ABODE September 2023

CONTENTS

September 2023

ON THE COVER 32

Winning Service –

ABODE continues our coverage of HAA Honors Awards recipients with a closer look at our maintenance professionals and Q&As from our supplier partners.

Background Honors Image and Honors Award photos throughout this issue © Mark Hiebert,

FEATURES & PHOTOS

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

28 On the Scene – Photos from the Expo Committee Appreciation Party.

30 On Site with ABODE – Take a closer look at two of the Honors Awards winning properties.

32 The Best of the Best in Onsite Maintenance – Meet the top maintenance professionals in the Houston area, the 2023 HAA Honors Award winners.

36 The Best of the Best Suppliers –Meet our HAA Rising Star and Supplier of the Year.

42 How to Retain Residents in a Falling Market – Instead of inviting residents to move, entice them to stay.

46 On the Road – Photos from the Katy Region Meeting.

48 On the Scene – Photos from the HAA “Ninten-BOWL” Tournament.

54 On the Scene – Photos from the NEXT “Casino Night.”

68 On the Scene – Photos from the TAA Summer Board Meeting.

COLUMNS & MONTHLY UPDATES

7 President’s Corner – Let’s recognize and honor the lifeblood of our industry’s customer service.

8 Patron of the Month – Meet and support AAA Plumbers.

9 Legislative Update – More news from HAA’s Government Affairs Department and our Legislative Chair.

11 It’s The Law – What’s in a name?

14 Resident Relations – Learn more about a recent case mediated by the HAA Resident Relations Committee.

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

26 NAA Update – Training the next generation of maintenance techs.

58 Welcome Mat – Find out about the newest HAA members.

60 Go-Getters – Branch out and meet the 2023 Go-Getter of the Year!

62 The Ambassador ONE Society –Learn more about the HAA’s supplier network!

66 Portfolio Changes and In the News – Property updates and industry news clips from our members.

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

71 MarketLine – The latest area market numbers.

72 BackPage – News from around the community.

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

Hiebert Photography

5 Star Image © ikryannikov, iStock by Getty Images

OFFICERS AND ASSOCIATION LEADERSHIP

LOYAL PROFFITT

Vice President at Large

East

RYAN TERRELL

Vice President at Large

West

QUINTINA WILLIS

Vice President at Large

North

TRACIE YODER Vice President at Large

South

BOARD OF DIRECTORS

Mack Armstrong

Julie Batche

Kristen Becker

John Boriack

Jill Bounds

Kyle Brown

Tina Cavaco

Terri Clifton

Michelle Croasmun

Deborah DeRouen

Derek DeVries

Scott Douglas

Gina Erwin

Tamara Foster

Melissa Friend

Diane Gilbert

Monica Gracia

Stephanie Graves

Elizabeth Castro Gray

Manu Gupta

Clay Hicks

Deborah Holcombe

Karen Hefner

Debbie Kelm

Crystal Jackson

Jacob Kunath

Barby Lake

David Lindley

Betsy Marshall

Joe Melton

Kristin McLaughlin

Candis Mohr

Katy Myrick

Carlos Neto

Jenifer Paneral

Angelee Kumar Parikh

Mark Park

Velissa Parmer

Michelle Pawelek

Loyal Proffitt

Christy Rodriguez

Joseph Rodriguez

Kelly Scott

Ingrid Schultz

Corri Smith

Penny Sprang

Kelley Suess

Debbie Sulzer

Blaise Spitaleri

Ryan Terrell

Starla Turnbo

Richard Wall

Shelley Watson

Richard Whatcott

Quintina Willis

Tracie Yoder

DIRECTORS EMERITUS

Josh Allen

Ken Bohan

Gary Blumberg

Kathy Clem

Jack Dinerstein

Jenard Gross

Darlene Guidry

Alison Hall

David Hargrove

Larry Hill

Stacy Hunt

Hap Hunnicutt

David Jones

Mel Kieke

Mike Koch

Dick LaMarche

Cesar Lima

Tim Myers

P David Onanian

Jackie Rhone

John Ridgway

Kim Small

Eileen Subinsky

Steve Sweet

Kirk Tate

Suan Tinsley

H J Tollett, Jr.

Pat Tollett

Vic Vacek, Jr.

Beth Van Winkle

Jerry Winograd

ADVISORY DIRECTORS

Susan Alvarado

Jeff Blevins

Michelle Bridges

Israel Garza

Billy Griffin

Valerie Lacy

Stacy Lastovica

Mary Lawler

Laura Lestus

Bruce McClenny

Monica Morales

Dean O’Kelley

Tony Whitaker

GENERAL COUNSEL EMERITUS

Joe Bax

CHRISTY RODRIGUEZ Immediate Past President

HONORARY

LIFE MEMBERS

Claude Arnold

Kenn Brown

Tina Cavaco

Terri Clifton

Kevin Fenn

Diane Gilbert

Anita Harrison

Dwayne Henson

Mike Koch

Merry Mount

Monette Reynolds

Sherry Stevenson

Kirk Tate

Suan Tinsley

Sonny Unverzagt

Del Walmsley

Nancé Wells

H.P. Paul Young

Jeanne Marie

Zublin Dicks

PATRON MEMBERS

1961 CSC ServiceWorks

1968

Century A/C Supply

1978

Houston Planned Energy Systems

1982

Cotton Commercial USA Inc.

1984

AAA Plumbers

1985

Gemstar Construction Development

1986

Craven Carpet

1987

Dixie Carpet Installations

1993

Hire Priority Staffing & Executive Search

1994

Camp Construction Services

1997

Apartments.com

1999

FSI Construction Inc.

PRODUCT SERVICE COUNCIL OFFICERS

CANDIS MOHR, CAS President AAA Plumbers

JOSEPH RODRIGUEZ, CAS Vice President Greenlogic Lighting & Electric

DEBORAH DEROUEN, CAS Secretary

BLAISE SPITALERI, CAS Treasurer

Gemstar Construction Development

DEREK DEVRIES, CAS Immediate Past President

EPICHTX Construction

PRODUCT SERVICE COUNCIL MEMBERS

Susan Alvarado, CAS Century A/C Supply

Chris Bell, CAS, Greenlogic Lighting & Electric

Marivel Bownds, CAS, Valet Living

Tammy Broadway, CAS American Fire Systems

Shaun Callaway, CAS, Earthworks

Neal Conant, CAS, Gemstar Construction Development

Sean Cunningham, CAS, Flooring Warehouse

Deborah Derouen, CAS

Derek DeVries, CAS, EPICHTX Construction

Marcelino “Tito"

Estrada, CAS One Source Realty Advisors

Giovanna Gone, CAS, Century A/C Supply

Dan James, CAS, Redevelopment Services

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

Debra Knight, CAS, Comm-Fit

Stephanie Krop, CASe, Poolsure

Liz Levins, CAS, Gemstar Construction Development

Jim Martensen, CAS EPICHTX Construction

Candis Mohr, CAS, AAA Plumbers

Tracey Moore, CAS, Flooring Warehouse

Karen Nelsen, CAS ALN Apartment

Data

Matthew Nunn, CAS, Capital Construction

Doug Oehl, CAS, Flooring Warehouse

Arely Pena, CAS

The Liberty Group

Nikki Sekunda, CAS, The Liberty Group

Joseph Rodriguez, CAS, Greenlogic Lighting & Electric

Blaise Spitaleri, CAS, Gemstar

Construction Development

Amber Whitaker, CAS FSI Construction

STEPHANIE GRAVES President

SHELLEY WATSON Secretary/Treasurer

GINA ERWIN President-Elect

HOWARD BOOKSTAFF General Counsel

CASEY WATTS MORGAN CEO

Chief Executive Officer and Publisher

CASEY WATTS MORGAN, MPP cmorgan@haaonline.org

EDITORIAL AND DESIGN STAFF

Director of Publications and Design DEBORAH NIX dnix@haaonline.org

Communications Manager MADISON O’BAR mobar@haaonline.org

ADVERTISING

Vice President of Membership and Marketing

AMANDA SHERBONDY, CAE asherbondy@haaonline.org

CONTRIBUTING STAFF

Chief Operating Officer SUSAN HINKLEY, CAE shinkley@haaonline.org

Vice President of Government Affairs BRADLEY PEPPER bpepper@haaonline.org

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

Vice President of Education and Outreach LAUREN TURNER, CAE, CMP lturner@haaonline.org

Director of Resident Relations MATILDE LUNA mluna@haaonline.org

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

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

Membership and Marketing Manager KAYLON NEWCOMB knewcomb@haaonline.org

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

Director of IT WILL ALFARO walfaro@haaonline.org

PRINTER TGI PRINTED www.tgiprinted.com

HOUSTON APARTMENT ASSOCIATION COMMITTEES

COMMITTEE CHAIR

Executive

Nominating

Fair Housing

Ethics

Finance

ByLaws

Past Presidents Council

Multifamily Fire

Safety Alliance

Legislative

Political Action

Golf

Century Club

Strategic Outreach

Education Advisory

Leadership Development

Community Outreach

Product Service Council

Expo Exhibitor

Membership

Ambassador ONE Society

Independent Owners

Connection

Resident Relations A

Stephanie Graves

Christy Rodriguez

Mack Armstrong

Michelle Pawelek

Gary Blumberg

Kyle Brown

Kathy Clem

Elizabeth Castro-Gray

Gina Erwin

Stacy Hunt

Starla Turnbo

Blaise Spitaleri

Shelley Watson

Betsy Marshall

Lindsay Torres-Smith

Kyle Brown

Joe Melton

Candis Mohr

Joey Rodriguez

Monica Gracia

Matt Nunn

Liz Levins

Blaise Spitaleri

Elizabeth Castro-Gray

Diane Totten

Resident Relations B Jana Gragg

Resident Relations Appeals

HAF Fundraiser

Darlene Guidry

Stephanie Krop

Brandon Coleman

NEXT Monica Morales

Property Awards

Susan Alvarado

Norma Alvear

Diane Gilbert

STAFF ADVISOR

Casey Morgan

Casey Morgan

Casey Morgan

Casey Morgan

Casey Morgan

Casey Morgan

Casey Morgan

Bradley Pepper

Bradley Pepper

Bradley Pepper

Bradley Pepper

Bradley Pepper

Lauren Turner

Lauren Turner

Lauren Turner

Susan Hinkley

Susan Hinkley

Susan Hinkley

Amanda Sherbondy

Amanda Sherbondy

Amanda Sherbondy

Amanda Sherbondy

Matti Luna

Matti Luna

Matti Luna

Lauren Ragin

Lauren Ragin

Tina DeFiore

HOUSTON APARTMENT ASSOCIATION MISSION AND VISION: HAA is the leading advocate, resource and community partner for quality rental housing providers in the Houston and surrounding area. HAA develops leadership in the multifamily industry by engaging broadly diverse membership, embracing effective technology and advocating for a geographically inclusive association. ABODE IS THE OFFICIAL PUBLICATION OF THE HOUSTON APARTMENT ASSOCIATION serving the multihousing industry in Austin, Brazoria, Chambers, Colorado, Fort Bend, Harris, Liberty, Matagorda, Montgomery, San Jacinto, Waller and Wharton counties.

ABODE, SEPTEMBER 2023, VOLUME 46, ISSUE 9

ABODE (USPS 024-962) is published monthly by the Houston Multi Housing Corporation. Publishing, editorial and advertising offices are located at 4810 Westway Park Blvd., Houston, Texas 77041. Telephone 713-595-0300. The $50 annual ABODE subscription rate is included in all member dues and additional subscriptions are available. The annual subscription rate is $50 for members, $65 for non-members. Advertising rates are available upon request. Contributed material does not necessarily reflect the views and opinions of the Houston Apartment Association. Copyright © 2023 by HAA.

