ABODE May 2021 by HAA Publishing

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WHAT TO KNOW • LANDSCAPING • CONVERTING APARTMENTS

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

ABODE e THE HOUSTON APARTMENT ASSOCIATION MAGAZINE

ABODE • MAY 2021 • VOLUME 44, ISSUE 5

g n a h d C o o g u o y o d n a c

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May 2021

From knowing how to prepare for future weather to trees and landscapes to apartment conversions to dealing with uncertainty, learning ways to adapt can profit you and your business.

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CONTENTS May 2021

ON THE COVER

FEATURES & PHOTOS

26 Are Houston Apartments Built for Freezing Temperatures? – Sure, if there is power.

Change can do you good – From knowing how to prepare for future weather to trees and landscapes to apartment conversions to dealing with uncertainty, learning ways to adapt can profit you and your business. Images used by Romolo Tavani and Olga Kurbatova/iStock by Getty Images

28 On the Scene – Photos from the first HAA Golf Workshop. 35 What the Professionals Who Repair Your Properties Wish You Knew – So they can help you limit damage, protect your asset and keep residents in their units. 40 Challenges Facing the Green Industry – Losses from the storm could affect the green industry production for years to come. 44 Tangible Value – Here are the best practices for tree care and management. 48 How We Work, Live and Travel is Changing – Is the multifamily industry ready to capitalize on this opportunity? 52 Uncertainty is Certain – People who work on themselves behind the scenes are more likely to show up as a stronger multifamily professional regardless of the position they hold. 54 Save Your Chute – Proper maintenance of your trash chutes keeps you code compliant ad helps prevent fires. 58 Be a Hero – Learn more about the benefits of involvement with the HAA Community Outreach Committee from the three Product Service Coucil supplier members. 60 On Site with ABODE – Take a closer look at two of HAA’s Honors Awards communities.

COLUMNS & MONTHLY UPDATES 7 Letter from the President – Advice from HAA’s rich legacy of past presidents. 8 Patron of the Month – Meet and support Craven Carpet. 9 Legislative Update – As the Texas Legislative Session nears the end, what bad bills are on the table? 11 It’s The Law – A review of two fair housing cases that resulted in court issued consent orders. 14 Resident Relations – Learn from a recent case mediated by the HAA Resident Relations Committee. 20 Calendar – HAA’s schedule of events for the coming months. 62 Go-Getters – Join the Go-Getters so everyone knows your name, and they’ll be glad you came. 64 Welcome Mat – Find out about the newest HAA members. 66 The Ambassador ONE Society – Be a part of HAA’s supplier network. 70 Portfolio Changes and In the News – Property updates and industry news clips from our members. 72 Index of Advertisers – See the supplier members who support this publication. 73 MarketLine – The latest area market numbers. 74 Back Page – HAA community outreach news and events.

65 On the Scene – Photos from the latest TAA Phoneathon.

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

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

SCOTT DOUGLAS Vice President at Large

DAVID LINDLEY, CAS President FSI Construction

GINA ERWIN Vice President at Large

DEREK DEVRIES, CAS Vice President, Camp Construction Services

SHELLEY WATSON Vice President at Large

CANDIS MOHR, CAS Secretary, AAA Plumbers

TRACIE YODER Vice President at Large

JOSEPH RODRIGUEZ, CAS Treasurer, The Urban Foresters

CLAY HICKS Immediate Past President

LAURA LESTUS, CAS Immediate Past President, The Liberty Group

STEPHANIE GRAVES Secretary/Treasurer

HOWARD BOOKSTAFF General Counsel

CASEY WATTS MORGAN CEO

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

Ryan Terrell Dana Tucker Starla Turnbo Richard Wall, CAM, CAPS Shelley Watson Quintina Willis, CAM Tracie Yoder, CAPS DIRECTORS EMERITUS Josh Allen Ken Bohan Gary Blumberg Kathy Clem Jack Dinerstein Jenard Gross Darlene Guidry Alison Hall David Hargrove Larry Hill Stacy Hunt Hap Hunnicutt David Jones Mike Koch Dick LaMarche Tim Myers P David Onanian John Ridgway Kim Small Eileen Subinsky Steve Sweet Kirk Tate Suan Tinsley H J Tollett, Jr. Pat Tollett Vic Vacek, Jr. Beth Van Winkle Jerry Winograd ADVISORY DIRECTORS Billy Griffin, CAS Amanda Kelly, CAS Cesar Lima Mary Lawler Bruce McClenny Angelee Kumar Parikh Penny Sprang Theri Tinelli Ruha Vohra, NALP, CAM Tony Whitaker GENERAL COUNSEL EMERITUS Joe Bax

HONORARY LIFE MEMBERS Claude Arnold Kenn Brown Tina Cavaco Terri Clifton Kevin Fenn Diane Gilbert Anita Harrison Dwayne Henson Mike Koch Merry Mount Monette Reynolds Sherry Stevenson Kirk Tate Suan Tinsley Sonny Unverzagt Del Walmsley Nancé Wells H.P. Paul Young Jeanne Marie Zublin Dicks PATRON MEMBERS 1961 CSC ServiceWorks 1968 Century A/C Supply 1978 Houston Planned Energy Systems 1982 Cotton Commercial USA Inc. 1984 AAA Plumbers 1985 Gemstar Construction Development 1986 Craven Carpet 1987 Dixie Carpet Installations 1994 Camp Construction Services 1997 Apartments.com 1999 FSI Construction Inc. 2006 Lowe’s Pro Supply

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

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ABODE MAY 2021 I VOLUME 44, ISSUE 5

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

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

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

www.haabuyersguide.com

HOUSTON APARTMENT ASSOCIATION MISSION AND VISION: HAA is the leading advocate, resource and community partner for quality rental housing providers in the Houston and surrounding area. HAA develops leadership in the multifamily industry by engaging broadly diverse membership, embracing effective technology and advocating for a geographically inclusive association. ABODE IS THE OFFICIAL PUBLICATION OF THE HOUSTON APARTMENT ASSOCIATION serving the multihousing industry in Austin, Brazoria, Chambers, Colorado, Fort Bend, Harris, Liberty, Matagorda, Montgomery, San Jacinto, Waller and Wharton counties. ABODE, MAY 2021, VOLUME 44, ISSUE 5 ABODE (USPS 024-962) is published monthly by the Houston Multi Housing Corporation. Publishing, editorial and advertising offices are located at 4810 Westway Park Blvd., Houston, Texas 77041. Telephone 713-595-0300. The $50 annual ABODE subscription rate is included in all member dues and additional subscriptions are available. The annual subscription rate is $50 for members, $65 for non-members. Advertising rates are available upon request. Contributed material does not necessarily reflect the views and opinions of the Houston Apartment Association. Copyright © 2021 by HAA. Periodicals Postage Paid at Houston, Texas. POSTMASTER: Send address changes to ABODE, 4810 Westway Park Blvd., Houston, Texas 77041.

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SPONSOR MEMBERS These companies have generously supported the Houston Apartment Association with their sponsor membership. Please give them careful consideration, whenever possible, in your business. A + Infinity Blue Outdoors LLC A Homestead Specialist LLC A-Affordable Roofing Co AAA Staffing Ltd AAdvantage Laundry Systems Absolute Construction LLC ACT Security Group Action Towing Inc Action Window Coverings Inc ACTIV Answer by Audio Images ACUTRAQ Background Screening Inc Adobe Floors Inc Advance LED Solution Adventure Playground Systems Inc Affinity Hot Water Technoogy Inc Aftermath Services Alcaraz Lawn Care Alexander-Rose Associates Inc All About Doody Pet Solutions LLC All American Mailboxes of Houston Inc Allegion The Allshouse Group LLC Allied Powder Coating ALN Apartment Data Inc AlphaGraphics of Central Houston AmCap Insurance America Outdoor Furniture American Fire Systems Inc AmRent Andrews Myers PC Apartment Lines ApartmentData.com APEX Lighting Store AppFolio Arbor Contract Carpet Inc arc electric + lighting Archcon ASAP Personnel Inc ASAP Steamers Carpet Cleaning Asphalt Maintenance Inc Atom4 Security Camera AZPartsmaster B&G Construction Belfor Property Restoration Bell’s Laundries Benefits 4 Rent BenefitU Bentley, Bratcher & Associates - PC Bettencourt Tax Advisors LLC BGE Inc/aka Brown & Gay Engineers Inc Big Star Development LLC Bio-One Houston South BioTechs Crime & Trauma Scene Cleaning Blue Eye Defense Blue Heron Technologies LLC Brady Chapman Holland & Assoc Brannan Designs LLC Architecture & Interior Design BrightView Landscape LLC BSI Building Professionals of Texas CAD Restoration Services LLC Cameras Onsite Cano Electric Inc Cantrell McCulloch Inc

Carradine Valet CashFlow Pros LLC Centex Construction CFI Group Chadwell Supply Cinch – Cabinet Refacing Kits Citi Fence & Concrete Classic Same Day Blinds Classic Touch Painting Comcast Contractors Inc ControlByNet Cloud & Management Video Surveillance Solutions CORT Furniture CRE Business Solutions LLC Crowned Eagle Construction CSI LED & Hardware Cypress Landscaping & Irrigation Inc DeNyse Companies Designs by Holmes Diamond Services LLC DNM Contracting Inc DoodyCalls Dooley Tackaberry Inc Door Clearance Center DreamCoat Cloud Services Ecolo Environmental Inc Embark Services Emersyn Electrical Services LLC EnviroSmart Multifamily Pest Solutions Epic Air Conditioning Everest Siding and Windows Fantastic Floors FAST Security, LLC Featherston Sign Partners Fiat Construction LLC Fidus Construction Services Finish Factory Inc First Responders Cleaning & Decon Flavor Finish Resurfacing Floodproofing.com Frontier Waste Solutions fun abounds Furniture Refinishing Services Gambit Construction Gasof United Remodeling Gateman Inc Giordano Construction Inc Go-Staff Inc Great American Business Products Green City Security LLC Green Garbology GT Security Solutions LLC Guardian Gutters Halo Doors Inc HARCO Insurance Services Hard Works Valet Trash & Recycling Higginbotham Hillco Building Service Hive Technology The Home Team Roofing & A/C Hoover Slovacek LLP IGD Plumbing LLC Imperial Hospitality and Security Services Inc In Service Security LLC Infinity Power Partners

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

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

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Letter from the President

By JOHN BORIACK, 2021 HAA President

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

MEET MICHELLE PAWELEK. When she became the 2018 Houston Apartment Association president, ABODE learned a lot about her. She’s an example, much like our current president, of how you don’t need to follow a traditional path in order to be successful. Growing up in Spring, Pawelek had a job by the time she was 13. She went to school, worked and looked after her sibling as the oldest in a single-parent family. She became financially independent at a young age out of necessity. So, when it came time to make a decision about college, continuing to make money made much more sense to her. Almost right after high school, she took a job as a leasing agent. Today, Pawelek is a managing director for Greystar and a vice president at large for the Texas Apartment Association, with 36 years of experience in the industry. Pawelek uses the phrase “leaders of leaders” in our conversation below. She reminds us that leadership is a quality, not a title. No matter where you are in your career, you can be a leader. She makes the point that being a leader is worthless if you don’t have loyalty from your team. How do you develop loyalty? By being a servant leader. Her advice to young professionals is simple: Work for a company that shares your values. If personal growth is important to you, but the company you’re working for doesn’t foster professional growth, to put it plainly, you’re wasting your time. Pawelek is honest, straightforward and offers some great advice John: What are some things you wish you knew when you started your career? Michelle: My advice is to get involved in HAA as soon as possible. Participate, meet your peers and make new friends. The network you develop becomes a resource for any questions that you might have, from how another company handles something to the education offered by our supplier members. John: What skill do you believe is most important for someone who does what you do? Michelle: I believe the most important skill or quality of a successful “leader of leaders” is to be a servant leader. What do I mean by servant leader? That you are a champion for your people, you invest in them, you mentor, guide, correct their path when they get lost, you promote www.haaonline.org

The best decision I’ve made was joining the right company. You can be a hard worker, you can have aspirations, but if you are working for a company where the culture doesn’t nurture career growth or recognize hard work, then you can waste a lot of years being loyal to a company who is not loyal to you. Recognize if you are in the right company or not.

them and do whatever you can to help your team professionally or personally. Who are we as leaders if we don’t have loyalty and dedication from our teams? Successful team members equal a successful leader from my view. John: What is the hardest leadership lesson that keeps being presented to you that you either have to learn or relearn? Michelle: The hardest lesson I can think of is to listen to your gut. How many times have we, after the fact, said “I knew it!” You know when something isn’t right. Listen to that feeling. Take action when you get that feeling, not later, after it has been validated by others. I think this one is hard because we tend to want to give the benefit of doubt. We think things will turn around because we want to believe it, but it typically doesn’t work out once you get a feeling that something isn’t right. Learn to listen to it and take action. John: Describe either a challenge, accomplishment or decision that catapulted you to your success. Michelle: The best decision I’ve made was joining the right company. You can be a hard worker, you can have aspirations, but if you are working for a company where the culture doesn’t nurture career growth or recognize hard work, then you can waste a lot of years being loyal to a company who is not loyal to you. Recognize if you are in the right company or not. Is it a culture fit to your own morals and goals? Are you proud to say you work for your company and proud of the job you do every day when you lay your head down at night? I guess that’s a long way to say, be sure you’re with a company that is in alignment with your personal morals and professional compass. That’s how you find a career home and not just a job.

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

Houston Planned Energy Systems

HAA Member since 1997

Cotton Commercial USA Inc.

Gemstar Construction Development Inc.

HAA Member since 1982

Lowe’s Pro Supply

HAA Member since 1985

CSC ServiceWorks

HAA Member since 1984

HAA Member since 2006

HAA Member since 1961

Craven Carpet

HAA Member since 1986

Camp Construction Services

HAA Member since 1994

May Patron of the Month

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May 2021

Apartments.com

HAA Member since 1978

AAA Plumbers

FSI Construction Inc.

HAA Member since 1999

Dixie Carpet Installations

HAA Member since 1987

Century A/C Supply

HAA Member since 1968

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Legislative Update

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

THE HOME STRETCH

As the Texas Legislative Session nears the end, what bad bills are on the table?

