2008 National Multi Housing Council Annual Report

The End of the

Ownership Society National Multi Housing Council 2008 Annual Report NMHC Profile ....................................................................2 Leadership Letter ..............................................................3 What Have You Done for Me Lately? ................................4 NMHC Promotes the Professional Advantage ................5 The End of the Ownership Society....................................6 Your Voice in Washington ................................................12 The Economist’s Corner: Waiting Eagerly for 2010 ........20 The Business of Your Business ........................................21 NMHC’s Good Neighbor Award ....................................23 Future Meetings Calendar: Come Join Us ......................24 Taking Financial Measure ................................................26 Meet Our Leadership ......................................................27 2008 Board of Directors: Executive Committee ............29 2008 Board of Directors ..................................................30 2008 New Members ........................................................34 A Very Special Thank You: 2008 Sponsors ......................35 The Council’s Staff ..........................................................36

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National Multi Housing Council 2008 Annual Report The End of the Ownership Society

NMHC Profile Based in Washington, DC, the National Multi Housing Council (NMHC) is a national association that advocates on behalf of the apartment industry and the more than 16 million American households who live in apartment homes.

NMHC’s members are the principal officers of the larger and more prominent apartment firms and include owners, developers, managers and financiers. The Council is the leading advocate of the rental housing industry, targeting issues such as housing policy, capital markets, environmental affairs, tax policy, fair housing, building codes, technology, human resources and rent control. In addition, NMHC conducts apartment-related research, encourages the exchange of strategic business information and promotes the desirability of apartment living.

The Apartment Industry At-A-Glance

• Thirty-two percent of Americans rent their housing.1 • Over fourteen percent of U.S. households – nearly 16.5 million households – live in an apartment (a rental unit in a building that has five or more units).2 • The value of the entire U.S. apartment stock (buildings with five or more units) is $2.2 trillion.3 • Rental revenues from apartments total over $120 billion annually.4 • Management and operation of apartments are responsible for approximately 550,000 jobs.5 • Construction of apartment communities from 2003 to 2007 has added an average of 182,000 new apartment homes per year.6 The value of the new construction during these years has averaged more than $32 billion annually,7 creating over 211,000 jobs.8

NMHC – Nearly 1,000 Firms Strong!

NMHC’s membership goals have always emphasized quality over quantity. We seek – and we are sought out by – the “who’s who” of the apartment industry. Our gatherings are characterized by high-level exchange and give the industry’s leaders an opportunity to shape the industry’s future.

We offer four levels of membership. Our Executive Committee is comprised of 46 firms and, together with our 160 Board of Directors firms, serves as NMHC’s decision-making body. Our Advisory Committee numbers 308 firms, and 475 firms serve as Associate members, our entry-level membership category.

1.

2.

3.

4.

5.

6.

7.

NMHC tabulations of 2008 Annual Social and Demographic Supplement data, Current Population Survey.

Ibid.

Rosen Consulting Group; NMHC. NMHC calculation based on rent and tenure data from the 2007 American Housing Survey.

2002 Economic Census data. http://www.census.gov/hhes/www/housing/soma/char07/files/char07t8.xls. http://www.census.gov/const/www/C40/table2.html. This figure includes new construction of units for rent or for sale in buildings with five or more units.

8. NMHC estimate based on National Association of Home Builders report (http://tinyurl.com/6cyoua) and Survey of Market Absorption data.

The End of the Ownership Society National Multi Housing Council 2008 Annual Report

Leadership Letter

2008

will long be remembered as the year that the easy credit days of the first half of the decade came to a crashing halt. The looming credit crisis soon expanded into a global financial crisis and eventually into one of the worst economic downturns in decades. It may also be the year that the “ownership society” was officially discredited.

Challenging times like these call for thoughtful and innovative responses and a strong federal advocate.

Fortunately for the apartment industry, in 2008 NMHC was there to provide both.

On Capitol Hill, NMHC launched a successful effort to oppose a proposed solution for the single-family housing sector that involved significant new homeownership incentives. The Council was able to secure many rental housing incentives in the huge Housing Stimulus bill passed in July. Our calls for a more balanced housing policy were finally heeded.

The biggest story of the year, however, was the capital markets. The commercial mortgage-backed securities market all but disappeared, and, in September, Fannie Mae and Freddie Mac – the backbone of our industry – were taken into federal conservatorship. NMHC spearheaded the industry’s response, lobbying the GSEs’ regulator and convening a high-level symposium with Harvard University to begin planning for the future of the multifamily housing finance system.

In addition to being our industry’s voice with policymakers, the Council also embraced its mission to provide members with the tools and data they need to navigate in this economy. With millions of foreclosed houses and condominiums flooding some rental markets, we produced a consumer-friendly brochure warning consumers of the dangers of leasing one of these “shadow” rentals.

We also launched a new Workforce Housing Resource Center and interactive Project Estimator tool to help members find creative ways to bridge the gap between construction costs and affordable rents. We produced a variety of benchmarking tools to help firms manage in these tight times, providing data on compensation, insurance costs, energy efficiency and information technology investments, among others.

We begin 2009 with a new president, a new Congress and uncharted economic conditions. The new balance

of power in Washington means that 2009 will be a challenging year both economically and politically.

Lawmakers are expected to take up a number of issues that could adversely impact us, including the unionization “card check” bill, tough environmental mandates, tax law changes and more. Fortunately, our team of expert lobbyists is up to the task. There is no stronger advocate for multifamily than NMHC. Times are tough for all industries, including rental housing. But the long-term health of the apartment industry is strong. Owning a house is no longer viewed as a “can’t lose” investment, and demographics are on our side as the echo boomers enter prime renting age.

In addition, the nation’s new attention to sustainability and climate change will make apartments more desirable since they are, by definition, greener and use infrastructure more efficiently.

The Council has been your partner – in prosperous and challenging times – for 30 years. We look forward to helping you navigate through this crisis and laying the groundwork for the good times that will follow.

Ric Campo NMHC Chairman

Peter Donovan NMHC Vice Chairman

Doug Bibby NMHC President

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National Multi Housing Council 2008 Annual Report The End of the Ownership Society

What Have You

Done for Me Lately?

As the apartment industry’s leading advocate, NMHC takes seriously our mission to not only advance your legislative and regulatory interests, but also to provide you with the best practices, research and tools you need for your business to prosper.

Our annual report explores these accomplishments in more depth and offers an outlook for 2009, but the following is a short-hand list of some of the ways we served you, and the industry as a whole, last year.

1. Blocked new homeownership incentives 2. Secured and retained a ban on seller-financed “charity” downpayment programs 3. Secured new rental housing incentives 4. Lobbied to maintain capital availability following the federal takeover of Fannie Mae and Freddie Mac 5. Extended energy and brownfields tax incentives 6. Successfully opposed a tax increase on carried interest 7. Expanded and enhanced the Low-Income Housing Tax Credit program

Top: NMHC joined forces with the Urban Land Institute to publish a new toolkit to help local leaders encourage compact development and overcome objections to higher-density housing.

Bottom: The volatile economic situation in 2008 made NMHC's annual compensation survey, and a subsequent flash survey to measure changing strategies at the end of the year, more important than ever.

In classic David-versusGoliath battle, NMHC's lobbyists stood up to the single-family lobbyists to secure a ban on seller-financed "charity" downpayment assistance programs and to defeat their calls for massive new homeownership incentives.

8. Protected the industry from controversial immigration measures 9. Improved the nation’s building codes by defeating all adverse proposals for low-rise apartments 10. Helped firms compete against “shadow” rentals with a new consumer brochure 11. Advanced apartment industry sustainability with new research and best practices guidance 12. Helped firms stay ahead of volatile market conditions with NMHC surveys, teleconferences and newsletters 13. Created first-ever workforce housing project estimator/calculator 14. Published a Getting Density Right toolkit to help overcome opposition to compact development 15. Informed business decisions with original research on renter credit quality, student housing, insurance trends and more 16. Helped firms recruit and retain employees with our annual compensation survey and a new online intern recruitment tool 17. Published the only apartment-specific benchmarking survey on information technology investments 18. Helped firms leverage technology with a new white paper on online marketing and several technology webinars

The End of the Ownership Society National Multi Housing Council 2008 Annual Report

Resources to Compete with the “Shadow” Market:

NMHC Promotes the Professional Advantage America’s foreclosure crisis has increased competition for professional apartment firms as households and investors who cannot sell their houses and condos in a falling-price marketplace seek instead to rent them out. Fortunately, the industry has a strong defense against these shadow renters; it’s what NMHC calls the “professional advantage,” and in 2008 we launched a campaign to help firms promote it.

The cornerstone of the initiative is a consumer-friendly brochure – Your Best Start to Renting Smart: Rent From the Pros – that owners can distribute in their leasing offices. The campaign struck a note: Nearly 50,000 brochures were sold in the first two months.

