ABODE March 2025 by HAA Publishing

HAA hit the road to Austin for TAA’s Day at the Capitol.

ABODE

March 2025

ON THE COVER 9, 38

Day at the Capitol –

HAA visited the Texas Legislature at the State Capitol in Austin with the Texas Apartment Association affiliates from around the state. HAA members visited the offices of the greater Houston delegation, including area Senators and Representatives, to advocate on behalf of the multifamily industry. See Page 38 for photos and Page 9 for an in-depth recap.

Capitol photo © lokapi | iStock by Getty Images with inset photos by HAA members and staff

FEATURES & PHOTOS

26 On the Scene – Photos and a list of HAA’s generous supplier members from the HAA Sponsorship Auction.

30 On the Scene – Photos from the HAA Gala.

38 Day at the Capitol – On the scene with our industry advocates.

44 The Five TA DA Tenets of Teamwork – Create the right foundation and great teamwork will happen.

50 Staying Alive in 2025 – Multifamily marketing trends to keep an eye on this year.

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

56 On the Scene – Photos from the HAA PAC Luncheon.

58 On the Scene – Photos from the HAA Open House.

COLUMNS & MONTHLY UPDATES

7 Letter from the President –“Keep on Trucking” with HAA.

8 Exclusive Member of the Month –Meet and support Hire Priority Staffing & Executive Search.

9 Legislative Update – A Day at the Capitol recap.

11 It’s The Law – Immigration and the apart,ment industry.

14 Resident Relations – Learn from the HAA Resident Relations Department.

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

60 Go-Getters – Learn how you can become a Go-Getter.

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

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

66 Portfolio Changes and In the News

– Property updates and industry news clips from our members.

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

71 MarketLine – The latest area market numbers.

72 Back Page – Learn more about HAA’s Job Board.

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

OFFICERS AND ASSOCIATION LEADERSHIP

RYAN TERRELL President-Elect

SHELLEY WATSON President

MONICA GRACIA Secretary/Treasurer

HOWARD BOOKSTAFF General Counsel

MELISSA FRIEND

Vice President at Large –West

PRODUCT SERVICE COUNCIL OFFICERS

DEBORAH DEROUEN, CAS President

Brandt Electrical, A/C & Heating

CASEY WATTS MORGAN CEO

BOARD OF DIRECTORS

Board of Directors

Mack Armstrong

Julie Batche

Kristen Becker

John Boriack

Michelle Bridges

Kyle Brown

Tina Cavaco

Terri Clifton

Michelle Croasmun

Deborah DeRouen

Derek DeVries

Scott Douglas

Gina Erwin

Tamara Foster

Melissa Friend

Diane Gilbert

Monica Gracia

Stephanie Graves

Elizabeth Castro Gray

Billy Griffin

Manu Gupta

Karen Hefner

Clay Hicks

Deborah Holcombe

Crystal Jackson

Nathan Kelley

Debra Knight

Valerie Lacy

David Lindley

Betsy Marshall

Kristin McLaughlin

Joe Melton

Candis Mohr

Katy Myrick

David Nargang

Jenifer Paneral

Mark Park

Velissa Parmer

Michelle Pawelek

Kelly Robinson

Christy Rodriguez

Joey Rodriguez

Nikki Sekunda

Ingrid Shultz

Corri Smith

Blaise Spitaleri

Penny Sprang

Kelley Suess

Debbie Sulzer

Ryan Terrell

Lindsay Torres-Smith

Starla Turnbo

Richard Wall

Shelley Watson

Richard Whatcott

Tracie Yoder

DIRECTORS EMERITUS

Josh Allen

Ken Bohan

Gary Blumberg

Roger Camp

Kathy Clem

Jack Dinerstein

Jenard Gross

Darlene Guidry

Alison Hall

David Hargrove

Larry Hill

Stacy Hunt

Hap Hunnicutt

David Jones

Mel Kieke

Mike Koch

Dick LaMarche

Cesar Lima

Bruce McClenny

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

Tony Whitaker

Jerry Winograd

ADVISORY

DIRECTORS

Jeff Blevins

Karen Briggs Gwin

Emily Frost

Israel Garza

Pam Higdon

Sara Hinson

Jacob Kunath

Stacy Lastovica

Laura Lestus

Beth Levine

Cari Luetge

Kathy Motis

Carlos Neto

Arely Pena

Ryan Raser

Ruth Reyes

Jake Slosburg

GENERAL COUNSEL

EMERITUS

Joe Bax

VALERIE LACY

Vice President at Large –South

BLAISE SPITALERI, CAS Vice President Gemstar Construction Development

CORRI SMITH

Vice President at Large –North

NIKKI SEKUNDA, CAS Secretary The Liberty Group

RICHARD WALL

Vice President at Large –East

DEBRA KNIGHT, CAS Treasurer Comm-Fit

GINA ERWIN

Immediate Past President

HONORARY

LIFE MEMBERS

Claude Arnold

Kenn Brown

Tina Cavaco

Terri Clifton

Kevin Fenn

Diane Gilbert

Anita Harrison

Dwayne Henson

Mike Koch

Merry Mount

Monette Reynolds

Sherry Stevenson

Kirk Tate

Suan Tinsley

Sonny Unverzagt

Del Walmsley

Nancé Wells

H.P. Paul Young

Jeanne Marie Zublin Dicks

PATRON MEMBERS

1968

Century A/C Supply

1978

Houston Planned Energy Systems

1982

Cotton Commercial USA Inc.

1984

AAA Plumbers

1985

Gemstar Construction Development

1986

Craven Carpet

1987

Dixie Interiors

1993

Hire Priority Staffing & Executive Search

1994

Camp Facility Services

1997

Apartments.com

1999

FSI Construction Inc.

2006

Lowe’s Pro Supply

JOSEPH RODRIGUEZ, CAS Immediate Past President Greenlogic

PRODUCT SERVICE COUNCIL MEMBERS

Grant Almquist, CAS Texas Apartment Pool Services

Susan Alvarado, CAS Redi Carpet Sales of Houston Ltd.

Chris Bell, CAS, Century A/C Supply

Marivel Bownds, CAS, Valet Living

Tammy Broadway, CAS American Fire Systems

Carina Bryars, Valet Living

Shaun Callaway, CAS, Earthworks

Brandon Coleman, CAS, Chadwell Supply

Neal Conant, CAS, Gemstar Construction Development

Sean Cunningham, CAS, Impact Property Solutions

Deborah Derouen, CAS Brandt Electrical, A/C & Heating

Xochitl Flores, Church Foundation & Pool Services

Giovanna Gone, CAS, Century A/C Supply

Dan James, CAS, Redevelopment Services

Debra Knight, CAS, Comm-Fit

Stephanie Krop, CAS Emeritus, Poolsure

Liz Levins, CAS Emeritus, Gemstar Construction Development

Jim Martensen, CAS Epic Multifamily Construction

Tracey Moore, CAS, Flooring Warehouse

Karen Nelsen, CAS ALN Apartment Data

Arely Pena, CAS The Liberty Group

Nikki Sekunda, CAS, The Liberty Group

Joseph Rodriguez, CAS, Greenlogic

Blaise Spitaleri, CAS, Gemstar Construction Development

Ryan Weis, Crestmark Construction Services

ABODE

MARCH 2025 I VOLUME 48, 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 MADISON O’BAR mobar@haaonline.org

ADVERTISING

Vice President of Membership Development RANDA DICK, CAE randa@haaonline.org

CONTRIBUTING STAFF

Chief Operating Officer AMANDA SHERBONDY, CAE asherbondy@haaonline.org

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

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

Vice President of Facility Management/RCR TINA DEFIORE tdefiore@haaonline.org

Events and Meetings Director KASAUNDRA WRIGHT kwright@haaonline.org

Director of Resident Relations MATILDE LUNA mluna@haaonline.org

Director of IT WILL ALFARO walfaro@haaonline.org

Government Affairs Manager ALEX CHADWELL achadwell@haaonline.org

Membership and Marketing Manager MARYANN MARTIN mmartin@haaonline.org

Strategic Outreach Manager MORGAN WATERMAN mwaterman@haaonline.org

Education and Events Manager MADELYN SUAREZ msuarez@haaonline.org

PRINTER TGI PRINTED www.tgiprinted.com

HOUSTON APARTMENT ASSOCIATION COMMITTEES

COMMITTEE CHAIR

Executive Shelley Watson

Nominating Gina Erwin

Fair Housing Howard Bookstaff

Ethics Michelle Pawelek

Finance Gary Blumberg

Past Presidents Council John Boriack

Legislative Ryan Terrell

Political Action Stacy Hunt

Golf Starla Turnbo

Century Club Debra Knight

Education Advisory Lindsay Torres-Smith Michelle Bridges

Independent Rental

Owners Connection Alan Yu

NEXT Young Professionals Emily Frost

Arely Pena

Leadership Development Kyle Brown

Community Outreach Melissa Friend

Product Service Council Deborah DeRouen

Expo Exhibitor Blaise Spitaleri

Membership Brandon Coleman

STAFF ADVISOR

Casey Morgan

Alex Chadwell

Lauren Ragin

Amanda Sherbondy

Randa Dick

Randa Dick Karen Heffner

Ambassador ONE Society Tito Estrada

Karen Nelsen

Resident Relations A Jessica Wheeler

Resident Relations B Karah Carrillo

Resident Relations Appeals Darlene Guidry

HAF Chili Fundraiser Neal Conant

Randa Dick

Matti Luna

Kasaundra Wright Ryan Weis

Honors Property Awards Beth Levine

Kasaundra Wright Ruha Vohra

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 2025, VOLUME 48, 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 © 2025 by HAA. Periodicals Postage Paid at Houston, Texas.