WHEN A GROUP of grumpy Civil War veterans and farmers drafted the current Texas Constitution in 1875, they didn’t agree on everything, but there was a general feeling that the less the legislature was in session, the less damage they could do. While this pessimistic view of government is not exactly fair, its impact on the constitution remains an important factor when the legislature meets in a session that is limited to 140 days every other year. Business at the beginning of each session is hampered by rules that keep the legislature from considering bills, other than emergency measures, during the first 60 days. Business at the end of the session is restricted by end-ofsession rules designed to prevent bad ideas from being rushed through the process as time runs out. Beginning in early May, the last month of the regular session, rules begin to kick in to prevent legislators from considering bills that haven’t already reached certain points in the process. May 10, for example, is the last day a House committee can report a House bill for consideration on the floor this year. This session, even more than most, this is a good thing for the apartment industry. Nearly every session, preventing bad bills from passing is far more important than helping pass good ones. Our legislative agenda this year was almost entirely defense, for reasons that have become more vivid as the session has progressed. In most sessions, the Texas Apartment Association might be tracking about 300 bills, with 10 or 15 being real potential problems. This year, TAA is tracking nearly

Your Vote Matters www.haaonline.org

800 bills, with perhaps 30 or 40 that would cause serious problems. So far this year, the legislature has been dominated by a loose coalition of commonsense, pro-business Republicans and Democrats that has kept most of the bad bills from making much progress. May, though, is always the most dangerous month. As time runs out, daily calendars grow long, attention spans are tested and patience runs thin. Bad ideas sometimes get amended onto good bills with little attention or input from stakeholders. This can happen at the committee level, on the floor of the House or Senate or in conference committees that are created when the same bill passes the House and Senate in different forms. The House and Senate often meet late into the night, and committees sometimes get permission to hold meetings while the House or Senate is meeting. Apartment industry advocates cannot be everywhere at once – especially this year with in-person access to meetings made more difficult by the pandemic. Bad ideas this year have included: • Legislation to allow cities to make the voluntary Housing Choice Voucher program mandatory. • Legislation to make the voluntary Housing Choice Voucher program mandatory statewide. • Legislation to prohibit housing providers from collecting fees and deposits for pets. • Legislation to keep housing providers from screening for criminal history.

• Legislation to prevent housing providers from screening for eviction history. • Legislation to release private sales data to county appraisal districts. • Legislation to simply prohibit all evictions during and after pandemics or other disasters. • Legislation to allow residents to pay rent up to a month late. Every one of these bills was introduced by a well-meaning legislator. Most elected officials have nothing personal against the apartment industry. Many simply do not understand the economics of housing and are seduced by the idea that in an ideal world, housing would build itself and simply be free. As we move warily through this hazardous month, keep an eye on your email inbox. We sometimes send action alerts asking you to contact your state representative and senator about an issue and the required turnaround is sometimes really fast. It’s tempting to think there are a lot of people in the industry, and that somebody else will take care of it, but legislators need to hear from as many of us as possible when bad ideas start sounding like good ones. One of the best ways you can help legislators with good ideas get reelected is by joining the Houston Apartment Association Political Action Committee. For as little as $100, you can be a part of the industry’s efforts to help pro-business legislators, city officials and judges. Help us help them help you! If you have a regulatory problem or question, call the HAA main line at 713-595-0300 and ask for Public Affairs..

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/

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It’s the Law

By HOWARD BOOKSTAFF, Hoover Slovacek LLP , HAA General Counsel

SEXUAL HARASSMENT AND CRIMINAL BACKGROUND A review of two fair housing cases that resulted in court issued consent orders. What can we learn?

TWO RECENT FAIR housing cases were settled through consent orders signed by the courts. By reviewing these orders, we can learn about the fair housing issues raised in the case and how we might avoid similar situations at our properties. United States of America v. Gary Thomas Price, GTP Investment Properties, LLC, and Alberta Lowery On October 2, 2020, the United States District Court for the Western District of Virginia, Harrisonburg Division entered a consent order in this case. 1. Facts. In its complaints, the United States alleged that Mr. Price violated the Fair Housing Act by discriminating against tenants on the basis of sex and race in the rental of dwellings in the city of Harrisonburg and surrounding areas. The United States alleged from at least 2000 through the fall of 2016, Mr. Price, in his capacity of managing agent of several properties, engaged in severe, pervasive, and unwelcome sexual harassment and retaliation against multiple female tenants. The United States also alleged that from at least 2008 through 2014, Mr. Price engaged in discrimination on the basis of race by, among other things, using racial slurs with respect to tenants, prohibiting or attempting to prohibits tenants from entertaining African-American guests at their homes because of the guests’ race, and articulating a policy of not renting to interracial couples. Mr. Price’s alleged acts of sexual harassment included: • Making unwelcome sexual comments, advances and gestures to female tenants; • Taking adverse housing actions, such as initiating evictions proceedings, increasing www.haaonline.org

rent, and refusing to make repairs, against female tenants who rejected is sexual overtures; • Conditioning or offering tangible housing benefits, on the provision of sexual favors, including but not limited to, sexual intercourse and oral sex; • Exposing his genitals to a female tenant and other; • Inviting female tenants to view pornography with him; • Entering the homes of female tenants without permission for the purpose of making sexual overtures; and • Surveilling female tenants for extended periods of time while they were inside their homes and in their yards when he had no legitimate reason for doing so. The United States further alleged that Alberta Lowery, the owner of the properties during the period relevant to Mr. Price’s action and GTP Investment Properties, LLC, the successor owner of the properties (and the owner at the time of the complaint), were also liable for the discriminatory conduct of Mr. Price. 2. Consent Order. Although Mr. Price, Ms. Lowery and GTP deny the allegations in the complaint, the parties agreed that, in order to avoid protracted and costly litigation, the action should be resolved without a trial and adjudication of the facts alleged by the United States. Therefore, the parties agreed to a consent order and judgment. The court order includes mandates that Mr. Price be permanently enjoined from entering the properties, the defendants engage an independent property manager to manage the properties, and the defendants be permanently prohibited from communicating with former, current, or prospective tenants of the

properties. The defendants agreed to pay $330,000 into a settlement fund for the purpose of compensating those persons whom the United States determined have been harmed by the defendants’ discriminatory practices and a civil penalty of $5,000 to the United States Treasury. 3. What Can We Learn? Obviously, the things that Mr. Price was accused of doing should never be done by management or maintenance staff to residents. However, there may be more subtle situations that develop in an apartment community that may put management or maintenance personnel in a situation that could raise claims. Onsite personnel should always maintain a professional landlord-tenant relationship with prospect, current and former residents. It may be easier to foster a professional environment with a nonfraternization policy. Onsite personnel who live on the property may be particularly susceptible to losing that professional relationship, especially when they are off duty. However, this case shows the importance of avoiding the types of situations that may give rise to claims of sexual harassment or sex discrimination. The case also illustrates who can be named in a fair housing complaint. The Fair Housing Act provides that any person alleged to be engaged, to have engaged or about to engage in a discriminatory housing practice can be named in a complaint. Additionally, any person who directs or controls the person who is engaged in a discriminatory housing practice can be named. The owners of the property (Ms. Lowery and GTP) may have had nothing to do with the allegations brough against Mr. Price, however, they were also held responsible for Mr. Price’s actions. May 2021

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This should encourage supervisory personnel (ownership personnel or other supervisory personnel) to train onsite personnel of the requirements of the law as well as how to avoid certain situations that could eventually lead to a claim. United States of America and Lee Clark v. Dyersburg Apartments, Ltd. and MACO Management Company, Inc. On August 13, 2019, the United States District Court in the Western District of Tennessee, Eastern Division, entered a consent order in a case involving allegations of race discrimination that arose out of criminal history background criteria. 1. Facts. Dyersburg owned a 50-unit apartment community. MACO was the management company for the property. MACO imposed a policy of rejecting rental applications if any member of the household had a felony conviction in the past 10 years or had engaged in certain criminal activity. MACO imposed a policy of conducting a check of each applicant’s record. MACO’s rules and regulations stated, however, that where a rental application is rejected because of the criminal

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history of a member of the applicant’s household, consideration will be given to favorable changes in the household’s pattern of behavior, a lapse of years since occurrence of an offense and other extenuating circumstances. Mr. Clark, who is black, moved into Dyersburg’s property with his ex-wife, who is also black, and their two children. Approximately one week after Mr. Clark submitted his application, MACO rejected his application because he had a felony conviction. MACO allegedly declined to impose its policy against accepting applications with a criminal history in at least two instances involving white residents with relevant criminal histories that were serious, or more serious, than Mr. Clark’s relevant criminal history. Mr. Clark filed a complaint of discrimination, and after an investigation, HUD issued a charge of discrimination, which lead to this federal court case. 2. Consent Order. The court entered a consent order, which included a requirement that the defendants ensure that all rental advertising and the application incorporate the following sentences: We are an Equal Opportunity Housing

Provider. We do not discriminate on the basis of race, color, national origin, religion, sex, disability or familial status (having children under age 18). The defendants were also required to pay Mr. Clark $42,250 in monetary damages. 3. What Can We Learn? The relationship between the Fair Housing Act and criminal history background checks is discussed in a HUD guidance dated April 4, 2016 entitled “Office of General Counsel Guidance on Application of Fair Housing Act Standards to the Use of Criminal Records by Providers of Housing and Real Estate-Related Transactions.” Since this guidance in April 2016, a number of housing providers have adjusted their criminal history criteria to incorporate the concepts HUD has suggested in this guidance. The guidance includes the following: • A housing provider policy or practice may violate the Fair Housing Act when the provider’s policy or practice has an unjustified discriminatory effect, even when the provider had no intent to discriminate. / See Law, Page 32

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Resident Relations from the RESIDENT RELATIONS COMMITTEE

EXCESSIVE CHARGES Would you charge a 15-year resident for carpet cleaning and resurfacing?

A RESIDENT FILED a complaint with

the Houston Apartment Association to dispute charges following move-out. In the complaint, the resident requested all charges, minus the final utility bills, be removed from her final account statement. The resident signed a lease with this apartment community in 2005, 15 years from the date the complaint was filed. The lease reflected a $0 security deposit amount. Management responded to HAA and that response was forwarded to the applicant. Enclosed in management’s response were copies of the lease, the application form, the move-in condition form, the notice to vacate, the move-out statement, invoices, the resident

The HAA Resident Relations Committees provide profile page and the final account statement. an impartial review of resident complaints using Management charged the documentation provided by both the resident this resident $124 for and management. a deep clean stain removal to the floors, $135 for hole repairs, $12 for drip pans, $123.54 for five blinds and $145 for mittee felt the charges were excessive and that resurfaced kitchen and bar countertop. The they should be removed. resident owed $48.24 in utilities. The only charges the committee justified While pictures were not provided, the reswere for the final utilities. After the revisions, ident said the holes were from painting she the resident owes the property $48.24. hung in her living room and bedroom. The committee ruled in favor of manageIf you are a manager with a resident ment with revisions. Because the resident relations issue, call HAA at 713-595-0300 lived at this property for 15 years, the comfor direct assistance. I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

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

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2021 HAA Events Calendar Mark your calendars for these upcoming events MAY

JULY

OCTOBER

DECEMBER

Lowe’s Pro Supply Challenge Cup - May 5-7 By invitation

Legal Lowdown – July 1 Virtual via Zoom $45 per person

Dinerstein Golf Tournament – October 4 at Wildcat Golf Club, 12000 Almeda Road #HAAGolf

Legal Lowdown – December 2 Virtual via Zoom $45 per person

TAA Quarterly Meetings – July 14-16 Gaylord Texan - Grapevine Visit www.taa.org for details

Legal Lowdown – October 7 Virtual via Zoom $45 per person

HAA NEXT Networking Event – December 2 Location TBA

Legal Lowdown – May 6 Virtual via Zoom $45 per person Supplier Education Program – May 11 Free for Supplier Members HAA NEXT Family Reunion – May 20 Little Woodrow’s – Midtown $20 per person Board of Directors Meeting – May 27 4 p.m.

JUNE

Spring HAAPAC Fundraiser/Top Golf – July 29 at Top Golf Katy #HAAPAC High Top - $550 per team Lounge - $650 per team Go-Getters Happy Hour – July 22 Free for new members and recruiters

AUGUST

Legal Lowdown – June 3 Virtual via Zoom $45 per person

Legal Lowdown – August 5 Virtual via Zoom $45 per person

HAA NEXT Professional Development Breakfast – October 8 at HAA $15 per person HAAPAC Luncheon – October 14 Location TBA $30 per person for HAAPAC members $40 per person for nonmembers

ACES Holiday Luncheon– December 3 Location TBA HAAPAC Luncheon – December 9 Location TBA $30 per person for HAAPAC members $40 per person for nonmembers Go-Getters Happy Hour – December 9 Location TBA

Chili Fest – October 23 Humble Civic Center #HAAChili $10 per person prepaid | $12 at the gate

Volunteer Appreciation – TBA Location TBA For active HAA volunteers

NOVEMBER

Upcoming Events in 2022

Hall of Fame Luncheon – August 12 Location TBA #HAAHallofFame $65 individual | $650 table of 10

NAA Assembly of Delegates– November 2-4 Cincinnati Visit www.naahq.org

HAA Gala presented by Camp Construction Services – June 11 at The Ballroom at Bayou Place #HAAGala $120 per person | $1,200 table of 10

State of the Industry Breakfast – August 26 The Westin Memorial City #HAASOI

Legal Lowdown –November 4 Virtual via Zoom $45 per person

January HAA Installation & New Year’s Gala HAA Sponsorship Auction State of the Industry Breakfast HAA Open House

HAA Blood Drive – June 23 at HAA

HAAPAC Luncheon – August 17 Location TBA $30 per person for HAAPAC members $40 per person for nonmembers

HAAPAC Luncheon – June 10 Virtual via Zoom $30 per person for HAAPAC members $40 per person for nonmembers

HAA NEXT Professional Development Breakfast – June 25 at HAA $15 per person Sponsorship Auction Online – June 30 Virtual via 32Auctions.com #HAAAuction Free for supplier members

NAA Education Conference & Expo– January 26 Chicago Visit www.naahq.org

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

SEPTEMBER

Board Meeting – November 18 4 p.m.