The brochure warns that nearly 40 percent of today’s foreclosures involve a single-family house, condominium or other housing rented out by its owner. It notes that people who choose to rent in these properties put themselves at real risk of losing their lease along with their security deposit and being forced to move on short notice.

Renting is Smart Living •

Renters save an average

of

$560 every month just by choosing to rent over buying.

•

A $100 investment in housing in 1985 would be worth $210 today. The same

stocks would be worth $710 – nearly three times as much.

$100 placed in

It explains that these risks disappear when renters choose an apartment managed by a professional management company.

The professional firms not only offer greater financial security, they also offer a better renting experience thanks to:

Promote Your Professional Advantage •

Add Your Best Start to Renting Smart to your leasing information packet.

Purchase bulk supplies of the brochure at www.nmhc.org/goto/Professional.

•

Download a free PDF of Your Best Start to Renting Smart and post it on your consumer web site.

• On-Site Maintenance Staff • A Higher Standard of Customer Service • First-Class Amenities Unavailable in Single-Family Houses • Convenient and Exciting Locations The brochure also makes the financial case for renting by quoting a SmartMoney magazine columnist who says, “What’s the best reason to rent? To get richer.”

Renting is smart living. Consumers can make it even smarter by choosing a professionally managed apartment community for complete peace of mind.

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National Multi Housing Council 2008 Annual Report The End of the Ownership Society

The End of the Ownership Society National Multi Housing Council 2008 Annual Report

The End of the

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Ownership Society The “ownership society” is dead. President Bush championed the concept during his re-election campaign in 2004: “America is a stronger country every single time a family moves into a home of their own,” he said in October 2004. He went on to push a series of policy initiatives to raise the national homeownership rate. He called for federally insured zero-downpayment mortgages, and he encouraged lenders to make mortgage credit more easily available.

It’s official.

Unfortunately, the homeownership push quickly turned into a housing bubble. By 2007, the bubble burst. In 2008, the single-family meltdown reverberated through the economy, severly disrupting the entire U.S. financial system and causing a global economic crisis. By the end of the year, the push for the “ownership society” was causing great pain to millions of Americans.

For consumers, homeownership lost its appeal as an investment. Nationwide, even the National Association of Realtors had to concede that house prices recorded their sharpest drop since the Great Depression. In some markets, prices were down more than 20 percent compared to a year ago. In the worst-hit areas, owners who bought at the peak of the market now find their houses worth 40 percent less than when they bought them. And it’s not over yet. Leading economists predict prices will fall another 10 percent to 15 percent before equilibrium is reached. As a result, one in six homeowners now owe more on their houses than they are worth.

And then there were the foreclosures. More than two million of them in 2008 or one in every 54 housing units. In all, analysts predict that more than four million mortgages

National Multi Housing Council 2008 Annual Report The End of the Ownership Society

“ ”

Given the bubble we have experienced

,

policymakers must ask what amount of homeownership subsidies are appropriate. Henry M. Paulson, Jr., former Treasury Secretary under President Bush

will be in default by the end of 2009 and up to eight million over the next four years. In the end, the foreclosure crisis will essentially wipe out the homeownership gains recorded in recent years.

In 2008, homeownership rates posted their sharpest decline in 20 years, falling from a peak of 69.1 percent in 2005 to 67.5 percent in 2008, a level last seen in 2001 and erasing all of the much-touted homeownership gains of the Bush presidency. Meanwhile, the number of renter households jumped from 30.9 percent to 32.2 percent. Harvard’s Joint Center for Housing Studies had predicted an increase of 1.8 million renters between 2005 and 2015. Instead, they saw a surge of 1.5 million renters from 2005 to 2007 alone.

As the housing crisis worsened, policymakers came to the same conclusion as consumers. They had to admit – as NMHC had been warning for years – that, yes, there is such a thing as too much homeownership. Leaders on both sides of the aisle began to acknowledge that by recklessly pursuing “homeownership at any cost,” they greenlighted the housing bubble.

In January, the influential House Financial Services Committee Chairman Barney Frank told BusinessWeek magazine that “Homeownership was oversold.” Six months later, Republican Congressman Jim Saxton, a member of the House Joint Economic Committee, issued a report examining the housing bubble. Its conclusion? That a combination of government policies pushed homeownership beyond sustainable levels.

The report notes that “even though prominent economists were warning of an inflating housing bubble as early as 2000, officials at the Federal Reserve, Treasury and U.S. Department of Housing and Urban Development (HUD) “ignored or downplayed troublesome signs” and did nothing to “warn American households that it might not be the best time to buy a home.”

Even former HUD Secretary Henry Cisneros, architect of the National Homeownership Strategy under President Clinton, admitted to The New York Times that “people came to homeownership who should not have been homeowners… There are some people who should remain renters.”

Clippings from (top and bottom) The Washington Post and (center) The Wall Street Journal.

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The End of the Ownership Society National Multi Housing Council 2008 Annual Report

should not have been homeowners... There are some people who should remain renters.

People came to homeownership who

Clippings from The New York Times (left) and BusinessWeek magazine.

Henry Cisneros, former Secretary of Housing and Urban Development

Scholars reinforced the message that the ownership society should be permanently retired. In February, the Brookings Institution published a book titled Revisiting Rental Housing: Policies, Programs, and Priorities. At a briefing titled “Homeownership Isn’t Always the Answer,” the researchers noted that “homeownership has been exalted in a way that hasn’t been helpful for many households.” The book suggests new directions for housing policy that make better use of the nation’s rental housing stock. Harvard’s Joint Center for Housing Studies followed suit in April, releasing a report titled America’s Rental Housing: The Key to a Balanced National Policy. The study called on policymakers to focus renewed energy on rental housing. Joint Center Senior Scholar – and former homeownership advocate – William Apgar noted that “for the past decade, broader access to homeownership has been the centerpiece of federal, state, and local housing programs. The rapid rise in mortgage delinquencies and home foreclosures unfortunately exposes the tragic flaw in this imbalanced approach.”

Still an Uphill Battle

With evidence mounting that it was past time to restore balance to the nation’s housing policy, one would think that NMHC’s job of advocating for more support for rental housing would get easier. Unfortunately, old habits are hard to break.

The battles started heating up in the spring, as Congress began working on what would turn out to be the most significant housing legislation in a generation. Thanks to an all-out lobbying campaign by NMHC, by the time it became law in July, what

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National Multi Housing Council 2008 Annual Report The End of the Ownership Society

had begun as a bailout for the single-family sector had been transformed into an actual balanced housing policy bill.

It eliminated one of the worst excesses in the housing industry – seller-financed “charity” downpayment programs, such as those offered by Nehemiah Corporation of America and AmeriDream. These circular funding schemes have been plagued by abuses and produce loans that are three times as likely to go into foreclosure.

ever-increasing homeownership be a policy goal? There are some real disadvantages Why should

to homeownership.

NMHC Ad: Drop the Obsession with Homeownership As Congress debated the most significant housing legislation in a decade, NMHC unveiled a hardhitting new ad urging lawmakers to learn from our country’s past mistakes and adopt a more balanced housing policy. The ad, which ran in publications targeting Congress, features quotes from housing policy experts and journalists essentially urging elected officials to “drop the obsession with homeownership.”

Paul Krugman, Nobel Prize-Winning Economist

The End of the Ownership Society National Multi Housing Council 2008 Annual Report 11

The popular argument that renting is equivalent to throwing money down the drain is fallacious.

Robert Shiller, Professor of Economics at Yale University

Lawmakers also used the bill to put an end – once and for all – to a multi-year effort by the Bush Administration to create a federally insured zero-downpayment mortgage program. Instead of eliminating downpayments under the FHA, the bill actually raised the downpayment requirement from 3.0 to 3.5 percent.

Congress also rejected a proposal to create a $15,000 homebuyer tax credit. NMHC joined critics from the right and the left arguing that such a credit likely would have increased foreclosures and accelerated house price declines while doing nothing to increase housing demand. Importantly, the measure included a number of provisions expanding and enhancing federal subsidies for affordable rental housing production.

The battle reignited in the fall when Congress began considering measures to stimulate the worsening economy. Not dissuaded by the facts, the National Association of Home Builders (NAHB) called for a homebuyer tax credit worth up to $22,000, and both NAHB and the National Association of Realtors lobbied for a federally financed interest rate buydown on mortgages. Meanwhile, Nehemiah Corporation of America launched a massive grassroots effort to overturn the above-mentioned ban on seller-financed downpayment programs.

Once again, NMHC used our trademark, fact-based lobbying to educate lawmakers that these proposals would do nothing to stimulate the economy or to stop house prices from falling further.

They would simply use taxpayer dollars to bail out builders and sustain inflated house prices. As for reinstating seller-financed downpayments, that’s just laying the groundwork for the next housing crisis by adding to the number of households underwater on their mortgages.