Periodicals Postage Paid at Houston, Texas.

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

SPONSOR MEMBERS

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

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

1st United Construction LLC

3BeeGuys Bee Removal

5 Star Plumbing Houston

A&A Fence & Iron

A1 Appliance Plug

AAA Staffing Ltd

AAdvantage Laundry Systems

ABC Supply

ACM Contractors of Texas

ACT Security Group

Action Buggies

Action Window Coverings Inc

Adobe Floors Inc

Adventure Playground Systems Inc

Advocate Construction Inc

Alcaraz Lawn Care

Alexander-Rose Associates Inc

All American Mailboxes of Houston Inc

All Dry Service

ALN Apartment Data

Alpha Patrol Officer

Ambassador Services LLC

America Outdoor Furniture

American Fire Protection Group

American Fire Systems Inc

American Platinum Builders

AmRent

Andrews Myers PC

Apartment Lines

Apex Multifamily

AppFolio

Arborworks TX

ASAP Personnel Inc

Assurance Electric LLC

Asurety Dryer Vent & Fireplace Inspections

Atlantis Exterior Cleaning

Atom4 Security Camera

AZP Multifamily

B&G Construction

Belfor Property Restoration

Bell’s Laundries

Bettencourt Tax Advisors LLC

BGE Inc/aka Brown & Gay Engineers Inc

Bio-One Houston South

BioTechs Crime & Trauma

Scene Cleaning

Blue Heron Technologies LLC

Blue Marlin Maintenance & Services

BluSky Restoration Contractors

Brady Chapman Holland & Assoc

Brandt Adjusting Service LLC

Brokerology Properties

Brown & Brown Lone Star Insurance Agency Inc

BSI

C3 Building Solutions

Cano Electric Inc

Capital Disaster Solutions

Capital Security Solutions

Cast Iron Construction and Remodeling LLC

Centex Construction

Century Fire Protection Houston

CEP Construction Services LLC

Certified Apartment Staffing

CFI Group

Chadwell Supply

Chicago Title Commercial Division

Citi Fence & Concrete

City Pups

City Wide Facility Solutions -

Houston West

Classic Same Day Blinds

Clean & Green Solutions

CNM Project Management LLC

CoAdvantage

Code Red Security Systems PLLC

Cody's Wrecker Service

Comfort Systems USA (South Central) Inc

Comiskey Capital Insurance Agency Inc

Commercial Fire Protection Community Roofing Texas Contractors Inc

Contratista Direct

Core 24/7 Restoration & Construction

Core By KHI Restoration

Core Multifamily Fabrication

CRE Business Solutions LLC

Cromatik LLC

Crowned Eagle Construction

CSC Serviceworks

CWC Renovation Inc

Cypress Landscaping & Irrigation Inc

D&G Quality Roofing Inc

D&M Roofing

DeNyse Companies

Designs by Holmes

DNM Contracting Inc

DoodyCalls

Double Oak Erosion

Dryer Vent Wizard of Humble

Embark Services

Emersyn Electrical Services LLC

Encore Services TX, LLC

EnviroSmart Multifamily

Pest Solutions

Epic Air Conditioning

EPICHTX Construction

Exo Edge

Fantastic Floors

FASTSIGNS Missouri City

Featherston Sign Partners

FFH Inc DBA Liberty Builders

Fiat Construction LLC

Fidus Construction Services

Finish Factory Inc

Fire Reconstruction Inc

Flavor Finish Resurfacing

Fortified General Contractors

Foxen

Frontier Waste Solutions

fun abounds

Gambit Construction

Gateman Inc

Get It Done Cleaning Service LLC

Gifford Roofing

Giordano Construction Inc

Go-Staff Inc

Graphic Stylus Promotional Products

GRASSA Construction

Great American Business Products

Green City Security LLC

Green Garbology

Greenlogic Lighting & Electric

Grindstone General Contracting

GT Security Solutions

Guardian Gutters

Gulf Storm Roofing and Construction

Gulf-Tex Roofing & Services

Halo Doors Inc

Hamilton-Steele Outdoor Accents

Hartland Roofing & Construction

Hell N High Water Construction

Higginbotham

Hive Technology

Homeland Protective Services Inc

Hoover Slovacek LLP

Hut Services LLC

Ideal Towing

Infinity Power Partners

Infinity Roofing & Restoration

Innovative Roofing Company Inc

Insgroup

Iris MF LLC

J.P. Morin Company LLC

JAK Environmental LLC

Jenkins Restorations

Johnstone Supply

Jonah Digital Agency

Kathy Andrews Interiors

Keylo Painting & Construction

KONE

Leah McVeigh Design and Consulting

Ledge Lounger

Lee & Barrier Builders LLC

LGC Builders LLC

Lights Out Production Company

Lincoln Jacob Construction

Lithotech Printed Products/ Forms Center

Long Point Roofing

Lopez Carpet Care & Painting

LSR Multifamily

LVL Up Remodeling

Maldonado Nursery & Landscaping Inc

Mandalay Construction LLC

Marchand Lighting

Masonry Solutions Inc

Matrix Construction Services

McMahan's Flooring Inc

Merk Electric Co

Monge Contracting Group

Montana Pavement Group LLC

MPS Direct

MRI Software

Mueller Water Conditioning Inc

MVI Construction

MX2 Commercial Paving

National Renovations LLC -

DBA Repipe Specialists Inc

NEI General Contracting

Nelson Painting and Construction

Norman Roofing and Construction

NorthMarq Capital

On Duty Tree and Landscape

On Site Towing LLC

OnCall Patrol LLC DBA

Parking Pass.Com

Outdoor Elements

Over the Top Roofing and Remodeling

Pace Mechanical Services LLC

Pack It Movers

Parking Management Company/

PMC Towing

Pasadena Insurance Agency Inc

Paul Davis Restoration of Greater Houston

PCS Creative Surface LLC

Power Services of Texas

Precision Safe Sidewalks LLC

Pro Kleen Exterior Services

Pro-Tex Contracting Group

Professional Resurface LLC

Property Guardians

Protos Security

Pura Flo Corporation

PuroClean Quatro Tax LLC

Qwikkit

RAM Construction

Ram Jack Foundation Solutions

Real Floors Inc

Redevelopment Services

Reliable Roofing of Texas Inc

Reliant

RENCON

Rent Debt Automated Collection Services Inc

Rent.

Resia Construction LLC

Resident IQ

Restoration 1 of Central Houston

Revelation Windows & Doors

REVS (Refuel Electric

Vehicle Solutions)

Roadrunner Restoration Company LLC

Roosevelt General Contracting

Roto-Rooter Services Co

Rotolo Consultants Inc (RCI)

RTC Restoration & Glass Inc

SafeRent Solutions

Saifee Signs & Graphics

Saint Clair & Sons Inc

Santos Contracting LLC

Scoop Troop HTX

SEAL Security Solutions LLC

Secure Insurance

Sergeant Fifty-Five Insurance

ServiceMaster Recovery Management

SERVPRO of Cypress

Sherwin Williams

Shipman Fire Protection

Sign-Ups & Banners

Signal of Houston

Smart City Locating

Snappt

South Central Electric LLC

Southern Exposure

Landscaping LLC

Sprout Marketing

State Patrol Services LLC

Steward Trash Valet Service

Stormwater Professionals Group

Strata Roofing and Construction LLC

Strategic Protection Solutions

Structural Concrete Systems LLC

Sunny Pressure Washing LLC

Surface Experts

Sutton AC Contractors LLC

Swain & Baldwin Insurance & Risk Management

Texas Apartment Pool Services

Texas Concrete Professional Company

Texas Engineered Roofing & General Contracting

Texas Southwest Floors Inc

Texas Window Cleaning Co Inc

The Ambrose Group

The Apartments Concierge

The Brothers That Just Do Gutters

The Dick Law Firm

The Legends Group LLC

The Liberty Group

The Phoenix Staffing

Threshold Agency LLC

TradeCon Industries

Two Brothers Foundation Repair

United Protective Services

Urban Design Constructors

Urban Value Corner Store

USA Heroes Coalition dba

USA Real Estate Professionals (USAREP)

USA Patrol Division

Valet Living VBM Waste LLC

Vima Decor

WASH Multifamily Laundry Systems

Watermark Restoration and Construction

Webb Pest Control

Whitmans Contracting and Roofing

World Cinema Inc

XXL Construction Inc

Letter from the President

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

This month’s issue focuses on our maintenance and service team professionals. You can meet our top 2023 Honors Awards Maintenance and Supplier winners, starting on Page 32. I want to say congratulations to every single HAA maintenance professional that was nominated this year and to all of those that took home a trophy. One thing is for sure, we have the best in the business! I am so thankful for all your hard work and dedication to this industry!

It brings me great pride to hear about the countless number of positive customer service interactions our maintenance professionals create with our communities and residents every single day. After all, these professionals are in charge of keeping our properties running smoothly, and they do! This month is dedicated to showing your maintenance team how much you appreciate them. We would love to see you bring your teams out and cheer on the Houston Dynamos at Maintenance Appreciation Night with your fellow industry professionals on September 20. For more details see Page 25.

This summer has been a hot one, so if you see these folks walking your property give them some well-deserved gratitude … and maybe a cold drink! Another great way to reward those amazing maintenance professionals is with education! Your maintenance techs can apply for grant applications for 2024 CAMT classes now! You can check out the education catalog and grant application at www.haaonline.org.

It’s going to be H-Town HOT on October 21! Even with 103-degree temperatures outside, there is one thing that always sounds good: chili. That’s right, it is that time of year again! HAA’s 2023 Chili Fest is October 21, and we need our members to show up and show out! This year’s theme you ask? H-Town Chili! Whether you are an Astros Baseball fan, NASA enthusiast or a Houston Rodeo fanatic, you all have one thing in common, your pride for Houston! So, start brainstorming because this year’s Chili Fest will be here before you know it and those booths won’t build themselves, see Page 16 for all the fun!

THIS MONTH WE ARE CELBRATING THE HEROES OF OUR MULTIFAMILY PROPERTIES – OUR AMAZING AND TALENTED MAINTENANCE AND SUPPLIER PROFESSIONALS! EVEN THOUGH THEY DON’T WEAR CAPES THEY STILL HAVE SUPERPOWERS!

Here is to my Q10 Maintenance Family! We appreciate all you do!

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

September Patron of the Month

Houston Planned Energy Systems

HAA Member since 1978

Cotton Commercial USA Inc.

HAA Member since 1982

Hire Priority Staffing & Executive Search

HAA Member since 1993

CSC ServiceWorks

HAA Member since 1961

Craven Carpet

HAA Member since 1986

Camp Construction Services

HAA Member since 1994

Apartments.com

HAA Member since 1997

Gemstar Construction Development Inc.

HAA Member since 1985

AAA Plumbers

HAA Member since 1984

FSI Construction Inc.

HAA Member since 1999

Dixie Carpet Installations

HAA Member since 1987

Century A/C Supply

HAA Member since 1968

NO JUNK IN THE TRUNK

White House takes aim at rental housing junk fees.

IN LATE JULY, President Joe Biden announced several steps that his administration is taking to help limit “junk fees” in rental housing. This follows a promise he made during the State of the Union address earlier this year to target unexpected fees that are paid by consumers on a variety of purchases across the economy.