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

SPONSOR MEMBERS

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

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

1-Tom Plumber Houston

1st United Construction LLC

3BeeGuys Bee Removal

A&A Fence & Iron

A+ Aquatic Services

AAA Staffing Ltd

ABC Supply

Achilles Security Services LLC

ACM Contractors of Texas

ACT Security Group

Action Towing Inc

Action Window Coverings Inc

Adams Roofing

Adobe Floors Inc

Adventure Playground Systems Inc

Advocate Construction Inc

Aerwave

Affinity Waste Solutions

Air Express Construction and Plumbing

Air Pro Systems

Alcaraz Lawn Care

Alexander-Rose Associates Inc

All American Mailboxes of Houston Inc

All Power Solutions

ALN Apartment Data

Ambassador Services LLC

American Builders Group LLC

American Fire Systems Inc

American Platinum Builders

Andrews Myers PC

Apartments Services Group

Apex Multifamily

AppFolio

Arborworks TX

ARR Commercial Services

& Sheet Metal

Artisent Floors

ASAP Personnel Inc

Asurety Dryer Vent & Fireplace Inspections

ATSG American Towing Service Group LLC

Audio Images International Inc

AWT Golf Carts

B&G Construction

Bar-B-Clean Southwest Houston

Beacon Restoration Services

Belfor Property Restoration

Bettencourt Tax Advisors LLC

Beyond Blue Pools

BGE Inc/aka Brown & Gay

Engineers Inc

Binswanger Glass

BioClean

BioTechs Crime & Trauma Scene Cleaning

Blakan Grey Media

Blue HERON Technologies LLC

Blue Marlin Maintenance Air Conditioning and Renovation

Blue Stream Fiber

BluSky Restoration Contractors

BoldREMO LLC

Brady Chapman Holland & Assoc

Briggs Equipment

Brown & Brown Insurance

Services Inc

BSI

Building Bright Houston

Cameras Onsite LLC

Cano Electric Inc

Cantrell McCulloch

Capital Disaster Solutions

Catalyst Construction

Centex Construction

CEP Construction Services LLC

Chadwell Supply

Chesapeake Finishing

Chicago Title –

Commercial Services

Citi Fence & Concrete

ClaimsMate Adjusters

Classic Same Day Blinds

Code Red Security Systems PLLC

Comiskey Capital Insurance

Agency Inc

Commercial Fire Protection

Compactor Rentals of America

Contractors Inc

Core Distributing

Corey Construction Commercial & Multi-Family Roofing

CRE Business Solutions LLC

Crossroads Insurance Recovery Advocates

Crowned Eagle Construction

CSC Serviceworks

Cypress Landscaping

& Irrigation Inc

D & S Fire & Safety LLC

D&G Quality Roofing Inc

DeNyse Companies

Designs by Holmes

DNM Contracting Inc

DoodyCalls

Double Oak Erosion

Dry Force Corp

Dryer Vent Wizard

ECC Exteriors

Eco-Blade

EDT Construction Services

EHEAT

Elite Roofing LLC

Embark Services

Emersyn Electrical Services LLC

Empire Fire and Safety

Encore Services TX

EnviroSmart Multifamily Pest Solutions

Epic Multifamily Construction

EPremium Insurance Agency

Exo Edge

Exterior Inspections

Extollo Construction

Faith J Construction

Fantastic Floors

Featherston Sign Partners, LLC

Fiat Construction LLC

Fidus Construction Services

Finish Factory Inc

Fire Ant Professionals

Fire Reconstruction Inc

Flavor Finish Resurfacing

FlipLok

Floor Merchant

FSD Protection

fun abounds

FW Walton

Gambit Construction

GM Cleaning Service Pro LLC

Go Pro Contractors

Go-Staff Inc

Gold Star Restoration

Golden's Pro-Wash & Windows

GQ Landscaping

Graviti Fast EV Charging

Great American Business Products

Greater Houston Pool Management

Green City Security LLC

Green Garbology

Green Leaf Pro

Greenlogic

Grindstone General Contracting

H&R Operator Services Inc

Hakimo

Hallmark Hardwoods

Hamilton-Steele Outdoor Accents

Hive Technology

HMS Landscaping LLC

Hoover Slovacek LLP

Houston Granite Marble Center

Houston Home and Patio

Hut Services LLC

Ideal Parking Management

Imperial Construction

Imperial Wallboard Supply / The Villa Drywall Inc

Infinity Power Partners

Interior Logic GroupProperty Services

Ironwood Connection

J G Amador Construction

J Turner Research

J&B Carpet Services

J.P. Morin Company LLC

JAK Environmental LLC

JJ's Waste & Recycling of Texas LLC

Johnstone Supply

Junk Shot and Doorstep Details of Houston

Kings III Emergency Communications

Laser Answering Service LLC

Leah McVeigh Design and Consulting

Ledge Lounger

Lee & Barrier Builders LLC

Lifeline Roofing Systems

Lift-Texas Construction

Lincoln Jacob Construction

Lithotech Printed Products/ Forms Center

LP Building Solutions

Maid U Shine LLC

Maldonado Nursery & Landscaping Inc

Matrix Construction Services

McMahan's Flooring Inc

MCW Signs Inc dba

Signarama Magnolia

Minol USA

MJTR Contractors dba

J National Contractors

Mohawk Industries

Monge Contracting Group

Montana Pavement Group LLC

MPS Direct

Mueller Water Conditioning Inc

Multifamily Access Control

Nationwide Energy Partners

NEI General Contracting

Nelson Painting and Construction LLC

New Generation Home Pro Inc

Norman Roofing and Construction

Northwest Construction Group

On Site Towing LLC

OnCall Patrol LLC dba

ParkingPass.Com

OneApp Guarantee

Optima General Contractor LLC

Pace Mechanical Services LLC

Parking Management Company/ PMC Towing

Pasadena Insurance Agency Inc

Paul Davis Restoration of Greater Houston

PCS Creative Surface LLC

Pepco Sales & Marketing

Perfect Parking

Platinum Pool and Spa LLC

PooPrints

Precision Appliance Leasing

Precision Safe Sidewalks LLC

Premium Improvements

Pro-Tex Contracting Group LLC

Professional Resurface LLC

Properteese

Property Guardians

Pura Flo Corporation

Quatro Tax LLC

Qwikkit

R4 Solutions

RAM Construction

Ram Jack Foundation Solutions

Ready 2 Respond

Real Floors Inc

Redevelopment Services

Redux Construction

Redwood Private Security LLC

Reliable Roofing of Texas Inc

Reliant

RENCON LLC

Renova Appliance Center LTD

Rent.

Resident IQ

Revela Inc

REVS (Refuel Electric Vehicle Solutions)

Riverway Title

Roadrunner Restoration Company LLC

Roe General Contractors

Roof Top Innovations

Rose Paving

Roto-Rooter Services Co

Rotolo Consultants Inc (RCI)

Royalty Landscape

SafeRent Solutions

Saint Clair & Sons Inc

Sayan Renovations & Construction

Score Construction & Remodeling

SEAL Security Solutions LLC

Secure Insurance

ServiceMaster Recovery

Management

Servpro Friendswood Pearland

Servpro Team Shaw

Sherwin Williams

Sign-Ups & Banners

Signal of Houston

Snappt

Spartan Fire Protection

Stealth Renovations

Steward Trash Valet Service

Stormwater Professionals Group

Strata Roofing and Construction LLC

Strickland Law Firm PLLC

Stripe Lines Inc dba Grass Lines Inc

STX Roofing

Sunny Pressure Washing LLC

Surface Experts

Swain & Baldwin Insurance & Risk Management

Tex-Star A&I

Texan Landscaping Rivera

Texas Apartment Pool Services

Texas Concrete Professional Company

Texas Southwest Floors Inc

Texas Window Cleaning Co Inc

Texstar Construction LLC

The Apartments Concierge

The Dick Law Firm

The Legends Group LLC

The Liberty Group

The Phoenix Staffing

The Window Source of Houston

Tidal Electrical Services Inc

Tillman Roofing Inc

Trash Butler

Tree Care USA LLC

Two Brothers Foundation Repair

TX Hydrojet

United Protective Services

Urban Design Constructors

Urban Value Corner Store

Valet Living

Webb Pest Control

Westpark Communications

Whitman's Contracting and Roofing

Woodforest Acceptance Solutions

WorldVue

XTRM Restoration

XXL Construction Inc

Yellowstone Landscape

the President

Out

MARCH IS ALREADY HERE, AND THIS YEAR’S HOUSTON APARTMENT ASSOCIATION EVENTS ARE TRUCKING ALONG.

Many thanks to everyone who literally “bloomed where they were planted” and donned their tropical best for the Installation Gala (See Pages 30 through 37 for LOTS of photos). It was truly paradise as we held our “Party with a Purpose.” Three donated packages of experiences were auctioned off during the event and raised an incredible $38,500 for HAA Chosen Charity Entryway!

A big thank you goes to our Presenting Sponsor Camp Facility Services and Premier Sponsors Chadwell Supply, Texas Apartment Pool Services, Tidal Electrical Services, TriArc Construction and XXL Construction. Let’s keep that party of generosity going!

of This World Sponsorships

And speaking of generosity, we couldn’t do what we do as an association without the tremendous support of our supplier partners who commit thousands of dollars to HAA’s events and education programs, like our Gala. I was proud to be a part of the January Sponsorship Auction, where our suppliers bid a record $262,750 for event sponsorships (See Page 26 for details). It’s important that we do business with these partners to thank them for their participation and support of our industry. It is the simplest and most valuable way to show your support for HAA and our mission.

A Trip to the Capitol

As you can see from this month’s cover, HAA was well represented for the Texas Apartment Association’s Day at the Capitol in Austin on February 4. More than 100 HAA members and staff headed to the seat of our state government to find out the latest legislative news affecting our industry and to meet our Senators and Representatives. Our delegation made sure to relay the importance of the multifamily industry and our concerns to government officials. Thank you to members of our Leadership Lyceum, Executive Committee, TAA Delegate and Alternate team, NEXT Young Professionals, Political Action Committee and HAA staff for advocating for our industry. See Page 38 for all the action.

The Future is Almost Here

Owner management personnel: Grab your VR glasses and hit that keyboard. Registration has opened for HAA’s premier event, the HAA Education Conference & Expo on April 10 at NRG Center. That’s right, the big show has rocketed up to the month of April, so grab your seat for the best in education and networking. See all the details on Page 16 and visit www.haaexpo.org.

Nominate Your Industry Stars

Don’t miss your chance to nominate your best and brightest for my favorite event of the year, the HAA Honors Awards! I absolutely love to see the excitement and smiles on the faces of our multifamily industry nominees and winners every year. It is so easy to give your staff and peers the recognition they deserve by nominating them for an Honors Award. The nomination forms for both properties and professionals are now live on the HAA website. Nominate your favorite property or maintenance, leasing, management, corporate or supplier staff by visiting www.haaonline.org/nominate. Do it today and I will see you all there on June 26, along with this year’s Master of Ceremonies, the amazing Joel Zeff. We have an excerpt from Joel’s new book for you starting on Page 44.

There are so many more HAA events coming up, including the Volleyball Tournament, Top Golf, the list goes on. Check it all out here inside ABODE, visit www.haaonline.org/events for more information, and as we say at Morgan Group, “Keep on Trucking” with us!