For now, lawmakers are listening. The failed stimulus bill considered in November did not include the single-family provisions. But we are not naïve. Although the ownership society may be dead for now, we realize homeownership is a loud siren call for politicians. We will remain vigilant to oppose any misguided attempts to return to the bad old days of a one-sided housing policy.

The New Conventional Wisdom About Homeownership •

Housing is an expense; not an investment.

•

Single-family houses are

not

a “can’t lose” investment; prices

DO go down.

•

Downpayments are a good idea; highly leveraged buyers

at high risk

are

for foreclosure.

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National Multi Housing Council 2008 Annual Report The End of the Ownership Society

National Multi Housing Council:

Your Voice in Washington For 30 years, NMHC has been the voice of the apartment industry.

Our well-respected lobbying team has recorded hundreds of victories over the years, small and large, on a wide variety of issues. By far, 2008 was one of our most challenging years ever. It was a year in which we once again earned our reputation as the leading advocate for the rental housing sector.

NMHC's team of expert lobbyists, pictured here, have earned NMHC the reputation as the leading advocate for the rental housing sector. Left to right, front row: Betsy Feigin Befus, Jeanne McGlynn Delgado, Eileen Lee, Paula Cino. Back row: Jennifer Bonar Gray, Jim Arbury, Ron Nickson, David Cardwell, Lisa Blackwell, Doug Bibby.

In classic David-versus-Goliath battle, we stood up to the singlefamily lobbyists and helped defeat their calls for massive new homeownership incentives. We were also engaged on a number of other fronts, including tax policy, building codes, energy efficiency, fair housing accessibility and the capital markets, to name a few. Some of our key accomplishments are detailed below.

Unfortunately, there is no time to rest on our laurels. A new president and a new balance of power in Congress means 2009 promises to be even busier and probably the most challenging year for our advocacy efforts in nearly two decades. NMHC’s expert staff spent much of last winter working with President Obama’s transition team.

During those meetings we urged his advisors to question the conventional wisdom about housing policy and to advocate for stronger federal support for rental housing.

The economy will be the top priority in the beginning of the year, including calls for new homeownership incentives. Fortunately, the facts are on our side on this, and we will continue to use them to press our case. Beyond the economy, however, lawmakers are expected to take up a number of issues that could adversely impact our industry, including the unionization “card check” bill, tough environmental mandates, tax law changes and more.

Looking beyond the coming year, one thing is apparent: The U.S. is entering a new paradigm for housing, based on extremely powerful forces – demographics, household formation, immigration, the focus on energy efficiency (hence the importance of both transit-oriented and compact development), a renewed interest in downtown living and the efficient use of infrastructure – all of which point toward a robust and growing multifamily sector. People will demand more and more varied choices for their housing, so please keep that in mind as we talk about renters. The days of Ozzie and Harriet are gone for single-family housing (finally!!); just as the days of renters being second-class citizens who can't afford to own a house are gone, too.

The End of the Ownership Society National Multi Housing Council 2008 Annual Report

Housing Policy

The systemic failures in the single-family housing finance sector have underscored the serious flaws of a homeownership-centric housing policy. The global economic crisis triggered by the bursting of the housing bubble is just one sign that the U.S. needs a new paradigm for housing. There are also extremely powerful forces that favor renting and apartments beyond financial considerations. They include changing demographics and immigration, the need to conserve green space, improve energy efficiency and use our infrastructure more efficiently, as well as a renewed interest in downtown living.

NMHC has been advocating for a balanced approach to housing policy for many years. Thanks to the excesses in the single-family sector, many lawmakers are reconsidering their unquestioned embrace of homeownership. We will leverage this unique situation to put forward a policy framework that advocates fundamental changes in our housing policy.

Capital Markets

With the credit markets frozen and the federal conservatorship of Fannie Mae and Freddie Mac scheduled to end in 2010, it is no understatement to say that no other issue is as important to the health of our industry as this one. As policymakers seek to “fix” our country’s housing finance system, NMHC will be a strong voice for differentiating between the single-family and multifamily sectors. The day after President Obama’s election, NMHC convened a symposium at Harvard University–that included some members of the president's transition team–to identify the necessary components of a safe and sound multifamily housing finance system.

Dave Cardwell, NMHC’s Vice President, Capital Markets and Technology, leads a discussion on the state of the capital markets.

Priorities for 2009 include a sound resolution to the restructuring of Fannie Mae and Freddie Mac, restoring public securities markets that serve a wide range of borrower needs and bringing back the developmen and construction financing needed to meet the demand for rental housing. We will also work to protect and provide needed federal subsidy for housing through the Section 8 Housing Choice Voucher program, and seek support for the Low-Income Housing Tax Credit industry and other affordable housing initiatives.

We have a good story to tell in support of our industry. Our industry offers two decades of solid performance and the restraint we showed by not jumping on the housing bubble bandwagon, as well as a long legacy of providing safe, decent housing for millions of families.

Taxation

Tax law will be a very busy area in 2009 and one where real estate professionals will need to be particularly vigilant. The biggest threat comes from lawmakers’ need to find new revenues to offset growing government expenditures – the budget deficit threatens to approach $1 trillion. The twice-defeated proposal to double taxes on carried interest profits will no doubt be back in play. There may also be pressure to change the treatment of like-kind exchanges and to increase the overall tax rates on capital gains, dividends and income.

Congress is also under pressure to do something about the federal estate tax. A temporary 2002 law lets the tax rate go to zero in 2010, but it will revert to a high 55 percent tax rate (with a low $1 million exemption) in 2011. NMHC will press lawmakers to retain the law as it will be in 2009, with a 45 percent tax rate, a $3.5 million exemption level and retention of “stepped-up” basis at the time of inheritance.

NMHC’s Vice President of Tax, Jennifer Bonar Gray, leads a discussion about pending tax legislation at NMHC's Board of Directors meeting.

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National Multi Housing Council 2008 Annual Report The End of the Ownership Society

Energy and Environmental Issues

Energy efficiency, green technologies and climate change will take precedence in 2009. President Obama has already signaled his support for legislation restricting greenhouse gas emissions.

Environmentalists are pushing for mandatory building energy-efficiency requirements and are arguing that imposing these mandates will spur investments in technology that will stimulate the economy. NMHC will argue against proposals that have not been sufficiently vetted and are not technically feasible or cost-effective.

We will also be actively engaged in the policy debate to ensure that any new requirements are paired with meaningful incentives. With lawmakers committed to stimulating the economy, it will theoretically be easier to pass initiatives that spur transit-oriented development, improve public works infrastructure and expand our country’s investment in renewable energy.

Eileen Lee, NMHC’s Vice President, Energy and Environmental Policy, and Jim Arbury, NMHC's Senior Vice President of Government Affairs, discuss the industry’s top priorities with Representative Artur Davis (D-AL), member of the House Ways & Means Committee.

Labor and Employment

Betsy Feigin Befus, NMHC’s Vice President, Employment Policy and Counsel, leads the Council’s lobbying efforts on immigration, human resources and telecommunications regulations.

The apartment industry is prepared for Congress and the regulatory agencies to focus on labor and employment issues much more than has been seen in years. Labor groups are poised to advance several significant measures that are expected to speedily pass the House of Representatives, but be more closely scrutinized by the Senate. At the top of that agenda will be the Employee Free Choice Act (EFCA), popularly known as the “card check” bill. The proposed legislation could ease organizing and collective bargaining rules, making apartment firms more vulnerable to unionization. As part of a broadbased business coalition, NMHC will vigorously oppose the measure in Congress. We will also prepare apartment firms for a potential increase in union-sponsored activity through a special task force that will help create apartment industry-specific best practices for communicating with employees about unions.

Immigration Reform

Apartment firms are both employers and housing providers, so the immigration reform debate is especially important to us. This means that NMHC will be involved in the debate not only in Congress, but also at the regulatory and judicial level. We will continue to urge Congress to pass a legislative package that meaningfully addresses existing deficiencies in employment verification and border enforcement and also creates rational earned legalization and temporary worker programs. Fortunately, both President Obama and his Secretary of Homeland Security support such comprehensive immigration reform.

The federal Internet-based employment verification system, known as E-Verify, is set to expire in March, so lawmakers have to decide whether to continue funding the existing system or enact programmatic changes. Questions of whether to make the system mandatory will undoubtedly be part of the debate. Given the program’s current level of inaccuracies and vulnerability to fraud and error, we will continue to call for a voluntary program. We will also argue against any federal, state or local measure that would force apartment owners to screen residents for their legal status.

The End of the Ownership Society National Multi Housing Council 2008 Annual Report

Telecommunications

In 2009, NMHC will continue to lead the fight against federal regulations that improperly restrict an apartment owner’s ability to freely contract with providers of voice, video and data service.