These fees are tacked on to things like plane and concert tickets, hotel rooms, hospital and cellphone bills and banking transactions.

Rental housing junk fees referenced included application fees, “convenience fees” to pay rent online, fees for things like mail sorting, trash collection and pet fees.

The White House said that repeated rental application fees and surprise “convenience fees,” cause millions of families to incur burdensome

costs in the rental application process and throughout the duration of their lease. Adding that these fees are often more than the actual cost of providing the service, or are added onto rents to cover services that renters assume are included – or that they don’t even want.

President Biden said that junk fees are costing the American people billions of dollars a year. The administration claims that rental housing fees can be a serious burden on renters.

The administration says that rental applications can be up to $100 or more per application, and, importantly, they often exceed the actual cost of conducting the background and credit checks. Their concern is that that prospective renters often apply for multiple units over the course of their housing search and these application fees can add up to hundreds of dollars.

In an effort to crackdown on rental junk fees and lower costs for renters, the President outlined several actions that were being taken by both private business and government. Included are commitments from major rental housing platforms – Zillow, Apartments.com, and AffordableHousing.com – who will provide consumers with total, upfront cost information on / See Legislative, Page 59

WHAT’S IN A NAME?

Do you know how to comply with the Assumed Business or Professional Name Act?

PICTURE THIS: You are the manager of Sunnyside Court Apartments in Houston. You have a resident that hasn’t paid rent for the last 10 months. You have tried everything to work with this resident. You have offered a payment plan, offered to waive the delinquency and even offer to pay the resident to leave!

Nothing has worked. To make matters worse, the resident has recently “ghosted” you by being unresponsive to text messages, emails and phone calls.

You don’t like to evict anyone, but you have no choice.

So, you prepare a notice to vacate and deliver the notice by taping it to the inside of the resident’s front door. To bolster your case, you even take a picture of the notice attached to the door.

After the notice period has expired, you check to see if the resident has left. Nothing has changed. The resident is still there!

You then go to the court and file an eviction against the resident. The court date is scheduled for 21 days after the petition was filed.

At trial, you are introduced to a legal aid attorney who says that, although she has just met the resident, she will be representing the resident in this case.

The judge asks you to present your case. You explain to the judge that the resident has not paid rent for 10 months and you gave the resident a notice to vacate. You explain to the judge that you affixed the notice to the inside of the main entry door of the resident’s unit.

The resident says that they don’t remember getting a notice to vacate. You then show the judge a picture of the notice posted to the inside of the door.

All is good, the judge is about to rule in your favor.

Wait … the legal aid attorney asks the judge to pause for a second. The attorney explains to the judge that the lease identifies the owner as “Sunnyside Woods Apartments.” You are wondering “what’s the problem?” That’s the name of your property. The attorney then asks the

judge for you to produce the assumed name certificate. You don’t know what that is, but you remind the judge that the resident has not paid rent for 10 months!

The judge dismisses your case.

You wonder what in the world just happened!

You need help!

This is an all too familiar scene in the courtroom. One of the issues that the tenant’s lawyer will look at is whether you have complied with the Assumed Business or Professional Name Act (the “Act”) codified in Chapter 71 of the Texas Business and Commerce Code. Let’s take a look at what the Act is and how it can affect an eviction proceeding. Continued

The Act requires individuals or entities that use an assumed name to provide some record of the individual entity to which the assumed name is related.

What is the Assumed Business or Professional Name Act?

The Act requires individuals or entities that use an assumed name to provide some record of the individual entity to which the assumed name is related. Since most apartment properties are owned by an entity (typically a single asset entity, such as a limited liability company or a corporation), I will focus the answers to the questions below regarding the Act assuming that your property is owned by an entity. If your property is owned individually, the answers may be different, and the Act should be reviewed.

What is an “Assumed name”?

The Act defines an “Assumed name” (for the specified type of entity) as:

• for a partnership, a name that does not include the surname or other legal name of each joint venturer or general partner;

• for a limited partnership, a name other than the name stated in its certificate of formation;

• for a company, a name used by the company;

• for a corporation, a name other than the name stated in its certificate of formation or a

comparable document;

• for a limited liability company, a name other than the name stated in its certificate of formation or a comparable document.

Generally, an assumed name is any name used by a business that is not the official entity name as stated in its formation documents.

What are the requirements applicable to an incorporated business or limited liability company?

A corporation or limited liability company must file an assumed name certificate under the Act if the entity regularly conducts business in Texas under an assumed name.

As a practical matter, most entities that own apartment communities and use a different name (even if it is only slightly different) should be filing an assumed name certificate with the Secretary of State’s office.

What are the contents of an assumed name certificate?

An assumed name certificate must state:

• the assumed name under which the business is or is to be conducted;

• the registrant’s name as stated in the reg-

istrant’s certificate of formation or application filed with the office of the Secretary of State or other comparable document;

• the state, county, or other jurisdiction under the laws of which the registrant was formed, incorporated or organized;

• the period, not to exceed 10 years, during which the registrant will use the assumed name;

• statement specifying the entity for which the registration applies;

• the street or mailing address of the registrant’s principal office; and

• the county or counties in Texas where the registrant is or will be conducting business.

These requirements are designed to give the public notice of who to contact if all communications the business has used to communicate with the public is the assumed name.

When does the certificate have to be renewed?

A certificate is effective for a term not to exceed 10 years from the date the certificate is filed. A certificate is void at the end of the certificate’s stated term, unless within six / See Law, Page 47

THE PROOF IS IN THE PUDDING

A resident files a complaint to dispute charges and overturn an eviction.

A RESIDENT FILED a complaint with the Houston Apartment Association to dispute more than $4,000 of charges and have an eviction overturned. Enclosed were copies of the lease and a revised final account statement. The resident’s final account statement showed charges for a new refrigerator, stove and attorney fees. The resident forwarded HAA the maintenance requests she filed while living in her apartment with responses from management.

HAA reached out to the apartment property and passed along the information and that response was forwarded to the resident. Enclosed in the management’s response were copies of the application, move-in condition form, resident ledger, lease and pictures. While management did provide move-out pictures, they did not provide invoices for the replacement refrig-

erator or stove. They also did not provide proof of filing an eviction related to the attorney fees listed on the residents final account statement. Management did provide statements showing the resident had not paid her last month of rent along with utility fees.

The case was heard during a Resident Relations Committee meeting where the committee decided in favor of management but with revisions. The committee removed the replacement refrigerator charge of $749 and the replacement stove charge of $550. Management did not provide invoices to support those charges. The committee also removed the legal charges of $241 because it was not stated in the lease and management did not provide proof that an eviction was filed. The committee also credited $100 to the security deposit of $300 because the lease

stated the security deposit as $400. After the revisions were made, and with other charge justified, the resident owd the property $2,807.

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

Saturday, October 21 11 a.m. to 4 p.m.

Humble Civic Center

Alpha Restoration

Redevelopment

Clutch City is coming in HOT!

Mark your calendars for HAF’s 32nd Annual Chili Fest

There will be teams serving up their best chili and all kinds of activities for kids and adults. Plus, the best chili, costumes and booths can win BIG! • Pumpkin Patch • Rock Wall •

Shaved Ice • 30 ft Mega Slide • Bungee Run • Face Painting •

Balloon Artists • and much more!

Tickets are a smoking-hot steal for this all-inclusive event!

Adult - $20 prepaid, $30 on site, Child (5-12) - $15 prepaid, $20 on site, Kids 4 and under - Free!

Interested in entering the Chili Cook-off Contest? Contact events@haaonline.org for details on how you can get cooking!

Reserve your tickets at www.haaonline.org/chilifest

Poolsure

Over 21 Wristband Sponsor Lowe’s Pro Supply

Bill Dinerstein Memorial Golf Tournament

Join

Check-in opens at 7:30 a.m. with a breakfast buffet. Competitive Shotgun start at 9 a.m.

Non-competitive Shotgun start at 9:45 a.m. 19th Hole Reception & Lunch hosted after play.

NEW this year, choose between two courses!

Non-Competitive Course - $600 for team of four

If you are new to golf or don’t want to take it as serious as the standard tournament, but still want to raise money for the HAA PAC, you can choose to play the 9-Hole Non-Competitive Course. Your team will not have to keep score, but you will still get to play and have fun with your colleagues and interact with the 9-Hole Course Hole Sponsors.

Competitive Course - $800 for team of four Tournament prizes awarded for 1st, 2nd and 3rd place, net scores. To have your team score counted, you must have at least two owner/management per team. Prizes for closest to pin and longest drive.

Registration fee includes golf fees, breakfast, lunch, and beverages during play. The registration fee is also a contribution to the HAA PAC, and therefore must be personal, not corporate. All tournament winners and sponsors will be recognized in the ABODE Magazine.

*Please note this event is open to sponsors and players only, no spectators.

Monday, October 2 Sugar Creek Country Club

420

On the Scene with the HAA PAC

HAA PAC Luncheon

Tuesday, July 25 at the HAF Dinerstein Reed Prokop Education Center

Sponsored by Redevelopment Services

The HAA Political Action Committee hosted Houston City Council Candidates for At Large Position 1. PAC members interviewed the following candidates for this position in the order they are photographed below: Melanie Miles, Julian Ramirez, Leah Wolfthal, and Conchita Reyes. Ultimately, the PAC chose to refrain from making an endorsement in this race given the high number of qualified candidates and decided to continue to monitor the race through a likely run-off at the end of the year.

WE’RE ALL ABOUT BETTER GOVERNMENT

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

SEPTEMBER

4

HAA Offices Closed

Monday, September 4

Closed in observance of Labor Day

6 New Supplier Orientation

Wednesday, September 6

10 a.m. to 11 a.m.

Via Zoom

All new supplier members or representatives can attend this online orientation. Learn how to get involved and take advantage of member benefits.

Membership Renewal Rally

Wednesday, September 6

1:30 p.m. to 3 p.m.

Kirby Ice House Memorial

1015 Gessner Road

Join the Go-Getters for a membership drive to recruit expired suppliers! It’s easy and fun! Contact members@haaonline.org for details and bring your renewed members to the event to celebrate!

Hosted by the Go-Getters Committee

Ambassador ONE Society

Wednesday, September 6

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

Kirby Ice House Memorial 1015 Gessner Road

Supplier partners can join this committee for HAA Ambassadors to find out how to promote HAA Events, contact properties to survey them on benefits, and network with other supplier partners. Supplier members only.

6-7

CAMT: Certified Apartment Maintenance Technician Begins

Wednesday, September 6 and Thursday, September 7 9 a.m. to 5 p.m.

See www.haaonline.org for details.

Sponsored by AAA Plumbers, Century A/C Supply, Foundation Specialists, and Houston Colors Painting & Resurfacing

7

14

21

Supplier Education Program

Thursday, September 7

2 p.m. to 4 p.m.

A FREE informative session specifically for multifamily suppliers. See Page 24 and https://www.haaonline.org/ supplierprogram for details.

Sponsored by the Product Service Council

Legal Lowdown

Thursday, September 7

3 p.m. to 4 p.m.

Via Zoom

See www.haaonline.org/events for details.

Sponsored by Gambit Construction

8

ACES Luncheon

Friday, September 8

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

Perry’s Steakhouse – Memorial City See Page 23 for details.

Sponsored by Gambit Construction and Matrix Construction

12-13

CPO: Certified Apartment Pool Operator Course (English edition)

Tuesday, September 12 and Wednesday, September 13 See www.haaonline.org/events for details.

9 a.m. to 5 p.m.