February Maintenance Mania Redbook Seminars State of the Submarkets March HAA Business Exchange State of the Submarkets Outlying Area Redbook Seminars April HAA Volleyball Tournament

Legal Lowdown –September 2 Virtual via Zoom $45 per person

Dates as of 4/20/2021

ACES Luncheon– September 3 Location TBA HAA Education Conference & Expo – September 22 at NRG Center #HAAExpo Expo only is FREE to attend for owner/management members. Non-exhibiting suppliers not admitted. Board Meeting – September 22 at NRG Center Noon

Go-Getters Happy Hour – September 30 Location TBA For new members and recruiters

MARK YOUR CALENDARS for these fabulous networking and professional development events in 2021. Please note that dates and prices are subject to change. Check the calendar pages at www.haaonline.org for the most up-to-date information and registration links, and contact members @haaonline.org with questions. 16

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THE HOUSTON APARTMENT ASSOCIATION CORDIALLY INVITES YOU TO JOIN US FOR AN EVENING TO RECONNECT AND CELEBRATE THE 2021 PRESIDENT JOHN BORIACK, OFFICERS, BOARD OF DIRECTORS AND THE PRODUCT SERVICE COUNCIL

Gala 2021

Presented by

Premier Sponsors CENTURY A/C SUPPLY

CRESTMARK CONSTRUCTION SERVICES

LOWE’S PRO SUPPLY

Friday, June 11 7 . . 11:30 . . Ballroom at Bayou Place P M TO

500 TEXAS AVENUE

COCKTAIL ATTIRE WWW.HAAONLINE.ORG/GALA

RELIANT

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Calendar HAA Education, Events and Meetings SCHEDULE

MAY S M

W T

2 3 4 5 6 7 9 10 11 12 13 14 16 17 18 19 20 21 23 24 25 26 27 28 30 31

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

S 1 8 15 22 29

JUNE S M T 1 6 7 8 13 14 15 20 21 22 27 28 29

W 2 9 16 23 30

T 3 10 17 24

F 4 11 18 25

S 5 12 19 26

MAY 5

New Supplier Member Orientation Wednesday, May 5 10 a.m. Via Zoom All new supplier members welcome.

Supplier Education Program Tuesday, May 11 1:30 p.m. to 3:30 p.m. See Page 16 for details.

IROC Breakfast Friday, May 21 8 a.m. to 10 a.m. Sponsored by fun abounds

6-7

CPO – Spanish Wednesday, May 12 through Thursday, May 13 8:30 a.m.

Lowe’s Pro Supply Challenge Cup Thursday, May 6 through Friday, May 7 By invitation only

6 Blue Star Program May 6 The Blue Star Certification Program is a joint effort by the Houston Police Department and the Houston Apartment Association. Created for rental properties of all sizes, the program's goal is to help law enforcement officials and the multifamily housing industry work together to effectively reduce criminal activity in rental properties. Register online at: www.houstontx.gov/police/multi_fa mily. Please direct questions to Officer Leorory Ferguson at: Leoroy.Ferguson@houstonpolice.org. For more information visit the Blue Star Program information page: https://www.haaonline.org/Program. aspx?id=208. Sponsored by American Fire Systems and Century A/C Supply Legal Lowdown Thursday, May 6 3 p.m. Via Zoom Sponsored by RentPath

12-13

12 HAA/Northwest Chamber Lunch and Learn Wednesday, May 12 12 p.m. to 1 p.m. Via Zoom. Email Outreach to register at outreach@haaonline.org. Resident Relations Committee A Meeting Wednesday, May 12 2 p.m. Via Zoom

25-26 Leasing 101 Tuesday, May 25 through Wednesday, May 26 8:30 a.m.

27 Board of Directors Meeting Thursday, May 27 4 p.m. Sponsored by Hire Priority Staffing & Executive Search

31 Offices Closed In observance of Memorial Day, the HAA office will be closed on Monday, May 31

13 Expo Committee Meeting Thursday, May 13 3:30 p.m. to 5 p.m.

14 Product Servide Council Meeting Friday, May 14 Noon

19 Expert Exchange: Multifamily Construction Market and Trends with Fidus Construction Wednesday, May 19 Noon Via Zoom, Facebook Live and YouTube (subscribe to HAATV).

20 NEXT Mix N' Mingle: NEXT Family Reunion Thursday, May 20 5 p.m.

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

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

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

www.haaonline.org

JUNE 2

New Supplier Member Orientation Wednesday, June 2 10 a.m. Via Zoom All new supplier members welcome. Ambassador ONE Society Happy Hour Wednesday, June 2 3:30 to 5 p.m. Location: Kirby Ice House Memorial City 1015 Gessner Road Contact Amanda at asherbondy@haaonline.org for details.

Avenues: Main Street – Session 1 Socially Distancing Does Not Have to Mean Emotionally Distancing Too! with Jackie Ramstedt Thursday, June 3 8:30 a.m. to noon See Page 22 for details. Sponsored by Best Plumbing Legal Lowdown Thursday, June 3 Via Zoom Sponsored by FSI Construction

Introduction to Excel Wednesday, June 9 8:30 a.m. to noon

Resident Relations Committee B Meeting Wednesday, June 9 Via Zoom

Avenues: Marketing Place – Session 1 The Retention Reinvention with Katie Rigsby Tuesday, June 15 8:30 a.m. to noon See Page 22 for details. Sponsored by ALN Apartment Data

HAAPAC Meeting Thursday, June 10 Noon to 1 p.m. Sponsored by Texscape Services

2021 HAA Gala Presented by Camp Construction Services Friday, June 11 The Ballroom at Bayou Place 500 Texas Ave., 77002 The Houston Apartment Association cordially invites you join the 2021 HAA President John Boriack and the 2021 HAA Officers, Board of Directors and Product Service Council Officers to celebrate the 2021 leadership. Presented by Camp Construction Services. Premier sponsored by Century A/C Supply, Crestmark Construction Services, Lowe’s Pro Supply, and Reliant. See Page 18 for more information.

Expert Exchange: Insurance Market and Hurricane Prep with Crestmark Construction Wednesday, June 16 Noon Via Zoom, Facebook Live and YouTube (subscribe to HAATV).

Blood Drive Wednesday, June 23 8 a.m. to 1 p.m. Come by the HAA office to donate blood at any time between 8 a.m. and 1 p.m. that is convenient for you.

HAA NEXT Young Professional Development Breakfast Friday, June 25 8:30 a.m. to 10 a.m. Join us for a master panel moderated by HAA President John Boriack featuring past presidents of HAA and the HAA Product Service Council. These industry leaders will share career advice and the lessons they have learned, in addition to answering questions from the group. Sponsored by FSI Construction Sponsorship Auction Online Wednesday, June 30 Via 32Auctions.com See the June ABODE or visit www.haaonline.org/sponsor for more details.

Avenues: Leadership Lane – Session 1 Does your Job Require High Emotional Labor? with Susan Weston Thursday, June 24 8:30 a.m. to noon See Page 22 for details. Sponsored by Texas Southwest Floors

Suppliers: Get online then back in the action with the HAA Sponsorship Auction on Wednesday, June 30 Mark your calendar now for June 30 and let your customers know you are ready to network again. Get back to business by buying sponsorships for HAA meetings and events.

See the June ABODE or visit www.haaonline.org/sponsor for more details. www.haaonline.org

May 2021

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Mark your ca lendars: Cla

sses start in J une! June 3 Avenues: Main Street – Session 1 Socially Distancing Does Not Have to Mean Emotionally Distancing Too! People skills when dealing with your team, residents, and your supervisors with Jackie Ramstedt

Main

Leadership

Maintenance Marketing minar? Need sejusssiotnos arneepsrieced at only $50

n! Individual quality educatio r fo l ea st al re a , per person

Sponsored by

Supplier

BLVD PL CIR

Livestream Viewing o r In-Person See www.haaonline.or g fo

June 15 Avenues: Marketing Place – Session 1 The Retention Reinvention with Katie Rigsby We've all seen the spatula and pancake mix with that cutesy note that says, "We flippin' love you!"and while a small gesture and friendly note can definitely earn you some brownie points, it takes a lot more than that to retain today's resident. In this interactive session, Katie takes a fresh look at creating a successful resident retention plan with an easy to follow guide. After challenging attendees to re-think resident retention, she facilitates an interactive brainstorming session where every attendee will leave with complete access to the ideas we share. June 24 Avenues: Leadership Lane – Session 1 Does your Job Require High Emotional Labor?” An exploration of the importance of emotional intelligence in today’s multifamily professional with Susan Weston

r details.

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

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Look for the class schedule and online at www.haaonline.org for details. Contact the HAA Education Department at education@haaonline.org or register online at www.haaonline.org.

www.haaonline.org

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Mark your calendars!

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

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

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

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Reunion Reunite with your young professional peers at HAA NEXT's first Mix N Mingle event of 2021. Mark your calendar for fun and socially-distanced games during the NEXT Family Reunion. HAA NEXT Mix N Mingle: Family Reunion Thursday, May 20 Little Woodrow’s - Midtown 2306 Brazos St.

6 p.m. to 9 p.m. $20 per person Sponsored by AAA Plumbers, Brandt Electrical, A/C & Roofing and One Source Realty

elling Bee p S T X E N he e! date for t h for mor t n Save the o m t x t 5, see ne on Augus

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Suppliers: Get your foot in the door by taking a step back to learn how your clients and potential clients want to be engaged. Build your brand with real communication and true meaningful relationships.

Rules of Engagement Are you a new supplier member? Get advice from top industry leaders on how to be successful in the multifamily industry and how to connect the right way during these difficult times. These supplier partners and property management executives will share their experience, insight and policies to know. Don’t miss this free program that will be beneficial to any supplier. Panelists (from top) participating virtually: Ryan Weis, HAA 2020 Supplier of the Year, Crestmark Construction Services Ruha Vohra, CAM, NALP, Veritas Equity Management Darlene Hunter, CAM, Greystar Oscar Fiallos, CAMT, CWS Apartment Homes Shelley Watson, The Morgan Group A market report from ALN Apartment Data Moderator: 2021 Product Service Council President David Lindley, CAS, FSI Construction

Tuesday, May 11 1:30 p.m. – Registration 2 p.m. to 3:30 p.m. – Program HAF Education Center 4810 Westway Park Blvd. (located off Clay Road and the Beltway)

Sponsored by the HAA Product Service Council

Free for all supplier members. Register online at www.haaonline.org/supplierprogram

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Are Houston Apartments Built for Freezing Temperatures?

Image © HASLOO | iStock by Getty Images

Sure, if there is power. Here’s why Houston-area apartments can’t sustain days without power in freezing temperatures and how you can be better prepared for future climate-induced disasters.

By MORGAN

TAYLOR, HAA Staff

THE TEXAS WINTER storm happened months ago now, but we still have some questions. Houstonia published an article right after the storm titled “Houston Homes Aren’t Built for Weather This Cold: Here’s Why.” The story was posted online on February 19 at 10:18 a.m. The author of the story, Laura Furr Mericas, wanted to know how Houston homes are built compared to homes built for freezing temperatures up North, what areas of the home are most prone to pipe breaks, building code changes and how Texas homes insulate heat. ABODE wanted to know the answers to these questions for Houston-area apartments. So, we asked Helena Finley, the senior vice president of construction operations for The Morgan Group, a few questions. Finley explains that it isn’t a matter of if apartments are built for freezing temperatures or not, but how apartments can withstand a lack of power. 26

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We were in a similar situation almost exactly a decade ago. In February 2011, an ice storm crippled power plants and forced rolling blackouts. If the Texas power grid fiasco is to blame, what can we do to protect ourselves? Finley shares how The Morgan Group has plans to implement changes to be better prepared in the future through alternate power sources, off-grid communication platforms and more. How are Houston-area apartments built, or not built, for long periods of freezing temperatures? Morgan also builds in Colorado, so we have some experience with building for cold conditions. It was not so much the freeze that affected us, but rather the combination of not having power with consecutive days of below freezing temperatures. Plumbing riser closets or chases are generally built with a heat source, but without power, there is no

heat, and therefore, pipes will freeze and burst. If we had electricity, far fewer pipes would have broken. How do new construction apartments compare to older apartments? Many of your newer properties have gas heated boiler systems. Not having to rely on electricity to heat water was a huge benefit. We had fewer issues with fire sprinklers breaking in newer properties. Following Hurricane Harvey, we saw changes to the building code in Houston. Do you anticipate this happening following the freeze? The focus will likely be on how to fix the power grid infrastructure to make sure that power plants are correctly winterized. It’s unlikely that the code would change to require properties to have back up power. Although not code related, we are making changes to www.haaonline.org

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our upcoming projects to be better prepared for disasters brought on by climate change induced disasters. Tell me more about what Morgan is making to be better prepared in the future. Additional isolation valves are incredibly important. These need to be easy to find and accessible. This is cheap during construction and can save hundreds of thousands of dollars. Isolation valves must be accessible. They should not be in the ceiling. It takes too long to locate and position a ladder. Most main shutoff valves are typically outside the building. So, add a valve inside the buildings. It is hard to find a main shutoff valve when it's buried in snow. They should also not be behind equipment because it’s hard to quickly move a stackable washer and dryer in an emergency. If possible, design a labeled manifold of valves to be able to shut off isolated zones. You need these for all piping, fire sprinklers, domestic water lines and irrigation systems. Insulate all exposed pipes and risers even where not required by code. Use a central gas boiler system whenever possible. For landscaping, select planting materials that can survive extreme temperature and drought. Build a “safety hub” or an emergency location at every property that will maintain power, water supply and communication during an emergency. With climate change these are going to become more important. Safety hub elements (at The Morgan Group properties) will likely include. 1. Fresh rainwater collection tanks with filters a. Valves to rainwater collection tanks for flushing toilets 2. Alternate power sources: solar, generator, geothermal, etc. 3. Communication: Provide off grid communications for when cables and cell towers are down. A final note. Houston has a great reputation for getting through disaster situations and rebounding fast. This is largely due to countless individuals sacrificing to assist those in need. We so appreciate our MORGAN team for stepping up to take care of our residents and our supplier partners, American Fire Systems (an HAA-member company), Power Plumbing (also an HAA-member company) and SunTech Plumbing out of Florida, who worked around the clock to make repairs and get our properties functioning properly again. This interview was conducted via email and was edited for punctuation and grammar. www.haaonline.org

May 2021

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On the Scene Photos by MARK HIEBERT, Hiebert Photography HAA 2021 Golf Workshop Tuesday, March 23 at Quail Valley Golf Course HAA members enjoyed a day on the course to learn the basics of golf. Players rotated through various hands-on skills sessions to learn putting, driving, chipping and playing through a golf hole.