Specifically, we will continue our legal challenge to the Federal Communications Commission’s (FCC) January 2008 ban on exclusive access agreements for cable television service. We have fully briefed the court and are preparing an oral argument in the case. We will also continue to voice our strong opposition to the FCC’s proposed regulation of exclusive marketing agreements and bulk billing arrangements, both of which benefit both apartment residents and apartment owners. At this point, the overall outlook on such regulations is unknown because the FCC’s makeup will change under the Obama Administration.

What is clear, however, is the President’s general support for increased broadband deployment, which could lead to additional misguided regulations in the name of competition and consumer choice.

Property and Risk Management

Lisa Blackwell (right), NMHC’s Vice President, Housing Policy, and Jeanne McGlynn Delgado, NMHC’s Vice President, Business Operations and Risk Management Policy, greet Senator Kent Conrad (D-ND), Chairman of the Senate Budget Committee and Member of the Senate Finance Committee before his remarks to NMHC members.

This broad issue covers a wide range of core operational areas for apartment firms, so it presents a diverse set of legislative, regulatory and legal challenges and opportunities. In 2009, the rise in power of the Democrats likely will mean more active enforcement of civil rights laws, including the accessibility requirements of both the Fair Housing Act and the Americans with Disabilities Act. NMHC will continue our outreach to the Department of Justice and HUD to educate them about the obstacles to more widespread compliance and the need for a tolerance-based approach to enforcement of the accessibility regulations.

Insurance – specifically the availability and affordability of natural catastrophe insurance – will also require our focused attention as lawmakers will likely reconsider in 2009 a failed package from last year that would have created a commission and a loan program for states. In addition, a temporary extension of the National Flood Insurance Program (NFIP) will expire in March. NMHC will continue to lobby for increased coverage limits and subsidized premiums for apartments as program reform is debated.

Building Codes

Perhaps the least understood of NMHC’s policy areas is the building codes practice.

Staying on top of building codes involves meticulously examining thousands of technical proposals to determine whether they will impact apartment construction costs, knowing that every victory earned can be wiped out in the next code development cycle.

For that reason, NMHC is always working on two distinct horizons. On the short-term horizon, we review proposed code changes, collect evidence to support or oppose them and work behind the scenes to secure the necessary votes in our favor. On the long-term horizon, we are continuously educating key stakeholders of our positions so we can head off potentially negative code changes before they acquire any momentum.

NMHC's Ron Nickson, Vice President, Building Codes, advances the industry’s interests with the model building code organizations.

In 2009, our key issues are proposals related to energy conservation, fire safety and proposals related to the attack on the World Trade Center. As is the case in so many of our policy areas, here, too, the facts are on our side as apartments (with sprinklers, as is the norm now) have the best safety record of any occupancy classification covered by the codes.

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Key Legislative and Regulatory Victories in 2008 Turned Back Homeownership Incentives; Secured Rental Incentives Instead Transformed the comprehensive housing stimulus bill enacted in July from a bailout bill for the single-family sector to a “balanced housing policy” measure. The final version eliminated proposals to create an FHA-insured zero-downpayment mortgage program and rejected calls for a $15,000 tax credit for people who buy foreclosed houses. Instead, it included rental housing incentives and improvements to tax law related to Real Estate Investment Trusts.

Alan George (Equity Residential) talks about green building with Representative Barney Frank (D-MA), Chairman of the House Financial Services Committee.

Retained the Ban on Seller-Financed “Charity” Downpayment Assistance Secured a ban on “charity” downpayment programs, such as those run by Nehemiah Corporation of America and AmeriDream, and then successfully blocked efforts by the National Association of Realtors and the National Association of Home Builders to overturn the ban.

Maintained Capital Availability After the federal takeover of Fannie Mae and Freddie Mac, worked with the new regulator to ensure that multifamily lending programs would continue to operate as usual and that any restrictions on the GSEs’ ability to retain mortgages in their portfolios would not restrict multifamily lending. Also educated lawmakers that a “one-size-fits-all” approach to the GSEs’ programs could have seriously negative consequences for multifamily financing, and launched a multipronged initiative to restore capital flows to the multifamily sector.

Two Organizations, One Voice For nearly two decades, NMHC and the National Apartment Association (NAA) have joined forces to form a Joint Legislative Program to advocate on behalf of the apartment industry.

This unique relationship combines expertise and strength in numbers to create a partnership that is greater than the sum of its parts. NMHC is able to tap into the grassroots power of NAA’s 52,000 members and its state and local chapters to help move our issues forward. NAA members, meanwhile, gain access to one of the most experienced and skilled legislative teams working on Capitol Hill. The alliance creates an entity with the strength to attract excellent legislative staffers and the resources to conduct cutting-edge research on important issues facing the industry. Just as importantly, it also enables the apartment industry to pursue its legislative and regulatory agenda with a single, unified and clear voice.

The End of the Ownership Society National Multi Housing Council 2008 Annual Report

Secured Favorable Accessibility Ruling Successfully influenced a favorable decision by the Ninth Circuit Court recognizing a two-year statute of limitations period in the Fair Housing Act’s accessibility provision beginning when the last certificate of occupancy is issued.

Blocked Mandatory Federal Translation Requirements Through an NMHC-filed lawsuit, obtained a court ruling that HUD guidance requiring federally funded apartment owners to translate a broad array of documents in multiple languages and to provide verbal translations for those who do not read in their native language was not mandatory and imposes no requirements on housing providers.

Improved LIHTC Utility Regulations Achieved longsought regulations that expand the methods that LIHTC apartment owners can use to adjust their rents when the utility payments are made by the residents, a change that should increase overall rental income for LIHTC property owners.

Blocked Onerous Environmental Mandates Opposed legislation requiring mandatory federal standards for state energy-efficiency building codes that would have greatly exceeded current standards and, in some cases, were beyond what is currently technologically or fiscally achievable. Testified before Congress on the industry’s commitment to energy-efficient building operation and urged caution in developing a one-size-fits-all green building standard. Helped draft the forthcoming National Green Building Standard, the only consensus-based standard for residential green building.

Opposed a Tax Increase on Carried Interest For the second year in a row, turned back legislation that would have more than doubled taxes on carried interest (or the “promote”). If enacted, this proposal would have had a devastating impact on real estate partnerships.

In 2008, NMHC defeated onerous energy efficiency mandates that in some cases exceeded what is possible with current technology.

Testifying on behalf of NMHC before the U.S. House of Representatives in June, Alan George, Executive Vice President and Chief Investment Officer of Equity Residential, explained that the apartment industry is committed to increasing the energy efficiency and overall sustainability of its properties in a way that does not jeopardize the availability and affordability of housing.

Improved the Nation’s Building Codes Defeated all the proposed changes to the 2009 edition of the International Building Code that would have adversely affected low-rise apartment properties. These measures would have required more expensive sprinklers, eliminated sprinkler design options, revised building separation requirements and lowered allowable building heights, permitted stories and building area. Successfully opposed efforts to dramatically increase the code requirements for high-rise properties suggested as a result of the 2001 World Trade Center collapse.

Expanded and Enhanced the LIHTC Program Achieved major legislation simplifying the LIHTC program and making changes to attract new investors to the program and help restore liquidity to the program. Also secured long-sought regulations expanding the methods used to calculate utility allowances.

Extended Energy and Brownfields Tax Incentives Overcame partisan gridlock to secure a five-year extension of several critical energy tax

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National Multi Housing Council 2008 Annual Report The End of the Ownership Society

National Multi Housing Council Political Action Committee (NMHC PAC) A Sound Investment in Our Industry Beyond our skilled team of lobbyists, one of the most important ingredients in our legislative initiatives is the NMHC Political Action Committee (PAC). Through the NMHC PAC we are able to support political candidates who are in harmony with our industry’s goals, and we can be more aggressive in supporting up-and-coming members of Congress who will grow in stature and power in the future.

NMHC’s Jim Arbury presents the NMHC Advocate's Award to Linwood Thompson with Marcus & Millichap. The firm raised more than $86,000 for the NMHC PAC in 2008.

Despite the sharp economic downturn in 2008 and thanks to the great leadership of our NMHC Political Action Committee Chairman Linwood Thompson and Vice Chairman David Neithercut, we raised a record $522,637 for our NMHC PAC. Those funds were used to support 91 members of Congress of both parties.

The success of our PAC depends entirely on member support. Since corporations cannot contribute to PACs, we rely on voluntary personal contributions from employees of NMHC member firms. In 2008, we recognized two firms for their employees’ exemplary support of the PAC. Our gold medal Advocate’s Award went to Marcus & Millichap, which raised $86,651 for the PAC. Equity Residential was second and received our Challenger’s Award after raising $30,774 in PAC funds from its employees.