Sponsored by Massey Services

Leasing 101

Tuesday, September 12 and Wednesday, September 13 See www.haaonline.org/events for details.

9 a.m. to 5 p.m. on Tuesday

9 a.m. to Noon on Wednesday

13

Resident Relations Committee A Meeting

Wednesday, September 13

2 p.m. to 4 p.m. Closed Committee Meeting Via Zoom

Baytown Region Meeting

Thursday, September 14

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

Registration starts at 11 a.m. The program and lunch begin at 11:30 a.m. This event is open to onsite personnel and management only. This event is free, but we kindly ask you to RSVP yourself and/or team members. More information to come. Visit www.haaonline.org/ outreach meetings for up-to-date information. Contact education@haaonline.org to RSVP.

Sponsored by Houston Colors Painting & Resurfacing

HAA Membership 101 Webinar

Thursday, September 14 12:30 p.m. to 1:30 p.m. Learn how to get involved and take advantage of member benefits. Contact members@haaonline.org for details.

Sponsored by Steward Trash Valet

20

Avenues: Leadership Lane – 3 Next Level Leadership with Debbie Phillips

Wednesday, September 20

9 a.m. to Noon

See Page 25 for details.

Sponsored by Best Plumbing

Featured Event: Maintenance Appreciation Night

Wednesday, September 20 5:30 p.m.

Pitch 25 and Shell Energy Stadium

See Page 19 for details.

Sponsored by Camp Construction Services, Ferguson Facilities Supply, Johnstone Supply, The Liberty Group, Lincoln Jacob Construction and Massey Services

IROC: Independent Rental Owners Council Breakfast

Thursday, September 21

8 a.m. to 10 a.m. Education specifically for Independent Rental Owners, See www.haaonline.org/events for details.

Sponsored by XXL Construction

Go-Getter Meeting

Thursday, September 21

4 p.m. to 6 p.m. El Tiempo Cantina See Page 60 for details.

Sponsored by IKO Sales and J National Contractors

28

HAA Leadership Lyceum

Thursday, September 28

12:30 p.m. to 3:00 p.m. Closed Education Session

Contact Susan at shinkley@haaonline.org for details.

UNLESS OTHERWISE NOTED,

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

Please

OCTOBER

2

Bill Dinerstein Memorial Golf Tournament

Monday, October 2

7 a.m. to 3 p.m. Sugar Creek Country Club

See Page 17 for details and sponsors.

4-6

IROP: Independent Rental Owners Course

Wednesday, October 4 to Friday, October 6 9 a.m. to 5 p.m.

Education specifically for Independent Rental Owners, see www.haaonline.org/events for details.

Sponsored by Gambit Construction and Guardian Construction

4

Avenues: Maintenance Blvd - 2 Trends in Maintenance - Personnel, Service, Technology and Tools with Mark Cukro, Plus One Inc.Service Team Training

Wednesday, October 4 9 a.m. to Noon

See Page 22 for details.

Sponsored by Century Air Conditioning Supply

New Supplier Orientation

Wednesday, October 4 10 a.m. to 11 a.m.

Via Zoom

All new supplier members or representatives can attend this online orientation. Learn how to get involved and take advantage of member benefits.

Ambassador ONE Society

Wednesday, October 4

3:30 p.m. to 5:30

Kirby Ice House Memorial 1015 Gessner Road

Supplier partners can join this committee for HAA Ambassadors to find out how to promote HAA Events, contact properties to survey them on benefits, and network with other supplier partners. Supplier members only.

5

Legal Lowdown

Thursday, October 5

3 p.m. to 4 p.m. Via Zoom

See www.haaonline.org/events for details.

Sponsored by Foundation Specialists

9 HAA Offices Closed

Monday, October 9

Closed in observance of Indigenous Peoples Day.

10

CALP: Certifed Apartment Leasing

Professional Begins

Tuesday, October 10 9 a.m. to 5 p.m.

Courses are held on four consecutive Tuesdays.

Sponsored by Best Plumbing

11

Avenues: Marketing Place - 3 October 11

Say YES to the Address with Leah Brewer, Full House Training

Wednesday, October 11

9 a.m. to Noon

See Page 22 for details.

Sponsored by AAA Plumbers

Resident Relations Committee B Meeting

Wednesday, October 11

2 p.m. to 4 p.m.

Closed Committee Meeting

Via Zoom

12

Richmond/Rosenberg

Region Meeting

Thursday, October 12

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

Contact outreach@haaonline.org for details.

Sponsored by Earthworks

16-18

CAMT: Certified Apartment

Maintenance Technician

Continues

Monday, October 16 through Wednesday, October 18

9 a.m. to 5 p.m.

Sponsored by AAA Plumbers, Century A/C Supply, Foundation Specialists, and Houston Colors Painting & Resurfacing

17

CALP: Certifed Apartment Leasing

Professional Continues

Tuesday, October 17

9:00 a.m. to 5:00 p.m.

Courses are held on four consecutive Tuesdays.

Sponsored by Best Plumbing

19

Avenues: Maintenance Blvd - 3

As the Apartment TurnsPreventing Soap Opera Drama in your Apartment Turn Program with Chris King-Dye, Full House Marketing

Thursday, October 19

9 a.m. to Noon

See Page 22 for details.

Sponsored by Century Air Conditioning Supply

21

Featured Event:

2023 Annual Chili Fest

Saturday, October 21

11 a.m. to 4 p.m.

Humble Civic Center Arena

See Page 16 for details and sponsors.

24

CALP: Certifed Apartment Leasing

Professional Continues

Tuesday, October 24

9:00 a.m. to 5:00 p.m.

Courses are held on four consecutive Tuesdays.

Sponsored by Best Plumbing

31

CALP: Certifed Apartment Leasing

Professional Continues

Tuesday, October 31

9: a.m. to 5 p.m.

Courses are held on four consecutive Tuesdays.

Sponsored by Best Plumbing

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

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

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

Did they pay their rent?

Attendance for this event is open to property supervisors, executives, and program sponsors only.

Join us in "The Well-Lived Leader: Where Impact and Well-Being Meet" and unlock the secrets to aligning your leadership style with your core values and purpose. Learn to lead with authenticity and passion, transcending the traditional boundaries of leadership.

The Well-Lived Leader: Where Impact and Well-Being Meet

ACES Luncheon

Friday, September 8

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

Program Fee: $55

Perry's Steakhouse & GrilleMemorial City 9827 Katy Freeway, Houston, TX 77024

Registration closes Thursday, September 7 Register at www.haaonline.org/events.

Thanks to Our Program Sponsors: Gambit Construction and Matrix Construction

Presented by Barbara Savona, CEO, Sprout Marketing

Suppliers: Spend your afternoon learning about multifamily management budgets and how to build and maintain relationships with management.

Know Their Budgets, Build your business

Speakers (from top left):

Derek DeVries, CAS, EpicHTX Construction

Billy Griffin, WeDoTrash

Betsy Marshall, CAPS, CAM, Tradewind Residential

Sponsored by the HAA Product Service Council

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

HAA Supplier Education Program

Thursday, September 7

Registration: 2 p.m. to 2:30 p.m.

Announcements: 2:30 p.m. to 2:45 p.m.

Multifamily Budgeting: 2:45 p.m. to 3:15 p.m.

Building/Maintaining Relationships with Multifamily Management: 3:15 p.m. to 4 p.m.

HAF Education Center 4810 Westway Park Blvd. (located off Clay Road and the Beltway)

Pre-Game Happy Hour

5 p.m. to 7:30 p.m.

Pitch 25- 2120 Walker St. (across from Shell Energy Stadium)

Wednesday, September 20

Houston Dynamo vs. Whitecaps Game

7:30 p.m.

Shell Energy Stadium, 2200 Texas Ave., Houston, TX 77003

$65/person

Sponsored by Camp Construction Services Ferguson Facilities Supply Johnstone Supply

The Liberty Group Lincoln Jacob Construction Massey Services

Celebrate our Dynamic Maintenance professionals with the Dynamo Maintenance Appreciation NIGHT

Treat your teams to a night out with the Houston Dynamo as they take on the Whitecaps.

Registration includes access to the Pre-Game Happy Hour, with complimentary heavy appetizers and your first drink, and one reserved seat to the Dynamo vs Whitecaps game in our HAA section.

CASH GIVEAWAYS: All maintenance professional attendees will be entered into two drawings for $500! Winners will be announced at the pre-game happy hour. *Must be present to win

Please note: This event is open to management, maintenance professionals and sponsors only. Visit www.haaonline.org/events for details and to register.

DIRTY JOBS

Training the next generation of maintenance techs. The rental housing industry is battling other sectors for skilled maintenance technicians looking for growth and career development.

Reprinted with permission from the National Apartment Association / August 7, 2023

Like many industries, rental housing is struggling to find, train and retain maintenance team members. Proactive organizations are tapping into a diminishing supply of skilled workers through training, apprenticeships, outreach programs and outside-ofthe box strategies.

During the 2023 Apartmentalize education session, “Dirty Jobs: Training the Next Generation of Maintenance Techs,” industry leaders Chris Caramanica, Lori Agudo, Doug Geiken and Brianna Mack discussed their organizations’ recruitment, training and retention efforts.

Virtual Training Platform

“Maintenance teams have always felt like the support they received is less than office teams. There’s no training, no clear expectations,” said Agudo, Director of Training and Talent Development at Royal American Management, who started a virtual training program last year for maintenance associates. “We decided to implement an immediately actionable item — a maintenance training checklist for new hires. It creates a firm foundation of policies, service contracts, site maps and essential contacts.”

The virtual program exposes participants to new concepts like preferred vendors, reputation management and soft skills: conflict resolution and customer service. The training emphasizes communication, with morning check-ins and end-of-day recaps, to help bridge the gap between the maintenance shop and leasing office. Royal American also established a task force to review training challenges and successes, with revolving members for a continually fresh perspective.

Corporate Training Center

Lloyd Companies took a hands-on approach to maintenance training and recruitment, developing its own Lloyd Training Center to train new maintenance technicians. The center features working appliances and other home and property components that maintenance associates routinely service.

“If you invest in your team and think outside of the box, you’re going to reap a lot more benefits than you ever thought you could,” said Geiken, Regional Maintenance Manager for Lloyd Companies.

Lloyd Companies also restructured its maintenance teams to save time and reduce staffing needs. Teams are created geographically and consist of a regional manager, man-

ager, preventive maintenance manager, team lead, technician and technician in training. Geiken said the pod structure helps to provide the necessary support and shadowing opportunities for new maintenance associates.

Association-Sponsored Workforce Training

The Arizona Multihousing Association (AMA), along with affiliate partners, developed a four-week, hands-on maintenance training program designed to attract new talent for its owner/operator members. Mack, AMA Professional Development Director, said the training provides life-changing skills and opens new doors in terms of employment and lifestyle.

“We’re seeing an increase in people who might need a career pivot or restart, and through this program some participants have landed jobs with onsite housing,” Mack said. “The training program promotes self-esteem growth and helps participants to connect the dots between education and opportunity.”

Participants graduate with not only relevant industry experience and training, but 73% are also hired after graduation and 43% earn their Certificate for Apartment Maintenance Technicians (CAMT).

With the cross-industry competition for skilled maintenance technicians, offering competitive pay and benefits isn’t enough. Training programs that position participants for employment and career growth can help tip the scales.

“We have a maintenance professional shortage, and we need to do something about it,” said Caramanica, Director of Facilities for WinnCompanies. “Maintenance professionals want training and they’re willing to learn.”

Doug Pike is a Content Specialist for LinnellTaylor Marketing.