Thank you to our many generous sponsors: Essentials Bag Camp Construction Dixie Carpet Pro Shop Session AAA Plumbers Texscape Services Coffee Station Gemstar Construction Putting Green American Fire Systems HD Supply Driving Range Outdoor Elements RentPath Course Hole Church Foundation Repair Contractors Inc Players Carts Chadwell Supply The Liberty Group Beverage Station Century A/C Supply Earthworks Lunch Flooring Warehouse Lowe’s Pro Supply

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www.haaonline.org

May 2021

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On the Scene Photos by MARK HIEBERT, Hiebert Photography HAA 2021 Golf Workshop

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Law, continued from Page 12 • A complaining party must prove that the criminal history policy has a discriminatory effect (that is, the policy results in a disparate impact on a group of persons because of their race or national origin). • If a policy has a discriminatory effect, the housing provider must prove that the challenged policy or practice is justified (that is, it is necessary to achieve a substantial, legitimate, nondiscriminatory interest). • HUD states that a housing provider with a tailored policy or practice that excludes individuals of only certain types of convictions must still prove that the policy is necessary to serve a substantial, legitimate, nondiscriminatory interest. To do this, a housing provider must show that its policy accurately distinguishes between criminal conduct that indicated a demonstrable risk to resident’s safety or property and criminal conduct that does not. • If a policy has a discriminatory effect, but serves a substantial, legitimate, nondiscriminatory interest, the policy or practice may still be discriminatory if it is not necessary to achieve the nondiscriminatory interest. HUD

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May 2021

suggests an individualized assessment of rel evant mitigating information beyond that contained in an individual’s criminal record is likely to have a less discriminatory effect than categorical exclusions that do not take such additional information into account. HUD suggests that relevant individualized information might include: the facts or circumstances surrounding the criminal conduct; the age of the individual at the time of the conduct; evidence that the individual has maintained a good tenant history before and after the conviction or conduct; and the evidence of rehabilitation efforts. Although the consent order illustrates the importance of developing a criminal history background screening requirement in accordance with the HUD guidance, the allegations of the complaint filed against the defendants also appear to illustrate a potential issue with the individualized assessment portion of the guidance. According to the alleged facts contained in the consent order, MACO declined to impose its policy against accepting applicants with a criminal history in a least two instances

involving white residents with similar, or more serious, criminal histories than Mr. Clark. No matter what your criminal history criteria requires, if you do not apply your requirements consistently, you could raise a claim of discrimination to the extent that certain prospects in different protected classes would be treated differently notwithstanding similar criminal backgrounds. Even if you adhere to HUD’s suggestion of doing individualized assessments, be sure that your decisions are as consistent as possible. You may have a better chance at consistent results if a limited number of persons in your company make the evaluations. These two consent orders illustrate two distinct types of complaints made against housing providers in the apartment industry. They offer some opportunities to reevaluate some policies regarding the relevant issues. It may be beneficial to review your policies to determine whether you may be at risk for these types of claims. Want more Howard? See Page 23 for details on how you can get the “Legal Lowdown.”

www.haaonline.org

Image © AND-ONE | iStock by Getty Images

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What the Professionals Who Repair Your Properties Wish You Knew So that they can help you limit damage, protect your asset and keep residents in their units. Interviewed and edited by

www.haaonline.org

MORGAN TAYLOR, HAA Staff

number of Houston-area apartments were without water for days following the winter freeze. Some went weeks without water. When one apartment in particular made headline news, the Houston Apartment Association stepped in. What did we do? We called a long-time HAA supplier partner. HAA is a resource and a community partner to Houston-area apartments. Calling in a favor from a supplier partner isn’t something we typically do for our members, but we were happy to be able to help. Was the damage caused by Winter Storm Uri inevitable? Yes. Was it preventable? Also, yes. More importantly, there are ways apartment owners, operators and onsite teams can help the people who service your apartments so that they can work more efficiently. May 2021

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“With contractors, our number one job is to limit the damage as much as possible. The number one would be knowing where the water shutoff is. If apartment teams knew where the water shut off is that would be the number one thing to limit the damage.” – Jeff Blevins

ABODE talked to a number of supplier partners to understand what they experienced in the aftermath of Winter Storm Uri, why they couldn’t move as fast as their clients wanted and how we can better prepare in the future. We talked to AAA Plumbers’ Vice President Mark Park, the Owner of EPIC Air Conditioning David Vasquez, Camp Construction Services’ President Jeff Blevins and the President of American Fire Systems David Stone. Here is what they had to say: The February freeze caused a lot of issues to our Houston-area apartments. This situation was both inevitable and mostly preventable. Would you agree? Mark Park: Yes, to an extent. I believe what exacerbated the whole situation was the loss of power. A lot of these properties that have circulating pumps weren’t able to move any water, which would have helped. They didn’t have any ambient heat, especially in singlefamily homes. Most of that damage would not have happened if they had power. Jeff Blevins: Well, we aren’t prepared for freezes. There are some things we could have done to prepare a little bit better, but yes, I agree. David Vasquez: Yes, I do. A lot of the plumbing we’ve seen, when we are working on HVAC damage, wasn’t insulated. You could tell it had been repaired 20 to 30 years ago. We need to stop calling things unprecedented in Houston, because it’s going to happen, as it has time and time again. We

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May 2021

“We need to stop calling things unprecedented in Houston, because it’s going to happen, as it has time and time again.” – David Vasquez

have seven million people in Houston. We have 660,000 units, and 95% of them are electric – the heaters, the driers, the ranges, everything. It’s like when the lights flicker when you dry your hair. Well, the heaters in these apartments, it’s like 10 hair dryers put together. Every time ERCOT flipped a switch for a particular section, the drain multifamily caused on the grid was astronomical compared to single-family, because single-family mostly uses natural gas. A heat pump is 50% more efficient than using the equivalent of using 10 hair dryers at the same time. David Stone: Yes. With the circumstances, it was inevitable just because of the severity of what happened, but preventable for the most part. Had we maintained power at all of our properties, we would not have had dropping temperatures within the buildings. We could have drained these systems down and tried to remove as much as the water as possible. Now, you have to go to a property owner and say “Mr. Property Owner, I am going to drain and remove all of the water in your fire system, and you’re going to have a mandatory fire watch. And, by the way, this is just in case something happens.” That’s hard to convince them and the fire marshal that it’s a good thing to do. In hindsight, that would have been the smartest thing we could have done in the entire state of Texas. What are the top things you wish apartment operators knew? Park: If you’re a good company and you’re a credible company, you have good resources.

It was that Friday when the Houston Mayor’s Office contacted HAA and Andy (Teas, HAA’s vice president of public affairs) called us (about the apartment on the news needing assistance). Andy Teas never calls, so when he does, it’s important. They (the apartment) called Cesar (Lima, co-founder and vice president of AAA Plumbers) in San Antonio. We wanted to help, but we could only help so many people at a time. The only reason we dropped everything to go out there and put our longterm clients on hold was because of our relationship with HAA. That’s why they were able to get things repaired, because of the relationship that we have with the Houston Apartment Association. That is what people need to take away from this story – not what they could have done right or wrong. Things are going to happen. Who are you going to rely on? If you are new to the Houston market, and I believe this company was, the first thing you need to do is join the Houston Apartment Association, network with supplier partners and build a network. Blevins: With contractors, our number one job is to limit the damage as much as possible. The number one would be knowing where the water shutoff is. If apartment teams knew where the water shut off is that would be the number one thing to limit the damage. Keep in mind, this was an unusual storm. We do tons of fires and floods, but we’ve never done a freeze storm, anywhere. Once the water was turned off and the water www.haaonline.org

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“Had we maintained power at all of our properties, we would not have had dropping temperatures within the buildings. We could have drained these systems down and tried to remove as much as the water as possible. Now, you have to go to a property owner and say “Mr. Property Owner, I am going to drain and remove all of the water in your fire system, and you’re going to have a mandatory fire watch.” – David Stone

stopped leaking, this was a whole lot different (compared to floods) in that it took a lot longer to find where the water started and where it stopped. It required patience on the owner and management for us to do that. Everybody’s resources are capped out. We probably had close to 400 calls on properties with busted pipes. We had properties with anywhere from one to 65 pipe breaks on one property. I heard plumbers were getting 14,000 calls a day. Start with knowing what your insurance coverage is, who you’re going to call, where the water shutoff is, having quick access to keys and how you’re going to manage residents. Preparing the residents before a hurricane or a freeze like this, saying something like, “Your unit could take on water. You may be displaced for a short period of time, sometimes a longer period of time. Please be ready to allow access to people who need to get in your unit to limit the damage due to a storm.” Something like that alerting them. We went up to a property where water was pouring out of a window. The resident wouldn’t let us in, and we couldn’t get keys to the unit. I’m shocked by how many times we go to properties where we can’t get into the units. That’s the most frustrating part. Vasquez: We’ve had freezes before, but we didn’t lose power like we did this time. They need to insulate the plumbing lines and not rely on radiant heat from the apartment units going into the crawlspaces. It speaks to how badly insulated our apartments are.

“That is what people need to take away from this story – not what they could have done right or wrong. Things are going to happen. Who are you going to rely on?” – Mark Park

There’s a lot of value-add going on right now. When you take the siding off, you should be conscious of what year the insulation is – 1950s, 1960s, 1970s, 1980s energy codes. We have more strict energy codes now. You take that siding off, what you’re going back with is double the thickness, so it actually would have protected the apartments so much more if they had been replaced. They’re cutting corners. They’re taking the siding off, putting it back up and not touching the insulation. If you aren’t reinsulating, you aren’t helping anybody. That’s something people need to look out for when they’re doing these renovations, they need to be changing out every piece of insulation on the exterior. Stone: Prepping for it, we could have done a better job as a community across the state to inspect the systems better prior to. We could have made sure that any low-point drains were drained, that any unnecessary water that was not necessary on the system was actually drained from the system. In addition to that, while they’re doing their inspections, the contractor should be testing anti-freeze levels. We had systems that were anti-freeze systems over in Austin, but whoever did the inspections had not tested the anti-freeze, and they were all wet. Now it’s going to cost them even more to go in and put the anti-freeze in. We could better educate property management on their systems and how they work.

What happens when builders cut corners in construction that end up causing huge headaches later? Park: I was part of the HAA task force following the freeze. This came up in the context of the state allowing out-of-state plumbers to come in. I thought it was great, if they’re real plumbing companies. The problem is, how do you know who are licensed plumbers versus handymen when they are coming out of state? The state had a process where if you brought your license from another state, they gave you a provisional 90-day license. My recommendation was to get their license number, find out who the owner is, especially if they’re out of state, who their insurance company is. Most trade work has to be done to code, whether a permit is required or not. You don’t get to do work one way just because it isn’t getting inspected. You have to do it to code every time. And if you don’t, it’s your responsibility to fix it and make it right, plus any damages. An example of that is if I install a pipe faulty. Meaning, it’s not to code. If I used unapproved material, it breaks apart and floods the unit, I’m not only responsible for fixing that line, but I’m also responsible for all the damage I caused. Typically, somebody from out of town is not going to pay for all of that. You have to make sure you know who you’re working with and not just some flyby-the-night handyman, who, if there’s an issue, would disappear. / See Wish, Page 57

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Image © Grigorenko | iStock by Getty Images

At press time, we saw the start of the plant shortage in Houston. This shortage started moving across the southern states as nurseries and landscape maintenance/construction companies rushed to find replacements for not only what was lost but also spring annuals and enhancements.

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Challenges

Facing the Green Industry Losses from the storm could affect the green industry production for years to come. By

EMILY TICKNER, Rotolo Consultants Inc.

ollowing winter storm Uri, many nurseries in the Houston area are feeling the impact. When news of the impending storm was announced, nursery owners sprang into action, looking for ways to protect their plants from the freeze. Many of these local nurseries were not prepared for the freeze as this type of weather is not typically seen in the Houston area. The last time Texas saw a freeze of this magnitude was over 20 years ago, in 1989. While many covered their delicate plants with freeze cloth, others resorted to moving plants into greenhouses that would later collapse due to ice. While nurseries saw damage to the plants outside of greenhouses, the most significant damage was found in greenhouses' collapse across the area. One wholesale nursery reported a loss of 40 of 45 greenhouses. At this time, the full extent of the damage and losses caused by winter storm Uri is not available, but the losses from the storm could affect the green industry production for years to come. A state-wide assessment has been

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distributed that will provide us with more information regarding the storm's impact in the coming weeks. This assessment will help local landscape maintenance providers gain a better understanding of where they may need to adjust the landscape to meet the current plant shortage appearing in the industry. A Southern Shortage At press time, we saw the start of the plant shortage in Houston. This shortage started moving across the southern states as nurseries and landscape maintenance/construction companies rushed to find replacements for not only what was lost but also spring annuals and enhancements. What does this mean for property owners in the area? Many landscape management companies will be working hard to mitigate the damage done to properties. There’s a possibility the landscape will worsen before it gets better, as many plants will need to be pruned back to properly come back for the spring. A delay in the annual installation is also a possibility due to the lingering cold nights.

Putting out delicate new landscaping during that time could have caused more loss as these new plants cannot thrive in cold weather. Looking at the current landscape may be grim, but it is not a total loss. Spring Forward Shrubs, trees, and perennials may look like a lost cause but should be cut back and may recover. Complete recovery of these plants to their pre-freeze size may take a couple of years, depending on the magnitude of the damage. While the ability to cut these shrubs and trees back will help mitigate the damage, this will also result in a delay before seeing the landscape reach full maturity once again. Tropical trees and seasonal color are the plants to consider replacing, although sometimes tropical trees can be fertilized and make a full recovery. It is recommended to give these tropical trees some time to recover before calling them a complete loss and replacing them. They may not show signs of recovery until later in the season but keep checking for buds or new growth as a sign

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they will come back. On the other hand, the seasonal color will need to be removed until the spring changeout can happen. This spring changeout should not happen until the temperature is able to support these plants. This will mean waiting until warmer nights to reduce the chance of losing these new flowers. The first step to repairing the damage is to walk the property with the landscape management provider and establish a game plan. This plan should periodically be revisited as some of the landscape begins to come back. The key to a sound remediation plan will be patience. Taking the time to bring back the plants that are currently in the landscape will aid in keeping the look of a mature landscape on the property. Winter storm Uri has caused damage across the Houston area, not just to the landscapes. It is essential to keep a positive outlook as remediation of properties is happening. With time, they will return better than before. "While the situation we were left with following the freeze seemed disheartening and somewhat overwhelming, the Houston area is resilient. As we have seen after previous natural disasters in the area, this community rallies and returns better than ever. I am confident in our industry's ability to work through these current challenges and setbacks while maintaining the standard of care you are accustomed to receiving. While walking your property may have looked like a total loss, there are many options to reduce these losses and grow your landscape back to its previous beauty," divisional manager Bryan Martin with RCO said. Amongst the many industry professionals spoken to regarding this topic, it has been continuously stated that this industry will bounce back along with Houston and its residents. Emily Tickner is a marketing specialist for Rotolo Consultants Inc (RCI). She can be reached at etickner@rotoloconsultants.com. Since 1976, RCI has designed, constructed and maintained many of the most innovative and beautiful landscapes in the southeastern United States. Through the years, they have evolved from a small family nursery business to one of the largest, most respected firms in the industry. They are one of only a handful of landscapers in the nation with the proven ability to install complicated $1 to $2 million projects in fewer than 30 days. Learn more about RCI by visiting their website at www.rotoloconsultants.com.