The employees of 17 firms contributed $10,000 or more in 2008. In addition to Marcus & Millichap and Equity Residential, high contributors included (in order of contributions): Wood Partners, LLC; American Management Services (dba Pinnacle); CB Richard Ellis; BRE Properties; Gables Residential Trust; SARES•REGIS Group; Lincoln Property Company; AvalonBay Communities, Inc.; Archstone-Smith; Camden Property Trust; Post Properties, Inc.; Moran & Company; UDR, Inc.; Apartment Realty Advisors; Western National Realty Advisors; and Waterton Associates, L.L.C. A record 1,079 individuals from 93 firms contributed to NMHC PAC this year.

Participation in the NMHC PAC by Council members is still significantly below 50 percent. With key issues that can impact our industry being debated in Congress and so many interest groups vying to be heard, it is more imperative than ever that our legislative effort is enhanced by full participation in the PAC by all NMHC members.

The End of the Ownership Society National Multi Housing Council 2008 Annual Report

incentives for commercial real estate firms as well as a retroactive renewal through 2009 of a tax provision allowing immediate expensing for brownfields.

Protected the Industry from Controversial Immigration Measures Successfully blocked efforts to make the federal EVerify employee screening program mandatory and turned back a HUD initiative to force apartment owners to translate a broad array of documents.

Blocked Onerous Changes to the ADA Guidelines In the final stages of a 10-year rulemaking process to revise the ADA Accessibility Requirements for Public Accommodations, helped convince the Justice Department to reject a provision that would have required existing properties to retrofit to meet the new standard even if they had already met the earlier standard.

Addressed Catastrophic Insurance Needs Through a multifaceted lobbying campaign, secured the introduction of legislation that would improve conditions for property insurance, thus laying the groundwork for the next Congress. Also successfully lobbied for an extension of the National Flood Insurance Program (NFIP) before it expired in September.

Hector Pinero (Related Management) with Senator Chris Dodd (D-CT), Chairman of the Senate Banking Committee, after testifying on behalf of NMHC about contract problems that have caused serious problems in the Section 8 program.

Averted a Shortfall in Project-Based Section 8 Funding Prevented a serious funding shortfall in the project-based Section 8 program by securing additional funding and a technical adjustment in the way funding is allocated.

Secured Hurricane Relief Secured temporary expansions of the LIHTC program in areas struck by 2008’s hurricanes, floods and wildfires; obtained additional rental voucher funding for victims of hurricanes Katrina and Rita; and saw FEMA adopt the NMHCrecommended strategy of relying on rental housing rather than hotels and trailers for intermediate- and long-term housing needs after hurricanes Ike and Gustav.

NMHC President Doug Bibby with Representative Ed Royce (R-CA).

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National Multi Housing Council 2008 Annual Report The End of the Ownership Society

The Economist’s Corner:

Waiting Eagerly for 2010 The story of 2008 is a story of two halves. Through most of the summer, the apartment industry held up pretty well. Occupancy rates drifted downward over the course of the year, though they remained higher than in 20032004. Net absorptions were weaker than in 2007, but much better than in 2006. Rent growth remained positive, but fell well below the rate of overall inflation.

But as the recession gathered strength over the course of the year, job losses mounted and apartment operating statistics began to worsen. The implosion in the for-sale market was initially good for the apartment industry, as the shift away from homeownership led to increased demand for rental units of all kinds. But the bursting house price bubble led to a stunning collapse of basic financial infrastructure, and the combination has now brought on what is likely to be the biggest recession since at least the early 1980s.

The Federal Reserve and the Treasury went well outside the “textbook” to try to right our economic ship, but few of their steps made much of an impact as the economy sagged under the weight of an overleveraged financial system and overleveraged consumers.

With forecasts of unemployment possibly reaching double digits and 2.6 million jobs lost in 2008, 2009 will be a challenging year for apartment operators.

Capital Markets Crisis

By the end of 2009, an estimated $400 billion in commercial real estate loans will mature from a variety of sources. With Mark H. Obrinsky, Ph.D. insufficient liquidity to Vice President of Research and Chief Economist refinance these debts, the specter of immense systemic risk and a wave of defaults is real. Already the frozen capital markets have put a chill on apartment transactions. Property sales were down by 63 percent in 2008 and by 61 percent from two years ago. With buyers on the sidelines, property values fell by 20 percent.

As policymakers seek to “fix” our country’s housing finance system, NMHC will be a strong voice for differentiating between the single-family and multifamily sectors. In 2009, we will be working closely with the GSEs’ regulator, lawmakers and officials at the U.S. Department of Treasury to address short-term and long-term solutions to the credit crisis.

Bright Spot in a Dark Picture

The good news – if there is any such thing in the current economy – is that fundamentals for the apartment sector are holding up fairly well. While we face some competition from the single-family “shadow” rental market, the multifamily sector is the only housing sector that is not oversupplied. The lack of financing has forced developers to cancel new development, which will further help the industry’s long-term performance. New multifamily starts dropped 15 percent in 2008 and are forecast to plunge another 30 percent or more in 2009.

The biggest challenge in the short-term for the sector is clearly the volatile credit markets. The market for commercial mortgage-backed securities (CMBS) – once the source of $200 billion in credit capacity annually – has virtually ground to a halt since mid-2007.

Other major sources of commercial real estate credit, such as banks, life insurance companies and pension funds, have also largely stopped issuing new commercial real estate debt and are downsizing existing real estate loan portfolios.

Lower homeownership rates, strong immigration levels and the entry of the Echo Boomers into the rental market means apartment demand is likely to exceed supply in the coming years. As one analyst put it, “Apartments are likely to be worth dramatically more in 2014 than they are in 2009.”

Even in the midst of this credit crunch, the apartment sector has had greater access to credit than other commercial real estate sectors because it has benefited from continued debt capital availability through Fannie Mae and Freddie Mac. But they are not sufficient, by themselves, to entirely insulate the apartment sector from the current credit crisis.

Even now, as we wait for a recovery, the inherent advantages of the apartment sector can be seen in investment performance. While total returns to apartment REITs fell by 25 percent in 2008, other sectors fared far worse. REIT returns in the office sector fell 41 percent, while retail dropped nearly 48 percent and industrial plummeted by 67 percent.

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The Business

of Your Business

For 30 years, NMHC has provided thought leadership to the apartment industry. Although we are best known for our highly effective government affairs program, the success of your business is one of our core missions. We call it our Strategic Business Information initiative, which is our way of saying that we make sure you have the information you need to make informed business decisions. From original research to benchmarking studies to best practices and regulatory compliance guidance, we keep you informed. Here are just some of the resources and tools we produced for you in 2008:

Apartment Market Conditions •

White paper exploring the impact of the foreclosure crisis on the credit quality of renters: Renter Credit Quality in a Volatile Housing Market.

•

NMHC’s Quarterly Survey of Apartment Market Conditions and regular teleconferences on current market conditions featuring researchers and leading owner/operators.

•

Research: 2008 NMHC 50 – the Top 50 Apartment Owners and Top 50 Apartment Managers.

•

New research on employment and the apartment industry; apartment supply trends and the nation’s excess housing inventory.

Apartment Marketing/Promotion •

New consumer brochure, Your Best Start to Renting Smart: Rent from the Pros, promoting the advantages of professionally managed apartments to help apartment firms compete against “shadow” rentals.

•

Getting Density Right, a new toolkit co-published with the Urban Land Institute to help communities overcome obstacles to compact development.

Renter Credit Quality in a Volatile Housing Market white paper; and 2008 NMHC 50.

Energy Efficiency/Sustainability •

Landmark research, Strategies and Costs to Exceed ASHRAE 90.1-2004 Requirements in a Multifamily Apartment Building, examining the costs, benefits and practical limitations of making large increases in energy efficiency in a typical multifamily building. This research helps owners and developers meet proposed energyefficiency benchmarks and can also be used to oppose unreasonable standards (either mandatory or voluntary) that exceed what is technically feasible and cost-effective based on existing technology.

•

White paper explaining federal energy-efficiency tax credits and how firms can use them to offset the costs of high-performance upgrades to their properties.

•

Webinar offering practical advice on steps firms can take to improve energy efficiency at new and existing properties.

Student Housing •

New research on on-campus housing costs and their impact on privately owned off-campus housing: OnCampus Housing Costs: More Than Meets The Eye.

Human Capital •

Annual National Apartment Survey of Compensation and Benefits Practices, the industry’s leading and most detailed source for strategic compensation information.

The 2008 report covered 68 corporate/regional and on-site job titles in more than 200 geographic areas.

NMHC members tour University Town Center, an offcampus student housing property near the University of Maryland and hear first-hand from the students during NMHC’s Student Housing Conference in September.

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National Multi Housing Council 2008 Annual Report The End of the Ownership Society

•

Compensation Strategy Flash Survey taken in the final months of 2008 to update our annual compensation survey with real-time data on firms’ plans, in light of the recession, for merit increases and bonuses.