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

On the Scene with the HAA Expo Committee

Expo Committee Appreciation Party

Thursday, July 6 at Perry’s Steakhouse & Grille

The 2023 HAA Education Conference & Expo Exhibitor Chair Joey Rodriguez and the top producing members of the committee enjoyed an afternoon celebration in appreciation of their hard work. Congratulations to our Top Producers:

1st Place winner of $500: Liz Levins – 2,289 points!

2nd place winner of $250: Amanda Kelly – 1,978 points

3rd Place winner of $125: Arely Pena – 1,779 points

Top Teams:

1st place: Liz Macias, The Succulents – 8,153 points

(Record breaking points)

2nd place: Nichole Aldrich, Winning Willows –

1,949 points

3rd place: Valerie Lacy, Blame It All on My Roots –

1,746 points

4th place: Deborah DeRouen, Tree Huggers – 1,187 points

Rookie of the Year: Arely Pena

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

THE BELLE MEADE AT RIVER OAKS

Mid-rise Built Between 2000 and 2015 Property of the Year

Property: The Belle Meade at River Oaks

Owner/Management: Grayco Partners Management

Location: 2929 Westheimer

Units: 119

Web: www.thebellemeade.com

Photos provided by The Belle Meade at River Oaks

The Belle Meade at River Oaks community is a beautiful brick building with great views of downtown and the Galleria. Residents can enjoy the heated pool, lounge and business center, fitness center and dog park. The community also offers residents 24-hour emergency maintenance, several amenities, resident events and exceptional customer service. Inside the newly renovated homes you can find real hardwood floors, marble quartz countertops, wine chillers, private balconies, floor to ceiling windows, powder rooms and much more.

The team at The Belle Meade at River Oaks cares about the community around them. They volunteer at The Houston Food Bank and collect many gifts through the Holiday Angel Tree each year, and residents are very active in volunteering for the Houston Rodeo. The team also encourages pet adoption by offering free pet fees and deposits for those who adopt in November and December each year.

The owners of The Belle Meade at River Oaks have dedicated a great deal of capital to renovate the interiors of the apartments and the common areas, and it shows. With the hard work of the team not only did the renovations get complete smoothly, but they have made a tremendous impact on the financial performance of the property with a 16% year over year increase in controllable NOI.

Congratulations!

Each month, On Site with ABODE takes a closer look at the winning HAA Honors Awards properties. This month, we visit two of our winners for 2023. See future ABODEs for more of our honorees.

GABLES UPPER KIRBY

100-150 Units Property of the Year

Property: Gables Upper Kirby

Owner/Management: Gables Residential

Location: 2305 West Alabama Street

Units: 145

Web: www.gables.com

Photos provided by Gables Upper Kirby

Gables Upper Kirby provides luxurious apartment and loft-style living in the heart of Houston’s desirable Upper Kirby neighborhood. With two fitness and business centers, a resort-style pool with a grilling area, dog park and electric car charging stations, you have everything you need right in the apartment community. And if you do find something you need, the community has restaurants, coffee shops, boutique shopping, bars and a Whole Foods within a quarter mile radius.

The staff and community at Gables Upper Kirby learned to overcome challenges during the 2021 winter storm. The freeze caused several sprinkler heads to burst, flooding apartment homes on Christmas Eve. The Gables Upper Kirby maintenance team and regional service manager jumped right in and started doing water extractions while the community manager did not hesitate to make sure she called each resident affected to give them peace of mind.

Gables Upper Kirby wants its residents to know they are cared for. They offer a 24hour maintenance response, and if they don’t respond within 24 hours, residents will receive a credit on next month’s rent for each full or partial day the request is not met. Every month, Gables Upper Kirby also hosts events for residents to help them feel connected to the community. Gables Upper Kirby earned IREM® Certified Sustainable Property certification in 2022! To earn the certification, a community must first meet key baseline requirements, and then earn necessary points across energy, water, health, recycling and purchasing categories. To celebrate, the property has a yearly Gables Day!

Congratulations!

The Best of the Best in Maintenance

The HAA Honors Awards recognizes members for their commitment to their communities and the apartment industry. Here are the 2023 Houston Apartment Association Honors Award recipients for winning service.

Maintenance Supervisor of the Year, Multiple Properties

Asmir Medrano, CAMT, Summit Property Management

Asmir Medrano has been the maintenance supervisor for Summit Property Management for two years and with his apartment communities, The Landing at Clear Lake and The Legacy at Clear Lake, for 40 years.

“I started out as a porter back in 1983 and I’ve been moving up to make ready maintenance assistant and maintenance supervisor. I've been a maintanence supervisor for the last 30 years.”

Summit’s Lindsay Torres-Smith stated that Asmir knows the properties inside and out and has one of the most structured and organized teams in the company. His maintenance expenses for the 408 units he maintains average 18.2% below budget, with 243 average work orders per month and 191 make-readies turned. Most work orders are completed within 24 hours, and he rarely has more than a few work orders open at either property at one time. Asmir oversees four employees, with one service technician promoted to service

manager at a sister community and has no turnover in 2022.

In August 2022, the property experienced a fire caused by lightning. An entire building was lost. Asmir was the first person on the scene and worked to help get all the people out of their homes. He stayed for hours making sure the area was secure and ensuring the residents were okay.

Asmir is a Certified Apartment

Maintenance Technician with tons of industry knowledge and is seen as a leader in Summit’s region. Many of the Summit service managers go to him for help, and he is always willing to lend a helping hand and give them guidance. He is HVAC and CPO certified.

When asked what sets him apart, he answered, “I think my dedication. I’m always there. I’m always trying to go beyond what’s expected from me and I always try to go the extra mile. Even if I’m on vacation, I’m always available, a phone call away.”

Congratulations, Asmir!

Maintenance Supervisor of the Year, Single Property Jaime Alvarado, CAMT, Venterra Realty

Jaime Alvarado is a maintenance manager mentor for Venterra Realty’s Preserve at Colony Lakes. He has been in the multifamily industry for 15 years.

“28 years ago, I was working in restaurants. Someone coming into the restaurant asked if “you want to be a maintenance technician?” and I went to see what’s he was talking about, fixing A/Cs and I love it.”

He assists at struggling properties and trains new maintenance team members.

Jaime has a background in project management from working for the Red Cross and has assisted in managing capital projects for Venterra.

Jaime maintains 420 units with 290 average work orders per month and 187 makereadies turned. He leads a team of four.

Venterra’s Fabiola Reynoso said that Jaime’s contributions for the company go beyond lending a hand. He will coach and

develop team members to help them learn, grow and gain promotions. He encourages members to further their education and has helped at least six team members get promoted in the time he has worked for Venterra.

Jaime has also contributed his time to translating training modules in Spanish to teach his fellow team members and ensure they understand the material. He created his own training classes for electrical, plumbing and HVAC that he holds at his property for other team members within the company. He leads the hands-on classes.

He was named Venterra’s 2021 Maintenance Manager of the Year.

Jaime has earned his Certified Apartment Maintenance Technician credential, is an assistant project manager in PMI and EPA, and is CPO certified.

Congratulations, Jaime!

“You have to get all your certifications needed for the job … never think that you know it all, because there’s always room for learning.”

– Asmir Medrano

“A lot of people, they speak Spanish, but they come from different countries … so really we need to understand different and different ways, to again have a good group.”

– Jaime Alvarado

Maintenance Technician of the Year

Victor Ramos, Abbey Residential

Victor has been in the multifamily industry for 10 years and a maintenance professional for Abbey Residential since 2017. He oversees maintenance supervisor duties and three team members for the 396 unit The Abbey at Spring Town Center.

Victor started out in make ready, was promoted to assistant and then lead maintenance in November 2022.

As an assistant maintenance tech, he often took on the responsibilities of the supervisor role, so his promotion was seamless. The residents at The Abbey at Spring Town Center love him and sing his praises verbally and through online reviews. He takes pride in his work and ownership of his property, working side-by-side with his maintenance team and willing to jump in and help whenever needed.

Abbey Residential’s Dina Hooper stated, “Victor inherited a make ready board that was behind and not well organized. At the time, most of the vacant apartments had not been scheduled or even inspected to

prepare for make ready. Since taking over as lead maintenance, he has organized how the process works and is always on top of each apartment and whit is needed to complete them in a timely manner with few issues and call backs. … At this time, we have 28 vacant homes and only eight are pending to be finished with the turn process.”

His property averages 247 work orders per month and 50 makereadies turned.

Victor’s manager calls him dependable, reliable, friendly, supportive, customer service oriented. “Victor is a Maintenance Machine and can do almost anything!”

Because of his accomplishments and his attitude, willingness to learn and his go-getter mind set, Victor won Maintenance Technician of the Year at the Abbey Residential Awards Dinner in New Orleans this past April.

Congratulations, Victor!

On Site Maintenance Support of the Year Maria Posada, Summit Property Managment

Maria Posada works as a porter and make ready professional for Summit Property Management’s 256 unit The Domain at Ellington.

Maria has been in the apartment industry for 22 years. She joined Summit when they acquired the property in October 2021. Her previous experience was as a housekeeper. When her maintenance supervisor was approached to come onboard during the acquisition, he did not want to leave her behind. With no housekeeper positions available, she was asked if she would be interested in being a porter. Without hesitation, she said, “I’ve never done it , but I can learn!” and she truly has.

She started off slowly and helped with small items like hardware installation. Now she is regularly assisting in full renovation make readies and rarely has anything missing on her inspections. She has also learned how to do basic work orders and has started dabbling in AC repairs.

Lindsay Torres-Smith says, “Maria is the hardest working porter I have in my region. She picked up the job with no issues and has been very successful in her role. She has to maintain three pools on a daily basis and they are always gorgeous. Her grounds are rarely seen with trash, and she is always there to assist in any way she can. She goes above and beyond by making sure the office and amenities are all cleaned on a daily basis … I am truly impressed by her everyday. She is always willing to volunteer wherever needed and never afraid to try somehting new. She keeps the other team members organized and is on top of the make ready process for the whole property. If I ever need to know what’s going on with a unit, she will always have the answer.”

She has turned/overseen 147 make readies for the property.

Congratulations, Maria!

The Best of the Best Suppliers

The HAA Honors Awards recognizes members for their commitment to their communities and the apartment industry. Here are the 2023 Houston Apartment Association Honors Award recipients for supplier service.

Supplier of the Year

Marivel Bownds, CAS, Valet Living

What is your job title and what do you do?

I am regional sales manager for Valet Living, and I oversee a sales team of 13 that encompasses the Houston, Austin and San Antonio markets.

How did you get your first job in the apartment industry?

I was a few months out of college and looking for a full-time job. My cousin, who was a leasing agent at the time, suggested that I apply to work at For Rent Magazine. Her former manager had just left being a property manager to go work there, and she knew they were hiring for other positions. I sent my cousin my resume to forward over and then the rest is history! I ended up getting the product manager position overseeing For Rent’s Spanish publication Para Rentar. I stayed at For Rent for eight years before moving over to Valet Living.

How did you get to where you are now in your career?

By being persistent and always trying to find ways to learn and grow as both a colleague and leader. If I didn’t know how or why things had to be done a certain way, then I wanted to learn so I could understand and/or try to find ways to improve things. I also had to be okay with change and learned to welcome it.

What are you working on right now?

Balancing! Creating a healthy balance between my career and my family.

What is an important quality or skill for people to work in your job position?

Flexibility! You must be flexible and adaptable to change. Company initiatives can quickly change based on the economy, market or a global pandemic.

What do you like the most about working in the apartment industry?