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Tangible

Value Trees provide tangible value to an apartment community. Here are the best practices for tree care and management. By

GRANT CROWELL, The Urban Foresters

T Who do you deal with? Trees are not just another bush or flower that your landscaper makes beautiful. A landscaper doesn’t have the appropriate tools in his or her trailer for dealing with trees. A tree service wouldn’t try to repair your irrigation for that matter either.

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rees provide tangible value to the owner and the residents of our communities. Because this value exists, trees become an asset to a property. Return on asset value is pretty high on priority lists when I speak to professionals in the housing industry, so let’s use what we know about trees, tree biology and economics to lay out some best practices for tree care and management. The first concept that must be well understood is that trees are long-lived. If you think about it, a given property might change owners, management companies, exterior design schemes, resident demographics or any number of other attributes over a 20year period, but the trees themselves will still be there. Hard assets, like pools and clubhouses, can change dramatically over the decades. There aren’t many parts of the landscape that match this kind of longevity. So, what’s the point? Simply this: When making decisions about trees and in thinking about how you can leverage them to your benefit, it is paramount to involve your tree care contractor in your plans. Planning is a crucial component in any business. Failing to include your trees in your plans is a mistake. Here’s an example: Let’s say you manage a portfolio with owners who are seeking buy-and-hold stability. They won’t tolerate big swings in NOI. The property itself has mature trees that have been there for a long time. Some of these trees may have underlying issues that could pop up in the middle of a 10-year business plan, costing the owners significant unexpected losses. If you found yourself in this boat, you would have wished you inspected your trees a little more thoughtfully, right? You’d realize that you could have possibly removed those trees during the initial capital expense phase of the deal. If that same property were managed with a different outcome in mind, say perhaps a strategy where the owners were going to sell May 2021

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soon, they may have chosen to avoid those long-term issues. It seems simple on paper but finding a vendor who both understands their trade and the innerworkings of your industry can be tough. The Houston Apartment Association is a key partner in cross-industry education. The Difference Between Landscaper and Tree Service That brings me to the second concept on my list. Who do you deal with? Trees are not just another bush or flower that your landscaper makes beautiful. A landscaper doesn’t have the appropriate tools in his or her trailer for dealing with trees. A tree service wouldn’t try to repair your irrigation for that matter either. Mowers, hedge trimmers and leaf blowers are very different from climbing harnesses, chipper trucks and woodchippers. As I mentioned above, finding a company who understands multifamily and has the expertise in their field of arboriculture is ideal. Two well established designations to help you determine who would be the best fit for your property are the Certified Apartment Supplier (CAS) and the ISA Certified Arborist. The CAS engrains the unique outcomes desired by housing operators. You can learn more here: https://www.naahq.org/educationcareers/credentials/cas/online. The ISA Certified Arborist designation gives ample working knowledge of safety and excellence in tree care. You can learn more about that here: https://www.isaarbor.com/Credentials/Types-ofCredentials/ISA-Certified-Arborist. At a minimum, your vendor should have a sales staff and a production staff that are at least supervised by an ISA Certified Arborist. Also, the Tree Care Industry Association maintains a designation for Tree Care Specialist: https://www.tcia.org/TCIA/Education_Events/ Education/TCIA_Credentialing_Programs/Tree _Care_Academy/tree_care_specialist.aspx. When vetting a vendor(s) to handle your trees, ask them about these credentials.

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May 2021

Trimming Your Trees The second part of the expertise theme is that trimming your trees isn’t a standard operation, and often we speak as though that phrase means the same thing to everyone. Pruning to achieve a designated outcome must be scoped properly and written up in such a way that all parties to the contract understand what they are getting. In the 1970s some tree services came up with language like “Class A” or “Type 1” pruning. These terms are meaningless. One company’s “Class A” and another company’s “Type 1” could mean the same thing or something entirely different. We encourage owners and managers to use absolute descriptions that tell everyone involved what is required. Some examples would be: Prune limbs away from all structures 6 feet. Prune deadwood that is 2 inches or larger in diameter from all tree canopies. Raise lower limbs on the canopy to a height of 12 feet. This way, you don’t end up at the end of a project with the vendor saying, “We trimmed the trees,” but you aren’t happy with the outcome. With a clearly and mutually understood scope, everyone gets what they bargained for. Trees Can Be Fatal Lastly, I would like to discuss safety. Again, trees being such a unique part of your landscape, they require more due diligence than other aspects. A falling tree can be fatal, and it can cause hundreds of thousands of dollars in property losses. Even a falling limb can be a serious life-safety issue. For the most competent and qualified vendors, doing a property walk to identify potential issues should be a very low-cost investment. Beware of tree services that will provide inspections for free. You have to ask yourself if the person on the ground is really qualified to be telling you about the dangers present if their time is not worth paying for. An annual inspection is plenty. Here are three kinds of things that you will want to keep an eye out for: 1. Cavities in trees, especially Bradford Pear

and American Elms. Cavities are weak points in the tree’s structure. Just because a tree is green, it does not mean that it is safe. 2. Mushrooms or strange growths at the base of the trees. Funguses, like mushrooms growing out of the base roots of a tree, are a good indication that the wood in this part of the tree is decaying. To give you an understanding of decayed wood – if you have ever picked up an old piece of rotten firewood, it is not stable and will fall apart in your hand. This is not what you want holding up a tree. 3. Deadwood. Even healthy trees produce deadwood. These are limbs that have died due to a lack of sunlight on that particular limb. In this way, trees are self-pruning, meaning they will cut off nutrients to a branch that isn’t producing well. The problem is that the dead limb will just hang up in the tree until it eventually loses its rigidity. Meaning, eventually it will fall out. With our densely packed multifamily properties, the likelihood of the limb falling on a car or another target is high. Prune deadwood out annually during routine maintenance. Trees, as discussed earlier, provide many benefits, but keeping your residents and property safe should be a top priority in property management. To learn more about trees and their proper care, visit www.treesaregood.org. There you can find helpful tree tips, benefits of trees and risk management. Grant Crowell is the founder of The Urban Foresters, a Houston tree service company since 2010. They do tree trimming, tree removal, tree fertilization, stump grinding and just about anything else dealing with trees. They handle residential work, neighborhood HOA trees, apartment communities, office buildings, industrial sites, city flood control areas and even pipeline rights-of-way. Where trees need servicing, they’re there. To learn more about The Urban Foresters, please visit www.theurbanforesters.com. www.haaonline.org

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This article explores why multifamily operators should consider converting a portion of their inventory to furnished apartments and on-demand housing to take advantage of and adapt to changing behaviors and lifestyle.

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How We Work, Live and Travel is Changing. Is the multifamily industry ready to capitalize on this opportunity? By

SÉBASTIEN LONG, Lodgeur

ong ago, nomadic hunters and gatherers sought out resources in new lands. Farmers, on the other hand, were tied to one location, much as modern workers became bound by the need to be close to their place of work or office. In 2021, workers are shifting from a fixedlocation lifestyle to a nomadic lifestyle at an unprecedented rate. “Digital nomads,” as they are called, can work from anywhere with an internet connection. Without the traditional fixed job location rooting them to one place, they are beginning to live nomadically. The rise of remote work has freed growing swaths of the economy from the constraint of living near an office. Unfortunately, housing options still tend to tie people down. We think that needs to change. This article explores why multifamily operators should consider converting a portion of their inventory to furnished apartments and on-demand housing to take advantage of and adapt to changing behaviors and lifestyle. COVID-19 Accelerated Trends Toward Remote Work There’s no denying COVID-19 has transformed the way we work. With everybody staying home as much as possible, companies and employees alike who were nervous about remote work have discovered its many advantages.

In reality, however, COVID-19 only accelerated what was already happening. In 2019, there were already over 126 million Americans — about 16% of the workforce — who worked remotely. Furthermore, in the 10 years between 2005 and 2015, remote work rose by 115%. Now that so many people were forced into trying it, it’s unlikely the world will ever go back to the way it was before. The popularity of remote work is undeniable with 299% of remote workers saying they would like to continue working remotely, at least part-time, for the rest of their careers. The benefits of remote work are also undeniable. Employees save time and money by not commuting to work, maintaining extensive work wardrobes or buying lunch every day. Businesses reduce their office and workspace costs while gaining access to larger talent pools. Cities are less congested with fewer people on the roads going to work. Although adjustments to a remote work environment require coordination between management and staff, most remote workers, 377%, feel more productive at home. Even though many positions will continue to require an employee’s physical presence, about 55% of businesses globally say they can offer some capacity for remote work. In other words, a lot of people can be freed from being tied to a specific location for work.

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U.S. Lags Behind International Trends for Rental Properties However, mainstream housing options in the U.S. do not typically provide the flexibility that digital nomads demand. Typically, renters must sign at least a one-year lease for an apartment. Plus, that apartment will be empty, requiring them to move all their belongings, including heavy furniture, from one home to another when they want to move. Worse, if they’re setting up their first home, they’ll need to spend thousands of dollars for the bare essentials to make the apartment livable. Overseas, renters commonly have more options and flexibility. Furnished apartments can be found on shorter lease terms, giving renters the ability to more easily move from place to place. 4In cities such as London in the UK, up to 82% of all rented accommodation is rented furnished. The expectation of a costly, time-consuming move is particular to the North American market. Renting furnished apartments on flexible terms allows apartment owners to take advantage of another market subset as well. Americans traditionally take less vacation days, and thus have less opportunity to travel. But flexible work arrangements mean that you don’t need to become a digital nomad to explore. You can expect to see surging travel in the U.S., as people can “work from anywhere,” even if it is just for a long weekend. And the

https://www.apa.org/monitor/2019/10/cover-remote-work 2 https://blog.hubspot.com/marketing/remote-work-stats 3 https://review42.com/resources/remote-work-statistics/ 4 https://davidphillips.com/the-furnished-index/10033338 May 2021

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accommodations they book are changing, greatly accelerated changes by COVID-19. Instead of staying primarily in hotels as they mostly did in the past, people and companies are booking homes. Airbnb may have captured the zeitgeist of the hotel alternative in cities, but this shift has been emerging over several decades with vacation rentals and corporate housing, and it’s not going to reverse after the pandemic. Multifamily professionals can take advantage of this trend as well. Unlike leasing a bare apartment, furnished apartment inventory can be more flexibly rented, minimizing vacancy losses. You can not only attract long-term residents but monetize occupancy gaps by attracting demand from people who prefer to avoid hotels when traveling to enjoy the space and privacy of a luxury apartment. Convenience and Flexibility Disrupting Every Industry Demand for convenience and flexibility is changing everything we do now. If you want to buy something, you can order it on Amazon and have it delivered quickly to your house instead of driving to multiple retail stores. If you need transportation, you can call an Uber to come to pick you up wherever you are instead of finding a busy street to hail a taxi. If you want to watch a movie, Netflix now allows you to watch what you want on your schedule instead of being boxed into TV times, or worse, picking up a movie from Blockbuster. If you have a minor ailment, your physician can meet with you virtually and send a prescription directly to your pharmacy, instead of requiring you to spend a half day on an office visit. People are used to having exactly what they want on their terms. They don’t like constraints, hassles, or commitments. Unfortunately, that’s exactly what most multifamily communities offer. Multifamily property investing took a 5nosedive in 2020. Investors were understandably nervous about what the future would look like. Renters were vacating apartments, especially in larger cities. No longer tied to an office, they sought more space to weather the lockdowns. With interest rates so low, many renters took steps to become homeowners. If they were going to be stuck at home all the time now anyway, it made sense to purchase their own home. Instead of paying a premium for space in the city center when they couldn’t enjoy the amenities anyway, they might as 5 6

well build equity in a home. Though buying a home feels permanent, locking yourself into a one-year lease also has a semi-permanent feel. Life rarely fits neatly into 12-month blocks. Plus, hauling a home’s contents from one place to the next is a cumbersome slog. The cost, rigidity and effort of moving from an apartment to another made the jump from renting to buying a home much easier for renters, especially when they’d already purchased the furniture. 6 In Houston, our analysis shows vacancy rates rose to 15% in stabilized luxury communities in the Downtown and Midtown markets. That’s an average of 40 empty apartments per community, resulting in a million-dollar annual vacancy loss per building. While we can point to oversupply and COVID-19 as culprits, the reality is that there’s a product market-fit problem. By furnishing vacant apartments to create on-demand housing, multifamily communities can both diversify their revenue mix and make purchasing a home a less attractive option. Renters want the same convenience and flexibility in housing they get from entertainment, shopping, doctors, traveling and transportation. Moving Doesn’t Have to Be Awful or Expensive With furnished apartments and on-demand housing, moving or setting up a home isn’t such a nightmare. Renters simply pack up their personal belongings, without having to worry about carting or buying furniture, home decor and other cumbersome objects from one residence to the next. This lighter load makes moving faster, easier and cheaper. Furthermore, with furnished, professionally decorated apartments, setting up a new place isn’t such a chore. You don’t have to disassemble furniture and reassemble it at the new place, praying you don’t lose any tiny but necessary screws or parts along the way. The bed is already made, and the kitchen is equipped. The utilities are connected, and the Wi-Fi internet is configured. You also don’t have to spend days cleaning and organizing the new space. It’s already been done for you! There are no movers, stacks of boxes or time lost searching for utility providers. You can think of it like moving from one hotel to another, but for apartments. Rising Demand for On-Demand Housing Remote work, changes in travel trends and demands for flexibility and convenience have

accelerated the demand for on-demand housing. On-demand housing allows people to pack up and move out with minimal notice. Rather than signing leases for prescribed terms that do not align with their real-life plans, renters can use on-demand housing to tailor their housing start and end dates to a particular job contract, internship or other individualized need. This sounds kind of scary for multifamily companies and investors. One of the reasons for using year-long leases is to ensure income for long periods of time and not having to spend so much time on marketing and finding new tenants. However, rising vacancy rates show this isn’t working. Even during COVID-19, data shows that converting vacant units to alternative accommodation can increase occupancy and even deliver above market rents, by tapping into short and mid-term rentals. There’s a reason why luxury apartments are sitting empty in so many cities right now: The uncertainties in today’s economy have reduced the market of people willing to lock themselves into a 12-month lease or incur the time and expense of moving. Revamp Your Multifamily Investment Forward-thinkers and innovators are the ones who don’t just survive difficult times, they thrive through them. People are looking for flexible housing options — and ultimately are willing to pay for that convenience. Multifamily property operators have an opportunity to adapt their product offering in innovative ways and increase the value of their property. Once you start offering people what they’re really looking for, your vacant apartments fill themselves. Sébastien Long grew up immersed in his parents’ hospitality business before spending a decade traveling the world digitizing banks and their operating models. Looking for a new challenge, he earned an Executive MBA from the University of Cambridge and helped two Silicon Valley unicorns enter the European market. He moved to Houston in 2018, and launched Lodgeur, a company that helps apartment building owners boost their cash flow and property value by converting vacant units into furnished lodging and managing them to attract renters looking for convenience and flexibility. Sébastien can be reached at seb@lodgeur.com.

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Panic triggers emotions that can sometimes disable one’s ability to think logically and respond rather than react. With so many questions unanswered, the pressure of the COVID-19 chaos affected the apartment industry’s frontline employees.

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Uncertainty is Certain

People who work on themselves behind the scenes are more likely to show up as a stronger multifamily professional regardless of what position they hold. By

CHRISTIN DANIELS, CAM

Image © Nuthawut Somsuk | iStock by Getty Images

e all want guarantees and an expiration date on the recent uncertainty is not a set date or time. The uncertainty of Covid-19, which hit so close to home, affected every aspect of life for the majority of the nation. But, with it impacting the overall sense of security for an entire country, including, the multifamily industry, the intensity had emotional response and panic ran unusually high. Panic triggers emotions that can sometimes disable one’s ability to think logically and respond rather than react. With so many questions unanswered, the pressure of the COVID-19 chaos affected the apartment industry’s frontline employees. The people who likely felt the most pressure are those with the most responsibility such as the community manager who drives morale for their direct on-site team. Below are ways to manage crises and provide an example that many can likely relate to whether, exact or slightly different, providing the same impact.

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Reactions vs. Responses The pandemic was certainly alarming, but isn’t property management always faced with alarming challenges? Surprising events occur regularly in this industry and on-site teams navigate them regularly. If a manager or another member of the leadership team feels like an emotional reaction coming on, that person may consider releasing their emotions in private, away from his or her team members. While vulnerability should be welcomed in the workplace, impulsive, emotional reactions should not. The demeanor of a leader influences how the team responds and reacts, which then influences residents. / See Uncertainty, Page 69

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As more people have been spending more time at home than ever before due to the COVID-19 pandemic, fire prevention in the trash ecosystem has become a priority.

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Save Your

Chute! Proper maintenance of your trash chutes keeps you code compliant and helps prevent fires. By

STEVE INMON, Green Garbology

Image © cgdeaw | iStock by Getty Images

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n July 2019, ABC reported that a man scaled down the side of a 19-story highrise in West Philadelphia to escape a fire that firefighters discovered in the lower part of the trash chute from the third floor down. The article, published online, continued to report that when firefighters arrived on the scene, they also found light smoke on all 19 floors of the building. Luckily, the wall-crawler made it down safely. Unfortunately, this is not an isolated incident. As more people have been spending more time at home than ever before due to the COVID-19 pandemic, fire prevention in the trash ecosystem has become a more important priority. Only two weeks before the wall-crawler escaped the July 2019 trash chute fire in Philadelphia, our technicians received a service call for repairs related to a compactor fire in the Dallas-Fort Worth area, caused by a resident who threw fireworks down the trash chute over the Fourth of July weekend. Fortunately, the fire protection devices in this trash room were operating properly, which completely prevented the fire and smoke from entering up the trash chute, resulting only in cosmetic damage. Recent news reports also detail major trash chute fires Seattle, Oklahoma City and Las Vegas. In Seattle, a clogged trash chute resulted in a fire Accordingly, the fire protection requirements for the trash flow in multifamily housing are mandatory and require vigilant attention. Similar to fire sprinklers, alarms and other fire protection controls, the ordinary budget approval process should not apply to delay any

required repairs to the vital fire protection systems in the trash flow of multifamily housing. These requirements are detailed in guidance from the National Fire Protection Agency (NFPA) as NFPA 82, which presents “the minimum fire protection requirements for the construction, installation, maintenance, and use of waste and recyclables storage rooms, containers, handling systems, incinerators, compactors, and linen and laundry handling systems.” Also, similar to requirements for vent hood cleanings/degreasing in restaurants, we expect that trash chutes sanitization will also soon be included as required compliance. Cleaning the inside of the chutes removes the stink, grease, fat and fuel that cause additional fire risk and persistent odors common in trash rooms. By doing the right thing and following these fire protection requirements, residents and property management will reap significant benefits. NFPA 82, Minimum Fire Protection Requirement The NFPA has been working for more than a century to develop “scientifically-based consensus codes and standards, research, and education for fire and related safety issues,” as printed on its website. NFPA’s National Fire Codes are developed, adopted and enforced throughout the world. Federal, state and local governments routinely use NFPA codes to promulgate and enforce regulations, including building codes. We routinely see the following issues in the waste systems and equipment within multifamily housing that require attention related to NFPA 82: May 2021

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Doing the right thing always improves the resident experience. And, management companies reap the rewards associated with having a clean building. Chute Intake Doors: Chute intake doors are one of the most common compliance issues in multifamily trash flow systems. NFPA 82 requires that the doors are self-closing and positive latching. These doors are typically high usage and have significant wear and tear, so frequent inspection and maintenance are very important. Also, because residents use these doors, they should function properly and be regularly cleaned. Chute Discharge Doors (fire doors at the bottom of the chute): Chute discharge doors are another common issue at multifamily housing. NFPA 82 requires that the chute discharge door is in place and automatically closes in the event of fire. It also requires that a fusible link is in place that will trigger the door to close at a certain temperature. These are so important because the gradu in the chute is flammable, and the discharge door is designed to prevent trash room fires from entering the chute. The fire door also limits smoke from traveling up the chute that causes property damage and resident distress. Chute Venting: The trash chute is required to extend at least 3 feet above the roof of the buildings, it must be open to the atmosphere and the opening must be same area as the chute. This means that some of the “stove pipe” venting of trash chutes is not compliant with the NFPA. Garden Style Compactors: Similar NFPA rules apply to systems at garden-style properties, including required access doors to self-contained compactors that can be opened without disconnecting the container from the compactor. Regular cleaning and sanitization are also very important for these areas of garden-style properties. The trash enclosures are the places that collect piles of the worst bacteria and collect unwanted debris. Inspections: NFPA 82 further requires a written record of inspections of the fire protection equipment that is signed and kept at the property. Check with your supplier partner to see if they provide these inspections and certificates. These certificates are important to have in order to be prepared for visits from fire marshals. Chute Sanitizations and Property Benefits The type of grease that cakes on the sides of a trash chute is mostly long stem fat cells and grease. If a fire enters the chute, this greasy, slimy residue remains on every floor as addition-

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al fuel to carry the fire up the chute. These particulates must be melted off the walls of the trash chute, much like rinsing off bacon and eggs on your breakfast plate with hot water. When left to sit, odor-causing bacteria begins to grow from the buildup of stinky grease, fat and fuel. A dirty trash system emits the noxious fumes of methane, trisulfide and nitrogen oxide that residents recognize as odor. Accordingly, cleaning, sanitizing and degreasing not only prevents fire damage, but also removes odor in the trash flow. Using a professional company to complete the sanitization will also avoid the lethal mixing of chemicals such as bleach and chlorine. With this cleaning and standard housekeeping, the property will prevent odor, insects and rodents. The restaurant industry requirements under NFPA 96 require specific cleaning of vent-ahoods on a routine basis. Similarly, we expect that trash chute cleaning in the apartment industry will be required in the future to prevent fires traveling up trash chutes. In following these requirements, a management company may ask “What is the benefit to us?” Following compliance with international regulations brings peace of mind, including a certificate showing compliance. Management companies also reap the benefits of removing odor, insects and rodents. Doing the right thing always improves the resident experience. And, management companies reap the rewards associated with having a clean building. All told, the ancillary benefits of compliance are keeping residents happy and limiting costs for pest and odor control, while also removing the stink, grease, fat and fuel. So, do the right thing. It pays to have a healthy, safe and compliant building. Steve Inmon is the chief garbologist for Green Garbology, a professional trash flow ecosystem engineering and service company. With 38 years of experience, Steve offers group training for many of the largest multifamily firms, consults to architect firms and solves major issues with original, common sense ideas and natural products. Green Garbology provides NFPA 82 inspections and certifications. You can reach out to Steve at Steve@GreenGarbology.com. You may learn more about Green Garbology by visiting their website: www.greengarbology.com. www.haaonline.org

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“We need to be verifying that our builders and contractors are changing out the insulation whenever they are doing any kind of drywall to an exterior repair.” – David Vasquez

Wish, continued from Page 37 Blevins: On something like this, the process should be, you go in, you assess the damage, you do a process called moisture mapping, which tells you where all the damage has occurred. After you do the moisture mapping, you test it with a moisture meter that tells you it indeed needs to come out. It’s a process. Once you get all the wet stuff out, you have to dry it properly. Then after that, you have to follow even more steps. There’s no benefit to doing it in a rush. It’s a process and it’s going to be an inconvenience to the residents. Any contractors who cut corners will create potential problems for the management company and residents down the road. Vasquez: We need to be verifying that our builders and contractors are changing out the insulation whenever they are doing any kind of drywall to an exterior repair. We see that so much with exterior walls, where there’s plumbing running through them. At some point, a line had to be repaired, but when they removed the insulation and fixed the pipe, they put the drywall back up. There’s nothing else in there. It’s a hallow cavity. When we are going back with our repairs, we need to be insulating properly, insulating the walls and the lines. All water lines should have insulation. Stone: As far as construction, there are different types of sprinkler systems and sprinkler heads. There are options that are more expensive, but when you are working on the construction budget, sometimes that is very hard to sell because the lower-end contractor is not going to install those materials. www.haaonline.org

“The state of Texas has a shortage of manpower for all the construction we have going on. Houston is not as busy right now as it has been in the past but it’s still consistently busy.” – David Stone

Now, if I can get in front of a regional vice president or a regional manager to give me some feedback for use toward the construction side, then they may be willing to spend a little bit more, but when they’re building a $50 million project, 2% is a big deal. What has been preventing you from doing the work you need to do to repair properties? Park: Labor. There just aren’t enough people. A lot of people that make the resin for PVC (pipes), some of these factories around Texas and even up north were damaged from the freeze. We’re only getting about 60% of what we ordered. And they’re shifting to make ¾ to 1 to 2-inch regular PVCs because that is what is in demand. We aren’t buying thousands of feet of pipe at a time because we are not doing big new construction projects. If you need to order 10,000 or 15,000 feet of pipe, there’s a good chance you probably won’t get all of that at one time. Service plumbers, like us, are pretty much able to get what we need daily. The stuff we are not able to get, we’ve been waiting on since the pandemic started, but that’s just due to factories not opening, working in split shifts and things like that. Blevins: We’ve been really fortunate that the groups and management companies we’ve worked with have allowed us to do what we need to do to make sure their assets aren’t going to have challenges down the road. The biggest roadblock for us has been with certain parts of the city. Some of the requirements are actually slowing down the build back process. We’re having to

pull a permit on every single sheetrock repair in some areas, where that was never required before. Vasquez: Right now, insurance companies are being more stringent. And it’s understandable. We do have to replace a lot of equipment in apartment units and a lot of residents just aren’t ready for us to be inside their units. We have repairs to make, but they can’t get access inside units because people are still scared of COVID-19. Stone: Manpower. The state of Texas has a shortage of manpower for all the construction we have going on. Houston is not as busy right now as it has been in the past but it’s still consistently busy. We had the bigger management companies here locally that have multiple properties calling us on Tuesday and Wednesday, as soon as all of this stuff started happening, but we don’t have guys that are just sitting around waiting on something to do. The week before the freeze they were working on new construction jobs, etc. We have a small crew that does true service work, like this. The week of the freeze and the next two to three weeks after it, we had to pull everybody off all those other jobs in order to man all of this. The fire protection industry is regulated a little bit more with licensing, so it’s a little harder for us to find the manpower. It really is an industry-wide problem, it’s not just fire protection. This group of supplier partners were interviewed between March 23 and March 30. These interviews were edited for length and simplicity.

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

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

MORGAN TAYLOR, HAA Staff

his month, Product Service Council members Chris Bell with Cotton Commercial, Marivel Bownds with Valet Living and Stephanie Krop with PoolSure share why it is important for supplier partners to get involved with the HAA Community Outreach Committee and how the PSC can be a resource to you. Why is it important for supplier partners to get involved with the HAA Community Outreach Committee? Chris Bell: As a supplier partner, the Community Outreach Committee’s purpose, simply put, is to offer partnership and support to residents and those communities in which we serve and/or live in day-to-day. For me, it’s about giving back and planting a seed of hope, love, care and sense of worth. Marivel Bownds: It provides unity between supplier partners and the management companies. We come together to give back to our community. Participating in events that have an immediate impact in our community brings a personal fulfillment, and through these events I have made new friendships. Stephanie Krop: The Community Outreach Committee is responsible for developing and coordinating new and existing community service events and projects. Being part of a community gives us all a sense of belonging to something that matters. It enables us to not only share personal relatedness, but support an ever-lasting growth of each other, ourselves and our industry. What is your favorite HAA Community Outreach project or event? Why? Chris: With so many great community outreach opportunities to choose from, I have to say anything assisting with children’s needs, less fortunate families and veterans are top on my list (i.e., school supplies drives, Houston Food Bank, Camp Hope, etc.). Marivel: One of my favorite events is the Sports Challenge, which has most often benefitted the American Red Cross. This is an adult field day, where everyone gets to act like a big kid and give back to an organization that

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directly support our management partners whenever a crisis occurs on a community from fires, flooding and etc. Krop: My favorite Community Outreach events have always been the All Stars Sports Challenge and the annual HAA Food Drive benefiting the Houston Food Bank. I've never felt more rewarded than I do while working alongside my fellow supplier partners and seeing first-hand the benefits of our support for an industry that has always supported me. Volunteering has provided me the chance to continue to try something new, to build a real sense of achievement, make personal connections and simply be part of an amazing group of individuals. What was the best advice you received as a new supplier partner to HAA that has stayed with you today? Chris: Get out and get out often! Support the industry and the industry will support you. Build relationships, not a book of business. Marivel: Keep coming back and always stay involved. You get the most out of your membership by attending multiple events and meeting new people. Everyone should try to attend each event at least once for the experience and determine which events and/or committees are best for them. I have made some long-term friendships and business partnerships by my involvement with HAA. Stephanie: Take advantage of all the fabulous benefits of being a supplier partner. I was told early on that knowledge is the greatest reason you'll want to join the HAA community, that the chance to learn from one another is invaluable. Make the connections, inspire one another, utilize the resources and support each other – it will take you as far as you want to go, picking up lifelong partnerships along the way. Explain to our new supplier partners what the Product Service Council is all about. Chris: The Product Service Council is a group of all-star suppliers who are well-

versed in the industry and active within the association. PSC promotes active involvement of current and new suppliers, as well as building lasting relationships within supplier and management contacts. Bownds Through activities and monthly meetings, PSC makes business development fun and easy! Marivel: The Product Service Council is a group of supplier partners who are here to help new supplier partners navigate the association and learn the best way to Bell utilize their membership. We were former new members. We once had other supplier partners provide their personal insight and helped us grow in the association. The multifamily industry can be overwhelming at times, so it helps to have Krop a group available to answer questions regarding the association or the multifamily industry in general. Stephanie: The Product Service Council is a group of active supplier members whose objectives are to promote the active involvement and participation of supplier members. As an active member of the Product Service Council, it is our responsibility to share our experiences, guide and encourage new supplier members to get involved. We are here to consult, counsel and be your biggest cheerleader! Be a hero for our communities and their residents. For more on the HAA Community Outreach Committee, visit HAAOnline at https://haaonline.org/getinvolved.

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On Site with ABODE

Photos provided by ParaWest Management

WESTMOUNT AT BRAESRIDGE

Honors Awards Property of the Year for a senior living apartment community.

Property: Westmount at Braesridge Owner/Management: Westmount Realty/ParaWestManagement Location: 111100 Braesridge Drive Units: 542 Built: 1980 Web: www.braesridge.com Interesting features: This apartment community is unique in that 80% of its apartments are dedicated to senior living and 20% of its apartments are dedicated to conventional housing. For seniors, Westmount at Braesridge caters to active seniors who are 55 and older. To keep active seniors busy, the onsite team maintains a full activity calendar. Activities range from fitness classes, walking clubs, bingo, bible study, line dancing, seasonal activities, such as an Easter bonnet contest, and more. The onsite team works hard to keep the property spotless and to ensure consistently superb customer service, which is evident in the apartment’s Google reviews where past and current residents rave about the customer service. Located in a quiet neighborhood, this community is consistently occupied at 95%. The team is committed to community service. Just in 2019, the team volunteered at Star of Hope, Recovery Houston and the Holiday Hopes program through Las Americas School and Bags of Blessings. Congratulations, Westmount at Braesridge!

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On Site with ABODE

Photos provided by Allied Orion Group

MASON SENIOR APARTMENT HOMES Honors Awards Property of the Year for a senior living tax credit apartment community.

Property: Mason Senior Apartments Owner/Management: Allied Orion Group Location: 2243 North Mason Road, Katy Units: 120 Built: 2012 Web: www.masonseniorapts.com Interesting features: The HAA’s 2020 Honors Awards properties of the year won based on 2019 performances. In 2019, Mason Senior Apartments increased its physical occupancy by .4%, reaching a total of 99.5% occupancy. Income increased by 6%, with its economic occupancy averaged at 99.4%. Turnover rate is low, at 9%, and its renewal rate increased by 3%, to a total of 91%. These achievements could not have been possible without the leadership of property manager, Terry Schnitzer, according to the property’s regional supervisor. Mason Senior Apartment homes has one- and two-bedroom apartment homes furnished with granite countertops and faux wood flooring. The community itself has competitive amenities such as a pool, a pool table, a fitness room and a business center. The stellar customer service is the reason why this property has a two-year waitlist for residents. Congratulations, Mason Senior Apartment Homes! www.haaonline.org

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The Go-Getters HAA’s MEMBERSHIP RECRUITERS

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

2021 Chairs:

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

Melissa Friend Greystar

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

Doug Oehl, CAS Flooring Warehouse

Honorary Life Members

Claude Arnold Kenn Brown Tina Cavaco Terri Clifton Kevin Fenn Diane Gilbert Anita Harrison Dwayne Henson Mike Koch Merry Mount

Monette Reynolds Sherry Stevenson Kirk Tate Suan Tinsley Sonny Unverzagt Del Walmsley Nancé Wells H.P. Paul Young Jeanne Marie Zublin Dicks

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

THE GO-GETTERS ARE THE BACKBONE of the Houston Apartment Association. By recruiting new members, the Go-Getter Club helps both new management and supplier companies and the association grow for the future. To join the club and get going on recruitment, see online at www.haaonline.org or contact Amanda and Kaylon in the Membership Department at members@haaonline.org. 62

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Go-Getters Phoneathon Friday, April 9 at the HAF Dinerstein Reek Prokop Education Center A small group of Go-Getters met in person for the first time in more than a year to hold a phoneathon, reaching out for membership renewals.

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Welcome Mat

Introducing HAA’s NEW MEMBERS

OWNERS

AIRE Management Mannaser D. Marshall 2600 S. Loop W. #435 Houston, TX 77054 832-219-1115

Del Rio Apartments Fulgencio Del Rio 1318 Ave. A #103 South Houston, TX 77587 281-617-9078 Del Rio Apartments Dhanani Group Usman Dhanani 4415 Hwy 6 Sugar Land, TX 77478 281-650-3206 Aria at Wilcrest Aria at Stancliff Fairmont Oaks Chandra M. Reddi 25907 Foxrun Vista Drive Katy, TX 77494 847-922-8769 Fairmont Oaks Pasadena Grund Fredrik Eriksson PO Box 667534 Houston, TX 77266 832-339-5506 Violet St LLC K&D Schroeder Kristen Scott 5151 Katy Fwy #210 Houston, TX 77007 281-451-7436 The Villa Apartments I The Villa Apartments II Property One Amber Quast 3500 N. Causeway Blvd. #600 Metairie, LA 70002 504-681-3412 Enclave at Mary’s Creek Ria Cotton Ria Cotton 112 Royal Ct Vallejo, CA 94591 510-385-0409 Ria Cotton - Properties

Veritas Praedium Fletch Froude 2525 McCue Road #529 Houston, TX 77056 832-499-6485 I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

SUPPLIERS

Advanced Screening Research Debbie Reynolds P.O. Box 131408 Spring, TX 77381 833-574-1887 Credit Reporting Agencies, Resident Screening Service Affinity Hot Water Technoogy David Lee 14831 W Lime Blossom Court Cypress, TX 77433 713-468-9283 Water Heaters & Boilers APEX Lighting Store Dale McCain 9550 Spring Green Blvd. #408-143 Katy, TX 77494 281-410-8093 Lighting Fixtures & Supplies, Lighting Outdoor I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

Done Deal Cosign Brian Arns 4600 Hwy 6 N. #282 Houston, TX 77084 713-992-3000 Referral Services, Apartment Rental Info & Serv Interior Logic Group - Property Services Shane Vasquez 7807 Bluff Point Dr #100 Houston, TX 77086 713-462-7999 Carpet Installation, Floor Laying; Refinishing & Resurfacing LeasePlacer Matt Arceneaux 1923 Washington Ave. #2317 Houston, TX 77007 936-697-9204 Advertising-Internet

LJL Designs Larry Jones 17310 Mathis Road Waller, TX 77484 281-935-8058 Landscape Contractors Nations Roof Houston Michael Ashton Vining 18503 Imperial Valley Drive Houston, TX 77073 281-645-4039 Roofing Consultants, Roofing Contractors Perma-Pier Chris Glascock 2821 E Randol Mill Road Arlington, TX 76011 877-738-9396 Foundation Repair, Foundation Contractors Rentgrata Zach Sloan 220 E. Illinois St. #707 Chicago, IL 60611 941-650-4646 Apartment Leasing, Resident Retention Services Referred by Joe Kaye United CSH Services Rhys Griffiths P.O. Box 31069 Houston, TX 77231-1069 713-898-8749 Electric Contractors, Lighting - Outdoor Referred by Tracie Yoder, CAPS WS National Construction Services Mariela Austin 9803-A S Kirkwood Road Houston, TX 77099 281-617-7225 General Contractors, Cleaning Specialists I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

ALL SUPPLIER MEMBERS are listed online at haabuyersguide.com, searchable by product/service category or company name. 64

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I wasn’t expecting it at surprised that they nom said, laughing. “ I’ve bee business for 15 years. I n anything. For me, if I ge or get it right, I’m satisfi don’t need recognition. resident and my manag owner are happy, I’m ha good experience, though way. I didn’t know that watching!”

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On the Scene Photos by HAA STAFF Texas Apartment Association Phonathon Tuesday, March 16 at the Houston Apartment Foundation Dinerstein Reed Prokop Education Center A small group of HAA volunteers gathered for a second phonathon, making calls asking members to attend the TAA Expo in April. TAA’s Lynn Fisher lead the event featuring Houston members who are active on the TAA Product Service Council and/or HAA delegates to TAA.

Thank you to our volunteers: Suan Tinsley, DayRise Residential Jenifer Paneral, DayRise Residential Starla Turnbo, SMI Realty Michelle Bridges, Century A/C Supply Dean O’Kelley, The Liberty Group Laura Lestus, The Liberty Group Nichole Williams, Smart Apartment Data Joe Kaye, Reliant

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The Ambassador ONE Society HAA’s WELCOMING COMMITTEE

CLEANING UP

The Ambassadors mask up, network and collect supplies for refugees during their latest “silent” meeting. Mark your calendars and join us! Ambassador ONE Society meetings are held on the first Wednesday of each month: May 5, June 2, July 7, August 4, September 1, October 6, November 3 The first quarter meeting spot is Kirby Ice House, 1015 Gessner Road, 77055 Photo below: “ONE of the Month” Giovanna Gone, Century A/C Supply, Green Machine, with 79 points for March. In second place is Janell Richter, JMI Contractors, Stay Classy, with 60 points and Dimas Turcios, Platinum Copier Solutions, Green Machine, with 60 points in third place.

Ambassador ONE Society members with at least 10 points, ranked by points earned: Susan Alvarado Century A/C Supply Giovanna Gone Century A/C Supply Janell Richter-Cornelius JMI Contractors Dimas Turcios Platinum Copier Solutions LLC Amanda Kelly Brandt Electrical A/C & Heating Services LLC Stephane Leveque Onesource Moving Xochitl Flores BG Multifamily Tracey Leach-Moore Flooring Warehouse Blake Subinsky HD Supply Austin Lawley Furniture Refinishing Services Danyell Wilkerson ApartmentData.com Tammy Broadway American Fire Systems, Inc. Blaise Spitaleri Gemstar Construction Karen Nelsen ALN Apartment Data, Inc James Gregory Fidus Construction Tiffany Torres Johnstone Supply Marcy Holmes Designs by Holmes Interior Design Alex (Marquez) Fanning Johnstone Supply Eddie Maher Redi Carpet Tim Broxson Dixie Carpet Installations Inc Ryan Carson Gemstar Construction Brian Clayton Outdoor Elements Jennifer Fisher WeDoTrash Kevin Thomas Waste Consolidators, Inc Candis Mohr AAA Plumbers Lindsey Veliz Matrix Construction Services Phillip Price HD Supply Brian Alvarado Done Deal Consign Grace Medley Restoration 1 of Central Houston Andrew Middleton Behr Paint Company Bo Hang Redi Carpet Chris Bell Cotton Commercial Mario Erazo Contractors Inc

175 126 115 66 57 51 27 24 23 22 20 20 19 19 16 16 15 15 15 14 14 13 13 13 12 12 11 11 11 10 10 10 10

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

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

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Team photos at left, from top: First place team Green Machine with 420 points for March. Second place team Stay Classy with 382 points. Third place team The Bomb Squad with 379 points.

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May 2021

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Uncertainty, continued from Page 53 Responding instead of reacting will lower the emotional reaction in residents and it allows team members to be better equipped to handle the situation with professional, compassionate understanding. Non-pandemic Crises: A Regularity in Multifamily Management During my first year as a community manager, I learned how impactful my response is as a leader. I was in charge of a 400-unit community built in the 1960s with many challenging external factors that were beyond our control. It presented many learning experiences around navigating distressing events. The property was located in an area with routine crime, and the property itself lacked controlled access. All the more challenging, the community had an entrance and exit that flowed through the property, making crimes easy to commit onsite. Within the first few months of my new role, a homicide occurred on the property. All the residents in the area were notified by police on the spot before I was notified. Imagine the chaos and fear. Teams Reflect the Leader’s Reaction I had a team of nine people looking to me for direction. I advocated on behalf of our team and residents to have regular police patrol on-site. implemented We also implemented neighborhood watch programs and other tactics to deter the crimes, which included drive-by shootings and gang activity. Dealing with these high level, violent crimes taught me what the 2021 Houston Apartment Association’s President, John Boriack, spoke about in his January ABODE President’s Column, speaking to the importance of focus, productivity and slowing down for the sake of our nervous system. In this industry, catastrophic threats occur regularly. Everyone needs to find ways to cope because these shakable situations we face almost daily can easily affect your whole life if you are unable to separate your personal life from your professional existence. How Much is a Minute of Your Time Worth? At a thrift store one weekend, a book called “Ultimate Price: The Value We Place on Life” by Howard Steven Friedman, caught my eye. In it he writes, one’s judgement of what is important in life. He goes on to speak about how we choose to spend our time, or our priorities, which often includes our career. Resilient people know there is more to life than work. They practice a few behaviors that www.haaonline.org

help them balance the work chaos with their health and personal lives. It’s easy to make our lives about work when we are passionate about it, but one must draw a line somewhere. Here are some suggestions to help navigate. Suggestion 1: Replace Empathy with Sympathy Many new and even seasoned managers may have a lot of empathy. My regional labeled it the “bleeding heart syndrome,” which means making exceptions for people based on their story, situation or tragedy. I used to do this all the time. I would empathically jump into their challenge with them. This “syndrome” had to be treated with a replacement. That is a lot of weight to carry, and it will make you tired and sick rather than build resilience to combat the stress response engrained in every individual. Suggestion 2: Separating Work and Life Matters Decompress, meditate, walk outside, journal – do something every day to move past the bleeding heart and to release the emotional weight. Ultimately, I learned to transform my empathy into sympathy and stopped experiencing their situation. Instead, I was able to understand their situation and leave it at work. I felt stressed and heavy every day before I finally realized that I was doing this. Suggestion 3: Use Your PTO I have had so many employees and I have heard so many fellow managers say, “I can’t go on vacation Who will run this place?” Luckily, I personally had a few leaders who forced me to take it. Busy is not a badge of honor. We can be “busy” all day long, but are we effective? In fact, there is a huge difference in being busy, being effective and complete burnout. It’s the law of diminishing returns. You expend so much time and energy working, you are no longer as productive or effective in what you do. Your health will eventually suffer among other things like family life, fun events and beyond. Take your PTO and don’t feel guilty about it. And, another tip, stop talking about work all the time Boundaries Boundaries on the job are imperative, as residents take their homes very seriously. It is easy to lack boundaries and let the resident issues

and reviews get to you. It’s easy to bring that frustration home. Proper boundaries include leaving that at the office – do not take it home with you. Do the best you can to try and take a proactive approach to address the issue at work, but do not let these issues into your home and along with you over the weekend. A mentor of mine once held her hand in front of her face and neck and said to me, “It stops here. No one professionally should get past here.” I asked for further explanation and she said, “You have to draw a boundary and not let your job, no matter how much you like it, take over your personal life.” I took her advice, and I was very successful because I learned to be assertive with my boundaries. Time and Energy: Scarce Resources Remember, busy is not a badge of honor. Sometimes it’s even a crutch for people. Busy can be a great excuse to avoid something else in one’s life. Strive to be effective and spend your time focused on things that get you closer to your goals and forget about the rest. “What is the one thing you can do this week that by doing it, everything else will be easier or unnecessary?” Time and energy are scarce resources, use them wisely. (from “The One Thing” by Gary Keller, founder of Keller Williams Realty. In conclusion, my challenge to you is to answer three questions: 1. Is your team busy or effective? 2. When is the last time you took PTO and 3. Do you have a bleeding heart leading you down the road to burnout? These are important questions and if they are not positive responses, please use the tools given above to help aid you in becoming a successful member of society both at work and when you are enjoying life outside business hours. Christin Daniels, CAM, has been in the apartment industry since 2006. She was exposed to opportunities in the apartment business through industry influencer, Debbie Phillips, who encouraged her to explore the career. Finishing in 2008 with a Bachelor of Science in Housing and later a Bachelor of Science in Consumer Economics, Christin promotes the industry everywhere she goes. She has developed multiple teams. She has sourced external talent from outside industries and has developed them into industry leaders.

May 2021

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Portfolio Changes The following owner/management companies have added the listed properties to their portfolios: • AIRE Management: AIRE Management - Properties, 24 units at various locations. • Jupiter Property Management: Texas Angleton Ranch, 176 units at 1400 E. Henderson St., Angleton. • Asset Living: Waterford Grove, 552 units at 3125 Crestdale Drive. • Better World Properties - Sumar: Forest Oaks, 56 units at 3600 W. T.C. Jester Blvd. and The Landings @ North Point, 292 units at 220 Northpoint Drive. • Capstone Real Estate Services: Park at Fallbrook, 280 units at 10155 Bammel North Houston Road. • Carroll Organization: La Rosa on Richmond by Arium, 292 units at 8155 Richmond Ave. • CDE Capital Group: Vista Villa Apartments, 80 units at 101 E. Tidwell Road. • City Gate Property Group: Reserve at Eagle Landing, 232 units at 911 Sun Prairie Drive. • CLMS Management Services: Villa Del Sol, 347 units at 4000 Hollister St. • Creative Property Management: Redemption Square Apartments, 32 units at 202 Cole St., Webster and Verve Apartments, 56 units at 3201 Garth Road, Baytown. • Davis Development: Brea Luxury, 362 units at 3200 Peek Road, Katy. • The Dinerstein Companies/TDC Management Co.: Creekside Park The Grove, 360 units at 8440 Creekside Green Drive, Spring. • Elandis Services: Waters at Westchase, 260 units at 11490 Harwin Drive.

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May 2021

• Ellises Property Management: Ellises Property Management Properties, one unit at various locations. • First Choice Management Group: Village Park, 418 units at 8701 Hammerly Blvd. • Gizella Family Partnership: Merwin Villa Apartments, 34 units at 4822, 4804 Merwin St. • Graywood Properties: Aria at Bellfort, 142 units at 7655 Bellfort Ave. • Green Acres Holding Company: Sungregor Apartments, 40 units at 3643 N. McGregor Way. • Greenline Apartment Management: Red Pines Apartments, 244 units at 3823 Red Bluff Road, Pasadena. • Greystar: Encore Rise, 256 units at 800 N. FM 3083 Road W., Conroe. • The Lynd Company: Champions at Ponderosa, 178 units at 17033 Butte Creek Road. • Madera Residential: Sinclair, 270 units at 4139 Bellaire Blvd. and Cypress Lake, 216 units at 555 Butterfield Road. • Mill Creek Residential Trust: Alister Galleria, 200 units at 2100 Bering Drive. • Mosaic Residential: Roundhill Townhomes, 131 units at 601 Cypress Station Drive. • NSP Management Group: Kingstanding Apartments, 22 units at 2128 Oakdale St. • Sentinel Peak/Summit Properties: The Edge at Clear Lake, 320 units at 2323 W. Bay Area Blvd., Webster.

CORRECTION: In last month’s Portfolio Changes, Arielle Springwoods was listed incorrectly under Better World Properties - Sumar. The property is under the portfolio of Adara Communities.

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In the News

Fiallos

Dill

Martinez

The following Houston Apartment Association members were recognized by the Texas Apartment Association with a 2021 Professional and Industry Award: Oscar Fiallos, CAMT, CWS Apartment Homes, Mary Williams Maintenance Professional of the Year. David Dill, NALP, Veritas Equity Management, Anita Marcino Leasing Professional of the Year. Robert Martinez, IROP, Rockstar Capital Management,Bob Ross Independent Owner of the Year. New Hope Housing elects Frank C. Steininger to join its board of directors. Steininger, who retired from Civeo Corporation last year, brings with him extensive financial experience.

The Life Properties promotes Debbie Andreozzi to director of training. Congratulations, Debbie! Andreozzi

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

May 2021

ABODE

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Index of Advertisers By CATEGORY

A/C Supplies

Fire Protection Consultants

Century A/C Supply . . . . . . . . . . . . . . . . . . . . . . . . . . .17 281-530-2859 . . . . . . . . . . . . . . . . . .www.centuryac.com

American Fire Systems . . . . . . . . . . . . . . . . . . . . . .38 713-466-9898 . . . . . . . . .www.americanfiresys.com

Answering Service

Insurance

On Hold USA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .42 800-755-4142 . . . . . . . . . . . . . . . . .www.onholdusa.com

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

Carpet Installation

Landscape Contractors

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

Outdoor Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . .71 713-955-0990 . . . . . .www.outdoorelementstx.com

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

Texscape Services . . . . . . . . . . . . . . . . . . . . . . . . . . . .56 281-846-3779 . . . . . . . . . .www.texscapeservices.com

Collection Agencies

Locks & Locksmiths

Alexander-Rose Associates Inc. . . . . . . . . . . . . . .27 713-644-4441 . . . . . . . . . . .www.alexanderrose-inc.com

CKI Wholesale Lock Supply . . . . . . . . . . . . . . . . . .42 713-462-0704 . . . . . . . . . . . . . . . . . . . . .www.ckilock.com Maintenance Supplies

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

Lowe’s Pro Supply . . . . . . . . . . . . . . . . . . . . . . . . . . .70 866-630-6747 . . . . . . . . . . . . . . . . . .www.supplyhq.com

Brandt Electrical A/C & Heating Services . . . .33 281-693-3383 . . . . . . . . . . .www.brandtelectrical.com

Personnel Agency

Foundation Repair

ASAP Personnel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .27 972-432-6667 . . . . . . . . . . . . . . . . . . . . .www.asapdo.com

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

Plumbing Contractors

General Contractors

AAA Plumbers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .32 713-462-4753 . . . . . . . . . . . . . . . . . .www.aaaplumbers.com

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

Resident Screening Service

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

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

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

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

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

FSI Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15 832-767-1115 . . . . . . . . . . . . .www.fsiconstruction.com Gemstar Construction & Development . . . . . .43 281-821-1195 . . . . . .www.gemstarconstruction.com Guardian Construction . . . . . . . . . . . . . . . . . . . . . . .51 832-672-4196 . . . . . . . . . . . .www.guardianconst.com MultiFamily Services . . . . . . . . . . . . . . . . . . . . . . . . . .5 713-266-9100 RENCON . . . . . . . . . . . . . . . . . . . . . .Inside Back Cover 713-666-3636 . . . . . . . . . . . . . . . . . . . . . .www.rencon.com TPI Construction & Painting Inc. . . . . . . . . . . . . . . .1 713-668-7986 . . . . . . . . . . . . . . . . . . . . . . .www.tpiinc.com

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

Security Control Equipment/Systems SentriForce . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .19 888-671-2202 . . . . . . . . . . . . . . . . .www.sentriforce.com

www.haaonline.org/rcr

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

Glass – Plate, Window, Etc. Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .27 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com

HAA Products & Services Rental Credit Reporting . . . . . . . . . . . . . . . . . . . . . .34 713-595-0300 . . . . . . . . . . . . . . .www.haaonline.org/rcr

Want to see current and previous issues of ABODE online? Go to http://issuu.com/haa_abode. Or view this issue on your computer, tablet or smartphone at http://issuu.com/haa_abode/docs/abode_may2021.

ABODE

May 2021

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MarketLine By BRUCE MCCLENNY, President, ApartmentData.com

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

HOUSTON Snapshot 88.9% $1,055/mo. $1.19/sq.ft./mo. 885 sq.ft.

Recently Opened (12 months): 82 communities 23,237 units

1000 –

– 90.0

975 – – 89.0

– 88.0

Under Construction: 65 communities 16,951 units

Occupancy (%)

Operating Supply: 2,918 communities 688,427 units

Rental Rate (¢/sq.ft./mo.)

Past 12 Months: -0.8% rental rate growth 12,843 units absorbed

1025 –

•

Occupancy: Price: Rental Rate: Size:

Mar 21

Feb 21

Jan 21

Dec 20

Nov 20

Oct 20

Sep 20

Jul 20

Aug 20

Jun 20

May 20

Apr 20

Mar 20

Feb 20

Jan 20

Dec 19

Oct 19

Nov 19

Sep 19

Aug 19

Jul 19

Jun 19

Proposed Construction: 99 communities 28,693 units

May 19

Apr 19

– 87.0

History of Effective Rental Rate & Occupancy for All Units

Hottest Submarkets Over the Past Three Months

Concessions

Annualized % of Market Rank Submarket Absorbed 1 Montrose/Museum/Midtown 13.8% 2 Highland Village/Upper Kirby/West U 14.1% 3 Heights/Washington Ave 9.0% 4 Katy/Cinco Ranch/Waterside 11.2% 5 Downtown 13.1%

Rental Rate Growth % 2.1% 2.1% 4.4% 2.9% 1.0%

Total Units Class w/Concessions All 330,694 A 99,872 B 135,232 C 85,314 D 10,276

% of Total Units 48% 62% 48% 43% 21%

Average Special -3.7% -6.2% -2.7% -2.2% -1.5%

Citywide Effect -7.2% -9.5% -5.7% -5.2% -6.5%

One Month Free = -8.33%

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

TEXAS

Dallas/Ft. Worth

San Antonio

Austin

Occupancy: Price: Rental Rate: Size:

91.0% $1,193/mo. $1.36/sq.ft./mo. 878 sq.ft.

90.2% $1,003/mo. $1.17/sq.ft./mo. 856 sq.ft.

89.3% $1,302/mo. $1.49¢/sq.ft./mo. 875 sq.ft.

Past 12 Months: 1.3 % rental rate growth 20,755 units absorbed

Past 12 Months: 1.7% rental rate growth 6,991 units absorbed

Past 12 Months: -2.1% rental rate growth 8,030 units absorbed

Operating Supply: 3,259 communities 776,952 units

Operating Supply: 957 communities 205,280 units

Operating Supply: 1,075 communities 254,074 units

www.haaonline.org

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

ABODE

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Back Page

with News from around the COMMUNITY

Help Urban Outreach support kids in the community

For more information, contact Executive Director Robert Armendariz at robert.armendariz@urbanoutreachinc.org or visit www.urbanoutreachinc.org for more information. 74

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May 2021

Urban Outreach Inc. is an organization that invests in the growth and development of at-risk youth and their families by providing stimulating after school and summer enrichment programs. It is so much more than an after-school program or a summer camp. UOI cares deeply about inspiring positive change within the lives of children who don’t have many positive influences. The UOI summer enrichment program allows children who can’t afford it to play sports and improve their literacy. Children can learn about science, technology, engineering, art and math during the summer. The program strongly emphasizes character education and development. Character-based education and development inspires kindness, develops strong and decisive minds and encourages hope and zeal for life. “We believe strong character leads to success in school and in life,” the website reads. It accomplishes this mission through four primary programs: apartment community, summer camp, soccer camp and character development in schools. UOI operates after-school kids clubs in 22 apartments across the Houston area. Veritas Equity Management community and SMI Realty partner with UOI. SMI Realty has partnered with UOI for 10 years this August. Property manager, Norma Alvear, who has been with SMI Realty for 17 years, has seen the positive impact UOI has had on children’s academic and personal growth and development firsthand. “They provide a life-changing program for children in kindergarten to the fifth grade. They have created a positive environment for Stone Forest families. Since we started this program with Urban Outreach, I have seen the impact in each child’s life. I mean, bit time. I can see how different each child is. They love being at the Kids Club, because they provide character curriculum, reading skills and they help with homework. It’s a great marketing tool when we have new prospects on our property, too. They always ask about the after-school program. It’s a great, easy program. They just have to register their children,” Alvear said. Each property is assigned to a teacher who is trained by UOI. The property has to provide a space for the Kids Club and a free apartment to the teacher. The Kids Club could be a two- or three-bedroom apartment or an amenity space that no longer serves the apartment. When Veritas Equity Management purchased Windfern Pointe Apartments, the UOI’s Kids Club program was already part of the property. “It gives them a nurturing environment to supplement their home life between the time they get dropped off by the school bus and when their parents get home from work. In the summer, the program is expanded to all day long, with a free lunch provided by the Houston Parks and Recreation Department’s Curbside Meal Program,” Boriack said. “Not only do I think it’s a great thing to do objectively, but it also helps with our resident retention, significantly. The families who have children in the program are not leaving. It’s all free to them. It’s three hours of free, structured childcare,” Boriack said. Because UOI is connected with other nonprofits, ministries and churches in the area, they can provide assistance to properties during catastrophic events. “When COVID-19 hit, they coordinated Houston Food Bank deliveries and catered lunches for the entire property from Zoe’s Mediterranean Kitchen every day. They helped with some rental assistance, too,” Boriack said. www.haaonline.org

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Return Service Requested

WHAT TO KNOW • LANDSCAPING • CONVERTING APARTMENTS

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

ABODE e THE HOUSTON APARTMENT ASSOCIATION MAGAZINE

ABODE • MAY 2021 • VOLUME 44, ISSUE 5

g n a h d C o o g u o y o d n a c

www.haaonline.org

May 2021

From knowing how to prepare for future weather to trees and landscapes to apartment conversions to dealing with uncertainty, learning ways to adapt can profit you and your business.

ABODE May 2021

Articles inside

What Professionals Wish You Knew

Are Houston Apartments Built for Freezing Temperatures?

Landscaping