•

Online Career Center offering NMHC members the ability to post job openings on the SelectLeaders Real Estate Job Network.

•

New Intern Recruitment Tool on our Career Center.

Technology and Telecommunications NMHC Online Career Center •

White Paper and webinar providing best practices for Multifamily Marketing in the Internet Age.

•

The first and only apartment-specific survey, Information Technology Investment Benchmarking Survey, to benchmark how firms are allocating resources to Information Technology.

•

Webinar: Ensuring Network Security.

•

Webinar: Preparing for the Digital TV Transition.

•

Guidance identifying best practices to comply with the federal ban on exclusive contracts with video providers.

Property and Risk Management •

2008 Apartment Cost of Risk Survey, which benchmarks insurance rates, deductibles, coverage terms and claims history for 10 different lines of insurance.

•

Best practices guidance on the emerging trend of smoke-free housing policies.

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Regulatory compliance guidance on new federal identity theft regulations that require firms to implement new policies for using consumer credit report information.

•

Compliance guidance on new pool and spa safety regulations that require the installation of anti-entrapment equipment.

•

Regular guidance on immigration reform and the apartment industry, including coverage of federal enforcement activity targeting apartment owners as employers and proposed state mandates and lawsuits targeting apartment owners as housing providers.

•

Webinar detailing new lead-based paint regulations that require property owners to ensure that maintenance workers receive EPA-approved training and, in some cases, become certified to carry out routine O&M procedures.

Workforce Housing •

New Online Workforce Housing Resource Center with a comprehensive library of affordable housing resources and links, including toolkits for developers and localities and detailed case studies of successful workforce housing projects.

•

First-Ever Workforce Housing Project Estimator, an online “calculator” that allows real estate firms and policymakers to evaluate the financial viability of proposed workforce housing properties under various subsidies and incentives.

Research Notes and Market Trends newsletters

The End of the Ownership Society National Multi Housing Council 2008 Annual Report

NMHC

Good Neighbor Award

You deserve some credit. All over the country, apartment firms are working to improve their communities, usually with little fanfare or recognition. The NMHC Good Neighbor Award for Outstanding Community Service seeks to change by that by promoting our industry’s good deeds.

An independent group of prominent judges selects the winner of this annual award, which features a $10,000 charitable donation. Past winners have included Mid-America Apartment Communities, Post Properties and John M. Corcoran and Company.

This year, the Good Neighbor honor goes to Marylandbased Hendersen-Webb, Inc. for its Creative Kids Community Centers.

NMHC President Doug Bibby presents the 2008 Good Neighbor Award to Hendersen-Webb’s Jamie Lubliner, President of Creative Kids, Inc.

Starting with one not-for-profit community center in 1997, there are now three Creative Kids centers in various Hendersen-Webb apartment communities; the programs and services offered range from English for Speakers of Other Languages classes to tutoring and homework assistance to job-seeking assistance. The company and its affiliates provide utilities and staff assistance and fund a portion of the salaries of the centers’ directors.

Hendersen-Webb associates also assist with the centers’ operations, and three Hendersen-Webb employees serve on Creative Kids’ Board of Directors, donating hundreds of hours of their time.

NMHC commends Hendersen-Webb for its inspiring community service and for creating this creative way to benefit its residents.

NMHC’s goal for the Good Neighbor Award is to honor apartment firms that excel in community service. But we also want to inspire others by showing them examples of successful programs that they can adapt and adopt in their own communities. To learn more about the award, visit www.nmhc.org/goto/GoodNeighbor.

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Future Meetings Calendar: Come Join Us

NMHC’s meetings are considered to be the industry’s most stimulating and thought-provoking gatherings. Varying in size and focus, the meetings offer participants an invaluable opportunity to candidly share information, debate issues of common interest and hear nationally recognized speakers. In addition to its regular membership meetings, NMHC convenes special-interest forums on topics such as technology, risk management, human resources and legal issues.

The Council also sponsors an annual Executive Leadership Conference for the industry’s up-and-comers.

2009 Calendar of Events

NMHC extends a very special thank you to Time Warner Cable.

March 31-April 1

For the past 10 years, Time Warner Cable has generously sponsored the world-class speakers featured at the Council’s meetings.

Human Resources Forum Research Forum

Chicago, IL (Members Only)

June 4 Finance Forum

Washington, DC (Members Only)

2000: Jimmy Carter 2001: John Major 2002: George H.W. Bush 2003: Gerald R. Ford 2004: Madeleine K. Albright

2005: William Jefferson Clinton 2006: Colin L. Powell 2007: Vicente Fox 2008: Tony Blair 2009: Al Gore

June 4-5 Board of Directors Meeting

Washington, DC (Executive Committee and Board Members Only)

July 13-14 Executive Leadership Conference

Washington, DC (Members Only)

September 21-22 Fall Board of Directors and Advisory Committee Meeting

Austin, TX (Members Only)

September 22-23 Student Housing Conference

Austin, TX (Open to Non-Members)

November 8-9 Property/Risk Management Forum

Phoenix, AZ (Members Only)

November 8-10 Apartment Technology Conference

Phoenix, AZ (Open to Non-Members)

January 13, 2010 Apartment Strategies Conference

Boca Raton, FL (Open to Non-Members)

January 13-15, 2010 NMHC Annual Meeting

Boca Raton, FL (Members Only)

Time Warner Cable’s Dave Christensen and his wife Judy with just a few of the national and international leaders the firm has sponsored as speakers at NMHC’s meetings over the past 10 years.

Statement of Financial Position

Taking Financial Measure

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National Multi Housing Council 2008 Annual Report The End of the Ownership Society

Taking Financial Measure Statement of Financial Position As of December 31, 2008

2008 (unaudited*)

ASSETS: Cash and Investments: Cash Investments (Short Term) Total Cash and Investments

$

Fixed Assets: Furniture and Equipment, At Cost Less: Accumulated Depreciation Total Fixed Assets, Net Other Assets: Security Deposit Total Other Assets

211,990 6,540,622 6,752,612

2007

$

88,841 6,629,447 6,718,288

680,629 (562,927) 117,702

693,729 (584,410) 109,319

14,676 14,676

14,676 14,676

Total Assets

$

6,884,990

$

6,842,283

LIABILITIES AND UNRESTRICTED NET ASSETS: Liabilities: Lease Payable - Copiers Security Deposit Total Liabilities

$

68,503 600 69,102

$

27,839 600 28,438

Unrestricted Net Assets: Unrestricted Net Assets - Beginning Current Year Increase Total Unrestricted Net Assets - December 31

6,813,845 2,043 6,815,888 $

Total Liabilities and Unrestricted Net Assets

6,884,990

6,544,545 269,300 6,813,845 $

6,842,283

NMHC members and employees are encouraged to report suspected violations of the law, violations of NMHC policies and procedures, dishonest or unethical behavior, crimes, or improper business activities to NMHC’s Senior Vice President of Finance and Operations or through Report Line at 877/888-0002 or www.tnwinc.com/webreport. From time to time, the Board may change the process by which members or employees may communicate such reports. Employees will be notified of changes by internal communications. Members should check the NMHC web site for any changes to the reporting process.

The Audit Committee shall ensure that employees may report suspected violations anonymously in accordance with local, state and federal Whistleblower Statutes and Employee Protection Ordinances. Employees will not be subject to any penalties or retribution for reporting suspected violations in good faith. * This information has been extracted from the unaudited financial statements of the National Multi Housing Council. The audit of the 2008 financial statements will take place in April 2009. In the past, there have been few, if any, differences between the audited and unaudited financial statements.