All the relationships I have made over the last 17 years! It’s a large but small community, and I have made some incredible friendships.

What is the biggest lesson you have learned in your career so far?

To pause! When things get hard or just overwhelming, it’s okay to pause and reflect. Sometimes, you even must walk away from it and come back to it the next day to tackle. I also have learned to look at every situation with a positive intent.

What do you consider your greatest professional success?

When I was able to promote one of my team members to a senior sales position. A year prior to this promotion, I was not sure she was ready to be moved into a higher role, then COVID happened, and it caused a hiring freeze. Which was the best thing that could have happened because she grew leaps and bounds. She became a leader within our team and started to display the additional characteristics that the role needed aside from being a top sales performer. When the role was reopened, I had no doubts she was ready, and it was an honor to promote her knowing she was the best person for the position!

What have you been involved with for HAA?

The first committee I ever joined was the Ambassador ONE Society and I continue to be a part of the committee. I think it is important for supplier

“When things get hard or just overwhelming it’s ok to pause and reflect. Sometimes, you even must walk away from it and come back to it the next day to tackle.”

– Marivel Bownds

partners to network together and help each other grow in our industry. I was also a co-captain for an Ambassador team for about five years and then co-chaired the committee from 2019-2021.

I am involved in the Community Outreach Committee and previously co-chaired the Sports Challenge for three years. I’ve been part of the Careers Committee, which I think is a valuable committee that works to bring more people into our industry. I have also been a member of the Product Service Council since 2011.

What do you think set you apart from being chosen for the award?

What sets me apart would be the additional volunteer roles I have taken on outside of HAA. Over the last six years, I have been an active board member for my kid’s school PTO. Currently, I serve as the president for my daughter’s elementary PTO and as secretary for my son’s middle school PTO. When I became a mom, I knew it was important to me to be involved with their schools and sport activities. As a woman in a leadership role, I think it is important to be a role model for young girls and teach them to be independent and strong. Which is why I have been a co-troop leader for my daughters’ Girl Scout troop for the past five years.

What are your plans for your future?

My plans are to continue growing as a person and to continue to have a willingness to learn. I truly believe when you stop learning, you stop growing. I want to continue my involvement in both multifamily and my community.

What advice do you have for someone who is considering a career in multifamily?

If coming into multifamily as a supplier partner, I would say show up and keep showing up to all industry events. Keep meeting people and don’t get discouraged. It’s a rewarding industry if you get involved and keep putting yourself out there to network. Rome wasn’t built in a day, and neither is your career. You will get out of it as much as you put into it.

Rising Star Supplier of the Year

Xochitl Flores, CAS, Church Pool Services and Church Foundation repair

What is your job title and what do you do?

Business development for Church Pool Services and Church Foundation Repair. I help expand the business, find new ways to help the business grow, develop and retain partnerships with our clients – anything to make the business better and, of course, brighten peoples day. ��

How did you get your first job in the apartment industry?

A friend who was already working for an apartment community asked me to work with her as a leasing agent.

How did you get to where you are now in your career?

By believing in myself, exceeding goals, taking risks, listening to my mentors, helping others and loving what I do.

What are you working on right now?

Working on expanding my career, whether that be obtaining my CAS, hopefully joining the PSC one day, Leadership Lyceum and also learning more about the business.

“If coming into multifamily as a supplier partner, I would say show up and keep showing up to all industry events. Keep meeting people and don’t get discouraged.

Marivel Bownds

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What is an important quality or skill for people to work in your job position?

To be a good listener, business partner and a trusted advisor.

What do you like the most about working in the apartment industry?

That we have the ability to all come and work together and make it a good positive experience for our multifamily community.

What is the biggest lesson you have learned in your career so far?

To continue to challenge, push yourself to learn more about your industry and inspire others to do the same.

What do you consider your greatest professional success?

When I successfully switched over from working onsite to the supplier side and having the opportunity to build long term relationships and partnerships within the industy.

What have you been involved with for HAA?

Ambassador One Society Bee Happy Captain for two years

Next Committee Education Captain

Expo Committee

Soon to be part of the Chili Committee for this year

HAA Food Drive

Apartments Day

What do you think set you apart to be chosen for the award?

Ummm, this is a hard one. If I was to guess, perhaps it is maybe people noticing that I truly love what I do, which is giving my time to this industry whether it be through HAA or my actual work at building relationships. I have so much fun doing it and love helping others.

What are your plans for your future?

To continue to expand my education within the industry and personal life. Create a great future for my two little boys and hopefully inspire them to also love what they do and leave their leave their mark in the world.

What advice do you have for someone who is considering a career in multifamily?

I personally believe working for the multifamily industry gives you a variety of opportunities to expand your career and meet your personal goals. The industry is always changing, and it requires for you to always give back and help others in may different ways that will create a positive and impactful experience in someone’s life. It is their home, whether it be temporary or permanent, they will always remember and I think its great how we, as a community, can come together and make that happen for someone’s life.

Congratulations Marivel and Xochitl!

SUPPLIER PARTNERS SERVING TO FACILITATE GROWTH AND STRENGTHEN THE INDUSTRY.

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

www.haaonline.org/psc

“ Multifamily industry is always changing, and it requires for you to always give back and help others in may different ways that will create a positive and impactful experience in someone’s life.”

– Xochitl Flores

Image © ra2studio | iStock by Getty Images

How your staff reacts and operates during this time will be critical to determining your overall rate of resident retention. It will mean the difference between holding onto the residents you have who are paying current rates, or seeing an exodus as they look for – and find – a better deal somewhere else.

How to Retain Residents in a Falling Market

By DANIEL BERLIND, Snappt

Sometimes we believe what we want to believe.

Take the positive spin that came out of the National Association of Home Builders recently, which highlighted that apartment occupancy made a surprising comeback at the end of the fourth quarter, even though it was still in negative territory overall.

“Many developers continue to see strong demand for multifamily housing,” said Lance Swank, chairman of NAHB’s Multifamily Council, in a release, even as he acknowledged that “in some markets, supply is catching up to demand.”

The late-year bounce, of course, is a positive data point for multifamily operators to hang their hats on. But the news downplayed the industry's countervailing forces that could make occupancy an ongoing challenge for months, if not years, to come.

A changed market

Just consider the fact that developers will add 3,300 communities to the U.S. apartment market in 2023, or approximately 590,000 units, according to RealPage. That’s the most apartments to come online since the firm began tracking apartment production in the 1990s.

At the same time, asking rents have been trending down for nearly a year, since peaking in

March of 2022. By December, RealPage recorded the fourth consecutive month of an actual rent drops, at 1.6%, and noted the pace of decline was steeper than would be expected due to seasonality alone.

Now, according to Apartment List, the trend has continued into 2023.

The ILS’s national rent index fell another 0.3% in January, while its vacancy index increased to 6.1%, a full percentage point above where it was five months previously. While the corollary of 93.9% occupancy, on average, isn’t cause for alarm, it’s also below the 95% occupancy sweet spot most apartment operators aim for and spotlights how quickly the market has changed.

“2023 could be the first time in years that we see property owners competing for renters, rather than the other way around,” the report concluded.

No more captive rent rolls

How your staff reacts and operates during this time will be critical to determining your overall rate of resident retention. It will mean the difference between holding onto the residents you have who are paying current rates, or seeing an exodus as they look for – and find – a better deal somewhere else.

The reason this is so important at the staff level is because, with the exception of the early pan-

Instead of inviting residents to move, entice them to stay.

demic, the current generation of leasing staff have largely worked only in an environment of rising rents.

Indeed, “inviting your residents to move,” with a 5% to 7% annual rent increase became a mantra in the industry. Now, you need to incentivize them to stay.

That means refocusing your staff on the fundamentals of good property management, while giving them the tools they need to do their jobs. This industry is about meeting a basic human need – shelter. Doing so with an emphasis on quality and value, while balancing the need for the business to remain profitable, is the path sustainability.

Start with screening

Resident retention in this environment starts before your renters even move in.

A robust tenant screening process that ensures you get the best financially qualified tenants from the get go reduces the amount of preventable turnover in your building.

Of course, that means making sure residents have the income needed to pay the rent, using the traditional, conservative metric of 30% of their gross pay, and not the more inflated 35% that has come into vogue in recent years.

Automated screening application systems can do this for staff automatically, while simultaneously running background and credit checks on potential renters. ID verification – making sure prospects are who they say – is also critical.

But one aspect of the process has traditionally been overlooked in the multifamily industry: vetting income and financial documents to ensure they are real. Without this step, even the best resident screening systems and processes still have a gaping hole.

Rental application fraud exploded during the pandemic, with easily obtainable counterfeit paystubs and bank statements proliferating online. Today, about 12% of rental

applications contain some sort of fake documentation, which are hard to spot with the naked eye.

Rental application fraud software, which verifies the digital DNA of documents, can help staff weed them out. Doing so can cut down on preventable evictions when someone who doesn’t actually make the money they say can’t pay the rent. That not only decreases turnover while upping resident retention, it also avoids the $7,500 in costs tied to the average eviction.

The keys to resident retention

Once residents are properly verified and inside your doors, they are yours to lose. Hold onto them by developing a relationship and focusing on the fundamentals of good property management:

Sweat the small stuff. Move-in welcome kits, bottled water or free coffee in the lobby for residents, complimentary towels at the pool or in the gym and rewards such as a gift card at residency anniversaries all go a long way in letting existing renters know you’re thinking about them. Hand-written notes are particularly effective.

Keep in touch. Moving is stressful, and expensive. Once a resident moves in, check in with them – I’d argue via an actual phone call – to see how everything went. Ask them how they like the apartment, and whether any issues need attention.

Stay on top of maintenance. Surveys consistently show that residents move when the work orders they submit aren’t promptly and effectively addressed. Implement a maintenance tracking system, and ensure all work orders are initially responded to within 24 hours and completed within five days.

Ask what else you can do. After you’ve fixed whatever needs attention, check in to see what else you can do for the resident. A simple text that says, “I see your work order was completed, is there anything else we can

do for you?” will go a far way in building up good will between you and your renters.

Keep the dialogue going. When renewal is approaching, reach out to residents at least 60 days ahead of time and ask how they are doing, and whether they’ve thought about their renewal plans yet. Invite them to the leasing office to meet one on one, ask them how their living experience has been at the property and if there are any outstanding maintenance items they haven’t been able to call in or request.

Be flexible on renewals. With rents dropping, residents will be wary to extend a lease at an elevated rate. You can counter this by offering long-time residents rent freezes. “We’re happy to renew your lease at its current rate” or by giving them the choice of a shorter term at just 2.5% more.

As the apartment market changes, pivoting from an attitude of inviting residents to move to enticing them to stay will take focus and consistent attention from staff. Giving them the tools and programs they need to do so, while remaining honed in on the fundamentals of good property management can help hold onto the residents you have and keep your occupancy up in a falling market.

Daniel Berlind is the Chief Executive Officer and Founder of Snappt, a cutting-edge technology company that is eliminating financial fraud committed during the rental application process. Prior to founding Snapp, Daniel served as the President of Berlind Properties and oversaw the management of their properties from 2011 to 2017. Prior to Berlind Properties, Daniel was a professional baseball player for the Chicago Cubs and Minnesota Twins.

The reason this is so important at the staff level is because, with the exception of the early pandemic, the current generation of leasing staff have largely worked only in an environment of rising rents. Indeed, “inviting your residents to move,” with a 5% to 7% annual rent increase became a mantra in the industry. Now, you need to incentivize them to stay.

