ABODE March 2022 by HAA Publishing

cover spread mar 2022.qxp_Layout 1 2/17/22 1:22 PM Page 1

ON SITE SOLUTIONS • INSTALLATION GALA PHOTOS

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

ABODE THE HOUSTON APARTMENT ASSOCIATION MAGAZINE

www.haaonline.org

March 2022

ABODE • MARCH 2022 • VOLUME 45, ISSUE 3

From managing stress to using artificial intelligence for leasing, there are many ways to work smarter for your onsite solutions.

www.haaonline.org

Work Smart

saferent IFC.qxp_Layout 1 2/17/22 9:18 AM Page 1

TPI pg 1.qxp_Layout 1 2/17/22 9:19 AM Page 1

church pg 2.qxp_Layout 1 2/17/22 9:20 AM Page 1

Table mar pg 3.qxp_Layout 1 2/17/22 12:45 PM Page 1

CONTENTS March 2022

ON THE COVER

FEATURES & PHOTOS

28 Thank You Sponsors – Here is a list of HAA’s generous supplier members for the Online Sponsorship Auction.

Work Smart – From managing stress to using artificial intelligence for leasing, there are many ways to work smarter for your on site solutions. Also don’t miss photos from the HAA Installation Gala.

Cover photo © ipopba | iStock by Getty Images

COLUMNS & MONTHLY UPDATES

30 On the Scene – Photos from the Andy Teas’ Farewell Celebration.

7 Letter from the President – Recognizing technology’s importance as a critical component of business, but know that technology isn’t enough.

32 On the Scene – Photos from the 2022 Installation Gala.

8 Patron of the Month – Meet and support Lowe’s Pro Supply.

40 Work Smarter, Not Harder – As the industry endures staffing challenges, search for efficiencies that can even become amenities.

9 Legislative Update – Working on the problems with rental assistance.

44 Using Stress to Your Advantage – Stress can be a great motivator for you to reach your goals. 48 2022 Outlook for Business Interruption Claims – As insurance claims increase, many apartment owners are wondering, why? 52 How AI is Upending Leasing – For the better.

11 It’s The Law – Navigating the new TAA lease. 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. 26 NAA Update – Four ways lawmakers are trying to fill the vacuum left by deflated eviction moratoria.

56 Continuing Education: Keep it Up! – The Houston Apartment Association Product Service Council returns to ABODE magazine to help you navigate the association.

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

56 On Site with ABODE – Take a closer look at three of HAA’s Honors Awards communities.

66 The Ambassador ONE Society – Be a part of HAA’s supplier network.

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

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.

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

www.haaonline.org

March 2022

ABODE

Officers pg 4.qxp_Layout 1 2/17/22 9:29 AM Page 1

OFFICERS AND ASSOCIATION LEADERSHIP PRODUCT SERVICE COUNCIL OFFICERS STEPHANIE GRAVES President-Elect CHRISTY RODRIGUEZ President

LOYAL PROFFITT Vice President at Large

DEREK DEVRIES, CAS President Camp Construction Services

SHELLEY WATSON Vice President at Large

CANDIS MOHR, CAS Vice President, AAA Plumbers

QUINTINA WILLIS Vice President at Large

JOSEPH RODRIGUEZ, CAS Secretary, The Urban Foresters

TRACIE YODER Vice President at Large

DEBORAH DEROUEN, CAS Treasurer, OneApp Guarantee

JOHN BORIACK Immediate Past President

DAVID LINDLEY, CAS Immediate Past President, FSI Construction

GINA ERWIN Secretary/Treasurer

HOWARD BOOKSTAFF General Counsel

CASEY WATTS MORGAN CEO

BOARD OF DIRECTORS Christy Rodriguez, CAPS President John Boriack 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 Deborah DeRouen, CAS Derek DeVries, CAS Scott Douglas, CAM, CAPS Gina Erwin Tamara Foster Israel Garza, CAS Diane Gilbert Monica Gracia Stephanie Graves, CAM, CAPS Clark Gregg, CASe, CAPSe Manu Gupta Bryan Head, CAM Melissa Herrera Deborah Holcombe Crystal Jackson, CAM, CAPS Tyler Johnson 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 Angelee Kumar Parikh Velissa Parmer Michelle Pawelek Loyal Proffitt Kelly Scott Kurt Seidel Corri Smith Penny Sprang Kelley Suess Debbie Sulzer

Ryan Terrell Starla Turnbo 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 Cesar Lima Tim Myers P David Onanian Jackie Rhone John Ridgway Kim Small Eileen Subinsky Steve Sweet Kirk Tate Suan Tinsley H J Tollett, Jr. Pat Tollett Vic Vacek, Jr. Beth Van Winkle Jerry Winograd ADVISORY DIRECTORS Melissa Friend Billy Griffin, CAS Amanda Kelly, CAS Stacy Lastovica, CAM, CAPS Mary Lawler Katy Myrick Bruce McClenny Bill Nye Ruha Vohra, NALP, CAM 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 Giovanna Gone, CAS, VICE PRESIDENTS Century A/C Supply AT LARGE Jimmie Hotz, CASE, Karen Nelsen, CAS Chadwell Supply ALN Apartment Dan James, CAS, Data Redevelopment Blaise Spitaleri, CAS, Services Gemstar Amanda Kelly, CAS, Construction Brandt Electrical A/C Development & Heating Services Debra Knight, CAS, Susan Alvarado, CAS Comm-Fit Century A/C Supply Stephanie Krop, Chris Bell, CAS, CASe, Poolsure Cotton Commercial Liz Levins, CAS, Marivel Bownds, Rasa Floors CAS, Valet Living Jim Martensen, CAS Tammy Broadway, CAS Camp Construction American Fire Systems Services Shaun Callaway, CAS, Tracey Moore, CAS, Earthworks Flooring Warehouse Neal Conant, CAS, Matthew Nunn, CAS, Gemstar Capital Construction Construction Doug Oehl, CAS. Development Flooring Warehouse Sean Cunningham, Nikki Sekunda, CAS, CAS, Flooring The Liberty Group Warehouse Mat Tilley, CAS, Deborah DeRouen, WeDoTrash CAS, OneApp Amber Whitaker, CAS Guarantee FSI Construction Juana Estrada, CAS, First OnSite

Mast pg 5.qxp_Layout 1 2/17/22 9:30 AM Page 1

ABODE

MARCH 2022 I VOLUME 45, ISSUE 3 Chief Executive Officer and Publisher CASEY WATTS MORGAN, MPP cmorgan@haaonline.org EDITORIAL AND DESIGN STAFF Director of Publications and Design DEBORAH NIX dnix@haaonline.org Communications Manager MORGAN TAYLOR mtaylor@haaonline.org ADVERTISING Vice President of Membership and Marketing AMANDA SHERBONDY, CAE asherbondy@haaonline.org CONTRIBUTING STAFF Chief Operating Officer SUSAN HINKLEY, CAE shinkley@haaonline.org Vice President of Professional Development EMILY HILTON, CPP, CAE ehilton@haaonline.org Vice President of Government Affairs BRADLEY PEPPER bpepper@haaonline.org Chief Financial Officer TREY WIMBERLY, CPA twimberly@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 Government Affairs Manager MADISON POLSTON mpolston@haaonline.org Membership and Marketing Manager KAYLON NEWCOMB knewcomb@haaonline.org Member Services Coordinator CINDY DE LA RIVA cdelariva@haaonline.org Director of IT WILL ALFARO walfaro@haaonline.org PRINTER TGI PRINTED www.tgiprinted.com

HOUSTON APARTMENT ASSOCIATION COMMITTEES COMMITTEE CHAIR STAFF ADVISOR Executive Christy Rodriguez Casey Morgan Nominating John Boriack Casey Morgan Fair Housing Mack Armstrong Casey Morgan Ethics Michelle Pawelek Casey Morgan Finance Gary Blumberg Casey Morgan ByLaws Kyle Brown Casey Morgan Past Presidents Council Kathy Clem Casey Morgan Multifamily Fire Safety Alliance Elizabeth Castro-Gray Bradley Pepper Legislative Stephanie Graves Bradley Pepper Political Action Stacy Hunt Bradley Pepper Golf Starla Turnbo Madison Polston Century Club Deborah DeRouen Madison Polston Strategic Outreach Gina Erwin Lauren Turner Leadership Development Alison Hall Susan Hinkley Community Outreach Jackie Aguirre Susan Hinkley Product Service Council Derek DeVries Susan Hinkley Expo Exhibitor Candis Mohr Amanda Sherbondy Membership Richard Wall Amanda Sherbondy Ryan Weis Ambassador ONE Society Liz Levins Amanda Sherbondy Blaise Spitaleri Independent Owners Connection Ramon Nunez Amanda Sherbondy Education Advisory Council Betsy Marshall Emily Hilton Career & Community Development Penny Sprang Emily Hilton Resident Relations A Diane Totten Matti Luna Resident Relations B Jana Gragg Matti Luna Resident Relations Appeals Darlene Guidry Matti Luna HAF Fundraiser Brandon Coleman Lauren Ragin Stephanie Krop NEXT Ruha Vohra Lauren Ragin Amanda Kelly Property Awards Norma Alvear Tina DeFiore Diane Gilbert

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 2022, VOLUME 45, 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 © 2022 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 2022

ABODE

sponsors pg 6.qxp_Layout 1 2/17/22 9:21 AM 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. 100% Tree & Lawn Care LLC 3BeeGuys Bee Removal AAA Staffing Ltd AAdvantage Laundry Systems ACM Contractors of Texas ACT Security Group Action Window Coverings Inc ACTIV Answer by Audio Images Adobe Floors Inc Adventure Playground Systems Inc Affinity Hot Water Technoogy Inc Air Pro Systems Alexander-Rose Associates Inc All About Doody Pet Solutions LLC All American Mailboxes of Houston Inc Allegion The Allshouse Group LLC ALN Apartment Data Inc Ambassador Services LLC America Outdoor Furniture American Fire Systems Inc AmRent Andrews Myers PC Apartment Lines ApartmentData.com APEX Lighting Store AppFolio Arbor Contract Carpet Inc arc electric + lighting Archcon ASAP Personnel Inc ASAP Steamers Carpet Cleaning Atom4 Security Camera AZPartsmaster The J.P. Barnes Law Firm PLLC Belfor Property Restoration Bell’s Laundries Benefits 4 Rent Bentley, Bratcher & Associates - PC Bettencourt Tax Advisors LLC BGE Inc/aka Brown & Gay Engineers Inc Bio-One Houston South BioTechs Crime & Trauma Scene Cleaning BluSky Restoration Contractors Brady Chapman Holland & Assoc Brannan Designs LLC Architecture & Interior Design BrightView Landscape LLC BSI Cano Electric Inc Cantrell McCulloch Inc Carradine Valet CashFlow Pros LLC Centex Construction Century Fire Protection Houston CFI Group Chadwell Supply Cinch – Cabinet Refacing Kits Citi Fence & Concrete City Wide Building Services Classic Same Day Blinds Commercial Fire Protection Contractors Inc ControlByNet Cloud and Managed Video Surveillance Solutions CORT Furniture The Crawfish Men Catering

CRE Business Solutions LLC Creative Blinds Crowned Eagle Construction CSI LED & Hardware Cypress Landscaping & Irrigation Inc D&G Quality Roofing Inc DeNyse Companies Designs by Holmes Diamond Services LLC DNM Contracting Inc DoodyCalls Door Clearance Center Ecolo Environmental Inc Embark Services Emersyn Electrical Services LLC EnviroSmart Multifamily Pest Solutions Epic Air Conditioning EPICHTX Construction Fantastic Floors Featherston Sign Partners Fedora Intertech Fiat Construction LLC Fidus Construction Services Finish Factory Inc Finishes Insurance Agency Fire and Life Safety America Flavor Finish Resurfacing Flexirocks Front Row Signs Frontier Waste Solutions fun abounds Furniture Refinishing Services Gambit Construction Garan Commercial Construction Inc Gateman Inc Gemaire Giordano Construction Inc Go-Staff Inc Graphic Stylus Promotional Products Great American Business Products Green City Security LLC Green Garbology Greenlogic Lighting & Electric GT Security Solutions LLC Guardian Gutters Halo Doors Inc Hamilton-Steele Outdoor Accents HARCO Insurance Services Hard Works Valet Trash & Recycling Hays Recruiting Higginbotham Hillco Building Service Hive Technology HK Morris Group LLC The Home Team Roofing & A/C Hoover Slovacek LLP Hut Services LLC IGD Plumbing LLC Industrial Disposal Supply Infinity Power Partners Innovated Homes LLC Johnstone Supply Jonah Digital Agency Kathy Andrews Interiors Keylo Painting & Construction KONE L.A. Public Adjusters LandscapesUSA

Leah McVeigh Design and Consulting The Liberty Group Lights Out Production Company Lincoln Jacob Construction Lithotech Printed Products/ Forms Center LJL DESIGN, LLC Local Roofing and Restoration Lopez Carpet Care & Painting LP Building Solutions: LouisianaPacific Corporation LSR Multifamily LVL Up Remodeling Macyas Remodeling LLC Maldonado Nursery & Landscaping Inc Masonry Solutions Inc Matrix Construction Services McMahan's Flooring Inc MGL Rehab Construction Milwaukee Tool MPS Direct Mueller Water Conditioning Inc MX2 Commercial Paving Nations Roof Houston LLC Nationwide Eviction NGC Renovation LLC Norman Roofing and Construction Northwest Construction Group O’Conor Mason & Bone PC Oasis Eco Services On Duty Tree and Landscape On Site Towing LLC Outdoor Elements P.A.I. Restoration Pace Mechanical Services LLC Parking Management Company/PMC Towing Paul Davis Greater Houston PCS Creative Surface LLC Perma-Pier Foundation Repair of Texas The Phoenix Staffing Pool Knights Precision Hydro Pros Precision Safe Sidewalks LLC Priority Protection & Investigations Inc Pro Turf Landscaping Professional Resurface LLC Pura Flo Corporation PuroClean Quick Roofing RAM Construction Ram Jack Foundation Solutions Redevelopment Services Redstone Payment Solutions Reliable Roofing of Texas Inc Reliant Remedy Roofing Inc RENCON Rent Debt Automated Collections RentPath RentSense LLC Residential Waste Service LLC Restoration 1 of Central Houston REVS (Refuel Electric Vehicle Solutions) RezClean Houston RG Miller Engineers RLB Construction Ltd dba

RoofTec Roadrunner Restoration Company LLC Roosevelt General Contracting Roto-Rooter Services Co SafeRent Solutions Saifee Signs & Graphics Saint Clair & Sons Inc Scoop Troop HTX SEAL Security Solutions LLC Secure Insurance Sherwin Williams Company Sign-Ups & Banners Signal 88 Security Skyline Highrise Services SOS-ASAP Softwashing South Central Electric LLC Southern Shingles Steward Trash Valet Service Storm Maintenance & Monitoring Stormwater Professionals Group Strata Roofing and Construction LLC Structural Concrete Systems LLC Sunny Pressure Washing LLC Swain & Baldwin Insurance & Risk Management Texas Apartment Pool Services Texas Concrete Professional Company Texas Engineered Roofing & General Contracting Texas GroundWorks Management Texas Landscape Group LLC Texas Management Group LLC Texas Southwest Floors Inc Texas Waste Management Solutions LLC Texas Window Cleaning Co Inc The Lane Law Firm Three Amigos Texas LLC Threshold Agency LLC Tidal Renovations LLC Tile Center Top Brass Services Group Tpo Pros Roofing & Restoration Trash Roundup LLC Triangle DJ Contractors Two Brothers Foundation Repair United Protective Services Urban Value Corner Store USA Patrol Division Valet Living VBM Waste LLC VERO Vima Decor Warrior Patrol Services LLC WASH Multifamily Laundry Systems Watermark Restoration and Construction Wayfinder Tax Relief LLC Webb Pest Control Westco Grounds Maintenance LLC Whitmans Contracting and Roofing Willbanks & Associates Inc Wilson Fire Equipment Winhill Advisors World Cinema Inc WRLD PRO Vending LLC

pres pg 7.qxp_Layout 1 2/17/22 12:46 PM Page 1

Letter from the President

By CHRISTY RODRIGUEZ, 2022 HAA President

TWO YEARS AGO, THE PANDEMIC FORCED COMPANIES IN ALL INDUSTRIES TO LEVERAGE DIGITIZATION AND TECHNOLOGY. In just a few months, it brought years of change in the way we do business forever. We now recognize technology’s importance as a critical component of business, but we also know that technology isn’t enough. We thrive as an industry and as an association by connecting with each other. Connection completes us, nurtures us and gives us a sense of purpose. It’s what fills our hearts with a sense of belonging. The Webster dictionary defines connection as something that joins or connects two or more things. It goes on to say that connection is a situation in which two or more things have the same cause, origin and goal. Connection was the driving force that led to the establishment of HAA over 60 years ago when a group of Houstonians came together to discuss a city sewer problem, as well as concerns about the rising problem of skips, bad checks and evictions. HAA founders were facing unprecedented circumstances to which their solution was connection. Even today, connection continues to inspire us to keep pushing forward to serve and lead as one voice for an industry that we are all so passionate about. Connection is one of the many amazing opportunities HAA offers its members and, this year, we’re getting back to the heart of connection – the heart of HAA. I’m writing this column just two weeks after the HAA Installation Gala. It was so amazing to bring the gala back in January this year with a full house. Then, about a week later, the Ambassador ONE Society hosted their February meeting with over 130 people in attendance. That same week, the State of the Industry Breakfast garnered a large crowd despite the cold weather. We’re on track to continue to offer in-person events for our membership, and so far, people are excited to attend events again and to do business in person again, knowing we can adjust and modify based on what we’ve learned. The past few years have presented unprecedented challenges on many fronts, but history has taught us that in the face of adversity, we can overcome obstacles together that we once thought were insurmountable. This year, I want to encourage you to leverage HAA, like the HAA founders did over 60 years ago. There is momentum building, and the more events and connection opportunities we create, the more that momentum continues to build. We're at the crest of greatness, but we must continue to leverage the opportunities, resources and tools that HAA offers.

www.haaonline.org

March 2022

ABODE

Patron pg 8 lowes.qxp_Layout 1 2/17/22 9:22 AM 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 2022

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.qxp_Layout 1 2/17/22 12:47 PM Page 1

Legislative Update

By STEPHANIE GRAVES, HAA Legislative Chair, with BRADLEY PEPPER, Vice President of Government Affairs

RENTAL ASSISTANCE RECAPTURE And an update on the status of rental assistance programs.

AS MANY OF you have experienced already, the Texas Department of Housing and Community Affairs’ (TDHCA) Texas Rent Relief Program and Baker Ripley have begun issuing recapture letters for rent certain relief payments made over the last year. We have discussed this issue at several HAA meetings over the last two months, including both the legislative committee and HAA Political Action Committee meetings. The HAA government affairs staff have been working with the Texas Apartment Association and the National Apartment Association to address confusion around the rental assistance recapture requirements from both local and state agencies. Apartment owners, including many HAA members, are receiving these recapture letters for what appears to be duplicate rental assistance payments. This is a complicated issue, as it involves multiple state and local agencies, as well as the U.S. Department of Treasury, as these agencies must follow Treasury guidelines. Again, all three organizations (HAA, TAA and NAA) are working together and with the respective agencies and departments to arrive at a resolution. If you have questions or need more information about the status of this issue, please contact Vice President of Government Affairs Bradley Pepper at bpepper@haaonline.org. Most Rental Assistance Funding has Ended While some of the counties in HAA’s service area have some rental assistance dollars remaining, a majority, including the HoustonHarris County Emergency Rental Assistance Program and state of Texas programs, are no longer accepting new applications for review. In the case of the Houston-Harris County Emergency Rental Assistance Program, they are only now accepting applications for renters with active eviction cases (must have www.haaonline.org

an active case or cause number). Existing appliRenters are eligible only if they reside within Harris cations cannot be upCounty or the Houston city limits and an apartment owner dated. A new application or manager is pursuing eviction solely due to outstanding must be submitted. rent payments. Renters are not eligible if they have already Renters are eligible received rental assistance for the same months of past-due only if they reside within rent that are part of their eviction case. Harris County or the Houston city limits and an apartment owner or manbe complete by the time this article is pubager is pursuing eviction solely due to outlished, our work for this cycle is not over. The standing rent payments. Renters are not HAAPAC will continue to meet and screen caneligible if they have already received rental asdidates to support for both the primary runoff sistance for the same months of past-due rent election in May, as well as the general election that are part of their eviction case. in November. As with the previous requirements, an apartIf you have not joined the HAAPAC, this is the ment owner must agree to participate and follow year to add your voice to ours and help us the guidelines of the Houston-Harris County spread our message and our story. Few organiEmergency Rental Assistance Program for a resizations engage in the justice of the peace races dent to be eligible for assistance monies. that are so critical to our industry, and your supThe City of Houston and Harris County have port can mean the difference between a judge provided nearly $280 million in rental assiswho follows the law and one who does not. tance to almost 70,000 households impacted The HAAPAC allows us to pool our resources by COVID-19 since the program launched in and support the most qualified, pro-industry February 2021. candidates for local and state office. The Texas Rent Relief Program, which started in March of 2020, has helped over Visit www.haaonline.org/HAAPAC for more 300,000 Texans and provided over $1 billion in information. For as little as $100, you can be a emergency funds to help Texas renters pay part of this important effort to keep our indusrent and utility bills (including past due rent try strong. and utilities). If you have a regulatory problem or question, call the HAA main line at 713-595-0300 Let Your Voice Be Heard! and ask for Government Affairs. If a particuSupport HAAPAC Today lar code requirement or issue concerns This election cycle will see us elect every you, let us know by emailing Bradley at state elected official, from governor to state bpepper@haaonline.org. representative, as well as most of our county elected officials, from county judge to justice of the peace. It is critical that we continue to elect candidates that are pro-industry and who follow the law. While the primary elections on March 1 will March 2022

ABODE

cotton ad pg 10.qxp_Layout 1 2/17/22 9:22 AM Page 1

Law pg 11,12,73.qxp_Layout 1 2/17/22 12:47 PM Page 1

It’s the Law

By HOWARD BOOKSTAFF, Hoover Slovacek LLP , HAA General Counsel

NAVIGATING THE NEW LEASE Learning the new lease’s provisions and where they are located will help you understand your rights and responsibilities.

THE MOST IMPORTANT document between you and resident is the lease. The lease explains the rights and responsibilities of each party and can answer many of the questions that arise in the day-to-day operations of an apartment community. In February, the new TAA lease became available. If you use the TAA lease, you will be using the new form whenever you sign new leases. Much of the content from the old lease is incorporated into the new lease. The lease is shorter, six pages rather than eight pages. Some of the content from the old lease has been incorporated into the “Community Policies.” The first page of the lease has “Lease Details,” which outlines many of the amounts the resident will be expected to pay throughout the term. It is important that you know the provisions of the new lease, as you did the old lease. Let's take a look at some of the most important provisions you will be using on a day-to-day basis. Rent (Lease Details, Section C, Paragraph 3) Section C of the Lease Details provides a blank where the “Monthly Base Rent” is filled in. Paragraph three outlines the same provisions as paragraph six of the old lease. The resident must pay rent on or before the first day of each month without demand, there are no exceptions regarding the payment of rent. Not paying rent on or before the first day of each month is a material breach of the lease. Late Fees (Lease Details, Section G, Paragraph 3.3) Section G of the Lease Details provides blanks for you to fill in the amount of the late fees. As in the old lease, the late fees can be identified by a percentage of one month’s monthly base rent or by a dollar amount. Secwww.haaonline.org

tion 3.3 provides that if the resident doesn't pay monthly base rent in full when it's due, the resident will pay the late fee outlined in the Lease Details.

In February, the new TAA lease became available. If you use the TAA lease, you will be using the new form whenever you sign new leases.

Lease Changes (Paragraph 3.6) As with the old lease, the lease allows the owner to increase the rent at the end of the lease term or renewal period. At or after the end of the initial lease term, rent increases will become effective with at least five days plus the number of days’ advance notice contained in the lease. The new lease, which may include increased rent or lease changes, will begin on the date stated in any advance notice the owner provides (without the need for the resident’s signature) unless the resident gives timely written move-out notice. Reletting Charge (Lease Details, Section I, Paragraph 7.1) The amount of the reletting charge is identified in the Lease Details, Section I. As with the previous lease, the reletting charge is not to exceed 85% of the highest monthly rent during the lease term. Additionally, Section I confirms that the reletting charge may be charged in certain default situations. Paragraph 7.1 outlines the same authority to assess the reletting charge as in the previous lease. The resident is liable for a reletting charge if the resident: (A) fails to move or fails to give written move-out notice as required in the lease; (B) moves out without paying rent in full for the entire lease term or renewal period; (C) moves out at the owner’s demand, because of the resident’s default; (D) is judicially evicted. Early Termination Option (Lease Details, Section J, Paragraph 7.2) The new lease incorporates the early ter-

mination option into the lease, rather than by separate addendum. Section J allows you and the resident to agree on the termination fee and the number of days’ notice that would be required for the resident to exercise the option. It is important to note that if the blanks in Section J are not filled in the section does not apply. Paragraph 7.2 outlines the early lease termination procedures. Once again, this section confirms that if the resident is in default, the lease remedies apply. The resident cannot exercise the early termination option if the resident is in default. Community Policies (Paragraph 10) The Community Policies is a separate document that can be used to address any issues not contained in the lease. Paragraph 10 provides that the Community Policies become part of the lease and must be followed. Paragraph 10 also provides that the owner can make changes, including additions, to written community policies and those changes can become effective immediately if the community policies are distributed and applicable to all units in the apartment community and do not change the dollar amounts in the Lease Details. The Community Policies paragraph contains a photo video release, certain provisions regarding the disclosure of information, issues regarding guests that may be violating the lease and causing problems, a requirement that the resident provide notice of convictions and registration and an agreement regarding odors and noise. March 2022

ABODE

Law pg 11,12,73.qxp_Layout 1 2/17/22 12:48 PM Page 2

Conduct (Paragraph 11) Paragraph 11 contains many of the conduct provisions that were previously in paragraph 20 of the old lease. Additionally, this paragraph provides that the resident agrees to communicate and conduct himself or herself in a lawful, courteous and reasonable manner at all times when interacting with the owner, the owner’s representatives or other residents or occupants. Any acts of unlawful, discourteous or unreasonable communication or conduct by the resident, occupants or guests is a breach of the lease. This paragraph also provides for all the prohibited conduct that was previously in the lease, including prohibitions against criminal conduct, behaving in a loud, obnoxious or dangerous manner, disturbing or threatening others, or disrupting owner’s business operations. Animals (Paragraph 12) Paragraph 12 provides that no living creatures of any kind are allowed, even temporarily, anywhere in the apartment or apartment community, unless the owner gives its written permission. As with the old lease, the new lease provides that if the owner allows

ABODE

March 2022

an animal, the resident must sign a separate Animal Addendum and pay an animal deposit and applicable fees and additional monthly rent, as applicable. The animal deposit is considered a general security deposit. Entry (Paragraph 14) As with the old lease, the new lease provides for when the owner and the owner's representatives can enter the unit. If the resident is present, repair or service persons, contractors, law officers, government representatives, lenders, appraisers, prospective residents or buyers, insurance agents, persons authorized to enter under the rental application or the owner’s representatives may peacefully enter the apartment at reasonable times for reasonable business purposes. If no one is in the apartment, such persons may enter peacefully and at reasonable times for reasonable business purposes if written notice of the entry is left in a conspicuous place in the apartment immediately after entry. As stated in the previous lease, the owner is under no obligation to enter only when the resident is present, and may, but is not obligated to, give prior notice or make appointments.

Right to Terminate for Community Damage or Closure (Paragraph 16) Similar to the old lease, if in the owner's judgment, damages to the unit or building are significant or performance of needed repairs poses a danger to the resident, the owner may terminate the lease by giving at least seven days written notice. Pursuant to Section 16.1, the owner also has the right to terminate the lease by giving at least 30 days written notice if the owner is demolishing the apartment or closing it, and it will no longer be used for residential purposes for at least six months. Assignment or Subletting (Paragraph 17) Similar to the old lease, the resident is not permitted to assign the lease or sublet the apartment. The resident agrees that they won't rent or offer to rent or license all or any part of the apartment to anyone else unless otherwise agreed to in advance by the owner, won't accept anything of value from anyone else for the use of any part of the apartment and won’t list any part of the apartment on any lodging or short-term rental website or / See Law, Page 73

www.haaonline.org

Afford Quality Electric pg 13.qxp_Layout 1 2/17/22 9:23 AM Page 1

Resident Relations from the RESIDENT RELATIONS COMMITTEE

APPLICANT BAILS An applicant cancels her application after being approved.

AN APPLICANT FILED a complaint with the Houston Apartment Association to receive a refund on her application fee and application deposit. In the complaint, the resident claimed she canceled the application after being approved because of an alleged murder onsite. Concerned for her safety, the applicant canceled her application after approval. The onsite staff could not find any information on the alleged murder that occurred onsite. Management’s reponse to HAA was forwarded to the resident. Ultimately, management felt the resident was charged accordingly. They could not determine the ac-

curacy of the applicant’s claim. The HAA Resident Relations Committees provide The application form states the application fee is nonrefundan impartial review of resident complaints using able and the application deposit the documentation provided by both the resident may or may not be refundable. and management. Enclosed in management’s response was a copy of the application form. Management felt they were within their rights to retain the application deposit. The HAA Resident Relations Committee The committee ruled in favor of manageprovides an impartial review of resident comment. The applicant canceled her application plaints using the documentation provided by after approval. Per the TAA application, manboth the resident and management. agement can retain the application deposit. When the committee finds in favor of the The applicant may pursue this in small property owner, the decision is final. claims court if she desires. 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 2022

www.haaonline.org

I wa surpr said, busin anyth or ge don’t reside owne good way. watch

I wasn’t expecting it at all surprised that they nomina said, laughing. “ I’ve been business for 15 years. I nev anything. For me, if I get m or get it right, I’m satisfied don’t need recognition. As resident and my managem owner are happy, I’m happ good experience, though, f way. I didn’t know that som watching!”

fsi pg 15.qxp_Layout 1 2/17/22 9:23 AM Page 1

sports challenge pg 16.qxp_Layout 1 2/17/22 9:31 AM Page 1

Join the Houston Apartment Association to raise funds for Crime Stoppers at a new location: India House, 8888 West Bellfort Avenue. Crime Stoppers of Houston is a non profit dedicated to public safety and since 1980 has remained committed to its mission to solve and prevent serious crime in the greater Houston area in partnership with citizens, media and the criminal justice system. This great outdoor event is perfect team building fun! Each team consists of three men and three women with an option of one male and one female alternate. Each team will compete in six field activities. In case of inclement weather, the challenge will not be rescheduled.

Friday, April 22

NEW LOCATION: India House 8888 West Bellfort Avenue 9 a.m. – Registration 10 a.m. – Tug of War/Kickoff 10:30 a.m. to 1 p.m. – Competition 1 p.m. – Lunch 1:30 p.m. – Medal Presentations Top three teams will be presented medals based on the field events performance. Team of Six: $400 (includes lunch) $20 Spectator fee (includes lunch) Advance registration and payment are required. The deadline is Tuesday, April 19.

Thanks to our 2022 Sports Challenge Sponsors: Apartments.com Corn Hole Games – all six team members will have six chances to throw the bag in the hole. HD Supply Football Toss – all six team members will throw five footballs at a stationary target. Arbor Carpet Care Buddy Walk – all six team members will walk in unison 10 yards forwards and 10 yards backwards on a pair of wooden tracks with strap handles. The Liberty Group Soccer Ball Blitz – all six team members will kick five soccer balls into a goal. Hire Priority Putting Green – all six team members will putt five golf balls into a hole. AAA Plumbers Tug of War – a competition between suppliers and property management players. Apple Termite and Pest Control Lunch Sponsor Rasa Floors Wristband Sponsor Camp Construction Services Medals Sponsor Chadwell Supply Beverage Sponsor CORT Furniture Rental Equipment Sponsor

ABODE

March 2022

www.haaonline.org

Volleyball pg 17.qxp_Volleyball pg 25 2/17/22 9:24 AM Page 1

2022 HAA Volleyball Tournament Dust of your skills, grab your coworkers and get ready to bump, set and spike your way to the top! Festivities include lunch and snacks, networking opportunities and checking out the HAA athletes. Teams are registered on a first-come, first-served basis. All players must be members of HAA. Form your teams now (maximum two teams per company). Teams are not confirmed until payment has been received.

Friday, March 25 Gates open at 10 a.m. Registration and Practice: 10 a.m. to 11 a.m. Tournament begins at 11 a.m. *Each team must have all players present by 10:45 a.m. to play.

District 249 23238 State Highway 249 in Tomball, 77375 Tournament fee is $300 per team (6 players, 2 alternates). Spectator fee is $35 per person. Register online at www.haaonline.org. Requests for refunds must be received in writing by end of business day on March 18 and will be subject to a $50 cancellation fee. No refunds will be granted after March 18 or for no shows. No refunds will be given for individual tickets, but tickets are fully transferrable.

Court Sponsors Contractors Inc. Roadrunner Restoration Company LLC Lunch Sponsor Camp Construction Services Hire Priority Staffing & Executive Search Snack Station Sponsor Saferent Solutions

Questions? Contact the Meetings and Events Department at 713-595-0323, or email at events@haaonline.org.

next pg 18, 19.qxp_Layout 1 2/17/22 10:59 AM Page 1

Darting

2022

into

HAA Next: Darting into 2022 Thursday, April 7 Flight Club Darts 3515 W. Dallas 77019

6 p.m. to 9 p.m. $25 per person Registration includes heavy appetizers and your first drink.

Sponsored by:

American Fire Systems Century A/C Supply HD Supply

Cancellation Policy: Written notice 48-hours before the event to receive a refund.

andy goodbye pg 30,31.qxp_Layout 1 2/17/22 1:03 PM Page 1

On the Scene Photos by MARK HIEBERT, Hiebert Photography Andy Teas’ Farewell Celebration and Official “Andy Teas Day” Proclamations Wednesday, January 26 at Tony’s On January 26, HAA and government officials celebrated the almost 33-year tenure of Andy Teas and the newly-established “Andy Teas Day.” Dignitaries attending, with proclamations in hand, included Mayor Sylvester Turner, State Senator John Whitmire, County Commissioners Adrian Garcia and Jack Cagle, State Rep. Jim Murphy, Houston City Council Members Amy Peck, David Robinson, Greg Travis, Tiffany Thomas and Dave Martin, Judges David Patronella and Wanda Adams, District Attorney Kim Ogg and Harris County Fire Marshal Laurie Christensen. Our beloved vice president of public affairs started his career at HAA in July of 1989. Over this time, Andy developed a reputation for being informed, respectful and a valuable resource to the local multifamily housing industry. He had a knack for addressing difficult industry issues and could articulate the needs of the association so well that political friends and foes alike always left the conversation appreciating Andy’s professional demeanor. His knowledge of codes, regulations and ordinances ran deep, and he had a sharp, cunning wit. Andy could always close a robust policy discussion with a great punch line. He leaves behind big shoes to fill, but most important, he leaves behind such an admirable legacy. Not only did Andy represent the industry well for over 30 years, but he was kind, caring and dedicated. HAA will miss him greatly, but we are so excited for him to embark on his new journey, teaching government full time at Houston Community College. Congratulations to his future students because they will learn a quality education from their Professor Teas. Cheers to Andy for an amazing career at HAA. Thank you for your service. We wish you the best of luck!

ABODE

March 2022

www.haaonline.org

andy goodbye pg 30,31.qxp_Layout 1 2/17/22 10:58 AM Page 2

www.haaonline.org

March 2022

ABODE

gala pg 32,33,34,35,36,37,38,39.qxp_Layout 1 2/17/22 9:44 AM Page 1

On the Scene Photos by MARK HIEBERT, Hiebert Photography 2022 HAA Installation Gala Friday, January 28 at the Marriott Marquis Hotel Downtown

Presenting Sponsor Camp Construction Services Premier Sponsors Century A/C Supply, Crestmark Construction Services, Lowe’s Pro Supply and Reliant It was all about the sneakers for the return to form of the HAA Installation Gala celebrating 2022 President Christy Rodriguez, the HAA Executive Committee, board of directors and Product Service Council officers. For more photos, visit www.haaonline.org.

ABODE

March 2022

www.haaonline.org

gala pg 32,33,34,35,36,37,38,39.qxp_Layout 1 2/17/22 9:45 AM Page 2

www.haaonline.org

March 2022

ABODE

gala pg 32,33,34,35,36,37,38,39.qxp_Layout 1 2/17/22 9:45 AM Page 3

On the Scene Photos by MARK HIEBERT, Hiebert Photography 2022 HAA Installation Gala

ABODE

March 2022

gala pg 32,33,34,35,36,37,38,39.qxp_Layout 1 2/17/22 9:46 AM Page 4

www.haaonline.org

March 2022

ABODE

gala pg 32,33,34,35,36,37,38,39.qxp_Layout 1 2/17/22 9:46 AM Page 5

On the Scene Photos by MARK HIEBERT, Hiebert Photography 2022 HAA Installation Gala

ABODE

March 2022

www.haaonline.org

gala pg 32,33,34,35,36,37,38,39.qxp_Layout 1 2/17/22 9:47 AM Page 6

www.haaonline.org

March 2022

ABODE

gala pg 32,33,34,35,36,37,38,39.qxp_Layout 1 2/17/22 9:47 AM Page 7

On the Scene Photos by MARK HIEBERT, Hiebert Photography 2022 HAA Installation Gala

ABODE

March 2022

www.haaonline.org

gala pg 32,33,34,35,36,37,38,39.qxp_Layout 1 2/17/22 9:48 AM Page 8

www.haaonline.org

March 2022

ABODE

geoff cornerstone pg 40,41,42.qxp_Layout 1 2/17/22 1:04 PM Page 1

Image © anyaberkut | iStock by Getty Images

This means that at some point, we all have to face one fundamental fact: sometimes working harder isn’t the solution.

ABODE

March 2022

www.haaonline.org

geoff cornerstone pg 40,41,42.qxp_Layout 1 2/17/22 1:05 PM Page 2

As the industry endures staffing challenges, search for efficiencies that can even become amenities. By

GEOFF GREEN, Cornerstone Income Properties

Work Smarter, Not Harder I

n an industry where change is constant, has there even been a more transformative time in the multifamily housing industry than what we’ve faced since the outbreak of COVID-19? As we’ve become accustomed to the “new normal” over almost the last two years, some common themes have developed. For example, health, sanitation and social distancing protocols are now a way of life. Also, in our industry, the pandemic has caused us to ask more of our employees than ever before. Onsite teams ¬are having to work harder than ever before to ensure that things run smoothly for residents and for property owners. There are many reasons for that, but one of them is that so many tasks that we are used to accomplishing quickly and easily can now take much longer to complete. Critical parts and supplies are frequently on back order. Sometimes we have to seek other ways to find what we used to be able to simply order and have available the next day. Rent collection has sometimes become a time-consuming adventure that most of us could write a small novel about. Supplier partners and contractors are often at the mercy of the supply chain issues that cause our projects to have to be pushed back. These are just a few of the many examples of roadblocks we have commonly run into during the pandemic. As we navigate this transformational period, one thing is constant: our teams only have a certain number of hours in the day. With all of these increased demands on our time, it can often feel like we slowly sinking in quicksand. The thing about quicksand is that the more we struggle with it, the faster we sink. It takes a lot to keep an apartment community running like a well-oiled machine. Even the best among us have their limitations and, eventually, we all hit a wall. This means that at some point, we all have to face one fundamental fact: sometimes working harder isn’t the solution.

www.haaonline.org

March 2022

ABODE

geoff cornerstone pg 40,41,42.qxp_Layout 1 2/17/22 1:05 PM Page 3

As our industry continues to transform, try to keep your time limitations in mind. The examples presented here are just a few of the ways that we can choose to work smarter, not harder. Your community is unique and will have its own challenges to overcome.

Sometimes the only way out of a problem is to work smarter. In today’s environment, what exactly does this mean? The answer will be different for every community. Each apartment community has its own unique needs and challenges, but there are certainly some helpful tactics we can all consider adopting to help make our lives easier moving forward. Understand Your Bottlenecks No matter how busy we get, in a fast-changing industry, it is very important to regularly take stock of exactly what our bottlenecks are – in other words, the issues we face that consume more of our time than they should. We all want to spend our time where we are most effective and where we impact our communities the most, but just about every apartment community is going to have one thing or another that is simply a thorn in everyone’s side. Have a strategy session with your team to discuss some of the tasks you wish you didn’t have to sink so much of your time into. Sitting down with your team regularly to identify areas where your teams spend a great deal of their time on tasks that offer little results can help us begin to choose ways to be more efficient. It’s also a fun team building activity and a chance to learn more about the strengths and weaknesses of your staff. Consider Working with Specialists Remember that the bottlenecks you identify in your strategy sessions are essentially problems that are taking more of your time than they should and, therefore, they are problems that you may not be able to solve efficiently or effectively. Luckily, there are many, many supplier partners in our industry that specialize in solving problems we struggle with, and there are more are springing up all the time. Consider building a team of supplier partners around you to help you address bottlenecks that you don’t have time to manage.

ABODE

March 2022

Some examples of bottlenecks might seem routine. Consider the administration of your residents’ renters insurance plans. We all know people who have pinched pennies during the pandemic. Maybe your community is dealing with a lot of cancelation notices as people shop for the best deals and the administrative burden is taking your time away from more productive tasks. In that case, consider vendors who manage that process for you or perhaps even consider switching to a company offering a master insurance policy that is easier for you to work with. Another example could be that as more people are working from home, your maintenance team is spending more time picking up after pets. There are companies out there that offer a variety of solutions to help you manage issues like this, too. Other bottlenecks can be more serious. Perhaps you’ve got residents who are still struggling financially and ask you for payment plans for their rent every month. As much as you want to help people remain in their homes, you know that it’s so time consuming to keep up with payment arrangements. In that case, consider partnering with a company that manages resident payment plans for you. Creating flexibility in how people pay you can be a real amenity for your residents. Maybe your community is still experiencing delinquency problems and you’re spending tons and tons of time trying to collect rent. In that case, there are services you can consider partnering with that report resident payment history to one or more major credit bureaus. Programs like this are both an incentive and an amenity for residents who pay timely because it can significantly boost credit scores. You may surprise yourself if you investigate the available solutions for the bottlenecks you’ve identified. Some of the services out there are available at no cost or minimal cost to the property owner. With some creative thinking, you can surround yourself with a

team of supplier partners that can help you focus on the tasks that impact your community most. And, as you develop your team, you can even wind up building an ecosystem of resident amenities that create value for your community while making your life easier. Network With Supplier Partners Our nation’s supply chain woes have been making headlines for months now. It’s a real problem, and no one can be quite sure when it’s going to get any better. Taking some time to network can make all the difference. Having relationships with multiple companies and being on a first name basis with your account representatives can go a long way to help you make sure you have what you need to keep your business running smoothly. A phone call to introduce yourself or to check in on someone you may not have seen in person for a while might only take you a few minutes, but it may very well save you hours of chasing down that crucial part you need. As our industry continues to transform, try to keep your time limitations in mind. The examples presented here are just a few of the ways that we can choose to work smarter, not harder. Your community is unique and will have its own challenges to overcome. With good planning, you can make sure you’re positioning your team to stay focused on the things that most help you to be successful without overworking anyone or causing staff to burn themselves out. Geoff Green is the broker/owner of Cornerstone Income Properties, a boutique firm specializing in distressed assets. To learn more about Cornerstone Income Properties, visit them online at https://cornerstoneincomeproperties.com.

www.haaonline.org

gemstar pg 43.qxp_Layout 1 2/17/22 9:25 AM Page 1

While we usually try and avoid additional stressors, we fail to recognize that stress can be an ally.

ABODE

March 2022

Image © Melpomenem | iStock by Getty Images

mollie witt stress pg 44,45,46.qxp_Layout 1 2/17/22 1:06 PM Page 1

www.haaonline.org

mollie witt stress pg 44,45,46.qxp_Layout 1 2/17/22 1:06 PM Page 2

Stress can be a great motivator for you to reach your goals. By

MOLLIE WITT, CAM, CAPS, Venterra Realty

Using Stress to Your Advantage W

e live and work in a world where stress is inevitable. And in property management, stress is part of our daily lives in. We work in an atmosphere that has very high stakes for our residents. The conversations we have and the problems that enter our offices are often some of the most stressful moments in our resident’ lives – and that stress is naturally absorbed by us. While we usually try and avoid additional stressors, we fail to recognize that stress can be an ally. Professor Modupe Akinola, a stress researcher at the Columbia Business School, visited Good Morning America and explained how stress is not always bad – it is our bodies’ way of preparing for action. She explains that when we have the right mindset about stress, we can make it work for us and not against us. Change your mindset when it comes to stress. Our first reaction is to avoid stress, and we tend to stress out more when we realize that we are stressing. I know that I am super guilty of this. Well, by understanding and acknowledging that the physical manifestation of stress is preparing your body for action can make it so much easier. When you’re stressed, you’re more alert and more able to make clearer decisions. That is how our body helps us to work through what we need to work through. In order to change your mindset, the easiest thing we can do is be self-aware. Professor Akinola actually cited that when students shifted their mindset per-

www.haaonline.org

taining to the stress, they actually performed better on their tests when they acknowledged that the stress was the body’s reaction to prepare them. How do we put this into practice? 1. Acknowledge it. Do not deny it! Acknowledge your stress and know that it is okay. 2. Find out what it is that is causing you to stress. Identify the cause of your stressor and accept that you are stressing about this because it is important to you. 3. Recall other times you have been stressed and performed at your best. Think back to something important that happened in your life where you came out on top. Were you stressed before a final in school? What about for your job interview with Venterra? Think about a time that stress has yielded a positive result in your life. Mentally acknowledge this and channel it into your current stress. So how can we apply that in our industry? Well, suppose that today is the day late notices are going out. You find yourself feeling a little tense in the morning before work. Instead of focusing on your tense shoulders and mentally accepting that the today is just going to be one of those days, try recognizing the tenseness as your body’s way of keeping you ready to go. Notice that your mind is likely more alert this morning and use that to your advantage. Instead of surrendering to having “one of those days,” use the momentum to get through the notices, but then also accomplish some of the low-

March 2022

ABODE

mollie witt stress pg 44,45,46.qxp_Layout 1 2/17/22 1:07 PM Page 3

hanging fruit on your to-do list with that increased mental sharpness. Or maybe use that tenseness as an opportunity to do something physical to work it out. This is a great opportunity to move around the mini model or take care of some things around the office that you may have been putting off. Only, don’t forget about workplace safety, as not following safety guidelines can lead to injury, and that is a different kind of stress all together. A great way to take that stress of past-duerent day and really level up the customer service at your community is to find ways to help our residents in these moments. Instead of thinking about past due notices leading to eviction, think about past due notices as something that leads to a conversation with our residents. When we are having this conversation, this may be an opportunity to offer contact information for charitable organizations specializing in rental assistance to help get them back on their feet. This may be an opportunity to connect them with other public assistance programs that will help them get back on track. When we do not use the stress to our advantage, we completely miss the different opportunities and different spins that we can put on the situation. We are in this industry to help people, but when we are focusing on stress as a negative, we often overlook the simple ways that we can help those around us. Once you work through the situation that caused the stress, take a moment to relax and reflect. Consider what the stressor was, acknowledge the physical and mental symptoms, and then acknowledge how much you were able to accomplish because of working through the stress. In your calm moment, take a moment to show gratitude for the situation. The more you are able to mentally tie stress to gratitude, the easier it is to make the connections going forward. When those connections are made and we are comfortable using stress to our advantage, some real magic can happen in your community as a whole, with your relationships with your residents, your relationship with your team, and your life in general! Mollie Witt, CAM, CAPS, is an employee experience manager for Venterra Realty. Mollie has been with Venterra Realty for 12 years, where she started onsite before working her way up as a trainer. Mollie has a bachelor’s degree from the University of Houston in human resources management and personnel administration.

ABODE

March 2022

www.haaonline.org

dixie ad pg 47.qxp_Layout 1 2/17/22 9:26 AM Page 1

Here is the outlook for business interruption claims in 2022 and why you should get a headstart on your disaster planning by having insurance professionals you can count on should you have to file a claim.

ABODE

March 2022

Image © picture | iStock by Getty Images

jansen pg 48,49,50.qxp_Layout 1 2/17/22 1:07 PM Page 1

www.haaonline.org

jansen pg 48,49,50.qxp_Layout 1 2/17/22 1:08 PM Page 2

As insurance claims increase, many apartment owners are wondering, why? By

DAVID E. MOORE, Jansen/Adjusters International

2022 Outlook for Business Interruption Claims

usiness interruptions aren't isolated to pandemics and global shutdowns. Natural disasters, fires, flooding and vandalism continue to interfere with operations and prompt the filing of claims. Companies that survived the last two years are hoping to return to some sense of normalcy in 2022. Being able to count on the commercial insurance they invest in when times are difficult is part of that desired scenario. Here is the outlook for business interruption claims in 2022 and why you should get a headstart on your disaster planning by having insurance professionals you can count on should you have to file a claim. Unpredictable Weather Events In 2020 and 2021, our nation dealt with the devastating impact of back-to-back hurricanes followed by Hurricane Ida for Louisiana residents. Then, an arctic freeze blast brought havoc to much of the country, including Texas. This historical data will undoubtedly influence how your business interruption claims get calculated in 2022. When Hurricane Laura made landfall in Cameron, Louisiana in August 2020, nearly one million residents lost power. Many tenants were displaced, leaving the multifamily industry with serious business interruption issues. Six weeks later, Hurricane Delta made landfall near the vicinity of Hurricane Laura, making it difficult for insurance companies to know

www.haaonline.org

where Hurricane Laura’s damage stopped and where Hurricane Delta’s damage began. While claims related to Winter Storm Uri backed up major insurance companies, Hurricane Ida further strained insurance companies’ resources, leading to several complaints, primarily with the Louisiana Department of Insurance. For that reason, even with extended business interruption coverage, it took far longer than the extension period for many multifamily owners to recover. Without a public adjuster or attorney on speed dial, several property owners could not agree to the scope of damage before the next disaster hit. Unfortunately, that meant that their insurance policy did not get reinstated in time to receive compensation for “loss of rents” from both storms. However, if a storm hits in 2022, it is possible to have your policy reinstated — as long as you and your carrier can agree on the scope of damage before a second potential major event hits. A Pandemic Economy The pandemic caused businesses to have to make adjustments virtually overnight. Supply chain issues brought a halt to some industries, such as construction. Restaurants and event venues couldn't remain open because of limits placed on seating. The economic disruption due to COVID-19 led many companies with business interruption insur-

March 2022

ABODE

jansen pg 48,49,50.qxp_Layout 1 2/17/22 1:08 PM Page 3

ance to submit claims to their insurers. Fearing that covering such claims would put too much financial strain on individual companies, the insurance industry argued that BI claims were limited to disruption due to physical damage. Litigation ensued. Rising Risk Awareness Business revenue is never linear. There are peak seasons as well as slow periods, and just one brief interruption in operations can be incredibly costly for an organization. BI insurance provides coverage for income that would have been earned had the interruption not occurred. P&L margins were low for 2020-2021, and Americans are bracing themselves for ongoing uncertainties in 2022. Businesses that did not have BI insurance policies before the pandemic are now more aware that coverage is needed and actively looking for a way to mitigate risk. Looking Ahead The business outlook for 2022 is much better than 2021. For example, lumber prices are unlikely to increase in the year ahead because the issue was never with the lumber itself or the raw materials. The problem occurred because there was a shortage of labor needed to process raw materials into usable lumber. Business has changed and will continue to do so at a fast pace. At the end of last year, A.M. Best revised its outlook for the commercial property insurance market from negative to stable. While uncertainty over climate-driven losses, the long-term impact of COVID-19, and the omicron strain continue to pose challenges, appropriate rate and pricing actions by commercial property insurers should mitigate the effect of higher prices over time. Based on ongoing rate increases by insurers and an overall decline in business interruption claims at the end of 2021, the future for BI claims looks good. Filing Business Interruption Claims in 2022 To prevent issues that may arise during the claims process, the insured should be aware of and distinguish between losses that arose because of the shutdown and those that are due to other causes, like a hurricane. Determining whether resulting changes are permanent or temporary will ensure proper accounting of the event. Also, make sure the insurance adjuster is using the bottom-up approach to calculate expenses. Historical revenue may be a problem if the top-down method is used to project revenue. I also recommend tracking costs for business metrics. Even though your business is profitable, the cost per job will help you determine which jobs, products, or services are worth keeping and which should be discontinued. When you can successfully track all your expenses, you will be able to fine-tune your business and grow it in the right direction for increased profitability. To arrive at accurate figures, remember that seasonal business must be factored in for extended periods of restoration. David E. Moore is a principal and Chief Operating Officer at Jansen/Adjusters International. David helps multifamily owners recover financially after devastating property losses caused by natural and man-made disasters. For more information, visit jansenai.com.

ABODE

March 2022

www.haaonline.org

guardian construct pg 51.qxp_Layout 1 2/17/22 9:26 AM Page 1

geoff respage AI leasing pg 52,53,54.qxp_Layout 1 2/17/22 1:10 PM Page 1

Image © ipopba | iStock by Getty Images

Imagine if every leasing team had the perfect assistant. This assistant would answer every leasing inquiry that came in – no matter if it was through email, phone, text, ILS or a chat via their website.

ABODE

March 2022

www.haaonline.org

geoff respage AI leasing pg 52,53,54.qxp_Layout 1 2/17/22 1:10 PM Page 2

How AI is Upending Leasing By

utomation is a funny word. It can conjure of visions of a dystopian future where hardworking men and women are kicked out of their jobs by uncaring machines. At the same time, “AI” has become a buzzword. Everything from your refrigerator to your autoresponder email sequence is now artificial intelligence, at least according to many a branding campaign. The reality is different. The reality is that there are management companies now utilizing the latest machine learning technology to automate their leasing processes in ways that were never before possible. But this doesn’t replace the job of a leasing agent; it simply makes it easier, less tedious and more productive. Note there is a difference between actual AI solutions and products companies simply slap that title onto. We’ll go into how you can tell the difference in this article. And you’ll want to know, because the leasing process as you know it is undergoing a paradigm shift to a smarter, more optimized system. What is AI Leasing? Imagine if every leasing team had the perfect assistant. This assistant would answer every leasing inquiry that came in – no matter if it was through email, phone, text, ILS or a chat via their website. Every prospect, within seconds, would receive the perfect answer to their question and specially tailored communication to push them towards a tour. It would follow up with everyone, responsive or not, at the perfect time. It would suggest properties, get feedback, remind people of appointments. It would even help retain residents after a lease has been

www.haaonline.org

For the better.

GEOFFREY YU, Respage

signed. It would work 24/7 – and you wouldn’t even have to pay it overtime. That is the ideal form of an AI leasing assistant. Simply put, it’s a technology designed to automate (and improve) parts of the leasing process while mimicking how humans think and talk. It does this by analyzing huge quantities of data to “learn” what to say and how to say it – this is called Natural Language Processing (NLP). There are very few NLP-enabled leasing assistants out there. A traditional leasing automation system would require the leasing team to create pre-set responses and messages tied to certain triggers. An NLP-enabled system would create every response itself, on the fly, without human intervention. AI leasing assistants already exist and are in use today. Primarily, leasing teams are using them to make more of each lead and converting more of those leads into leases. In general, teams using such solutions do see an improvement in those metrics, though it can vary wildly depending on which particular solution they are using. That might seem odd, given that even with all the advances in technology, a good leasing agent will still beat AI assistants in one-on-one interactions. Sure, on simple questions and answers, a prospect might not even realize they are speaking with an AI. But on more involved conversations, a competent leasing agent is going to beat the pants off any automated solution, hands down. While AI is continuing to evolve, there are still nuances in language that can still currently slip past an AI assistant. And when it comes to understanding what someone really needs, well, a human being can

March 2022

ABODE

geoff respage AI leasing pg 52,53,54.qxp_Layout 1 2/17/22 1:11 PM Page 3

emphasize better than a bot. So why are leasing teams with AI assistants still outperforming those without them? Simply, most leasing agents don’t have the time to dedicate all their attention to a single prospect. If they did, they could do an amazing job answering that prospect’s questions, pushing them to tour, sending reminders at the perfect times, all of that. But, multiply that across all the leads a leasing agent has to handle. There is simply not enough time in the day. Further, over half of inquiries come in afterhours – meaning an AI assistant simply makes up the difference by handling more leads. In actual application though, management companies have found that this isn’t an “us versus them” situation. AI helps leasing teams offload their most tedious tasks. With an AI leasing assistant available to handle incoming leads and follow up, it means that leasing agents can remove a large part of their weekly “to-do” list – the queue. No more answering simple questions about pricing, availability and pet policies means a ton of freed up time and energy. That can be redirected into tasks that actu-

ABODE

March 2022

ally need dedicated attention. Such as, for instance, solving problems for current residents, improving processes, getting more leases signed or handling those few prospect inquiries that can’t be handled via AI. Deployment of AI leasing assistants in the real-world show there is no replacing going on. Rather, leasing teams are usually the biggest advocates of AI solutions. It removes a lot of the rote work they do on a day-to-day basis, allowing them to focus on projects that really matter. Given how AI leasing solutions boost leadto-lease rates while also maximizing leasing team productivity with minimum human intervention, it’s clear that management companies employing one of these solutions have a distinct advantage over ones that don’t. AI will be essential in any competitive leasing strategy in the coming years. That’s a near certainty, considering the results businesses today are seeing from a technology that hasn’t reached its fullest potential. NLP-enabled AI leasing has only been around for a year or two, and the very basis of the technology means it’s only going to get more impressive as more and more companies

switch over. There will continue to be dramatic improvements in the level of inquiries AI leasing assistants can handle and the quality of their responses and customizations. Therefore, as bots are better able to simulate human thinking and speech, leasing KPIs like lead-to-tour, lead-to-lease and resident retention rates will continue to climb. While nobody can predict just how dramatic those improvements will be, one thing is for sure – leasing has changed for good. Geoffrey Yu is the Marketing Director at Respage. A leading provider of the AI-driven apartment marketing and leasing solutions, Respage has partnered with property management companies for over 19 years to create extraordinary results. The company’s comprehensive suite of solutions help generate more leads and leases, automate prospect nurturing, boost online reputation, improve resident satisfaction, and increase Net Operating Income (NOI). Visit www.respage.com to learn more about AI leasing.

www.haaonline.org

hd supply pg 55.qxp_Layout 1 2/17/22 9:27 AM Page 1

psc cec pg 56,57,58.qxp_Layout 1 2/17/22 1:13 PM Page 1

Continuing Education:

Keep it Up!

ABODE

March 2022

www.haaonline.org

psc cec pg 56,57,58.qxp_Layout 1 2/22/22 11:24 AM Page 2

The Houston Apartment Association Product Service Council returns to ABODE magazine to help you navigate the association.

his month, we interview PSC members Tammy Broadway, CAS, with American Fire Systems, Brandon Coleman, CAPS, CAM, CAS, CALP, NAAEI Faculty, with Cinema Anywhere and Karen Nelsen, CAM, CAS, NAAEI Faculty, with ALN Apartment Data, about Continuing Education Credits (CECs). Once you obtain a credential through the National Apartment Association Education Institute, you must renew your credential no more than 12 months later. It can be a little challenging to navigate, but the PSC is here to assist you. What is a CEC? Tammy Broadway: A CEC is Continuing Education Credits. It is one hour or 50 minutes of continuing education with meals and breaks excluded. Brandon Coleman: It's how credential holders maintain their credentials annually. Karen Nelsen: CECs are required and designed to ensure credential holders are up to date on industry information. There are different requirements for CAS, CAPS, CAM, CALP and CAMT credentials. You can also use “in-network” and “out-of-network” courses with a specific number of limited hours from “out-of-network” sources. In-network courses are educational courses affiliated with the National Apartment Association. Out-of-network courses can be from accredited colleges and/or universities, housing organizations such as the National Multifamily Housing Council (NMHC), the Institute of Real Estate Management (IREM), the National Affordable

www.haaonline.org

Housing Management Association (NAHMA), the Affordable Housing Association (AHAA), housing authorities (i.e. Section 8 or Real Estate Assessment Center or REAC classes) and many others. For CAS credential holders, our credentials have increased from three hour to five hours. As of 2022, there are some changes to the NAA Education Institute (NAAEI) CEC requirements. What are the new requirements to renew my credential? Tammy: The certification you hold determines how many CECs you need. For example, for CAM and CAPS, the new requirement is eight CECs, with at least five being in-network. For CALP, CAS or AIME, the new requirement is five, with minimum of three being in-network. Brandon: The CAM and CAPS credentials increased from six to eight CECs, with at least five CECs being in-network sources. The CAS and CALP (formerly NALP) credentials increased from three to five CEC’s, with at least three being in-network sources. In-network sources are apartment industry legislative events, courses and committee participation with HAA, NAA and its affiliates. Karen: There is a great online resource at: https://www.naahq.org/sites/default/files/2021_2022_cecfly er_updated_nov21.pdf. Most credentials were increased by 2-3 hours of credits. How can I acquire CECs? In other words, what are some examples of education programming or activities?

Broadway

Coleman

Nelsen

March 2022

ABODE

psc cec pg 56,57,58.qxp_Layout 1 2/17/22 1:14 PM Page 3

Tammy: There are several ways you can acquire CECs credits. To acquire in-network credits, you can attend any education course offered by HAA, Apartmentalize, other NAA conference sessions, TAA’s ONE Conference and/or take an online course through Visto (www.gowithvisto.org). You can report up to two in-network CECs by participating in legislative events (i.e., NAA Advocate Conference), volunteering to instruct an NAA, NAAEI or HAA courses (without compensation) or by serving on a board or committee for NAA, NAAEI or HAA. To acquire out-of-network credits, you can attend courses from housing organizations such as the Institute of Real Estate Management (IREM) or the National Affordable Housing Management Association, courses approved by a state real estate board, courses from accredited colleges and universities and/or NAAEI approved courses from NAAEI-approved courses Alliance Partners. You can report up to two out-of-network CECs by participating in industry activities such as serving on boards, commissions and committees related to the housing industry, instructing an apartment industry course without compensation or by writing articles published in apartment industry publications (such as ABODE) without compensation. Brandon: You can acquire CECs several ways. By attending any course offered by HAA, such as the Avenues series, the TAA Redbook seminars and even the State of the Industry. My favorite way to acquire CECs is by volunteering! Volunteering by instructing NAAEI and HAA courses without compensation, serving on committees related to the housing industry and even writing articles published in apartment industry publications like ABODE! Karen: As mentioned above, you can gain credits by attending educational sessions from NAA or affiliates or out-of-network classes as listed above. In addition, you can volunteer to gain CECs as well. Volunteering on an HAA committee, teaching a credential class or publishing an article for ABODE or UNITS magazines will also provide you with credit.

How do I report my CECs? Tammy: You must fill out the “CEC Reporting Form” (www.naahq.org/renew) and submit it along with a copy of the certificate of course competition, transcript or exam results, receipt of payment for the education program and/or a copy of the published article. If a certificate of completion is not available, an HAA staffer may sign this form as confirmation of your participation in state and local programs and activities. You can submit your CECs online by logging onto the NAA website, by emailing renewals@naahq.org. Don’t forget to pay your renewal fees! Brandon: To report your CECs you must login to www.naahq.org. Click on the menu on the top left corner, then under “Education & Careers” click on “Credentials.” Once there, click on “Renew Your Credential” where you can select “Submit Outstanding CECs Online.” You can fill in the CEC reporting form signed by NAA affiliated apartment association staff, such as the HAA staff. You can also submit a certificate of course completion, transcript or exam results and receipt of payment for education course. The CEC reporting form is available at www.naahq.org/renew. Karen: When you apply for your initial certification, you will have to start at the NAA website. For renewals, you will need to log back into www.naahq.org to report your CEC hours. Once you log in, you’ll need to go to “My Profile” and then “Your Education Overview” and “Education Institute.” This is where you’ll be able to “Renew My Credentials” or “Check your CEC Status”. You will want to pull any classes that you have attended so you can submit completed documents. Finally, you will need to submit the credit card payment for renewal. Typically, I have a folder in my email where I keep copies of all my confirmations or registrations. That way, it is easy to pull and upload the documentation. Keeping up with your CECs all year makes it easy.

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.

ABODE

March 2022

www.haaonline.org/psc www.haaonline.org

On Site with ABODE

Photos provided by Q10 Property Advisors

COTTAGES OF CYPRESSWOOD The HAA Honors Awards recipient for a property with 100 to 150 units.

Property: The Cottages of Cypresswood Owner/Management: Q10 Property Advisors Location: 7203 Oakwood Glen Blvd., Spring Units: 136 Built: 1984 Web: www.thecottagesofcypresswood.com Interesting features: Please note, 2021 HAA Honors Awards property winners were recognized for their 2020 performance. The success of this property is largely due to the onsite team’s commitment to its residents, customer service and communication. The team leverages social media to engage with its current and future residents. The Cottages of Cypresswood hosts three resident events each month. These events range from celebrating something as simple as national ice cream day to having an onsite fishing tournament. Through resident events and its amenities, such as its relatively new community pet park and pet wash station, the onsite team always strives to meet the needs and wants of their residents. Because of their hard work, The Cottages of Cypresswood had a physical occupancy rating of 96% in 2020. In addition, The Cottages of Cypresswood is certified by the Houston Police Department and HAA as Blue Star property. Congratulations, The Cottages of Cypresswood! www.haaonline.org

March 2022

ABODE

On Site with ABODE

Photos provided by Greystar

DEERWOOD

The 2021 HAA Honors Awards recipient for a mid-rise property built between 1990 and 1999.

Property: The Deerwood Apartments Owner/Management: Greystar Location: 5800 Woodway Drive Units: 186 Built: 1992 Web: www.thedeerwood.com Interesting features: Please note, the 2021 HAA Honors Awards property winners were recognized for their 2020 performance. Located in the heart of Houston’s bustling Uptown, Deerwood is a relaxing retreat for residents to enjoy quiet time at home. With expansive living spaces, deep soaking tubs and gourmet kitchens, Deerwood offers its residents the perfect space to decompress after a long day. The Deerwood Apartments was built 30 years ago, but it underwent a full renovation in 2016. The Deerwood Apartments values community service and participates in Greystar’s philanthropic activities. The team at Deerwood also strives to meet the standards of the Greystar Green Initiative, which encourages a holistic approach to sustainability. As an example, The Deerwood Apartments offers its residents recycling. Deerwood may be a small property, but their commitment makes them a star property. Congratulations, The Deerwood Apartments!

ABODE

March 2022

www.haaonline.org

On Site with ABODE

Photos provided by Riverwood

RIVERWOOD

The HAA Honors Awards recipient for a garden-style property built between 2000 and 2009.

Property: Riverwood Apartments Owner/Management: Francis Property Management Location: 201 River Pointe Drive, Conroe Units: 224 Built: 2007 Web: https://apartmentsconroe.com Interesting features: Please note, the 2021 HAA Honors Awards property winners were recognized for their 2020 performance. Riverwood is a prime example of a stellar apartment community located in HAA’s 12-county service area. It has a reputation of being Conroe’s most desired apartment community. Riverwood offers one-, two- and three-bedroom apartment homes. Although Riverwood’s address reads Conroe, it is near The Woodlands, giving renters the best of what both Conroe and The Woodlands have to offer. When you walk onto this property, you’re met with serenity at entry, but this apartment community is lively with the many resident events the onsite team hosts each month. Despite the obstacles of 2020, Riverwood was able to keep up with renewals and occupancy. The team maintained residents events and constant communication throughout the pandemic. Congratulations, Riverwood Apartments! www.haaonline.org

March 2022

ABODE

welmat pg 62.qxp_Layout 1 2/17/22 9:43 AM Page 1

Welcome Mat

Introducing HAA’s NEW MEMBERS

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

SUPPLIERS

OWNERS 8601 Broadway Management Co LLC Edgar Marquez 8601 Broadway Houston, TX 77061 713-641-2150 8601 Broadway AMC LLC Jamie Schofield 1954 Fort Union Blvd. #500 Cottonwood Heights, UT 84121 817-910-7631 Meyer Forest Apartments Arrowstar Capital LLC Chad Fletcher 14027 Memorial Drive #424 Houston, TX 77079 281-748-2900 Cedar Wood Apartments Falcon Point Apartments Hidden Park Oaks of Moritz Pine Arbor Banyan Tree at Memorial CALCAP Properties Antonio Estrada 740 N 52nd St. #200 Phoenix, AZ 85008 602-754-2060 The Graham Apartments Cornerstone Property Development LLC Randy Hayes P.O. Box 3116 Pearland, TX 77588 281-802-3620 El Dorado Way Apartments CV2 Holdings 1 LLC Chase Giles 46 Dusky Meadow Place The Woodlands, TX 77381 281-224-6200 Budde Gardens Apartments DLP Capital Tracy Douglas 95 Highland Ave. Bethlehem, PA 18017 904-785-3042 DLP Proper FCA Management LLC Rosie Sanchez 300 S Tryon St. #420 Charlotte, NC 28202 704-312-2131 Braxton at Tamarron

ABODE

March 2022

Gobar LLC Giovanni Escobar 14415 Spanish River Lane Cypress, TX 77429 281-520-5570 GoldCor Capital Partners Nir Goldberg 2480 Times Blvd. #214 Houston, TX 77005 409-420-2429 Original Management Zaur Aliyev 11929 W Airport Blvd. #401 Stafford, TX 77477 Alice Street Apartments Park at Bellaire Retirement Community Plaza Azul Group Investment LLC 327 Lakeside Blvd. Sugar Land, TX 77478 832-944-6621 The Ludington Apartments Rockriver Development LLC Marc Flores P.O. Box 925121 Houston, TX 77292 832-819-9905 Steven Davis Steven Davis 125 Redbud St. Lake Jackson, TX 77566 979-236-4185 T4-HIM Sharon Turner P.O. Box 550080 Houston, TX 77255-0080 713-772-4310 Casa del Sol Apartments Whitehawk Properties LLC Jeff Martin 15 Holly Ridge Drive Kingwood, TX 77339 832-457-5242 Zaremba Management Company Jennifer Ritz 22730 Fairview Center Drive #200 Fairview Park, OH 44126 440-348-1850 Elevate Spring Crossing

Alexis Paint Co. Ronan Escoto P.O. Box 773282 Houston, TX 77215 281-650-4709 Painting Contractors, Paint Ambassador Services LLC Amanda Grissom 11710 N Fwy. #200 Houston, TX 77060 281- 727-0117 Janitorial Services, Lawn Maintenance Apartment Life Randy Ginnan 2903 Acorn Oaks Drive Katy, TX 77493 607-368-4680 Resident Retention Services, Event Planning, Amenities Barnard Donegan Insurance Scott Sherrill P.O. Box 550 Seguin, TX 78156 830-303-8300 Insurance, Risk Management Blue Ox Moving & Storage Staci Fields 38201 FM 1774 #M8 Magnolia, TX 77355 832-934-2583 Movers, Storage, Moving Supplies Demeris Catering Frankie Demeris 2911 S Shepherd Drive Houston, TX 77098-1537 713-529-7326 Caterers Referred by Amanda Kelly Gemaire Clay Meredith 8708 W Little York Road #190 Houston, TX 77040 713-466-6261 A/C Supplies & Parts Glass Doctor of Cypress Bryan Hilton 17219 Houston Drive Cypress, TX 77433 Glass - Automobile, Glass Plate; Window, Mirrors, Doors & Door Products

Houston Security 101 Clifford Smith 204 W Heritage Friendswood, TX 77546 832-404-6800 Alarm Systems, Security Control Equipment/Systems Liberty Rent Valerie Radla 7530 Parker Road #250 Fairhope, AL 36532 512-897-2412 Renters Insurance, Resident Screening Service Referred by Valerie Radla Milwaukee Tool Riley Baker 1640 E T C Jester Blvd. Houston, TX 77008 281-309-6296 Hardware, Industrial Equipent & Supplies Motion Picture Licensing Corporation Dave Davis 5455 Centinela Ave. Los Angeles, CA 90066 866-552-6752 Amenities, Home Theater Systems Northwest Construction Group Matt Villarreal 3880 Greenhouse Road #W-1 Houston, TX 77084-3334 General Contractors, Remodeling & RepairBuilding Contractors, Roofing Contractors Preferred Amenities Jorge Gamboa 19823 Ringwald Court Klein, TX 77379 Amenities, Marketing Consultants & Services Referred by Phillip Price

Sunny Pressure Washing LLC Matthew Tognacci 12651 Briar Forest Drive #245 Houston, TX 77077 832-334-8681 Holiday Lights & Decorations, Appliance Removal, Parking Area Maintenance & Marking, Parking LotsEquipment & Supplies, Parking Garages, Pressure Washing - Equipment & Service, Roof Cleaning, Trash Hauling, Trash Service - Valet, Window Cleaning, Movers, Moving Supplies Referred by Ryan Weis Tile Center Jatin Hemrajani 8907 Gulf Fwy. Houston, TX 77017 832-382-7324 Floor Materials, Cabinets, Granite, Carpet - Wholesale VFS Fire & Security Kelly Allison 3214 Pasadena Fwy. Pasadena, TX 77503 713-636-9232 Fire Alarm Systems, Sprinklers - Automatic - Fire, Fire Protection Equipment & Supply, Fire Protection Consultants Wilson Fire Equipment Kevin Henderson 7303 Empire Central Drive Houston, TX 77040-3214 713-896-4747 Fire Alarm Systems, Sprinklers - Automatic - Fire

Roadrunner Restoration Company LLC Kevin Alaniz 5117 Hiltonview Road Houston, TX 77086 281-358-0999 Asbestos Abatement & Removal, Disaster Recovery/ Relief, Fire/Water Damage Restoration, Remodeling & Repair-Building Contractors, Mold Remediation www.haaonline.org

legal lowdown pg 63.qxp_Layout 1 2/17/22 9:43 AM Page 1

Get the lowdown, virtually! 2021 was another bumpy ride, with many legal implications for the multifamily industry. Stay up to date and in the know via this monthly series. Join Howard Bookstaff virtually for an update on all things legal, from eviction procedures to local, state and federal law changes. Program fee: $45 per person Annual Property Subscription available: $500 per property

Free bonus registration to 2022 Redbook Seminar with your annual subscription

Mark your calendars! May 5 June 2 July 7 August 4 September 1 October 6 November 3 December 1

First Thursday of every month at 3 p.m.

Watch your email and visit www.haaonline.org for the latest topics to be discussed.

Go-gets pg 64.qxp_Layout 1 2/17/22 1:15 PM Page 1

The Go-Getters HAA’s MEMBERSHIP RECRUITERS

IGNITE YOUR MEMBERSHIP! Join the Go-Getter club and get fired up about recruiting for HAA!

2022 Chairs:

Join our Quarterly Meetings! Be the top recruiter for each quarter and win $500 cash! Richard Wall Westdale Asset Managememt

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

Ryan Weis Crestmark Construction Services

Check the Go-Getters Corner for more information on the upcoming quarterly meeting dates:

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

April 6 June 9 August 18 September 29 December 7 at Kirby Ice House Memorial City 1015 Gessner 4 p.m. 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 2022

www.haaonline.org

contractors inc pg 65.qxp_Layout 1 2/17/22 9:27 AM Page 1

ambassadors pg 66,67,68.qxp_Layout 1 2/17/22 9:38 AM Page 1

The Ambassador ONE Society HAA’s WELCOMING COMMITTEE

AND AWAY WE GO!

The Ambassadors head off into 2022 reaching out to more HAA members.

Mark your calendars and join us! Ambassador ONE Society meetings are held on the first Wednesday of each month: February 2, March 2, April 6, May 4 Crawfish Boil Event, June 1, July 6, August 3, September 7, October 5, November 2 The first quarter meeting spot is Kirby Ice House, 1015 Gessner Road, Houston, Texas 77055.

Photo below: “ONE of the Month” Giovanna Gone, CAS, Century A/C Suppy, with 300 points.

Ambassador ONE Society members with at least 10 points, ranked by points earned: Giovanna Gone Xochitl Flores Marcy Holmes Samantha Hernandez Susan Alvarado Brian Alvarado Tracey Leach-Moore

Century A/C Supply Zumper Designs by Holmes Interior Design Houston Waste Services Century A/C Supply Done Deal Consign Flooring Warehouse

300 160 90 35 20 15 10

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

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

ABODE

March 2022

www.haaonline.org

ambassadors pg 66,67,68.qxp_Layout 1 2/17/22 9:38 AM Page 2

Team photos at left, from top: First place – BeeHAAppy with 470 points Second place – Super Suppliers with 109 points Third place – You Already Know with 63 points

www.haaonline.org

March 2022

ABODE

ambassadors pg 66,67,68.qxp_Layout 1 2/17/22 9:39 AM Page 3

ABODE

March 2022

www.haaonline.org

rcr pg 69.qxp_Layout 1 2/17/22 9:28 AM Page 1

Do you really know your applicant?

Comprehensive applicant screening tools available today can uncover financial and criminal background information. Proper screening can also reveal identity fraud issues, including stolen and fabricated identities, which may result in costly problems. Comprehensive screening using Rental Credit Reporting can also tell you who hasn’t paid rent, who has broken leases and who has received their deposit refund. RCR provides Houston’s apartment industry with the most effective rental credit reporting tool available. RCR was established in 1977 to solve screening problems HAA founders felt plagued the local apartment industry. RCR has unsurpassed data on resident rental histories in the Houston region and gives your leasing staff immediate access to information about which prospects have fulfilled their leases and who have been residents in good standing. The Houston Apartment Association’s Rental Credit Reporting and SafeRent Solutions have partnered to offer numerous searches in one bundled report with immediate and unlimited inquiry access.

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.

prop news pg 70,71.qxp_Layout 1 2/17/22 1:15 PM Page 1

Portfolio Changes The following owner/management companies have added the listed properties to their portfolios: • Allied Orion Group: Pepper Tree Manor, 250 units at 5950 Antoine Drive. • AMC LLC: Meyer Forest Apartments, 345 units at 9701 Meyer Forest Drive. • Arrowstar Capital LLC: Banyan Tree at Memorial, 85 units at 14027 Memorial Drive; Pine Arbor, 114 units at 5310 Lost Forest Drive; Hidden Park, 52 units at 4225 Mangum Road; Oaks of Moritz, 56 units at 1541 Moritz Drive; Cedar Wood Apartments, 46 units at 1201 S Johnson St. in Alvin; Falcon Point Apartments, and 64 units at 708 Alabama St. in Katy. • Asset Living: City Park in the Heights, 308 units at 1640 E T C Jester Blvd.; Reserve at Eagle Landing, 232 units at 911 Sun Prairie Drive; Live Oak, 162 units at 851 Threadneedle St.; Cambria Cove, 240 units at 16350 Ella Blvd.; Buena Vista, 250 units at 11505 Keegans Ridge Road; Buena Villa, 318 units at 11500 Keegans Ridge Road; Tomball Ranch, 48 units at 327 W Hufsmith Road in Tomball; Grove at Seabrook, 132 units at 1901 Lakeside Drive in Seabrook; and 506 South,180 units at 506 S Austin St. in Webster. • Barvin: Heights at Woodland Park, 326 units at 825 Usener St. • Better Than Your Mother's Basement: Better Than Your Mother's Basement - Properties, one unit at 1000 Scenic Drive in Justin. • Better World Properties LLC: Maple Trail, 202 units at 2001 Burke Road in Pasadena. • Cornerstone Property Development LLC: El Dorado Way Apartments, one unit at 250 El Dorado Blvd. in Webster. • CV2 Holdings 1 LLC: Budde Gardens Apartments, eight units at 25144 Budde Road in Spring. • Disrupt Management: Heights on Katy, 387 units at 7105 Old Katy Road. • DLP Capital: DLP Proper, 235 units at 4971 Martin Luther King Jr. Blvd. • Dominium Management Services: Rosemont at Baytown, 250 units at 6033 Garth Road in Baytown.

ABODE

March 2022

• FCA Management LLC: Braxton at Tamarron, 351 units at 3230 FM 1463 in Katy. • Gibby’s Capital Investments: Oasis, 144 units at 10250 Lands End Drive. • Gray Spear Living: Sherwood Glen Apartments, 56 units at 3805 Sherwood Lane. • Haven Residential - 29th Street Capital: Villas at Hermann Park, 320 units at 6301 Almeda Road. • Graywood Properties LLC: Aria Steepleway, 154 units at 11119 Steepleway Blvd. • Indus Management Group LLC: Town Park Apartments, 340 units at 10201 Harwin Drive. • Keener Management LLC: Fuse at Park Row, 318 units at 14220 Park Row Drive. • Lamppost Capital Management: The Icon at Yorktown, 115 units at 15831 Yorktown Crossing Pkwy. • Madera Residential LLC: Vantage Med Center, 375 units at 1911 Holcombe Blvd. • The Morgan Group: Domain Heights, 406 units at 401 W 25th St. • Newport Asset Management Inc.: West Lodge Apartments, 198 units at 4219 W Baker Road in Baytown. • Original Management: Park at Bellaire Retirement Community, 223 units at 6333 Chimney Rock Road. • Palm Equities: Smart Living at Cypress Creek, 300 units at 12850 Perry Road. • Partin Properties LLC: Cityscape Apartments, 240 units at 13351 Cityscape Ave. • Pegasus Residential: Haven at Eldridge, 246 units at 13115 Whittington Drive, and Discovery at West Road, 280 units at 9404 West Road. • Rainey Property Management: Kings Row Apartments, 180 units at 4141 Barberry Drive.

www.haaonline.org

prop news pg 70,71.qxp_Layout 1 2/17/22 1:15 PM Page 2

• REEP Management: Hamilton Downtown, 148 units at 1800 St Joseph Pkwy. • Reveille Kyle LLC: Reveille Kyle LLC - Properties, one unit at PO Box 9024 in College Station. • Rockstar Capital Management LLC: Huntington Oaks Apartments, 152 units at 2551 Loop 35 Bypass in Alvin. • RPM Living: The Estates at Hollister Apartments, 324 units at 7740 Little York Road; Circle at Point Park Apartments, 964 units at 8727 Point Park Drive; 1879 at the Grid, 385 units at 11107 W Airport Blvd. in Stafford; and Arc at the Grid, 346 units at 11101 W Airport Blvd. in Stafford • SWA Property Management: Mosaic, 504 units at 4025 Burke Road in Pasadena, and Miramar Townhomes, 48 units at 2380 Bering Drive. • SYNC Residential: SYNC CityCentre, 340 units at 905 Town & Country Blvd. • TAM Residential: The Link, 438 units at 14723 W Oaks Plaza Drive. • Trinity Multifamily: Northchase Village, 232 units at 4522 Sylvanfield Blvd. • United Apartment Group Inc.: Cathedral Lakes, 300 units at 698 Basilica Bay Drive in Spring. • VSC Management LLC: The Albion Apartments, 192 units at 2300 Buchta Road in Angleton. • Wehner Multifamily LLC: Cabo San Lucas Apartments, 1,066 units at 9220 Nathaniel St., and Timber Ridge Apartments, 704 units at 12200 Fleming Drive. • Wilhoit Properties Inc.: Trinity Garden Apartments, 76 units at 2010 Panther Lane in Liberty; and Scott Street Townhomes, 96 units at 7245 Scott St. • WRH Realty Services Inc.: Skyline Midtown, 269 units at 707 Saulnier St. • Zaremba Management Company: Elevate Spring Crossing, 307 units at 21525 Spring Plaza Drive in Spring.

In the News MORGAN partners with Project Destined to help develop a more diverse and inclusive next generation of leaders in the real estate industry. Jennifer Ramos joins Cushman & Wakefield. Congratulations, Jennifer! The following HAA-member companies were recognized as the 2021 top workplaces by the Houston Chronicle: Camden Property Trust GWR Management Lincoln Property Company Mosaic Residential The Dinerstein Companies The Morgan Group The Signorelli Company

Got news? Email us at comm@haaonline.org. www.haaonline.org

March 2022

ABODE

naa update pg 26,72.qxp_Layout 1 2/17/22 1:02 PM Page 2

NAA Update, continued from Page 26 For more information on eviction policy, please reach out to Sam Gilboard, NAA’s Senior Member of Public Policy. The Perfect Advocate is You in 2022 It’s more important than ever to build relationships with lawmakers – here’s why you should. At the start of the pandemic, associations around the country sent millions of communications to Congress in search of emergency funding to help their members. With trillions in relief funds distributed and the pandemic continuing through the beginning of 2022, organizations have had to rewrite the playbook on how to effectively communicate with Congress – especially if they want their efforts to have any sort of impact on policy outcomes. According to the Congressional Management Foundation (CMF), Congressional offices have seen constituent communications increase anywhere from 200% to 1,000% during the past decade, forcing Congressional staff to prioritize incoming messages. Ultimately, these adaptations have made the cultivation of constituent-lawmaker relationships one of the most important factors in policymaking. It’s no secret that relationships are what drive legislative change in Washington. With the massive increase in communication, however, constituents that have relationships with their representative and their office can cut through the noise and make a direct impact. It’s no surprise, therefore, that many advocates nationwide are looking to build relationships from the ground up. Cultivating Relationships According to a CMF survey of senior Congressional staff, one of the best ways to build a better relationship with a Congressional office is to cultivate relationships with staff and to meet with their in-district offices. 79% said that building a relationship with the Legislative Assistant was a great way to increase your profile in their office, while 59% said that constituent meetings in-district were another way to form a connection – underscoring that you don’t have to be a D.C. insider to create change. The bottom line: attending in-district meetings and town halls, communicating with the office and building relationships with staff members cultivate a long-lasting relationship with your policymaker and ensure that you can cut through the noise. As we look to deliver on our 2022 advocacy agenda, the National Apartment Association (NAA) continues to help our members build relationships with their Members of Congress. The Key Contact Program provides NAA members with that opportunity – and has made a tangible difference for the industry. In the year ahead, key contacts will be expected to regularly reach out to their designated Congressional offices and meet with their Members of Congress at least twice per year. This kind of consistent activity will help our Key Contacts become well-known by their Congressional office as someone in the rental housing industry who can help guide them on housing policy as issues arise. Relationships have always been what help drive policy change in Washington, but you don’t have to be a government affairs professional to form these relationships. According to a CMF survey of senior Congressional staff, 82% said a visit from a lobbyist would be influential, but 97% said that visits from constituents would be influential. You are your best advocate – and by making the efforts to form relationships with your lawmakers, you can cut through the noise and create long-lasting change for the industry. – Austin O'Boyle, Manager, Grassroots Engagement, aoboyle@naahq.org

ABODE

March 2022

www.haaonline.org

Law pg 11,12,73.qxp_Layout 1 2/17/22 12:48 PM Page 3

Law, continued from Page 12 with any person or service that advertises dwellings for rent. Default (Paragraph 23) The default provisions of paragraph 32 of the old lease are now contained in paragraph 23 of the new lease. As before, if the resident defaults, the owner can give at least 24 hour written notice to vacate. Although the methods of delivering a notice to vacate are no longer in this provision, the methods of delivery are set by statute, not by the lease. With one exception, the notice to vacate must be given in person or by mail at the apartment. Providing notice in person may be done by personal delivery to the resident or any person residing in the apartment who is 16 years of age or older or by personal delivery to the apartment and affixing the notice to the inside of the main entry door. Providing notice by mail may be made by registered mail or by certified mail, with return receipt requested, to the apartment. As an alternative to delivering the notice in person or by mail, the law allows, in certain exceptional circumstances, to deliver the notice to vacate by securely affixing the notice to the outside of the main entry door. However, if this method of delivery is used: (i) the notice must be in a sealed envelope on which is written the resident’s name, address and, in all capital letters, the words “IMPORTANT DOCUMENT” or substantially similar language; and (ii) not later than 5 p.m. on the same day, the notice must be deposited in the mail in the same county in which the apartment is located. Additionally, in order to serve the notice on the outside of the door, the owner has to reasonably believe that harm to any person would result from personal delivery to the resident or a person residing in the apartment or from personal delivery to the apartment by affixing the notice to the inside of the main entry door. Alternatively, if the notice meets the posting and mailing requirements, the notice can be on the outside in certain limited circumstances when the apartment has no mailbox and has a keyless bolting device, alarm system or dangerous animal that prevents the owner from entering the apartment to affix the notice to vacate to the inside of the main entry door. The new lease is here! Knowing the provisions and where they are placed in the new lease will help you and the resident understand your rights and responsibilities. www.haaonline.org

March 2022

ABODE

ad index pg 74.qxp_Ad Index pg 74 2/17/22 11:03 AM Page 1

Index of Advertisers By CATEGORY

A/C Supplies

Glass – Plate, Window, Etc.

Trash Service - Valet

Century A/C Supply . . . . . . . . . . . . . . . . . . . . . . . . . . .5 281-530-2859 . . . . . . . . . . . . . . . . . .www.centuryac.com

Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .46 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com

Steward Trash Valet . . . . . . . . . . . . . . . . . . . . . . . . . .19 346-375-4090 . . . . . . . .www.stewardtrashvalet.com

Amenities

Insurance

HAA Products & Services

Urban Value Corner Store . . . . . . . . . . . . . . . . . . . .72 info@urbanvaluestore.com . . . . . . . . . . . . . . . . . . . . . . . . . .

Harco Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71 713-681-2500 . . . . . . . . . . . . . . . . . . .www.harco-ins.com

Rental Credit Reporting . . . . . . . . . . . . . . . . . . . . .69 713-595-0300 . . . . . . . . . . . . . . .www.haaonline.org/rcr

Answering Service

Landscape Contractors

On Hold USA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .26 800-755-4142 . . . . . . . . . . . . . . . . .www.onholdusa.com

Outdoor Elements . . . . . . . . . . . . . . . . . . . . . . . . . . .73 713-955-0990 . . . . . .www.outdoorelementstx.com Texscape Services . . . . . . . . . . . . . . . . . . . . . . . . . . . .39 281-846-3779 . . . . . . . . . .www.texscapeservices.com

Carpet Installation Dixie Carpet Installations . . . . . . . . . . . . . . . . . . . .47 281-261-6334 . . . . . . . . . . . . . . . . .www.dixiecarpet.com

Laundry Equipment & Supplies

Texas Southwest Floors . . . . . . . . . . . . . . . . . . . . . .54 800-719-4321 . . . . . . . . . . . . . .www.texasswfloors.com

Scott Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . .46 713-686-7268 . . . . . . . . .www.scott-equipment.com

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.

WASH Multifamily Laundry Systems . . . . . . . .50 281-967-9507 . . . . . . . . . . . . . .www.washlaundry.com

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

Locks & Locksmiths CKI Wholesale Lock Supply . . . . . . . . . . . . . . . . . .71 713-462-0704 . . . . . . . . . . . . . . . . . . . . .www.ckilock.com

Electric Contractors Affordable Quality Electric . . . . . . . . . . . . . . . . . . .13 713-695-5992 . . . . . . . . . . . . . . . . .www.acuityelectric.com Brandt Electrical A/C & Heating Services . . . .27 281-693-3383 . . . . . . . . . . .www.brandtelectrical.com

Maintenance Supplies HD Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .70 800-431-3000 . . . . . . .www.hdsupplysolutions.com Lowe’s Pro Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . . .8 866-630-6747 . . . . . . . . . . . . . . . . . .www.supplyhq.com

Foundation Repair Church Foundation Repair . . . . . . . . . . . . . . . . . . . .2 713-468-8400 . . .www.churchfoundationrepair.com

Personnel Agency ASAP Personnel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .73 972-432-6667 . . . . . . . . . . . . . . . . . . . . .www.asapdo.com

General Contractors Camp Construction Services . . . . . . . .Back Cover 713-413-2267 . . . . . . . .www.campconstruction.com Contractors Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .65 832-900-2366 . . . . . . . . . . . . .www.contractorsinc.com

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

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

Resident Screening Service

FSI Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15 713-690-5330 . . . . . . . . . . . .www.fsiconstruction.com

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

Gemstar Construction & Development . . . . . .43 281-821-1195 . . . . . .www.gemstarconstruction.com

Screens

Guardian Construction . . . . . . . . . . . . . . . . . . . . . . .51 832-672-4196 . . . . . . . . . . . .www.guardianconst.com

Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .73 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.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

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

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

www.haaonline.org

Want to see current and previous issues of ABODE online? Go to http://issuu.com/haa_abode. Or view this issue on your computer, tablet or smartphone at http://issuu.com/haa_abode/docs/abode_mar2022.

ABODE

March 2022

www.haaonline.org

Marketline pg 75.qxp_Layout 1 2/17/22 11:03 AM Page 1

MarketLine By BRUCE MCCLENNY, President, ApartmentData.com

• •

HOUSTON Snapshot 91.5% $1,195/mo. $1.34/sq.ft./mo. 889 sq.ft.

1050 –

Past 12 Months: 15.7% rental rate growth 36,950 units absorbed Operating Supply: 2,989 communities 707,709 units

• – 91.0

1025 –

– 90.0

1000 – – 89.0 975 – – 88.0

•

Recently Opened (12 months): 85 communities 23,060 units

• • • • • • • • • • • • • • •

Under Construction: 49 communities 12,857 units Jan 22

Dec 21

Oct 21

Nov 21

Sep 21

Aug 21

Jul 21

Jun 21

May 21

Apr 21

Mar 21

Jan 21

Feb 21

Dec 20

Nov 20

Oct 20

Sep 20

Aug 20

Jul 20

Jun 20

Apr 20

May 20

Mar 20

Feb 20

– 87.0

Proposed Construction: 104 communities 31,260 units

History of Effective Rental Rate & Occupancy for All Units

Hottest Submarkets Over the Past Three Months

Concessions

Annualized Rank 1 2 3 4 5

Occupancy (%)

Rental Rate (¢/sq.ft./mo.)

Occupancy: Price: Rental Rate: Size:

•

• • • • •

Submarket Heights/Washington Ave Downtown Lake Houston/Kingwood Westpark/Bissonnet Northeast Houston/Crosby

% of Market Absorbed 9.3% 11.2% 8.4% 10.6% 7.8%

Rental Rate Growth % 1.9% 0.8% 1.2% 0.7% 2.0%

Total Units Class w/Concessions All 171,621 A 63,453 B 46,922 C 52,298 D 8,948

% of Total Units 24% 33% 20% 25% 12%

Average Special -1.5% -2.4% -0.9% -1.2% -0.7%

Citywide Effect -5.5% -6.4% -4.4% -4.7% -5.4%

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:

93.4% $1,398/mo. $1.59/sq.ft./mo. 879 sq.ft.

93.1% $1,147/mo. $1.34/sq.ft./mo. 857 sq.ft.

92.5% $1,569/mo. $1.79¢/sq.ft./mo. 875 sq.ft.

Past 12 Months: 21.1% rental rate growth 45,248 units absorbed

Past 12 Months: 17.9% rental rate growth 11,488 units absorbed

Past 12 Months: 28.1% rental rate growth 21,589 units absorbed

Operating Supply: 3,345 communities 803,392 units

Operating Supply: 973 communities 210,287 units

Operating Supply: 1,121 communities 266,416 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. © 2022 ApartmentData.com March 2022

ABODE

Backpage pg 76 mar.qxp_Layout 1 2/17/22 11:04 AM Page 1

Back Page

with News from around the COMMUNITY

Helping Multifamily Residents Another successful year for holiday event in honor of Lisa Purdy “Deck the Halls” is a charity and resident recognition event dedicated to giving a family in need from among the multifamily community some holiday spirit. Lisa Purdy, who passed away from pancreatic cancer in 2016, began this event as a way to give back to her beloved multifamily industry. In loving memory of Lisa, her friends and colleagues have continued this tradition. “Deck the Halls” does everything possible to make this holiday season special for a family selected from among nominations. The 9th annual event was a success, with four families receiving a gift card for $400 to Walmart. Nominations were received from Highland Meadow Village, Champion Court, The Victorian and Forest Oaks Apartments. Purdy Designs would like to give a big thank you to those who donated again this year: Centra Partners, AAA Plumbers, Tonya Yates, Debra Moore and Jimmie Hotz.

ABODE

March 2022

www.haaonline.org

rencon inside back cover.qxp_Layout 1 2/17/22 9:28 AM Page 1

cover spread mar 2022.qxp_Layout 1 2/17/22 1:22 PM Page 1

ON SITE SOLUTIONS • INSTALLATION GALA PHOTOS

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

ABODE THE HOUSTON APARTMENT ASSOCIATION MAGAZINE

www.haaonline.org

March 2022

ABODE • MARCH 2022 • VOLUME 45, ISSUE 3

From managing stress to using artificial intelligence for leasing, there are many ways to work smarter for your onsite solutions.

www.haaonline.org

Work Smart

ABODE March 2022

Articles inside

How AI is Upending Leasing

Using Stress to Your Advantage

2022 Outlook for Business Interruption Claims

Work Smarter, Not Harder

Legislative Update – Working on the problems with rental assistance.

It’s The Law – Navigating the new TAA lease.

On the Scene – Photos from the Andy Teas’ Farewell Celebration.

Letter from the President