NMHC Audit Committee

Thomas S. Bozzuto (Chair)

Timothy J. Naughton

Richard L. Kadish

The Bozzuto Group Greenbelt, MD

AvalonBay Communities, Inc. Alexandria, VA

CAPREIT, Inc. Rockville, MD

The End of the Ownership Society National Multi Housing Council 2008 Annual Report

Meet Our Leadership 2009 Officers

Chairman Ric Campo Camden Property Trust Houston, TX

Vice Chairman Peter F. Donovan CB Richard Ellis, Inc. Boston, MA

Treasurer Thomas S. Bozzuto The Bozzuto Group Greenbelt, MD

Secretary Daryl J. Carter Avanath Capital Partners Irvine, CA

President Douglas M. Bibby National Multi Housing Council Washington, DC

Immediate Past Chairman Mary Ann King Moran & Company Costa Mesa, CA

2008 Committee Leadership

Audit Thomas S. Bozzuto (Chair) The Bozzuto Group Greenbelt, MD

Finance Lili F. Dunn (Chair) AvalonBay Communities, Inc. Alexandria, VA

Finance Brian F. Stoffers (Vice Chair) CBRE Capital Markets Houston, TX

Investment Thomas J. Sargeant (Chair) AvalonBay Communities, Inc. Alexandria, VA

Membership Timothy J. Naughton (Chair) AvalonBay Communities, Inc. Alexandria, VA

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2008 Committee Leadership

NMHC/NAA Joint Legislative Daryl J. Carter (Chair) Avanath Capital Partners Irvine, CA

Operations Ric Campo (Chair) Camden Property Trust Houston, TX

Political Action Linwood C. Thompson (Chair) Marcus & Millichap Atlanta, GA

Political Action David J. Neithercut (Vice Chair) Equity Residential Chicago, IL

Property Management Jeffrey I. Brodsky (Chair) Related Management New York, NY

Property Management Julie A. Smith (Vice Chair) Bozzuto Management Company Greenbelt, MD

Research Hessam Nadji (Chair) Marcus & Millichap Walnut Creek, CA

Research Jack Kern (Vice Chair) Kern Investment Research Counselors Germantown, MD

Strategic Planning Peter F. Donovan (Chair) CB Richard Ellis, Inc. Boston, MA

Student Housing Nathan S. Collier (Chair) The Collier Companies/ The Paradigm Group Gainesville, FL

Sustainability Thomas W. Toomey (Chair) UDR, Inc. Highlands Ranch, CO

Sustainability Alan W. George (Vice Chair) Equity Residential Chicago, IL

Tax Terry B. Schwartz (Chair) Dover Realty Advisors Bingham Farms, MI

Tax Tim L. Myers (Vice Chair) Allied Realty Services, Ltd. Houston, TX

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2008 Board of Directors - Executive Committee Anthony D'Alto

Larry Duggins

Matthew Lawton

Thomas F. Moran

AIMCO Denver, CO

Centerline Capital Group Irving, TX

HFF Chicago, IL

Moran & Company Chicago, IL

David Robertson

William T. Hyman

Clyde P. Holland

Guy Metcalfe

AIMCO Denver, CO

Centerline Capital Group New York, NY

Holland Partner Group Vancouver, WA

Morgan Stanley New York, NY

Rick Graf

Paul F. Earle

Robert D. Greer, Jr.

Anne W. Ossewaarde

American Management Services (dba Pinnacle) Dallas, TX

Colonial Properties Trust Birmingham, AL

ING Clarion Washington, DC

Morgan Stanley Atlanta, GA

Edward T. Wright

C. Stephen Cordes

Tal Almquist

Stan J. Harrelson

Colonial Properties Trust Birmingham, AL

ING Clarion Partners New York, NY

Oakwood Worldwide Los Angeles, CA

Paul G. Kerr

Guy K. Johnson

Howard F. Ruby

Charles E. Mueller, Jr.

Davlyn Investments San Diego, CA

Johnson Capital Irvine, CA

Oakwood Worldwide Los Angeles, CA

Archstone Englewood, CO

Jon D. Williams

James A. Butz

Thomas D. Senkbeil

R. Scot Sellers

Davlyn Investments San Diego, CA

JPI Companies McLean, VA

Post Properties, Inc. Atlanta, GA

Archstone Englewood, CO

Alan W. George

Robert D. Page

David P. Stockert

Lili F. Dunn

Equity Residential Chicago, IL

JPI Companies Irving, TX

Post Properties, Inc. Atlanta, GA

AvalonBay Communities, Inc. Alexandria, VA

David J. Neithercut

James H. Callard

David Durning

Timothy J. Naughton

Equity Residential Chicago, IL

AvalonBay Communities, Inc. Alexandria, VA

Heidi McKibben

Klingbeil Capital Management/ American Apartment Communities Annapolis, MD

Prudential Mortgage Capital Company Chicago, IL

Kristen Klingbeil-Weis

Prudential Real Estate Investors Atlanta, GA

American Management Services (dba Pinnacle) Seattle, WA

James D. Spound Avanath Capital Partners New York, NY

Fannie Mae Pasadena, CA

David J. Olney

Fannie Mae Washington, DC

Berkshire Property Advisors Boston, MA

Klingbeil Capital Management/ American Apartment Communities Santa Barbara, CA

Deborah Ratner-Salzberg

William H. Donges

Phillip Weber

Theodore P. Koros

Forest City Enterprises, Inc. Washington, DC

BlackRock Realty San Francisco, CA

Lane Company Atlanta, GA

Ronald A. Ratner

Daniel Haefner

Robert H. Lewis

Forest City Residential Group, Inc. Cleveland, OH

BlackRock Realty San Francisco, CA

Lane Company Atlanta, GA

Mitchell W. Kiffe

C. Preston Butcher

John B. Slidell

Freddie Mac McLean, VA

The Bozzuto Group Greenbelt, MD

Legacy Partners Foster City, CA

Michael May

W. Dean Henry

Edward F. Lange, Jr.

Freddie Mac McLean, VA

BRE Properties, Inc. San Francisco, CA

Legacy Partners Residential, Inc. Foster City, CA

Susan Ansel

J. Timothy Byrne

Mark A. Petersen

Gables Residential Dallas, TX

BRE Properties, Inc. Irvine, CA

Lincoln Property Company Dallas, TX

David Fitch

Jeff B. Franzen

Laurie A. Baker

Gables Residential Atlanta, GA

Camden Property Trust Houston, TX

Lincoln Property Company Herndon, VA

Robert E. DeWitt

Harvey E. Green

John M. Cannon

GID Investment Advisers LLC Boston, MA

Capmark Finance Inc. Horsham, PA

Marcus & Millichap Encino, CA

Laura A. Beuerlein

Linwood C. Thompson

John R. Williams Carmel Partners, Inc. San Francisco, CA

Ron Zeff

Heritage Title Company of Austin, Inc. Austin, TX

Gary S. Farmer

Carmel Partners, Inc. San Francisco, CA

Heritage Title Company of Austin, Inc. Austin, TX

Brian F. Stoffers

Mona Keeter Carlton

CBRE Capital Markets Houston, TX

HFF Dallas, TX

Marcus & Millichap Atlanta, GA

Martin T. Lanigan Mezz Cap Short Hills, NJ

Mike Rulf MMA Financial, LLC St. Paul, MN

Mary Ann King Moran & Company Costa Mesa, CA

Dale H. Taysom

Jerome Ehlinger RREEF Chicago, IL

Brian E. McAuliffe RREEF Chicago, IL

Michael P. Bissell SARES•REGIS Group Irvine, CA

Geoffrey L. Stack SARES•REGIS Group Irvine, CA

J. Ronald Terwilliger Trammell Crow Residential Atlanta, GA

Kenneth J. Valach Trammell Crow Residential Houston, TX

Vincent R. Toye Wachovia Multifamily Capital New York, NY

David R. Schwartz Waterton Associates, L.L.C. Chicago, IL

Gregory J. Lozinak Waterton Residential Chicago, IL

Warren J. Durkin, Jr. Wood Partners, LLC Boca Raton, FL

Jay Jacobson Wood Partners, LLC Boca Raton, FL

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2008 Board of Directors Arthur F. Evans

Margette Getto

Rick Hubbard

Jonathan D. Bell

A.F. Evans Company, Inc. Oakland, CA

Apartment Guide Plano, TX

AT&T Connected Communities San Antonio, TX

Bell Partners Greensboro, NC

Nick M. Faklis

Arlene Mayfield

Michael G. Miller

Steven D. Bell

A.G. Spanos Companies Stockton, CA

Apartment Guide Norcross, GA

AUM Oak Brook, IL

Bell Partners Greensboro, NC

Alex G. Spanos

Marc E. deBaptiste

Daniel M. Witte

Harry Bookey

A.G. Spanos Companies Stockton, CA

Apartment Realty Advisors Boca Raton, FL

AUM Oak Brook, IL

BH Equities, LLC Des Moines, IA

Kevin P. Fitzpatrick

David K. Oelfke

Philip S. Payne

G. Stephen Donohue

AIG Global Real Estate Investment Corp.