Get Involved Volunteer HAA

The Houston Apartment Association’s committees and clubs are some of the most productive tools we have to ensure that we remain the nation’s largest and most effective apartment association. Members of the association dedicate their time to lead and serve on the various clubs and committees.

Some general responsibilities of committee and club members include a commitment to attend all meetings and help develop marketing strategies

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

Education education@haaonline.org

Education Advisory Council

Events and Meetings events@haaonline.org

HAF Fundraiser Committee* NEXT Young Professionals*

Government Affairs govaffairs@haaonline.org

HAA Political Action Committee* Century Club*

Fair Housing Committee Strategic Outreach Committee

Membership members@haaonline.org

Ambassador ONE Society Go-Getter Membership Recruitment Club

Expo Exhibitor Committee* Independent Owners Connection*

Community Outreach shinkley@haaonline.org

Community Outreach Committee Product Service Council*

Resident Relations resrel@haaonline.org

Resident Relations Committee*

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

For details, visit www.haaonline.org

On the Road with HAA

Katy Region Meeting

Tuesday, July 11

Sponsored by Texas Apartment Pool Services

HAA headed out to Katy for a double bill covering local issues: “What’s Going on With 99 (An update from TxDot on the 99 expansion)” and Howard Bookstaff with “Let’s Talk Evictions.” Thank you to San Tierra Apartments, Chas Keyser and his team for hosting the event.

HAA IS REACHING OUT to better serve our members by bringing targeted networking and educational events to different parts of our 12-county service area. Contact outreach@haaonline.org to sign up for FREE, management-only events where you can learn about issues affecting your area and network with your fellow managers. Want to host an event? We are looking for member properties to host a Region Meeting. Contact lturner@haaonline.org.

Law, continued from Page 12 months preceding the expiration date, the registrant files a renewal certificate. A registrant may renew a certificate for any number of successive terms, but each term may not exceed 10 years.

The certificate should be filed as required by the Act and renewed at least every 10 years while the apartment community is still using that assumed name.

What if I have not complied with the Act?

A person’s failure to comply with the Act does not impair the validity of any contract or act by the person or prevent a person from defending any action or proceeding in any Texas court. However, the person may not maintain an action or proceeding arising out of a contract or act in which the assumed name was used until an original, new or renewed certificate has been filed as required by the Act.

In an action or proceeding brought against a person who has not complied with the Act, the court may award the plaintiff or other party bringing the action or proceeding

expenses incurred, including attorney’s fees, in locating and effecting service on the other party.

A person also commits an offense under the Act if the person conducts business under an assumed name and intentionally violates the Act. An offense under the Act is a Class A misdemeanor.

Although intentionally violating the Act is a crime in the state of Texas, the most likely effect of failing to comply with the Act will be in the context of an eviction proceeding. As stated above, a person’s failure to comply with the Act does not impair the validity of a contract. Consequently, if your lease is in the name of Sunnyside Woods Apartments, but the property is owned by Sunnyside Woods LLC, the lease will still be in effect even if Sunnyside Woods did not properly comply with the Act by filing an assumed name certificate.

However, since the Act provides that a person may not maintain an action or proceeding arising out of a contract until the assumed name certificate has been filed, if Sunnyside Woods did not comply with the Act, the judge would be correct in ruling that

the eviction cannot go forward until a certificate is filed. This does not necessarily mean that the judge should dismiss the case, but the judge could abate the case until a proper certificate has been filed.

In light in today’s environment regarding evictions, it is not unusual for a judge to grant legal aid’s motion to dismiss the case if the assumed name certificate was not filed. Consequently, if your lease is in the name of the assumed name (such as “Sunnyside Woods Apartments”) or you have used the assumed name as the owner’s name in the notice to vacate or petition for eviction, you should be prepared to show your assumed name certificate to the judge.

Evictions have been increasingly confusing and complicated with various technical defenses regularly asserted by, or on behalf of, residents. Don’t be caught off guard! Be sure that the entity that owns your apartment community has properly filed an assumed name certificate.

Want more Howard? He’s online! Go to http://issuu.com/haa_abode for past columns.

HAA SUPER Ninten-BOWL Tournament

Friday, August 1 at Copperfield Bowl

Award sponsored by American Fire Systems

Lunch sponsored by Chadwell Supply and Massey Services

It was “Game On” as a recording-breaking 400+ HAA members scored big for the 2023 tournament.

Tournament Winners:

1st Place – Greystar

2nd Place - Century A/C Supply

3rd Place - Chadwell Supply

Male MVP - Shane with Dixie Carpet Installations

Female MVP - Tristen with Summit Property Management

Costume Contest Winners:

Best Female Costume - Debbie Sulzer, Francis Property Management

Best Male Costume – Luis with Better World Properties

Best Team Costume - Q10 Property Advisors

Special Recognition to Dixie Carpet and Summit Property Management for their SUPER team costumes! For more photos, see www.haaonline.org

On the Scene Photos by ABODE STAFF

HAA SUPER Ninten-BOWL Tournament

On the Scene Photos by ABODE STAFF

HAA SUPER Ninten-BOWL Tournament

NEXT Casino Night

Tuesday, July 18 at the Ballroom at Tanglewood

The The HAA NEXT Young Professionals Committee and HAA high rollers put on their finest Great Gatsby gear and went all in to raise money for the HAA PAC.

Thanks to our sponsors and “High Roller Dealer” President Stephanie Graves.

High Rollers Table Sponsor

Crestmark Construction

Bar Sponsors

Guardian Construction

Merit Roofing & Construction

Pit Boss Sponsors

EPICHTX Construction

Guardian Construction

Photobooth Sponsor

Hoffer Furniture

Welcome Sponsor

SafeRent Solutions

Table Sponsors

AAA Plumbers

ATI Restoration

Century A/C Supply

Ferguson Facilities Supply

FFH Inc DBA Liberty Builders

Ideal Towing

J National Contractors

Magna Pest Solutions

Valet Living

WeDoTrash

MEET THE NEXT

GENERATION OF

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

OWNERS

Bk Verde LLC

Kusum Kanji

206 Plaza Verde Drive

Houston, TX 77038

(510) 461-1643

Plaza Verde Condominiums

Crawford W Kimble Senior Living

Elmo Johnson

1025 Saulnier St

Houston, TX 77019

(832) 922-1303

Crawford W Kimble Senior Living

Dayton Villa Apts LLC

17101 Preston Road #105

Dallas, TX 75248

(856) 996-5380

The Villa Dayton

Elmington Property Management

Tamara Spaulding

1030 16th Ave S #500

Nashville, TN 37212

(615) 490-6700

Ivy Point Richmond

Ivy Point Friendswood

First Communities Management Inc

Toni Stranyak

4920 Magnolia Cove Drive

Humble, TX 77345

(404) 252-8900

Kings Cove

Flournoy Properties Group

Nichole Martin

1100 Bookstone Centre Pkwy

Columbus, GA 31904

(706) 243-9448

Neuhaus

Hamilton Point Investments

Vernessa Badley

2 Huntley Rd

Old Lyme, CT 06371

(860) 598-4300

Urban Oaks at Conroe

Livingo Communities LLC

Chaim Perl

400 Rella Blvd #165

Montibello, NY 10901

Virtuo Med Center

Nord Group

Baruch Teitelbaum

183 Wilson St #358

Brooklyn, NY 11211

(718) 925-2673

Huntington Glen

Toro Place

Miramar Townhomes

Mosaic

La Solera

The Avenue

Referred by Natalie Spratt, NALP,CAM, IROP

ResProp Management

Anna Bankston

1101 W 34th St #323

Austin, TX 78705

Briarwest

Milano Apartments Standard in the Heights

Tom Kitching

Tom Kitching 32810 Couples Court

Magnolia, TX 77354

(713) 829-8145

Top Management LLC

Catherine Do

1169 Taos Lane

Houston, TX 77070

(703) 477-5623

UA Waterfall Apartment LLC

Mark Shen 7502 Corporate Drive

Houston, TX 77036

(713) 981-7701

Waterfall Park Apts

SUPPLIERS

Altus Group Morgan Atkinson

10497 Town and Country Way #600 Houston, TX 77024 (713) 341-3513

Tax Consultants-Ad Valorem, Real Estate Consultants

Assa Abloy HHI - Kwikset

Jacob Frye

319 Oates Road #E

Mooresville, NC 28113

(828) 638-6988

Doors & Door Products, Locks & Locksmiths

Command International Security Inc

Naylon Farlough

3648 Cypress Creek Pkwy #229 Houston, TX 77068 (281) 766-8804

Security Guard/Patrol Service, Bodyguard Service

DLP Waste Solutions LLC

Gabriel De La Puente

14537 Still Meadow Drive Houston, TX 77079

(832) 367-2354

Trash Service - Valet, Garbage Collection

Hartland Roofing & Construction

Stephen Edwards PO Box 3298

Conroe, TX 77305

(936) 234-5824

Roofing Contractors, Siding Contractors

Referred by Mynde Bruhn, CAM

Helvex USA Inc

Bella Vignola 2400 McCue Road #157

Houston, TX 77056

(210) 417-6023

Plumbing Fixtures/Parts/Supply, Plumbing Equip & Supplies

Lawn John

William Van Rickley

PO Box 18032

Sugar Land, TX 77498

(713) 492-6306

Lawn Maintenance, Landscape Designers

M M Painting LLC

Michael Matsree

5090 Richmond Ave #155

Houston, TX 77056

(713) 320-7779

Fire/Water Damage Restoration, Construction Mgmt-Consultants, Remodeling & Repair-Building Contractors

Spot Clean Carpet Care Inc

Irene Palacios

PO Box 421406

Houston, TX 77242-1406

(281) 341-7100

Resurfacing, Carpet Cleaning

Sprout Marketing

Barbara Savona

307 S Washington

Fredericksburg, TX 78624

(866) 408-2418

Marketing Consultants & Services, Marketing Products

Surface Designers Remodeling

Richard Salazar

9101 Lipan Road #106

Houston, TX 77063

(832) 744-3388

Resurfacing, Remodeling & Repair-Building Contractors

USI

Kevin Pesl

9811 Katy Fwy

Houston, TX 77024

(832) 483-4974

Insurance, Insurance Consultants, Employee Benefits

Referred by Royal Mosher

Yellowstone Construction & Co

Jake Gambou

24464 Timber Lane

Porter, TX 77365

(832) 973-1133

General Contractors, Landscape Contractors

Referred by Paola Rodriguez

Zuma

Jonathan Marshall

222 West Ave #2401

Austin, TX 78701

(562) 533-4814

Leasing Services, Apartment Leasing

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

Legislative, continued from Page 9 rental properties, which can be hundreds of dollars on top of the advertised rent.

According to the release, these companies made the following announcements in conjunction with the Administration’s roll out:

• “Zillow is launching a Cost of Renting Summary on its active apartment listings, empowering the 28 million unique monthly users on its rental platform with clear information on the cost of renting. This new tool will enable renters to easily find out the total cost of renting an apartment from the outset, including all monthly costs and one-time costs, like security deposits and application fees.”

• “Apartments.com is announcing that this year it will launch a new calculator on its platform that will help renters determine the all-in price of a desired unit. This will include all up-front costs as well as recurring monthly rents and fees. The Apartments.com Network currently lists almost 1.5 million active availabilities across more than 385,000 properties.”

• “AffordableHousing.com, the nation’s largest online platform dedicated solely to affordable housing, will require owners to disclose all refundable and non-refundable fees and charges upfront in their listings. It will launch a new “Trusted Owner” badge that protects renters from being charged junk fees by identifying owners who have a history of adhering to best practices, including commitment to reasonable fee limits, no junk fees, and full fee disclosure.”

In addition to those announcements, HUD released a new research brief that provides an overview on rental fees and highlights state, local, and private sector strategies to encourage transparency and fairness in the rental market. This is intended to be a blueprint for both local governments and landlords to follow to increase transparency and reduce fees.

These included capping or eliminating rental application fees; allowing prospective renters to provide their own screening reports; allowing a single application fee to cover multiple applications; and clearly identifying bottom-line amounts that tenants will pay for move-in and monthly rent.

There is every indication that the administration will continue to push for further rental housing reform as they appeal to voters for the 2024 election. NAA continues its federal advocacy efforts to educate them on the rental housing industry and encourage adoption of balanced and sustainable housing policies that promote the preservation and development of housing at all price points as well as effective property management and operations.

Recently, NAA staff met with the White House and senior leadership at HUD to talk about fees, screening and renter protections broadly. HAA will continue to work with NAA to support advocacy on these federal regulatory actions.

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

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

While the Biden-Harris Administration has touted these actions as important steps to helping limit fees, it is important to note that there has still not been any Executive Orders or Congressional action taken to further require any change in practice of owners and operators.

BRANCH OUT! RECRUIT FOR

Honorary Life Members

GO-GETTER OF THE YEAR

Meet Ryan Weis honored as HAA’s top recruiter for 2023 at the HAA Honors Awards.

What is your job title and what do you do?

I am a vice president of business development for Crestmark Construction Services.

How did you first become involved in the apartment industry?

It's a funny story. My mom was a property supervisor way back in the early 1980s and I was the kind of the kid that went to the trade shows all the time, until we stopped all that because they took away all the pens and pencils.

When I got out of college, I said, “I’m going to hang out.” My mom said “No, I'm going to get you a job.” And that's how I got into the industry.

How did you get where you are now?

Trial and error. I started on the management side – I was a weekend bartender and a weekend leasing agent. I did that for a while. I became a property assistant manager, then moved to being a manager, and then to being a supplier.

How did you get to be successful as a recruiter?

It's so easy to recruit for HAA because of the people that are actually involved in the association, from the front office to the membership. It's hard not to brag about this association. It almost comes out naturally when I’m giving a speech about something and somebody asks me, “Hey man, I want to do your business.” I went to the builder’s Expo yesterday and people were asking how to get into the apartment industry. I told them, you won’t unless you’re part of HAA. We’re the largest in the United States.

So, being so proud of this industry and what it is, that makes it easy for me to be a Go-Getter and help other people learn how I've learned in this industry and become involved.

Don’t miss the September 21 meeting. Visit www.haaonline.org/gogetters for details.

“It's so easy to recruit for HAA because of the people that are actually involved in the association, from the front office to the membership.”

– Ryan Weis, Crestmark Construction Services

OUR SUPPLIER NETWORK

The Ambassador One Society networks and does good works for the community.

Mark your calendars and join us!

Ambassador ONE Society meetings:

September 6

October 4

November 1

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

Photo below: “ONE of the Month” Jorge Portillo, G.O. Plumbing Services, with 270 points. Josalynne Williams was second with 172 points and Xochitl Flores was third with 62 points.

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

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

Team photos at left, from top:

First place – You Already Know with 527 points

Second place – Super Suppliers with 96 points

Third place – Bee HAAppywith 91 points

Do you really know your applicant?

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

RCR provides Houston’s apartment industry with the most effective rental credit reporting tool available. RCR was established in 1977 to solve screening problems HAA founders felt plagued the local apartment industry. RCR has unsurpassed data on resident rental histories in the Houston region and gives your leasing staff immediate access to information about which prospects have fulfilled their leases and who have been residents in good standing.

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

Portfolio Changes

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

Allied Orion Group: Temenos, 95 units at 1703 Gray Street.

Asset Living: The Henry at Woodland Hills, 257 units at 14807 Woodland Hills Drive in Humble; Bluestem, 180 units at 12450 N Lake Houston Pkwy; Timber Run Apartments, 120 units at 13000 Woodforest Blvd.

Bk Verde LLC: Plaza Verde Condominiums, 106 units at 206 Plaza Verde Drive.

Centra Partners LLC: Parker Square Apartments, 175 units at 10300 Shady Lane.

CLMS Management Services LP: Urban 19, 304 units at 16303 Imperial Valley Drive.

ConnorDavis Houston International Realty LLC: Grogan's Crest Condos Buildings 1, 2, 3, 50 units at 504 Nursery Road in The Woodlands.

Dayton Villa Apts LLC: The Villa Dayton, 24 units at Various Locations. Devonshire Real Estate & Asset Management: Altanova, 239 units at 15414 Kuykendahl Road; Grove at Seabrook, 132 units at 1901 Lakeside Drive in Seabrook.

Elmington Property Management: Ivy Point Friendswood, 120 units at 2920 W El Dorado Blvd in Friendswood; Ivy Point Richmond, 136 units at 7600 Mason Road.

Flournoy Properties Group: Neuhaus, 225 units at 509 Nursery Road in Spring.

GPI Real Estate Management Corp: South Main Building, 186 units at 7557 S Main Street.

Greystar: Wingspan at Bridgeland, 263 units at 10503 Peek Road in Cypress.

Hunington Residential Inc: The Vic at Jordan Ranch, 365 units at 2011 Texas Heritage Pkwy in Brookshire.

Kairoi Residential: Willow at Marvida, 368 units at 21054 Montego Breeze Lane in Cypress.

Keener Management LLC: Falls at Clear Lake, 400 units at 801 E Nasa Pkwy in Webster.

Kyle Kuhl: Kyle Kuhl – Properties, 1 unit at Various Locations. The Lynd Company: Home at Waller, 118 units at 19240 Stokes Road in Waller.

Madera Residential LLC: Modera Flats, 265 units at 1755 Wyndale Street. Nord Group: La Solera, 438 units at 10536 Wilcrest Drive; Toro Place, 320 units at 12101 Fondren Road; Huntington Glen, 364 units at 12023 Bissonnet Street; The Avenue, 250 units at 5050 Yale Street; Mosaic, 504 units at 4025 Burke Road in Pasadena; Miramar Townhomes, 48 units at 2380 Bering Drive.

Pioneer Realty Capital: 625atPrairie View, 120 units at 625 Elm Street in Prairie View.

Rockstar Capital Management LLC: Westwood Village Apartments, 272 units at 1217 Westwood Drive in Rosenberg; Westport, 152 units at 121 Clements Drive in Angleton; Waterchase Apts, 118 units at 15100 Golden Eagle Drive in Humble; Valencia Place, 246 units at 3131 W Bellfort Ave; Steeplechase, 171 units at 2400 S Loop 35 Bypass in Alvin; Reserve on Garth, 256 units at 3700 Garth Road in Baytown; Parkside, 160 units at 8455 Will Clayton Pkwy in Humble; Newport Oaks, 168 units at 800 E South Street in Alvin; Meadowbrook, 260 units at 515 S Bender Ave in Humble; Meadow Park, 160 units at 2800 Mustang Road in Alvin; Ascend at Lakeview, 298 units at 18313 FM 1093 in Richmond, Huntington Oaks, 152 units at 2551 Loop 35 Bypass in Alvin; Green Meadows, 240 units at 17310 Kieth Harrow Blvd; Cedar Ridge, 276 units at 2900 W Baker Road in

Baytown; Deerbrook Gardens, 162 units at 1230 FM 1960 Bypass Rd East in Humble; Deerbrook Forest, 152 units at 17750 Highway 59 N in Humble; City Crossing, 458 units at 12800 Woodforest Blvd; Brookmore Hollow, 104 units at 810 Brooks Ave in Rosenberg; Bender Hollow, 102 units at 424 S Bender Ave in Humble; Aspire at 610, 282 units at 8900 Lakes at 610 Drive.

RPM Living: 299 West Gray, 166 units at 299 W Gray Street.

SunRidge Management Group Inc: Harbor Shores II, 164 units at 15630 Walden Rd in Montgomery.

UA Waterfall Apartment LLC: Waterfall Park Apts, 294 units at 7502 Corporate Drive; Waterfall Park Apts, 294 units at 7502 Corporate Drive.

United Apartment Group Inc: Serenity at Cityside, 362 units at 6061 Beverly Hill Street.

Willowick Residential: Drewery Place, 357 units at 2850 Fannin Street.

Wood Residential: Alta Cypress Springs, 330 units at 6810 Fry Road in Katy.

ZRS Management LLC: Lenox Sienna, 248 units at 4800 Watts Plantation Road in Missouri City.

In the News

Congratulations to HAA Board Member Manu Gupta, MD, Indus Management Group, for being honored as a member of the Houston Business Journal’s 40 Under 40 Class of 2023.

Rasa Floors has acquired Floors First of Nashville.

Jackie Rhone, Greystar, with the 2023 BeABlake Certified Apartment Supplier Scholarship recipients for 2023. The foundation and scholarship were created in honor of the life and career of Jackie’s son Blake Subinsky. Watch for more information on the BeABlake Foundation and the CAS Scholarship in the December ABODE. From left are Kaitlin Flick, The Liberty Group; Kelsey Callaway, PooPrints; Diamela Bravo, Green City Security; Jackie Rhone, Greystar; and Megan Stone, The Liberty Group.

Gupta

Texas Apartment Association Summer Board Meeting

Wednesday, July 26 through Friday, July 28 in Fort Worth

HAA members were out in full force for this summer’s meeting. HAA Nexters attended a presentation on “The Art of Empowerment” as part of TAA's ongoing focus on leadership development, hosted by the TAA NextGen Committee. All committees met and delegates/alternates attended the board meeting on Friday morning, Representative Shelby Slawson was recognized and addressed the group praising the work of TAA Legal Counsel Sandy Hoy and the TAA members. Diane Gilbert was recognized with the quarterly Community Service Star Recognition award.

Your Vote Matters

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

You can participate in the HAA PAC on several levels:

Steering Committee • $1,500

• Receives all of the benefits of trustee, and

• One vote for every $500 contributed.

• Sets the agenda for the HAA PAC.

• Acts as the PAC Board of Directors.

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

Trustees • $500

• Benefits listed below, and

• An individual vote on HAA PAC decisions.

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

Century Club Members • $125

• Benefits listed below, and

• Group voting rights, though their Century Club Representative.

Non-Voting Century Club Members • $100

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

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

dollars to keep that voice strong. Past Advocacy Wins

The Houston Apartment Association Political

•Savedyou$5.5millioninmandatorycarbon monoxidealarmretrofittingrequirements

Action Committee is our industry’s voice in

government. We need your participation and

•Blockedannualsignedfireself-inspection requirements

•Protectedpropertiesfrombeingforcedinto participatinginSection8program

•EnsurenewCityofHoustoncodecontained revisionssoughtbyHAAmembersElections Affecting Multifamily

•OtherCountyOfficialsand SurroundingCityElections

••CongressionalSeats TexasLegislatureRaces

••HarrisCountyJusticeofthePeace&Constables CityCityofHoustonMayoraland CouncilElections

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

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

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

Name: ________________________________________________________________________________________________________________________

Company: ______________________________________________________________________________________________________________________

Address: _____________________________________________________________________________________________________________________

Phone: _____________________________________ Email: ___________________________________________________________________________

Home Address: ______________________________________________________________________________________________________________________

Please note relationships with any elected officials: _________________________________________________________________________

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

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

I was referred by _____________________________________________________________________

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

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

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

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