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

MARCH Exclusive Member

Houston Planned Energy Systems HAA Member since 1978

Cotton Commercial USA Inc. HAA Member since 1982

Hire Priority Staffing & Executive Search HAA Member since 1993

Lowe’s Pro Supply HAA Member since 2006

Craven Carpet HAA Member since 1986

Camp Facilty Services HAA Member since 1994

HAA Member since 1997

Gemstar Construction Development Inc. HAA Member since 1985

AAA Plumbers HAA Member since 1984

FSI Construction Inc. HAA Member since 1999

Dixie Interiors HAA Member since 1987

Century A/C Supply HAA Member since 1968

By RYAN TERRELL, HAA

A DAY AT THE CAPITOL

The multifamily industry road trips to Austin to advocate for our industry.

ON FEBRUARY 4, HAA took over 100 members to the State Capitol in Austin, Texas to meet with the Houston area’s 45 legislator delegation, including legislators from both the State House and State Senate.

The experience was a huge success as Houston, of course, took the largest group of members to Austin compared to any other state-wide affiliate, and we were able to effectively illustrate the many benefits of TAA’s priority legislative proposal for this session.

As an association and joining other local associations across the state, we championed legislation that would enact comprehensive reforms to streamline the eviction process and reduce squatting. This legislative proposal includes several key provisions: simplify notices, expedite hearings, reduce delays, curb frivolous appeals, and increase efficiency.

Specifically, we appealed to our legislative delegation to allow any law enforcement officer or certified civil process server to serve eviction petitions and allow any law enforcement officer to execute writs of possession.

We also demonstrated reasons why giving property owners flexibility to issue either a “Notice to Pay Rent or Vacate” or a standard “Notice to Vacate” for nonpayment cases would be helpful to the industry. We added that eliminating mandatory notice requirements for all other cases, including squatting, would make a significant difference in our day-to-day operations.

Additionally, HAA members touched on the

greater efficiency provided by allowing expedited ruling for cases with no factual disputes as well as establishing consistent timelines for hearings and judgement enforcement at both the JP and county court levels.

Overall, we conveyed a robust message that these reforms will equip property owners with the tools necessary to effectively and fairly resolve occupancy issues and foster a more predictable legal framework statewide. The reforms will also allow the industry to further enhance housing affordability and provide a safe, more equitable housing market statewide.

While at the time of our event, this TAA legislative proposal had not been given a bill number, we were excited to communicate to our legislators that the proposal had secured two very strong bill sponsors, Houston Senator Paul Bettencourt and Dallas area Representative Angie Chen Button.

Thank you to all the HAA members that participated in our “Day at the Capitol.” It was certainly a team effort made possible by an army of dedicated volunteers including both owner/management members and suppliers. We also want to offer special thanks to our supplier partners who sponsored the event: BluSky Restoration, Chadwell Supply, Camp Facility Services, CSC ServiceWorks, Epic Multifamily Construction and Perfect Parking.

effective, educational, and fun! For more coverage of the Day at the Capitol, see our photos starting on Page 38.

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

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

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

IMMIGRATION AND THE APARTMENT INDUSTRY

Here are answers to some of the questions you might be asking.

ON JANUARY 20, President Trump issued a number of Executive Orders, many of which pertain to immigration issues. Some of these orders may have an impact on the apartment industry.

Statements made in the orders include the following:

From the Executive Order entitled “Securing Our Borders”: It is the policy of the United States to take all appropriate actions to secure the borders of our Nation through means which include the following:

• Detaining, to the maximum extent authorized by law, aliens apprehended on suspension of violating Federal or State law, until such time they are removed from the United States.

• Pursuing criminal charges against illegal aliens who violate the immigration laws, and against those who facilitate their unlawful presence in the United States.

From the Executive Order entitled “Protecting the United States from Foreign Terrorists and other National Security and Public Safety Threats”:

• Within 60 days’ of the date of this order, the Secretary of State, the Attorney General, the Secretary of Homeland Security and the Director of National Intelligence shall jointly submit to the President a report identifying how many nationals from certain identified countries have entered or have been admitted into the United States on or since January 20, 2021 and any other information the Secretaries and Attorney General deem relevant to the actions or activities of such nationals since their admission or entry to the United States.

• Whenever information is identified that would support the exclusion or removal of any alien described in the order, the Secretary of Homeland Security shall take immediate steps to exclude or remove that alien unless she determines that doing so would inhibit a significant pending investigation or prosecution of the alien for a serious criminal offense or would be contrary to the national security interests of the United States.

From the Executive Order entitled “Guaranteeing the States Protection Against Invasion”: The Secretary of Homeland Security, in coordination with the Secretary of State and the Attorney General, shall take all appropriate action to repel, repatriate, or remove any alien engaged in invasion across the southern border of the United States or on or after the date of this order.

Confused? Well, you’re probably not alone. However, according to the National Apartment Association, the Administration has stated that its initial focus will be on the removal of non-citizens with criminal convictions, beefing up border enforcement and terminating humanitarian parole programs. It is still uncertain how widespread enforcement actions will be and the extent to which the apartment industry will be affected. However, here are answers to some of the questions you might be asking:

Is it illegal to rent to illegal aliens?

No. However, pursuant to section 20.05 of the Texas Penal Code, a person commits an offense if the person knowingly encourages or induces a person to enter or remain in this country in violation of federal law

by concealing, harboring or shielding that person from detection. Additionally, Title 8 of the United States Code, section 1324, provides that any person who knowingly or in reckless disregard of the fact that an alien has come to, entered, or remains in the United States in violation of the law, conceals, harbors or shields from detection, or attempts to conceal, harbor or shield from detection, such alien at any place, including any building or any means of transportation shall be punished as provided [elsewhere in the law].

What would be considered “harboring”?

As a general rule, it is not a crime for a removable alien to remain present in the United States. In a 2013 case styled Villas at Parkside Partners v. City of Farmers Branch, the Fifth Circuit, (the court of appeals governing federal cases in Texas) explained that illegal aliens, while classified as persons removable from the United States, are not necessarily evading federal detection and may need a reliable address for the federal government to enforce the removal process. The Court stated that federal law not only contemplates a non-citizen’s residence in the United States until potential deportation, but also requires the non-citizen to provide a reliable address to the federal government to guarantee and speed the removal process. The Court found that a city’s blanket prohibition on renting to illegal non-citizens was an obstruction of the goal of bringing potentially removable non-citizens to the attention of the federal authorities.

In a 2010 case styled Lozano v. City of Hazleton, the Third Circuit (a Pennsylvania case) clarified that: “harboring” is defined as conduct “tending to substantially facilitate

an alien’s remaining in the United States illegally and to prevent government authorities from detecting the alien’s unlawful presence.” The court stated that “harboring” requires some act of obstruction that reduces the likelihood that the government will discover the alien’s presence and that it is unlikely that a landlords’ renting of an apartment to an alien lacking lawful immigration status could ever, without more, satisfy this definition of “harboring.” Renting an apartment in the normal course of business is not in and of itself conduct that prevents the government from detecting an alien’s presence.

Courts have been unwilling to convict a landlord of “harboring” merely because the landlord rented an apartment to someone he knew, or had reason to know, was not legally in the United States without other evidence.

Cases where persons were successfully convicted of harboring illegal aliens involve situations where individuals: (i) employ and house unauthorized alien employees, providing them with transportation and money to purchase necessities, and maintain counterfeit immigration papers; (ii) permit unauthorized alien employees to live at the person’s house without paying rent; (iii) advising

unauthorized alien employees to change names and acquire false documentation; and (iv) pay to rent an apartment for unauthorized alien employees, provide them with transportation to and from work, and offer to obtain immigration papers for them.

What if ICE agents (Immigration Customs Enforcement) come to my property and asks for information regarding a resident?

Nothing in the law specifically requires you to give information to law enforcement unless a proper subpoena or warrant is presented. You should adopt a policy on how to respond to law enforcement when information is requested. If your policy is to require that law enforcement have an appropriate subpoena, warrant or other enforcement document before information is provided, follow your policy.

If a resident is removed from my community, what is the status of the resident’s lease?

The answer to this question depends on what is stated in the lease. However, if a TAA lease is used, the status of the lease is un-

changed by the resident’s removal. If the resident is the only occupant, and the resident fails to comply with the lease (by failing to pay the next month’s rent), the eviction process will allow you to regain possession of your unit. If the resident has a co-resident that also signed the lease, pursuant to paragraph 22 of the lease, each resident is jointly and severally liable for all lease obligations. In other words, even if one resident vacates the unit, absent any other agreement between you and the residents that signed the lease, both residents remain fully responsible for all lease obligations.

The immigration process can be complicated and confusing and the effect the immigration process has on the apartment industry is not yet fully known. However, we know that the environment is fluid and that the rules can change quickly. Stay tuned on any changes that may affect your property.

Want more Howard? He’s online! Visit the ABODE online archives at http://issuu.com/haa_abode for past issues of ABODE and “It’s the Law’ columns.

MORE CARPET

Cleaning vs. replacement charges cause a disagreement after move out.

A RESIDENT FILED a complaint with HAA to receive her security deposit and to dispute a carpet replacement charge. The resident stated she moved out on July 31, 2013, and did a walk through with management. Per management, the apartment overall was well maintained, but a small area on the living room carpet needed to be shampooed and would cost $75. Two weeks later, the resident received a letter stating the entire carpet had been replaced. She contacted the office to see the carpet and if she could get the carpet shampooed professionally, but the carpet had already been replaced. The resident met with the manager and the cost of the carpet was reduced from 80 percent to 50 percent.

Management’s Response

Management responded to HAA stating the resident moved in on March 3, 2012. She signed two lease renewals with her final lease ending August 2, 2013. The resident’s notice to vacate was accepted and she was counted as having fulfilled her lease obligations. Upon the final move out, it was determined she had cleaned the apartment accordingly and the only area of concern was a high-traffic area in the living room. The property received a shampoo bid in the following few days and was told the carpet could not be brought to the standard expected by a

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

new resident who was scheduled to move in within a few days. The property had to replace the carpet due to it being impossible to match the carpet for a patch. Because the carpet was new when the resident moved in, she was billed in accordance with standard cleaning and repair charges as outlined in her lease.

/ Continued Page 53

april 10 • nrg center • hall c

Show Schedule:

Education Conference

Paid attendees only.

8:30 a.m. to 9:20 a.m. – Registration and Breakfast

9:20 a.m. to 11:40 a.m. – Education Breakout Sessions TWO Tracks! Main Track & Spanish Track:

Main Track Breakout Session Speakers

Rich George

Marci French

Howard Bookstaff

Main Track Keynote Speaker

Joshua Evans

Spanish Track Session Speakers

Michael Olvera

Eujenio Rojo

Noon - 1 p.m. – Keynote Luncheons

Don't Miss the NEW Mini Marketing Sessions:

Stop by the Mini Session Corner between breakout sessions to catch a few quick marketing tips led by Barbara Savona!

Expo

To attend the Expo only, there is no charge for management personnel. (Non-exhibiting suppliers are not able to attend.)

Noon to 1 p.m. – VIP Expo Hours (invitation only)

1 p.m. – Expo Grand Opening

1 p.m. to 5 p.m. – Expo Hours, Hall C

Over 250 Exhibitors! • Three $1,000 Cash Giveaways! Register in advance at www.haaexpo.org

TWO Education Tracks!

Main Track and Spanish Track

Main Track Breakout Sessions

Centered Leadership: Leading from the Middle of Your Organization with Rich George

If you have a boss and you are a boss, then you are a middle manager. It is exhausting to lead from the middle. In this session participants will obtain the skills to not only lead down and laterally, but learn the important skill set of leading up. Rich will share the seven skillsets necessary to be an effective ‘centered leader’. This thought provoking and inspiring session challenges the way we think about our roles regardless of our title.

The Work-Life Myth: Beyond the Balance with Marci French

Let yourself off the hook! Debunk the myth of achieving perfect work-life balance and explore the concept of work-life integration. Leave equipped with strategies to prioritize, set boundaries, and achieve well-being in a fast-paced world.

Fair Housing: SNL Style with Howard Bookstaff, Hoover Slovacek

Join HAA General Counsel for a lively session centered around multifamily Fair Housing in an SNL Skit format!

Main Track Keynote Luncheon

Change Engage Evolve: Adapting to the Future with Joshua Evans

Realign what every role means and see what's truly possible. The world is changing at a record pace, and today’s teams are tasked to do more with less. They are also expected to remain engaged while facing an unprecedented shift in the traditional workplace. Cultivating resilience in each employee is necessary during transitional times, and it starts with realigning each team member with the meaning of their role in their organization. Joshua’s presentation will amp up the enthusiasm in your organization and rekindle engagement, commitment and trust between leaders and team members.

Spanish Track Sessions

Breakouts led by Michael Olvera, HD Supply

A2L Refrigerants and Regulations

Electrical Fundamentals and Meters

Spanish Keynote Luncheon

Innovative Leadership: Deﬁning Your Future with Eujenio Rojo, Century A/C Supply

Don’t Miss the NEW Mini Marketing

Sessions

Stop by the Mini Session Corner between breakout sessions to catch a few quick marketing tips from Barbara Savona, Sprout Marketing

Education Conference Pricing

Early Bird Individual Registration:

$160 February 3 to March 7

Standard Individual Registration:

$185 March 8 to April 4

Walk-Up Individual Registration:

$190 Based on availability

Special Conference Pricing for current NAA Credential Holders available.

Email education@haaonline.org for more information

Thank you sponsors:

Expo Grand Entrance Sponsor

Lanyards Massey Services Inc

Hand Sanitizer Station

Brandt Electrical, A/C and Rooﬁng Services

Best Plumbing

Expo Aisle Sign Sponsor AAA

Education

2025 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 21

Gates open at 9:30 a.m.

Registration and Practice: 9:30 a.m. to 10:30 a.m.

Tournament begins at 10:30 a.m.

*Each team must have all players present by 10:15 a.m. to play.

District 249

23238 State Highway 249 in Tomball, 77375

Tournament fee is $375 per team of 8 (6 players, 2 alternates).

Spectator fee is $60 per person.

Save up to 15% by registering before February 16!

Registration begins February 3.

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

Don’t miss this year’s look at market conditions for the multifamily industry in three area submarkets. Topics will include recent economic trends, job growth, rental rates, occupancy trends, new construction developments and much more.

State of the Submarkets 2025

Montgomery Count • February 25

7:30 a.m. to 10 a.m.

Woodlands Country Club

Registration begins January 13

Sponsored by Ferguson Facilites Supply and Jet Waste

Brazoria County • March 13

7:30 a.m. to 10 a.m.

Hilton Garden Inn-Pearland

Registration begins January 27

Sponsored by Precision Appliance Leasing and Reliable Roofing of Texas

Fort Bend County • April 29

7:30 a.m. to 10 a.m.

Hilton Garden Inn-Sugar Land

Registration begins March 17

Sponsored by American Fire Systems and Reliable Roofing of Texas

MARCH

4-6

CAM: Certified Apartment Manager Course – Week 1

Tuesday, March 4 through Thursday, March 6

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

Visit www.haaonline.org/education for more information or contact education@haaonline.org.

Sponsored by ALN Apartment Data, BluSky Restoration and Texscape Services

5

New Supplier Orientation

Wednesday, March 5

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

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

Ambassador ONE Society Meeting

Wednesday, March 5

3:30 p.m. to 5:30 p.m.

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

6

Go-Getter Meet and Greet

Thursday, March 6

4 p.m. to 6 p.m.

See Page 60 for details. Sponsored by Maldonado Nursery & Landscaping and Massey Services

12-13

CPO in English

Wednesday, March 12 to Thursday, March 13

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

Visit www.haaonline.org/education for more information or contact education@haaonline.org.

13

State of the Submarket

Brazoria County

Tuesday, March 13

7:30 a.m. to 10 a.m.

Hilton Garden Inn Pearland Visit www.haaonline.org/events for more information or contact education@haaonline.org.

Sponsored by Precision Appliance Leasing and Reliable Roofing of Texas Inc.

12

Resident Relations Committee A Meeting

Wednesday, March 12

2 p.m. to 4 p.m.

Closed committee meeting via Zoom

18-19

CAM: Certified Apartment Manager Course – Week 2

Tuesday, March 18 through Wednesday, March 19

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

Visit www.haaonline.org/education for more information or contact education@haaonline.org.

Sponsored by Best Plumbing and Century A/C Supply

21

Volleyball Tournament

Friday, March 21

9 a.m. to 5 p.m.

District 249

See Page 18 for details

Court Sponsors: Chadwell Supply and Core Distributing; Lunch Sponsors: Ferguson Facilities Services and Frontier Services Group Snack Station Sponsor: Precision Appliance Leasing.

25

Avenues: Main Street – 1

Tuesday, March 25

8:30 a.m. to Noon

See Page 22 for details. Sponsored by Massey Services

27

IROC: Independent Rental Owner Breakfast

Thursday, March 27

8 a.m. to 10 a.m. Visit www.haaonline.org/events for more information or contact education@haaonline.org.

APRIL

2-3

CAM: Certified Apartment Manager Course – Week 3

Wednesday, April 2 through Thursday, April 3

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

Visit www.haaonline.org/education for more information or contact education@haaonline.org. Sponsored by Best Plumbing and Platinum Pool and Spa

New Supplier Orientation

Wednesday, April 2

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

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

Ambassador ONE Society

Crawfish Boil benefiting the YMCA

Wednesday, April 2

3:30 p.m.

The Barn at Frio 16416 Mueschke Road Cypress, TX 77433

$40/person

Visit www.haaonline.org/events. Event sponsored by BluSky Restoration and Redevelopment Services. Singo Bingo sponsored by Best Plumbing

9

Resident Relations

Committee B Meeting

Wednesday, April 9

2 p.m. to 4 p.m.

Closed committee meeting via Zoom

10

Featured Event: HAA 2025 Education Conference & Expo

Thursday, April 10

8:30 a.m. to 5 p.m. NRG Center, Hall C See Pages 16 and 17 for details and sponsors.

15-16

Leasing 101

Tuesday, April 15 through Wednesday April 16

8:30 a.m. to 4 p.m. on Tuesday and 8:30 a.m. to Noon on Wednesday From Fair Housing and the TAA lease paperwork, to today’s terminology and techniques, the industry’s most seasoned and dynamic instructors are on hand to educate students on the boundless potential that awaits those who choose the apartment management industry as their career.

18

HAA Offices Closed Friday, April 18

The HAA Offices will be closed in observance of Good Friday.

22

HAA PAC Luncheon

Tuesday, April 22

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

Contact govaffairs@haaonline.org for details.

23-24

CPO in Spanish

Wednesday, April 23 and Thursday April 24

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

Visit www.haaonline.org for details. Sponsored by Poolsure

24

Membership 101 Thursday, April 24

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

Learn more about HAA and how to make your membership work for you. See Page 61 for details. Sponsored by Qwikkit

24

NEXT Spring Social Thursday, April 24

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

See Page 25 for details. Sponsored by Epic Multifamily Construction and Northwest Construction Group

State of the Submarket Fort Bend County Tuesday, April 29

7:30 a.m. to 10 a.m.

Hilton Garden Inn-Sugar Land Visit www.haaonline.org/events for more information or contact education@haaonline.org.

Sponsored by American Fire Systems and Reliable Roofing of Texas

30

Avenues: Main Street - 2 Wednesday, April 30

8:30 a.m. to Noon

See Page 22 for details. Sponsored by Massey Services

Rental Credit Reporting (RCR) was established in 1977 to solve screening problems the Houston Apartment Association founders felt plagued the local apartment industry. RCR has unsurpassed data on resident rental histories in the Houston region. The Houston Apartment Association and SafeRent are partnered to expand RCR and include numerous searches in one bundled report. To learn more and subscribe, call RCR at 713-595-0300, email rcr@haaonline.org or visit www.haaonline.org.

Discover the Ultimate Roadmap to Success with new speakers for 2025

What is Avenues?

A series of seminars presenting nationally-acclaimed speakers who are experts in their fields, with sessions for every level of multifamily professional.

How can I attend?

We offer two subscription options:

• Annual Property Subscription

• based on the number of units.

• Annual Individual Subscription You can also register for each individual session.

What does this get me?

Once you sign up, you receive access to 13 education sessions throughout the year. All you need to do is respond to the reminder email to confirm attendance.

Pricing:

Property Subscription:

• Fewer than 200 units: $210/annually

• 201-350 units: $410/annually

• More than 351 units: $510/annually

Individual Subscription:

• Corporate or Suppier Individual: $210/annually

• Individual sessions: $60/person Three (3) CEC credits awarded per session.

View the series schedule and register online at www.haaonline.org. Contact the HAA Education Department at education@haaonline.org.

Main ST

Maintenance

Avenues:

Main Street – 1

March 25

10 Characteristics of Resourceful People:

Building a MacGyver Culture with Toni Blake

Avenues:

Main Street – 2

April 30

Dealing with Difficult, Demanding and Dismissive People with Rick Ellis

Avenues: Main Street – 3

July 9

Selling Made Simple: How to Help Your Customers “Fall in Love” with Your Community with Rommel Anacan, The Relationship Difference

Avenues: Main Street – 4

August 28

Mastering Your Memory with Tyler Enslin

Avenues:

Maintenance Blvd – 2

September 24

Defining the Relationship: How Management & Maintenance Can Make It Work with Katie Rigsby

Avenues:

Maintenance Blvd – 3

November 12

How to Design and Implement a Maintenance Training Program with Mark Sharp, Multifamily Mixtape

Avenues:

Marketing Pl – 2

June 10

The Human Helper: AI’s New Frontier in Sales & Marketing with Chris Cheetham-West, LR Training Solutions

Avenues:

Marketing Pl – 3

August 12

Screens Front and Center or Roll Out

the Red Carpet with Charlotte Pisciotta, Full House Marketing

View the series schedule and register online at www.haaonline.org. Contact the HAA Education Department at education@haaonline.org.

Leadership LN

Avenues: Leadership Ln – 1

May 22

Growing Your Career from the Inside-Out with Stephanie Graves, Q10 Property Advisors, and Julie Hartman, B2G Victory

Avenues:

Leadership Ln – 2

July 22

Maximizing Profitability Beyond Rent Increases with Maria Pietroforte

Avenues: Leadership Ln – 3

October 15

3D Leadership: Dream. Dare. Deliver. with Genevieve Piturro

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

NEXT Mission Statement:

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

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

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

On the Scene

“Houston, we have a Sponsorship Auction”

Wednesday, January 29 at the HAF Education Center

It was blast off for HAA suppliers at our January out of this world auction. Thanks to our sponsors, $262,750 was raised for HAA’s education, events and meetings. A big thanks to our auctioneers Stephanie “Alien’ Graves and Billy “Astronaut Bill’ Griffin!

Thank you to our generous supplier sponsors:

Ameritex Movers

Chadwell Supply

American Fire Systems Inc

Apartments.com

Camp Facility Services

Precision Appliance Leasing

Reliant

Urban Design Constructors

Century Air Conditioning Supply

Gemstar Construction

Massey Services Inc

Brandt Electrical, A/C and Roofing Services

Core Distributing

Valet Living

Poolsure

Best Plumbing

Ferguson Facilities Supply

Ticon Texas Construction Services

BluSky Restoration

AAA Plumbers

Epic Multifamily Construction

Platinum Pool and Spa LLC

Blue Stream Fiber

Hire Priority Staffing & Executive Search

Jet Waste

BluSky Restoration Contractors

Northwest Construction Group

Redevelopment Services

Reliable Roofing of Texas Inc

CSC Serviceworks

Tidal Electrical Services Inc

Maldonado Nursery & Landscaping Inc

Frontier Services Group

FSI Construction

Ideal Parking Management

Guardian Construction

Perfect Parking

Gambit Construction

Texscape Services

ALN Apartment Data

Lowe’s Pro Supply

fun abounds

New Creations Houston

Sundek of Houston

Gatewise Incorporated

Resman

GM Cleaning Service Pro LLC

The Liberty Group

Qwikkit

On the Scene

MARK

2025 HAA Installation Gala presented by Camp Facilty Services Friday, January 31 at the Thompson Houston Presenting Sponsor Camp Facility Services

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

It was a tropical paradise as HAA held a “Party with a Purpose” for 2025 President Shelley Watson, the Executive Officers, Board and PSC Officers with a live auction, music, special themed libations and networking. The auction raised $38,000 for HAA Chosen Charity Entryway. For more photos, visit www.haaonline.org.

Photos by

HIEBERT, Hiebert Photography

Camp Facilty Services

2025 HAA Installation Gala presented by Camp Facilty Services

Photos by MARK HIEBERT, Hiebert Photography

2025 HAA Installation Gala presented by Camp Facilty Services On

Photos by MARK HIEBERT, Hiebert Photography

On the Scene with the HAA

TAA Day at the Capitol

Tuesday, February 4 in Austin Transportation Sponsors: BluSky Restoration and Chadwell Supply

Tote Bag Sponsor: Epic Multifamily Construction Breakfast Sponsor: CSC Serviceworks

Dinner Sponsors: Camp Facility Services and Perfect Parking

1 2 3 4 TA DA 5

The Five TA DA Tenets of Teamwork

This chapter covers the tenets of teamwork that I have learned watching thousands of audience Create

This article is an excerpt from Joel Zeff’s new book, “Make the Right Choice: Lead with Passion, Elevate Your Team, and Unleash the Fun at Work.”

We all want to be awesome team players. A normal and sane person (and this includes almost all of us) does not wake up in the morning, dress for work, eat breakfast, and say, “I am going to be negative today. I am going to whine. I am not going to work well with others. I will probably eat someone's blueberry muffin in the break room.”

Your colleagues do not get in the car and head to work planning on being a terrible teammate.

We do not become great teammates because there is no foundation for great teamwork. As leaders, we must create the opportunity and foundation for our team to excel, produce, and create. If we create the right foundation, great teamwork will happen.

I use improvisation to discuss the foundation and right choices for successful teamwork. I have watched thousands of diverse audience members perform on stage in front of their peers. I give a few moments of instruction. The team is creative, focused, supportive, meets their goals and objectives, takes responsibility, is accountable, and most important, has fun.

The foundation I create for audience volunteers who share the stage with me is the same foundation we must create as leaders. Here is the best part. It is simple. If I can create this foundation on stage in front of an audience in only a few minutes, you can do this at your work.

By JOEL ZEFF

We do not become great teammates because there is no foundation for great teamwork. As leaders, we must create the opportunity and foundation for our team to excel, produce, and create. If we create the right foundation, great teamwork will happen.

volunteers perform with me on stage. The audience volunteers all make the same choices in how they work together to overcome challenges and meet the objectives. In an earlier chapter, I discussed the importance of leaders to create the opportunity for great teamwork. Once the opportunity is created, team members must make the right choices to find success.

First, I want to share a story. During a recent event, I was playing a game I call Road Trip. Three audience volunteers join me on stage. From the audience, I ask for a road trip destination and four emotions (I am also participating in the game). Each audience volunteer is assigned an emotion. As the “driver” picks up each hitchhiker, everyone must take on the emotion of the last person who entered the car. The driver then drops off the hitchhikers in order, and the group changes their emotion in reverse.

At a recent event, I did something different. I asked the audience for a story to go along with the road trip. Something that happened to them on a recent car ride. A man in the front told a story about driving the back roads of Arkansas and not being able to find a restroom. He stopped at an abandoned gas station. As he relieved himself, he noticed giant rats were all around him. We call this comedy gold.

I asked my team to try and incorporate the story into our road trip. During the improv game (in front of more than 1,000 people), the volunteers mentioned driving through Arkansas, having to go to the bathroom, and not seeing anywhere to stop. The participants incorporated the story and continued to change their emotions. I was elated at the incredible teamwork. The audience laughed and applauded. And then the team, buoyed by the audience’s positive support, made a choice that demonstrated even more amaz-

ing teamwork. Two of the audience members exited the car (as they were instructed) and walked to the back of the stage. Backs to the audience, arms around each other, they acted (tastefully) like they were relieving themselves. The audience went nuts. Building on their idea, I jumped on the chair, acted like a giant rat, and scurried around the stage. I am certain not one attendee who walked into their ballroom that morning expected to see their keynote speaker acting like a giant rat as two audience members (again, tastefully and backs to the audience) implied that they were relieving themselves.

The audience volunteers created a magical improvisational moment. They worked together as a team. They were creative. They were accountable and took ownership. They listened and supported each other. Isn’t that what we all want from our teams? I provided the opportunity. They made the choices, on their own, that led to successful teamwork.

Let us examine five of their choices. They are the five TA DA tenets of teamwork:

Be open and flexible. We all have different backgrounds, educations, and experiences. We work differently. We think differently. And we all have our own ways to solve problems. To me, a variety of perspectives is an advantage.

The secret to making this work is your choice of openness and flexibility. If you are a “my way or the highway” type of person, you are going to struggle in the team environment. You are also not going to have many friends that will help you move when you get divorced.

When I use improvisation games to demonstrate my messages, the audience members who perform best will accept each other's ideas, and work to make the idea bet-

ter. They are open to new ideas. And they accept and are flexible to how their teammates are participating.

We will make mistakes. Our teammates will choose different paths than we prefer. We can choose to be frustrated. Or we can choose to be open and flexible.

We must answer the first question of improvisation, “How do I help the other people around me be successful?” We should all ask and act on that question. To make that question really work, we must be open and flexible to ideas and how people work and engage.

When the first audience volunteer left the car on the road trip, the second followed him. One person had the idea to go to the back of the stage. The other volunteer was open and flexible to the idea and reacted. The first volunteer put his arm around the other. The second did the same. That moment, because of the teamwork, elicited a huge laugh from the audience. His openness and flexibility created that moment. What if he fought the idea? He might have defeated the volunteer with the idea, and the moment would never have happened. Instead, he reacted positively and even built on the idea.

Solicit and encourage the team to give ideas. Sometimes people on the team do not want to participate. When I bring an audience member on stage that is reticent, I immediately ask a question. “Where do they live?” “What is their job?” This forces my teammate to respond and engage. The audience will usually give them some positive encouragement, and the audience volunteer starts to build confidence. The confidence builds during the game. They take more risks. The audience gives more positive support.

The same is true for your teams. People

want to voice their opinions and ideas. Create the opportunity for the team to contribute to the plan. Remember to be open to their ideas. When you ask for ideas, the reality is that few of the ideas will ever be used. That is the nature of creativity. As a leader, the most important action is to reward and appreciate the team member's time spent creating the idea. We want the team to continue to produce ideas. If we reward the time and energy creating the ideas, the team member will be engaged and want to produce more ideas.

The nature of improvisation is that everyone on stage contributes. Everyone has an opportunity to create. All three audience volunteers contributed in the Road Trip game. The audience rewarded them with laughter and applause. The positive support led to the idea of going to the back of the stage. And it led to me imitating a giant rat.