New York, NY

Apartment Realty Advisors Houston, TX

Babcock & Brown Residential Charlotte, NC

BH Management Services Dallas, TX

Kevin Doyle

D. Scott Wilkerson

Robert Murray

Nora E. Miller

Apartments.com Chicago, IL

Babcock & Brown Residential Charlotte, NC

Big Rock Partners LLC Medina, WA

Brad Long

Robert N. Bader

Mark W. Dunne

James M. Krohn

Apartments.com Chicago, IL

Bader Company Indianapolis, IN

Boston Capital Corporation Boston, MA

Alliance Residential Company Phoenix, AZ

Roger H. Beless

Robert Benavides

John P. Manning

Bruce C. Ward

Archon Residential Irving, TX

Bader Company Indianapolis, IN

Boston Capital Corporation Boston, MA

Alliance Residential Company Phoenix, AZ

William S. Robinson

Tom Keady

Barden Brown

Cristina Allen

Archon Residential Irving, TX

The Bainbridge Companies West Palm Beach, FL

Brown Realty Advisors Atlanta, GA

Alliant Insurance Services Inc. Dallas, TX

John E. Tastor

Richard Schechter

Walter W. Miller

The Bainbridge Companies West Palm Beach, FL

Brown Realty Advisors Atlanta, GA

Allied Realty Services, Ltd. Denver, CO

Arthur J. Gallagher & Co. Insurance Brokers of California, Inc. San Francisco, CA

Gregory J. Hettrick

Douglas D. Chasick

Tim L. Myers

Richard R. Horton

Bank of America Dallas, TX

CallSource Melbourne Beach, FL

Allied Realty Services, Ltd. Houston, TX

Arthur J. Gallagher Risk Management Services, Inc. Oklahoma City, OK

Brian Roop

Jerry Feldman

Bank of America Dallas, TX

CallSource Westlake Village, CA

AIG Global Real Estate Investment Corp.

New York, NY

Lauren A. Brockman

Joel L. Altman Altman Development Corporation Boca Raton, FL

Michael H. Godwin

Nicole Forsberg AT&T Connected Communities San Antonio, TX

David J. Adelman Campus Apartments Philadelphia, PA

Ambling Companies Inc. Valdosta, GA

R. Ryan Holmes Ambling Companies Inc. Valdosta, GA

Rodrigo Lopez AmeriSphere Multifamily Finance, LLC Omaha, NE

Scott G. Suttle AmeriSphere Multifamily Finance, LLC Bethesda, MD

Steve F. Hallsey AMLI Management Company Chicago, IL

Gregory T. Mutz AMLI Residential Properties, L.P. Chicago, IL

Jocelyn Rhode AMSI Tampa, FL

Owen Smith AMSI Tampa, FL

Kimberly J. Sperry Amstar Group, LLC Denver, CO

NMHC's Annual Meeting is known as the preeminent networking opportunity in the industry.

The End of the Ownership Society National Multi Housing Council 2008 Annual Report

2008 Board of Directors Miles H. Orth

Brian Murdy

Kellie Falk-Tillett

Frank Marro

Campus Apartments Philadelphia, PA

Cornerstone Real Estate Advisers LLC Hartford, CT

Drucker & Falk, LLC Raleigh, NC

GE Real Estate Alpharetta, GA

Matthew Jordan

Stephen LoPresti

Victor Clark

DTZ Rockwood New York, NY

Gerson Bakar & Associates San Francisco, CA

Daniel McNulty

Linda Zeller

DTZ Rockwood New York, NY

Gerson Bakar & Associates San Francisco, CA

Steven L. McKenzie

J. Gray, III

Eastdil Secured, LLC Santa Monica, CA

Grayco Partners LLC Houston, TX

Miles Spencer

Howard W. Smith, III

Eastdil Secured, LLC Washington, DC

Green Park Financial Bethesda, MD

John M. O'Hara, Jr.

Stacy G. Hunt

Edward Rose & Sons Farmington Hills, MI

Greystar Real Estate Partners, LLC Houston, TX

Warren Rose

William C. Maddux

Edward Rose & Sons Farmington Hills, MI

Greystar Real Estate Partners, LLC Charleston, SC

Gregory L. Engler

David K. Bell

Engler Financial Group, LLC Alpharetta, GA

GSL Properties, Inc. Portland, OR

Patrick Jones

Walter O. Grodahl

Engler Financial Group, LLC Alpharetta, GA

GSL Properties, Inc. Portland, OR

Gerald S. Brand

Don Hendricks

Keith T. Misner

Fairfield Residential LLC San Diego, CA

Hendricks & Partners Phoenix, AZ

Cushman & Wakefield Washington, DC

Christopher E. Hashioka

Tom Warren

Michael D. Berman

Fairfield Residential LLC San Diego, CA

Hendricks & Partners Dallas, TX

CWCapital Needham, MA

Nevel DeHart

John W. Airhart

Donald P. King, III

First Advantage SafeRent Rockville, MD

Hepfner, Smith, Airhart & Day, Inc. Plano, TX

CWCapital Needham, MA

James W. Harris

James P. Hepfner Hepfner, Smith, Airhart & Day, Inc. Plano, TX

Ernest L. Heymann CAPREIT, Inc. Rockville, MD

Richard L. Kadish CAPREIT, Inc. Rockville, MD

Tyler Anderson CB Richard Ellis, Inc. Phoenix, AZ

Sean P. Deasy CB Richard Ellis, Inc. Ontario, CA

Christopher J. Whipple CBC AmRent Flower Mound, TX

Larry H. Dale Citi Community Capital Denver, CO

Hal G. Kuykendall Citi Community Capital Denver, CO

Francis J. Coen Clark Realty Capital, L.L.C. Monterey, CA

Douglas R. Sandor Clark Realty Capital, L.L.C. Arlington, VA

Chowdary Yalamanchili CnC Investments Ltd., LLP Houston, TX

Nathan S. Collier The Collier Companies/ The Paradigm Group Gainesville, FL

J. Andrew Hogshead

Credit Suisse Dallas, TX

Pete Davis Credit Suisse Atlanta, GA

Richard Buck Crescent Resources, LLC Palm City, FL

Todd M. Farrell Crescent Resources, LLC Charlotte, NC

Michael J. Curran Crossbeam Capital LLC Bethesda, MD

Richard K. Devaney Crossbeam Capital LLC Bethesda, MD

Dodge Carter Crow Holdings Dallas, TX

Thomas P. MacManus Cushman & Wakefield Sonnenblick Goldman New York, NY

The Collier Companies/ The Paradigm Group Gainesville, FL

John Caltagirone

First Advantage SafeRent Rockville, MD

The Dinerstein Companies Houston, TX

Richard N. Shinberg

Jeffrey A. Hirschfeld

Cynthia Cooke

Brian L. Dinerstein

First Capital Realty, Inc. Bethesda, MD

Hirschfeld Properties LLC New York, NY

Colliers International Phoenix, AZ

The Dinerstein Companies Houston, TX

Les Zimmerman

Scott A. Doyle

Regina Dingman

Tony Goncalves

First Capital Realty, Inc. Bethesda, MD

Home Properties, Inc. Rochester, NY

Colliers International Minneapolis, MN

DIRECTV, Inc. New York, NY

Robert L. Johnston

Edward J. Pettinella

Daniel J. Epstein

Andrew K. Dolben

First Communities Atlanta, GA

Home Properties, Inc. Rochester, NY

The ConAm Group of Companies San Diego, CA

The Dolben Company, Inc. Woburn, MA

Mark A. Fogelman

Tracy Simonton Legg

J. Bradley Forrester

Deane H. Dolben

Fogelman Management Group Memphis, TN

Hunter Warfield, Inc. Denver, CO

The ConAm Group of Companies San Diego, CA

The Dolben Company, Inc. Woburn, MA

Richard L. Fogelman

Todd Wahl

Tim Czarnek

Jack W. Safar

Fogelman Properties Memphis, TN

Hunter Warfield, Inc. Tampa, FL

Continental Realty Advisors, Ltd. Littleton, CO

Dominium Group, Inc. Plymouth, MN

Judith Gogol

John R. Allums

David W. Snyder

Jon Segner

For Rent Media Solutions Atlanta, GA

Continental Realty Advisors, Ltd. Littleton, CO

Dominium Group, Inc. Minneapolis, MN

Sarah E. Malone

Inland American Communities Group, Inc. Dallas, TX

Thomas G. Dudeck

Terry B. Schwartz

For Rent Media Solutions Denver, CO

Cornerstone Real Estate Advisers LLC Hartford, CT

Dover Realty Advisors Bingham Farms, MI

Mark Hall

Wendy Drucker Drucker & Falk, LLC Newport News, VA

GE Real Estate Washington, DC

Steven R. Utley Inland American Communities Group, Inc. Dallas, TX

Daniel J. Roehl Intuit Real Estate Solutions Highland Hills, OH

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National Multi Housing Council 2008 Annual Report The End of the Ownership Society

2008 Board of Directors Matt Thomas

Charles M. McDaniel

Steve T. Lamberti

Jeff Mucci

Intuit Real Estate Solutions Highlands Hills, OH

Lockton Companies, LLC Denver, CO

Milestone Management Dallas, TX

Penco, Inc. Austin, TX

Kevin A. Baldridge

Frank T. Suryan Jr.

Christopher C. Finlay

Todd Pirtle

The Irvine Company Apartment Communities “IAC” Irvine, CA

Lyon Capital Ventures, LLC Newport Beach, CA

Mission Residential, LLC Oakton, VA

Penco, Inc. Austin, TX

Cheryl Martin

Paul Harris

David R. Picerne

Richard E. Lamprecht

Lyon Management Group, Inc. