, 250 units at 12808 Queensbury Lane, #112. • Magnolia Property Company: White Oak Highline, 66 units at 610 Oxford St. • Martin Fein Interests: Pavilion at The Groves, 318 units at 15951 Woodland Hills Drive, Humble. • Mayfair Management Group: Gren Oaks, 177 units at 1475 Gears Road. • Mosaic Residential: 2121 Ella, 121 units at 2121 Ella Blvd. • NSP Management Group: Avenue M at 1720 Crestdale, 75 units at 1720 Crestdale Drive and Loop Crossing Apartments, 55 units at 9709 Timberside Drive. • Palm Equites: Smart Living on Cullen, 252 units at 13555 Cullen Blvd. • Priderock Capital Management: Bellaterra at Deerbrook, 360 units at 9494 Humble Westfield Road, Humble. • Roscoe Properties: Century Edgewater, 414 units at 200 Water St., Webster and The Milano, 330 units at 2500 Woodland Park Drive. • Tarantino Properties: Treasure Bay, 200 units at 415 Garland Drive, Lake Jackson; Oyster Creek Apartments, 201 units at 105 Any Way St., Lake Jackson; and Renwick Park Apartments, 64 units at 6768 Renwick Drive. • The Life Property Management: The Life at Beverly Palms, 308 units at 3500 Red Bluff Road, Pasadena. • United Apartment Group: Northshore Meadows Apartments, 291 units at 333 Uvalde Road. • ZRS Management: Station at Mason Creek, 291 units at 21500 Park Row Drive, Katy and Alexan Memorial, 356 units at 5004 Memorial Drive.

www.haaonline.org

prop news pg 70,71.qxp_Layout 1 2/24/21 3:25 PM Page 2

In the News

Watson

Gregory

Head

MORGAN announces four promotions in its executive ranks: Alan Patton to Vice Chairman, Evan Schlecker to President, Shelley Watson to Executive Vice President of Operations, and Joe Arentz to Senior Vice President of National Property Management. Mike Morgan remains Chairman of MORGAN and Philip Morgan CEO, while Stan Levy continues as Chief Operating Officer and Chief Financial Officer. Allied Orion Group breaks ground on Granary Flats, a 324-unit, three-story, luxury apartment home community located in the Harvest Green Master-Planned Development in Richmond, Texas. Targeted to open in the fourth quarter of 2021, Granary Flats will be the first multifamily property built in the 1,300-acre Johnson Development. James Gregory joins the Fidus Construction Services team as a regional manager for the east Texas region. Bryan Head joins RealPage as an account representative - multifamily institutional group. The Texas Apartment Association recognizes HAA with its Community Service Star Recognition Award at the TAA Winter Board Meeting for the “Elf Squad.” Camp Construction’s Billy Griffin accepted on our behalf.

www.haaonline.org

March 2021

ABODE

paul sentriforce pg 50,51,72,73.qxp_Layout 1 2/18/21 3:54 PM Page 3

There is strength in numbers. You don’t have to address criminal activity at your community alone. It’s a good idea to constantly communicate with your residents and staff on crime prevention, security measures and ongoing criminal activities that are occurring the in the area. Crime, continued from Page 51 financially responsible for any damage done to the gate will be helpful to you and your team. You can also add mobile speed bumps to slow down vehicles as they enter and exit the community. What can we do about illegal dumping that is occurring at my community? Illegal dumping is a common occurrence at many communities. There are two different instances of illegal dumping, resident and outsider dumping. Resident dumping occurs when they purchase an item that does not fit in the dumpster and instead of disposing of it at the designated area and date assigned by the community, they place it in or around the dumpster area. Outsider dumping is when a nonresident drives into your community and places their items in or near your dumpster. Both instances cost your company time and money. Educate your residents on the proper procedure for getting rid of large items. Notify them that they will be held financially responsible for the time and upkeep of their trash if they do not obey the guidelines you have established. One way to deter outsider dumping is to place proper signage informing people that illegal dumping is a crime. You can also make it difficult for them by having the dumpster fenced in and deep inside the community, instead of near the entrance and/or exits of the community. Proper lighting and cameras around the area will also assist with identifying the guilty parties. What can we do, if anything, about vehicle break-ins onsite? There are some proactive measures your property can take and measures that your residents can follow to help reduce the opportunity for being a victim of a car break-in or theft. Make it difficult for criminals by assuring all security gates and access controls are working correctly. Make sure your pedestrian gates are closed and used properly. Oftentimes, residents use large stones or bricks to keep them open, not realizing this allows easy access for nonresidents to enter the community. Make

ABODE

March 2021

sure there are no large objects such as bricks, rocks or stones around the pedestrian gates that may be used. Remind residents to not leave anything of value visible in their vehicle. This includes personal items such as mail, prescriptions and firearms. Remind them to never hide a second spare set of keys in or around their vehicle and never leave their car running when they are not in it. Most importantly, remind them to lock their doors. Make sure there is plenty of lighting in parking spaces, especially in parking lots and parking garages. Cutdown any shrubbery and bushes below waist level to increase visibility and reduce hiding areas for criminal opportunities. Freshly painted parking and fire lanes, power washed sidewalks and parking lots will help increase visibility in the parking areas. Have security surveillance cameras visibly placed throughout your property to not only deter crime, but to investigate crime when it happens. Plenty of signage stating that the property is under video surveillance will also help in criminal deterrence. When a resident reports a vehicle break-in, make sure they immediately take inventory of any missing items. Take pictures and/or videos of the area and the damage done by the thieves, then contact the proper local law enforcement department that covers the jurisdiction where the vehicle was located. Our back fences get broken down now we see an increase in vandalism and loitering occurring in these areas. We think of simple spray painting or broken glass when we think of vandalism (which isn’t wrong) but there is actually so much more at risk and deeper criminal activity that needs to be addressed when this occurs at a community. Take pictures of the vandalism and if it is a “gang tagging” notify the local police authority at once to provide them that information. There is a whole subculture of gangs communicating thru “tagging” that needs to be addressed and dealt with immediately on your community if this is occurring. Reinforce a fence by attaching a thick piece

of plywood behind it if the fence is getting kicked in or pulled down. Place motion detection lights and thorny shrubbery where loitering occurs will also help as deterrents of people wanting to hang out in those areas. A vandal will think twice about targeting your community if they have trouble gaining access and the possibility of being seen. How can we stop packages from being stolen? Package theft is happening a lot in our industry. There are many methods to stop package theft, but here are a few of the best solutions. One of the best solutions is deterrence through security cameras and documentation of video evidence. Catching the event will be much easier with video evidence and it gives the victim an opportunity to mitigate their loss. You can set-up a package receiving program and procedures within the office as well. There are also many companies in our industry that can come and outfit your community with lockers and keyed boxes for your residents. What can we do about residents who threaten and display aggressive behavior to our onsite staff? Something like this is not to be taken lightly at all and unfortunately many of my personal friends and members of our industry have seen a tremendous increase of this activity. Proper training for the staff on how to deal with residents like this and techniques on how to diffuse the situation will help them with these events. It is human nature to react instead of respond. Try to truly listen to someone in a stressful situation. Train the staff to talk the resident down and have company procedures in place for them to know what steps to take after an event like this occurs. Notify and remind residents they are responsible for their behavior and their guests’ behavior at all times and that anything outside of the community’s standards will be dealt with immediately. Also make sure there is proper camera covwww.haaonline.org

paul sentriforce pg 50,51,72,73.qxp_Layout 1 2/18/21 3:55 PM Page 4

erage in the office to provide video evidence of the residents’ behavior and body language.

Beating Crime in Apartment Communities and the Multifamily Industry There is strength in numbers. You don’t have to address criminal activity at your community alone. It’s a good idea to constantly communicate with your residents and staff on crime prevention, security measures and ongoing criminal activities that are occurring the in the area. Hold crime prevention meetings and/or trainings on unacceptable behavior and what to do if faced with any scary situation while on your community. Also communicate with other local communities around your area about what crime they are seeing and is occurring at their community. Usually, crime occurs in certain areas, and communicating with your neighboring communities will give everyone a bigger and better picture of criminal activity in your area. Try to have a quarterly crime prevention meeting with the managers and staff of all communities within your area to discuss ongoing issues. Many times, you can even have different industry partners and/or vendors sponsor these events. Make sure that residents, onsite staff and management are educated and trained on how to respond to and who to contact in the event of a crime. Examine the design and landscape of your property and ask yourself if it can be improved for increased visibility. If you are unsure, request for a CPTED assessment by the Houston Police Department, as they provide this service at no charge to communities within the city of Houston and look into resources at HAA such as the Blue Star Program for additional information. Taking these steps and CPTED measures will help you decrease crime in 2021. Paul Garcia is an account manager for SentriForce. He has over 30 years of multifamily experience, with 10 of those years being onsite and 20 years working in various positions on the partner side relating to risk management protection of multifamily assets. He has a degree from the University of Houston at Clear Lake and he’s a United States Army Veteran. He can be reached via email at pgarcia@sentriforce.com. You can also learn more about SentriForce by visiting their website https://www.sentriforce.com. www.haaonline.org

March 2021

ABODE

ad index pg 74.qxp_Ad Index pg 74 2/18/21 4:34 PM Page 1

Index of Advertisers By CATEGORY

A/C Supplies

Insurance

Century A/C Supply . . . . . . . . . . . . . . . . . . . . . . . . . .49 281-530-2859 . . . . . . . . . . . . . . . . . .www.centuryac.com

Harco Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .63 713-681-2500 . . . . . . . . . . . . . . . . . . .www.harco-ins.com

Answering Service

Landscape Contractors

On Hold USA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .73 800-755-4142 . . . . . . . . . . . . . . . . .www.onholdusa.com

Outdoor Elements . . . . . . . . . . . . . . . . . . . . . . . . . . .63 713-955-0990 . . . . . .www.outdoorelementstx.com Texscape Services . . . . . . . . . . . . . . . . . . . . . . . . . . .69 281-846-3779 . . . . . . . . . .www.texscapeservices.com

Carpet Installation Dixie Carpet Installations . . . . . . . . . . . . . . . . . . . .17 281-261-6334 . . . . . . . . . . . . . . . . .www.dixiecarpet.com

Locks & Locksmiths

Texas Southwest Floors . . . . . . . . . . . . . . . . . . . . . .14 800-719-4321 . . . . . . . . . . . . . .www.texasswfloors.com

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

Collection Agencies

Personnel Agency

Alexander-Rose Associates Inc. . . . . . . . . . . . . . .71 713-644-4441 . . . . . . . . . . .www.alexanderrose-inc.com

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

Electric Contractors

Plumbing Contractors

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

AAA Plumbers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .65 713-462-4753 . . . . . . . . . . . . . . . . . .www.aaaplumbers.com

Brandt Electrical A/C & Heating Services . . . . .19 281-693-3383 . . . . . . . . . . .www.brandtelectrical.com Foundation Repair Church Foundation Repair . . . . . . . . . . . . . . . . . . .33 713-468-8400 . . .www.churchfoundationrepair.com

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

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

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

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

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

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

Security Control Equipment/Systems

Crestmark Construction Services . . . . . . . . . . . .37 713-426-6161 . . . . . . . . . . .www.crestmarkservices.com

SentriForce . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2 888-671-2202 . . . . . . . . . . . . . . . . .www.sentriforce.com

FSI Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15 832-767-1115 . . . . . . . . . . . . .www.fsiconstruction.com

Swimming Pool Service

Gemstar Construction & Development . . . . . .27 281-821-1195 . . . . . .www.gemstarconstruction.com

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

www.haaonline.org/rcr

Guardian Construction . . . . . . . . . . . . . . . . . . . . . . .41 832-672-4196 . . . . . . . . . . . .www.guardianconst.com MultiFamily Services . . . . . . . . . . . . . . . . . . . . . . . . .70 713-266-9100 RENCON . . . . . . . . . . . . . . . . . . . . . .Inside Back Cover 713-666-3636 . . . . . . . . . . . . . . . . . . . . . .www.rencon.com TPI Construction & Painting Inc. . . . . . . . . . . . . . . .1 713-668-7986 . . . . . . . . . . . . . . . . . . . . . . .www.tpiinc.com

HAA Products & Services Rental Credit Reporting . . . . . . . . . . . . . . . . . . . . . .43 713-595-0300 . . . . . . . . . . . . . . .www.haaonline.org/rcr

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

Glass – Plate, Window, Etc. Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .63 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com

Want to see current and previous issues of ABODE online? Go to http://issuu.com/haa_abode. Or view this issue on your computer, tablet or smartphone at http://issuu.com/haa_abode/docs/abode_mar2021.

ABODE

March 2021

www.haaonline.org

Marketline pg 75.qxp_Layout 1 2/18/21 4:35 PM Page 1

MarketLine By BRUCE MCCLENNY, President, ApartmentData.com

• • • • • • • • • • • • • • • • • • 1050 – • • • • • •

HOUSTON Snapshot 88.7% $1,044/mo. $1.18/sq.ft./mo. 885 sq.ft.

Recently Opened (12 months): 86 communities 24,325 units

1000 –

– 90.0

975 – – 89.0

– 88.0

Under Construction: 62 communities 16,745 units

Occupancy (%)

Operating Supply: 2,911 communities 686,498 units

Rental Rate (¢/sq.ft./mo.)

Past 12 Months: -1.7% rental rate growth 11,995 units absorbed

1025 –

•

Occupancy: Price: Rental Rate: Size:

Jan 21

Dec 20

Oct 20

Nov 20

Sep 20

Aug 20

Jul 20

May 20

Jun 20

Apr 20

Mar 20

Jan 20

Feb 20

Dec 19

Nov 19

Oct 19

Sep 19

Aug 19

Jul 19

Jun 19

Apr 19

May 19

Proposed Construction: 93 communities 27,208 units

Mar 19

Feb 19

– 87.0

History of Effective Rental Rate & Occupancy for All Units

Hottest Submarkets Over the Past Three Months

Concessions

Annualized % of Market Rank Submarket Absorbed 1 Brookhollow/Northwest Crossing 13.5% 2 Highland Village/Upper Kirby/West U 8.8% 3 Northline 1.8% 4 Tomball/Spring 1.7% 5 Woodlands/Conroe South 2.4%

Rental Rate Growth % 0.7% 0.7% 1.6% 1.6% 1.0%

Total Units Class w/Concessions All 342,197 A 104,888 B 142,557 C 83,919 D 10,833

% of Total Units 50% 68% 48% 44% 25%

Average Special -4.0% -6.9% -2.7% -2.4% -1.8%

Citywide Effect -7.5% -9.9% -5.6% -5.6% -7.0%

One Month Free = -8.33%

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

TEXAS

Dallas/Ft. Worth

San Antonio

Austin

Occupancy: Price: Rental Rate: Size:

91.0% $1,169/mo. $1.33/sq.ft./mo. 877 sq.ft.

90.5% $990/mo. $1.16/sq.ft./mo. 855 sq.ft.

88.7% $1,260/mo. $1.44¢/sq.ft./mo. 875 sq.ft.

Past 12 Months: -0.2% rental rate growth 20,621 units absorbed

Past 12 Months: 1.0% rental rate growth 6,435 units absorbed

Past 12 Months: -5.0% rental rate growth 6,881 units absorbed

Operating Supply: 3,242 communities 772,050 units

Operating Supply: 948 communities 202,814 units

Operating Supply: 1,070 communities 252,552 units

www.haaonline.org

ApartmentData.com has been providing apartment data and marketing products since 1986. ApartmentData.com provides real-time access for property specific information, market surveys and historic submarket data for more than 3.5 million apartment units in Texas, Florida, Georgia, Arizona, North Carolina and Tennessee. For more information, contact Bruce McClenny at 800-595-8730. © 2021 ApartmentData.com March 2021

ABODE

Backpage pg 76.qxp_Layout 1 2/18/21 4:35 PM Page 1

Back Page

with News from around the COMMUNITY

Welcome Kit Drive benefiting Houston Welcomes Refugees March 1 to April 30 https://www.houstonwelcomesrefugees.com/

HAA is partnering with Houston Welcomes Refugees for a “welcome kit” drive. Many refugees arrive in the United States with next to nothing. Help them rebuild their lives by putting together a Welcome Kit that will provide them with essentials to help them begin again with hope and honor. If you would like to help, please purchase one or more items from the list below and drop them off or have them delivered to the HAA office, 4810 Westway Park Blvd., 77041 by Friday, April 30. If you like, you can include a handwritten note to the families receiving the welcome kits.

Cleaning Kit Items: • Iron • Pack of sponges • Toilet brush • Toilet cleaner • All purpose spray cleaner (2) • Liquid laundry detergent • Light bulbs (2) • Tissue box (2) ª Cleaning rags • Dish soap (not dishwasher soap)

ABODE

March 2021

• • • • • •

Trash bags (13 gallon) Paper napkins Paper towel holder Paper towels Dustpan and Broom Laundry basket

www.haaonline.org

rencon inside back cover.qxp_Layout 1 2/18/21 4:36 PM Page 1

cover spread mar 2021.qxp_Layout 1 2/18/21 1:36 PM Page 1

Return Service Requested

MANAGEMENT DISTRICTS • POOL RULES • CRIME & SAFETY

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

ABODE THE HOUSTON APARTMENT ASSOCIATION MAGAZINE Are you part of a management district? Find out how you can become involved and have your voice heard.

Who’s

www.haaonline.org

March 2021

Managing

ABODE • MARCH 2021 • VOLUME 44, ISSUE 3

Districts? the

ABODE March 2021

Articles inside

Feeling Taxed?