Create ownership and responsibility. We all want our team to be passionate about our goals, work, customers, and mission. People do not always walk into a room beaming with passion. If they do, you might want to ask for a drug test. Passion happens with a chemical equation. The first step is creating ownership and responsibility. When the team has ownership of the idea, plan, execution, goals, or any other part, they start to care. We do not care about anything unless we have ownership and responsibility. Once the team cares about something, then there is passion. We do not have passion for something unless we first care about it first. Everything starts with ownership and responsibility.

I want the audience volunteers on stage to participate and take ownership. I am there to support them and make sure they are successful. However, it is as much their exercise as it is mine. As a leader, sometimes we want to do everything. We want to take control. Sometimes we think, “It is not going to get done unless I do it.” And that could be true. How do you know if you do not ever give your team the ownership and responsibility? It is hard to let go. The reward, though, is seeing your team engaged and producing.

The audience volunteers in the Road Trip game all took ownership. They wanted the team to succeed. They supported each other, built on each other’s ideas, and contributed to the team's success.

4.Focus on the plan and act. Once we give the team ownership and responsibility, we need to quickly focus on the goal and act. If we shorten the time frame of our goal, we force the team to focus. The longer we must act, the more time we will overanalyze, lose focus, or lose track.

Shorten the time frames and force the team to focus. When we take too long to decide, the team will feel less engaged. They will start to drift and lose confidence in the team.

Improvisation forces you to focus on the team and objective. In another chapter, I discussed the concept of being “in the moment.” That focus allows the team to understand what everyone needs to be successful. The team engages with each other because everyone is overcoming the immediate challenge of the game.

Improvisation is built on quickly choosing an idea and everyone focusing and acting to make that idea work. How can you take that back to your work? Can you shorten the time frames? Can you engage the team more on the objective? Can you create more positive support?

Value the team's contribution, and they will engage. Communicate through the process, and allow each team member ownership. When I perform with audience members, I only explain the game and the rules. I do not tell them what they should do during the game. They make their own choices. That freedom empowers the team members. Nobody wants a micromanager. Nobody wants a leader who says, “I would have done it this way.”

A leader must empower their team to focus on the challenge, take ownership, and contribute. Each audience volunteer made these choices throughout the Road Trip game.

5.Be positive and supportive. The best gift you can ever give your team is positive support and appreciation. It is their fuel. Everyone wants to be appreciated. When you go home from work, think about all the people on the team. Did you give the team members encouragement, appreciation, and positive support? If not, then do it tomorrow. Send an email. Call them on the phone. Say something in the hall.

There is no expiration date on appreciation and support. It is not a ham.

When I bring audience members on stage to perform an improvisation game, I make sure they have three rounds of applause

before they even start the game. Once the participants start engaging, the audience will laugh and applaud. The more positive support they receive, the more creative and productive they are in the game.

Part of a successful team is the reduction of ego. One element of being positive and supportive is sharing credit in our accomplishments. Once the team understands that everyone is dependent on each other's success, they focus more on the goal. As a leader, share the credit with your team.

These five choices all contributed to the success of the Road Trip game. The cool part is that the art form of improvisation forced the volunteers to make these choices. You must make these choices to succeed in improvisation.

When you go to work, nobody is forcing you to make these choices. There is not an audience laughing and applauding and creating confidence. You make these choices. And if you do make these choices, you will be amazed at how your team functions. I also hope you remember a road trip through the back roads of Arkansas and giant rats.

This article is an excerpt from Joel Zeff’s new book, “Make the Right Choice: Lead with Passion, Elevate Your Team, and Unleash the Fun at Work” and is available at Amazon, Barnes and Noble, Porchlight Books, or wherever you purchase books. Joel Zeff is a national speaker, work culture expert, author, and humorist. His spontaneous humor and vital messages have thrilled audiences for more than 25 years. Joel has shared his experience and insight on collaboration, leadership, change, communication, innovation, fun and passion at more than 2,500 events. For more information, visit his web site at www.joelzeff.com.

Don’t miss Joel Zeff as our MC for the 2025 Honors Awards! Nominate your people and your properties today! See Page 47 for details.

Staying Alive in 2025

Multifamily marketing trends to keep an eye on this year.

By ASHLEY TYNDALL,

Criterion.B

IIn 2025, innovative technologies and shifting consumer behaviors are reshaping how multifamily properties approach marketing. Staying ahead of these trends can give properties a competitive edge in a saturated market.

Here are the key digital marketing trends multifamily professionals should prioritize in 2025:

Hyper-Personalization with AI and Data

In 2025, personalization has moved beyond addressing prospects by name in emails. AIpowered tools now enable multifamily marketers to deliver hyper-personalized experiences at scale.

Platforms like ChatGPT and Jasper can craft tailored email campaigns, social media posts, and even personalized leasing journeys based on user data. By analyzing browsing behaviors, search queries, and past interactions, properties can target prospective renters with highly relevant content, such as promoting pet-friendly amenities to pet owners or highlighting family-oriented features to renters with children.

The Rise of Visual Search

Visual search is transforming the way renters explore properties. Platforms like Pinterest and Google Lens now allow users to search based on images rather than text, which aligns perfectly with the visually driven nature of multifamily marketing.

Optimize your property’s photos with metadata and ensure high-quality images of ameni-

ties, floorplans, and community events are readily available online. Visual search appeals to renters seeking inspiration for their next living space, offering an intuitive way to discover properties that match their preferences.

Voice Search Optimization

Voice search continues to grow, with devices like Alexa, Siri, and Google Assistant becoming staples in many households. By 2025, it’s predicted that over 50% of searches will be conducted via voice.

Focus on conversational, long-tail keywords and ensure your content answers renters' questions, such as "What are the best apartments near downtown Austin?" Voice search optimization enhances your property’s discoverability, especially for location-based queries that dominate the multifamily search landscape.

Interactive and Immersive Content

Gone are the days of static content. Renters now expect interactive and immersive experiences that allow them to envision life at your property.

Examples:

• Virtual tours and 3D walkthroughs of apartments.

• Interactive community maps highlighting amenities and local attractions.

• Augmented reality (AR) tools that let prospects visualize furniture placement in a unit.

These tools offer prospects an engaging way to explore your property from anywhere,

increasing the likelihood of leasing decisions. Prioritize immersive content to engage techsavvy renters and differentiate your property.

Emphasis on Local SEO and "Near Me" Searches

Local SEO is more critical than ever, as renters frequently search for properties in their desired neighborhoods using phrases like "luxury apartments near me."

Key Strategies:

• Optimize your Google Business Profile with accurate contact information, photos, and resident reviews.

• Use location-specific keywords in your website content and meta descriptions.

• Leverage geofencing ads to target prospects within specific areas.

• Impact on Multifamily: Effective local SEO ensures your property is visible when renters are actively searching for a new home.

Staying visible in local searches can drive foot traffic and online inquiries from highintent prospects.

Social Commerce and Shoppable Content

Social media platforms like Instagram and TikTok are evolving into search engines and marketplaces. Renters often use these platforms to explore local amenities, reviews, and property tours.

Social commerce simplifies the leasing journey, making it easier for renters to take action directly from their favorite platforms.

Staying ahead of these trends can give properties a competitive edge in a

Optimize your social media presence with engaging, actionable content that converts views into leads.

What to Implement:

• Shoppable posts linking directly to application forms or tour scheduling.

• Short-form videos showcasing unit features and community events.

• User-generated content highlighting resident experiences.

Sustainability and Ethical Marketing

Sustainability isn’t just a buzzword — it’s a growing priority for renters, particularly among Gen Z and Millennials.

Today’s renters are increasingly choosing properties that align with their values, and showcasing your commitment can be a powerful differentiator. Incorporate sustainability into your marketing to attract eco-conscious renters.

How to Highlight It:

• Showcase eco-friendly amenities like solar panels, energy-efficient appliances, and recycling programs.

• Create content emphasizing your community’s commitment to sustainability and green living.

The Importance of First-Party Data

With privacy regulations tightening, relying on first-party data has become essential. Multifamily marketers must focus on building and maintaining their own databases rather than depending on third-party sources. First-party data provides a reliable, compliant way to personalize marketing efforts and improve ROI.

saturated market.

Strategies to Build First-Party Data:

• Use gated content like eBooks and webinars to capture leads.

• Offer incentives for signing up for newsletters or attending open houses.

• Implement interactive quizzes to gather insights into renter preferences.

AI-Enhanced Automation

Automation continues to streamline multifamily marketing, saving time and improving efficiency. In 2025, automation tools are becoming more sophisticated, integrating AI to enhance performance. Automation not only saves resources but also ensures timely, personalized interactions with prospects.

Applications:

• Automated email drip campaigns for lead nurturing.

• Chatbots powered by AI to handle inquiries and schedule tours 24/7.

• Predictive analytics to identify highintent leads and tailor follow-ups.

Content That Reflects E-E-A-T Principles

Google’s E-E-A-T (Experience, Expertise, Authority, Trustworthiness) remains vital for ranking and visibility. In 2025, producing content that aligns with these values is essential.

High-quality, authoritative content improves both organic traffic and engagement. Prioritize creating content that positions your property as a reliable, knowledgeable resource for renters.

How to Implement:

• Publish detailed blog posts answering common renter questions.

• Highlight resident testimonials and case studies to build trust.

• Include expert advice on moving tips, lease negotiations, and community living.

Staying Ahead in 2025

Digital marketing in 2025 is all about adapting to the latest trends while focusing on your audience’s needs. From leveraging AI and visual search to optimizing for local SEO and sustainability, multifamily marketers have more tools than ever to connect with renters.

The key is staying proactive, embracing innovation, and prioritizing the renter experience. Implementing these trends into your strategy will position your property for success in a competitive landscape.

As Criterion.B’s Director of Client Service, Ashley Tyndall leads the corporate communications, public relations, and media relations efforts for the agency. She was formerly Director of Marketing and Business Development for Canonball Creative Inc. She has more than 20 years of agency experience in marketing and account direction roles supporting a diverse industry base. She is an advertising and graphic design graduate of The University of Mary Hardin-Baylor.

Visit https://criterionb.com and https://beswifty.com for more information.

Resident Relations,

continued from Page 14

The resident contacted the office around August 10 to discuss her move-out charges and to dispute the carpet charge, as well as to get specifications on the water billing. At that time, property personnel agreed to meet her in the middle on the cost of the carpet replacement, because the bedrooms carpet were not damaged and would not have needed to be replaced had the living room been in better condition. The cost of the carpet replacement was reduced by half of what was initially charged. Upon further review, property personnel also reduced the final water bill which was initially charged through the lease ending August 2, 2013. It was revised to reflect the actual move-out date on the apartment rather than the lease-end date. Management felt the resident was charged accordingly. Enclosed were copies of the move-out statement, lease and resident’s notice of intent to move out.

The Committee’s Decision

The committee decided in favor of management with an adjustment made. The committee stated at the time the walk through was performed, both parties had agreed to the small area on the living room carpet that was due to heavy traffic. The committee noted management did not provide an invoice of the original carpet installed at move in, so the carpet charge of $464.39 has been removed and changed to the $75 quoted by management for cleaning. After the adjustment was made, and with other charges justified, the resident owes the property $105.42.

The HAA Resident Relations Committees provide an impartial review of resident complaints using the documentation provided by both the resident and management. When the committee finds in favor of the resident, we appreciate a direct response from the property to the resident within two weeks and a copy of the payment sent to HAA for our records. When the committee finds in favor of the resident, management may file an appeal. When the committee finds in favor of the property owner, the decision is final.

The HAA Resident Relations Committees provide an impartial review of resident complaints using the documentation provided by both the resident and management. When the committee finds in favor of the resident, HAA appreciates a direct response from the property to the resident within two weeks and a copy of the payment sent to HAA for our records. When the committee finds in favor of the resident, management may file an appeal. When the committee finds in favor of the management owner, the decision is final. If you are a manager with a resident issue, call HAA at 713-595-0300 for direct assistance.

Renters can be referred to HAA by calling713-595-0300 to speak to a trained consultant, fluent in English and Spanish, Monday through Friday from 9 a.m. to 4 p.m. Residents can also be directed online to www.haaonline.org/renters.

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

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

AVENTURA 1414

Built 1990-1999 Property of the Year

Property: Aventura 1414

Owner/Management: RPM Living/Boston Capital

Location: 1414 South Dairy Ashford Drive

Units: 256

Web: www.aventura1414.com

Photos provided by Aventura 1414

Aventura 1414 has consistently maintained a 4.0 rating on Google Reviews with over 200 reviews year over year. The team at Aventura 1414 promotes resident engagement by hosting monthly resident events, raffles and by publishing newsletters with birthday acknowledgments, local events and community updates. The community offers breed inclusivity for pets as RPM does not have breed restrictions.

In 2023, Aventura upgraded to an app-based community access system through PDK for added convenience and to meet resident demand for more modern features.

Built in 1992, Aventura has maintained its appeal with the original deep red brick complimented by an updated grey and black trim. In 2018, an expansive renovation was completed of the clubroom, leasing office and fitness center, as well as model. Aventura has also undergone unit renovations and has successfully completed 94% as of March 2024. Not only does does the property have standard amenity spaces such as a gym and pool, it also has a tennis courts.

The property team and residents have been actively involved giving back to the local communities. Residents made contributions throughout 2023 by making donations through Toys for Tots and Back to School Supply Drive. The on-site teams’ efforts included Capes for Kids and the Houston SPCA hosted by the RPM Serves program. RPM Serves is the charitable arm of RPM Living and provides employees and residents with an opportunity to serve their communities and a variety of organizations.

In 2023, the community manager, Raul Recinos, won Community Manager of the Year within the Houston/San Antonio markets for RPM, and also won the Pathfinder Award nationally which exemplified the RPM Core Values.

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.

HAA PAC Luncheon

Tuesday, January 14

at the HAF Dinerstein Reed Prokop Education Center

GOVERNMENT

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

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

On the Scene with HAA

HAA Open House

Thursday, January 16 at the Dinerstein Reed Prokop Education Center

HAA members old and new joined the Houston Apartment Association and Houston Apartment Foundation for our Open House held at the HAA offices. Staff from each department and the Product Service Council were available to explain how members can become more involved with HAA and the many ways the association can help them network, learn and grow.

The Go-Getters

“BEE” THE FUTURE

Help the Go-Getters start a buzz by recruiting and networking!

2025 Chairs:

Every new member you recruit this year earns you a chance to draw for gift cards and other prizes. There will be a $250 cash prize awarded to the top recruiter for each quarter and a $1,000 cash prize awarded to top recruiter for the year! In addition to top recruiter prizes, each recruitment earns a chance to select a sealed envelope containing a surprise reward, with values ranging from $25 to $100!

Meet The Go-Getter Chairs:

Karen Hefner, Senior Vice President of Asset Living:

I’ve been with Asset Living for 41 years and I am currently serving my third year on the HAA Board of Directors. While I don’t have formal NAA Credentials, I hold a B.S. from Texas A&M and I am part of the Leadership Lyceum Class. I am thrilled to serve as Co-Chair and look forward to growing our membership, connecting with existing members and showcasing all the incredible opportunities and resources HAA has to offer.

Brandon Coleman, Chadwell Supply:

My first job was as a porter/housekeeper during my sophomore summer at my mom’s property – where she still works today! I hold four NAA credentials: CAPS, CAM, CALP and CAS. I’m am looking forward to co-chairing the Go-Getters and growing the largest apartment association in America and keeping AAGD at bay!

Meetings will be held from 4 p.m. to 6 p.m. at Cottonwood, 3422 N Shepherd Drive Meeting Dates (on Thursdays): March 6 • July 10 • September 11 • December 11

Visit www.haaonline.org/gogetters for more information.

BEE THE FUTURE

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 Randa and Maryann in the Membership Department at members@haaonline.org.

Brandon Coleman Chadwell Supply

Karen Hefner Asset Living

THE SUPPLIER NETWORK

HAA’s Ambassadors are the pros at outreach to our members.

Mark your calendars and join us!

Ambassador ONE Society meetings are held on the first Wednesday of the month on:

March 5, April 2 Crawfish

Boil, June 4, July 2, August 6, September 3, October 1, November 5, December 3

The meeting spot is Kirby Ice House, 1015 Gessner Road, Houston, Texas 77055. at 3:30 p.m

Top Producers (top left photo):

1. Steve Griffith, Precision Appliance Leasing: 442 Points

2. Yvonda Lewis, Steward Trash Valet Service: 82 Points

3. Dustin Hawkins, McMahan's Flooring: 80 Points

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

Ambassadors earn points by sharing

contacts within HAA.

Team photos at left, from top:

First place – Purple Rain with 637 points

Second place – Brown SugHAA with 348 points

Third place – Orange Crush with 205 points

The Houston Apartment Association’s committees and clubs are some of the most productive tools we have to ensure that we remain the nation’s largest and most effective apartment association. Committee and club members face the challenge of getting involved to carry out the duties and purpose of each club and committee.

Some general responsibilities of committee and club members include a commitment to attend all meetings and help develop marketing strategies (i.e. telemarketing, developing handouts, fliers, articles).

To serve on any of these committees and clubs, please contact the HAA office at 713-595-0300, online at www.haaonline.org or email the departments listed here.

Education education@haaonline.org

Education Advisory Council

NEXT Young Professionals

Independent Rental Owners Connection

Government Affairs govaffairs@haaonline.org

HAA PAC*

Fair Housing Committee

Membership members@haaonline.org

Ambassador ONE Society

Go-Getter Membership Recruitment Club

Expo Exhibitor Committee*

Community Outreach asherbondy@haaonline.org

Community Outreach Committee

Product Service Council*

Resident Relations resrel@haaonline.org

Resident Relations Committee

*Note: These committees have specific requirements for membership. Contact HAA for details.

Portfolio Changes

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

• Advantage Property Management: Dodson Place, 56 units at 3201

Laura Koppe Rd, and 7637 Harwin, 64 units at 7637 Harwin Dr.

• Apartment Fund LLC: Bay Park Apts, 124 units at 3520 E Nasa Pkwy in Seabrook.

• Asset Living: Ely at the Ballpark, 228 units at 101 Crawford St, and Gables Tanglewood, 327 units at 5740 San Felipe St.

• Better World Properties LLC: Gulfgate Oaks, 39 units at 7900 S Loop Fwy E.

• Caldwell Companies: Mirella, 204 units at 18131 Bluegrass Park Ln in Cypress; Cadence Creek Gosling, 189 units at 21901 Gosling Rd in Spring; and Cadence Creek Towne Lake, 237 units at 11411 Greenhouse Rd in Cypress.

• Chamberlin & Associates LLC: Kendall Manor, 272 units at 21717 Inverness Forest Blvd.

• ClearWorth Residential: Vantage at Tomball, 288 units at 9102 FM 2920 Rd in Tomball.

• Cornerstone Income Properties: The Pines at Frazier, 58 units at 2301 N Frazier St in Conroe.

• Creative Property Management: Heights Apartment Homes, 81 units at 1000 Heights Blvd.

• CWS Apartment Homes LLC: Reserve At Kingwood, 312 units at 938 Kingwood Dr in Kingwood.

• DayRise Residential: Tate Tanglewood, 431 units at 5880 Inwood Dr.

• F.S. Global Investments LLC: Las Plazas Apts, 80 units at 3940 S Shaver St.

• Fairfield Residential: Heights at 1520, 380 units at 1520 Oliver St.

• Fat Property LLC: Memorial Towers, 112 units at 5400 Memorial Dr.

• FDI Management Group LLC: OST Lofts, 130 units at 2906 Delafield St.

• Goat Property Management: 600 Nottingham, 208 units at 600 Nottingham Oak Trl.

• Keener Management LLC: 600 Nottingham, 208 units at 600 Nottingham Oak Trl.

• Greenline Apartment Management LLC: San Marino Apartments, 384 units at 14501 Empanada Dr.

• Gyler Management Inc: Nueva Vida Apartments, 407 units at 666 Maxey Rd.

• Hamilton Point Investments: Aria at Steepleway, 154 units at 11119 Steepleway Blvd.

• Harbor Group Management Company: Oaks of Westchase, 182 units at 2851 Wallingford Rd.

• Headway Capital Multifamily: Shadow Creek, 296 units at 7500 Pinemont Dr, and Ashford Park, 180 units at 2700 S Dairy Ashford Rd.

• Headway Property Management - R: Ashford Park, 180 units at 2700 S Dairy Ashford Rd.

• Herman & Kittle Properties Inc: Summerdale Apartments, 272 units at 2850 W Gulf Bank Rd.

• J Allen Management Co Inc: Oxford Place Apts, 250 units at 605 Berry Rd.

• JSK Investments Corporation: Concord Apts, 138 units at 2200 Wirt Rd.

• Lamppost Capital Management: Lamppost Living - Single Family Homes, 10 units in various locations.

• Leemyrs Management LLC: Jacinto Palms, 123 units at 10202 Challenger 7 Dr.

• Lone Star Communities: Vizcaya Apartments, 312 units at 18108 S Park View Dr.

• Marquette Management Inc: Sylvan at Woodlands, 300 units at 1941 Sawdust Ln in Spring.

• MLDC Management LLC: Legacy at Westchase, 324 units at 10070 Westpark Dr.; Providence at Champions, 288 units at 5100 FM 1960 Rd; and Providence at Heights Apartments, 196 units at 2400 Hackett Dr.

• Mosaic Residential Inc: Arbor Rose Porter, 276 units at 22344 Montgomery Pines Rd in Porter.

• Portico Property Management: Flats on Tanglewilde, 256 units at 2630 Tanglewilde St.

• RPM Living: The Dominion, 238 units at 15596 Interstate 45 S in Conroe.

• SI Communities: Oaks at Mustang, 126 units at 2101 Mustang Rd in Alvin.

• Southloop BVPO LLC: Boardwalk Village, 203 units at 2422 S Loop 336W in Conroe.

• SYNC Residential: SYNC at Green Trails, 302 units at 529 Barker Clodine Rd.

• Tarantino Properties Inc: The Vintage Apts, 292 units at 6500 W 43rd St, and Lincoln Park Apts, 250 units at 790 W Little York Rd.

• Tipton Asset Group Inc: Chateaux Normandie, 123 units at 333 Normandy St.

• United Apartment Group Inc (UAG): Mansions at Hastings Green Senior, 252 units at 11707 Fallbrook Dr; The Villas on Woodforest, 240 units at 451 Maxey Rd; Vickery Parc, 198 units at 5301 N Sam Houston Pkwy E; Mansions at Hastings Green, 230 units at 1950 FM 1960 Rd W; and Villas in the Pines Apts, 236 units at 15001 Crosswinds Blvd.

• VSC Management LLC: Serena Oasis, 160 units at 13725 Cambury Dr.

• ZRS Management LLC: Lenox Heights, 359 units at 333 W 24th St, and Rone Residences, 209 units at 2311 Westheimer Rd.

In the News

Deborah DeRouen has joined the team at Brandt Electrical, A/C and Heating

Ashford Communities announces Amer Kumar as the new company president, effective February 1.

DeRouen Kumar

OWNERS

Advantage Property Management

Joel Towner

448 W 19th St #866 Houston, TX 77008-3600 (713) 737-5523

Dodson Place 7637 Harwin

Apartment Fund LLC

Ruth Regalado 17424 W Grand Pkwy S #408 Sugar Land, TX 77479 (832) 253-8398

Bay Park Apts

F.S. Global Investments LLC

Diana Ortiz

3940 S. Shaver #53 Houston, TX 77034 (346) 980-7106

Las Plazas Apts

Faux Testing Management Company

1111 Testing Dr Houston, TX 77041 4567 Testing Apts 1234 Testing Apts Faux Test Property

Hirsch Road

Paula Martin PO Box 253 Humble, TX 77347 (346) 559-4456

Hirsch Road Apartments

JSK Investments Corporation

Irina Padilla PO Box 1812

Sugar Land, TX 77487 (713) 680-3131

Concord Apts

Leemyrs Management LLC

Leah Finley 3626 North Hill St #610 Dallas, TX 75219 (214) 247-8960

Jacinto Palms

Portside Apartments LLC

Miraya Salinas 22219 Spring Dr New Caney, TX 77357-3927 (956) 338-7529

Portside Apartments - Properties

Southloop BVPO LLC

Kelly Ammons PO Box 7862 The Woodlands, TX 77387 (832) 639-4663

Boardwalk Village

Stellar Equity Management LLC

Stephanie Bryson 1251 Pin Oak Rd #331-114 Katy, TX 77494 (832) 748-7889

SUPPLIERS

1-Tom Plumber Houston

Benjamin Fernandez 3635 Willowbend Blvd # 318 Houston, TX 77054 (832) 856-9232

Plumbing Contractors, BoilersRepairing & Cleaning, Plumbing Drain/Sewer Cleaning, Bathtubs & Sinks - Repairing & Refinish

AG Star Solutions LLC

Laura Galeano 7410 Canasta Ln Houston, TX 77083 (346) 524-0445

Painting Contractors, Remodeling & Repair-Building Contractors, Resurfacing, Carpet Cleaning

Builders Post-Tension

Jeremy Linzer 403 Richey Rd Houston, TX 77090 (281) 873-9500

Concrete Products, Foundation Contractors

Domuso

Samantha Baldwin 11726 San Vicente Blvd #500 Los Angeles, CA 90049 (810) 516-1748

Credit Card Processing, Payment

Services - Electronic Rent

Referred by Kristin McLaughlin, CASE

Edgeworth Security

Emily Nowicki

1000 Commerce Dr Pittrburgh, PA 15275 (724) 961-5457

Security Systems Consultant, Security Guard/Patrol Service

EHEAT

Davon Eastman

36535 Coleman Rd Magnolia, TX 77355 2815161577 x315

Heating Equipment & Systems, Air Purifying & Cleaning Equipment

Empire Fire and Safety

Gustavo Robles 1512 County Rd 141 Alvin, TX 77511 (713) 469-2770

Alarm Systems, SprinklersAutomatic - Fire

Referred by Paola Rodriguez

Exterior Inspections

April Rigney PO Box 9914 The Woodlands, TX 77387 (281) 353-8686

Building Inspection Service, Leak Detection Service

SUPPLIERS

FSD Protection

Joe Schell

8800 Jameel Rd #150 Houston, TN 77040 (832) 684-1154

Fire Alarm Systems, SprinklersAutomatic - Fire, Fire Protection Equipment & Supply, Fire Protection Consultants

Referred by Donna Farthing

GM Cleaning Service Pro LLC

Gloria Montoya 7935 Ashland Springs Ln Cypress, TX 77433 (346) 578-0443

Janitorial Services, Cleaners Referred by Donna Farthing

J Turner Research

Anthony Harris

14811 Saint Mary's Ln #140 Houston, TX 77079 (281) 558-4740

Market Research & Analysis, Training Consultant

PooPrints

McKenzie Towns 409 Bearden Park Cir Knoxville, TN 37919-7448 (866) 883-7389

Pet Services, Pet Waste Removal

Redux Construction

Derek DeVries

4918 Scenic Horizon Fulshear, TX 77441

General Contractors, Fire/Water Damage Restoration, Roofing Contractors, Disaster Recovery/Relief

Rent Butter

Ryan Jaeger 22 W Washington St Chicago, IL 60602 (800) 320-4252

Rental Research Services

Hannah Hamilton 7525 Mitchell Rd # 301 Eden Prairie, MN 55344 (952) 852-2075

Application Software, Resident Screening Service

Stormwater Professionals Group

Nicholas Schultz 21175 Tomball Pkwy #227 Houston, TX 77070 (832) 554-6654

Storm Water Permit, Storm Water Services

SUPPLIERS

Texas Secure Service

Shane McLendon 84 Park Circle Montgomery, TX 77356 (832) 894-3894

Electrical Gates & Doors, Security Control Equipment/Systems

Trigo

Sam Stein 111 3rd Ave Apt 7G New York, NY 10003 (404) 290-3411

Resident Screening Service, Computers-Software Property Mgmt

XTRM Restoration

Adib Name 9777 W Gulf Bank Rd #B-600 Houston, TX 77040 (832) 225-3000

Fire/Water Damage Restoration, Remodeling & Repair-Building Contractors, Roofing Contractors, General Contractors

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

A/C Supplies

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

Carpet Installation

Texas Southwest Floors 29 800-719-4321 www.texasswfloors.com

Collection Agencies

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

Electric Contractors

Affordable Quality Electric 2 713-695-5992 www.acuityelectric.com

Brandt Electrical A/C & Heating Services 15 281-693-3383 www.brandtelectrical.com

Foundation Repair

Church Foundation Repair 10 713-468-8400 www.churchfoundationrepair.com

General Contractors

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

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

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

Guardian Construction 53 832-672-4196 www.guardianconst.com

MultiFamily Services 66 713-266-9100

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

Glass – Plate, Window, Etc.

Ameristar Screen and Glass 52 713-683-6767 www.ameristarglass.com

Internet Service Provider

Blue Stream Fiber Inside Front Cover 844-416-1000 www.bluestreamfiber.com

Landscape Contractors

Texscape Services 65 281-846-3779 www.texscapeservices.com

Owner/Management Companies

Ashford Communities 13 www.ashfordco.com

Personnel Agency

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

Plumbing Contractors

AAA Plumbers 43 713-462-4753 www.aaaplumbers.com

Screens

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

Swimming Pool Service

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

HAA Products & Services

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

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

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.

713-595-0300

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CINDI

ABODE March 2025

ABODE

CONTENTS

March 2025

ON THE COVER 9, 38

FEATURES & PHOTOS

COLUMNS & MONTHLY UPDATES

OFFICERS AND ASSOCIATION LEADERSHIP

ABODE

SPONSOR MEMBERS

the President

Out

A Trip to the Capitol

The Future is Almost Here

Nominate Your Industry Stars

MARCH Exclusive Member

A DAY AT THE CAPITOL

IMMIGRATION AND THE APARTMENT INDUSTRY

MORE CARPET

Management’s Response

Show Schedule:

Expo

TWO Education Tracks!

Main Track Breakout Sessions

Sessions

2025 HAA Volleyball Tournament

Friday, March 21

District 249

State of the Submarkets 2025

MARCH

4-6

5

6

12-13

13

12

18-19

21

25

27

APRIL

2-3

9

10

15-16

18

22

23-24

24

24

30

Discover the Ultimate Roadmap to Success with new speakers for 2025

What is Avenues?

How can I attend?

What does this get me?

Pricing:

Main ST

Maintenance

On the Scene

On the Scene

On the Scene with the HAA

The Five TA DA Tenets of Teamwork

Staying Alive in 2025

Hyper-Personalization with AI and Data

The Rise of Visual Search

Voice Search Optimization

Interactive and Immersive Content

Emphasis on Local SEO and "Near Me" Searches

Social Commerce and Shoppable Content

Sustainability and Ethical Marketing

The Importance of First-Party Data

saturated market.

AI-Enhanced Automation

Resident Relations,

The Committee’s Decision

AVENTURA 1414

Do you really know your applicant?

GOVERNMENT

On the Scene with HAA

HAA Open House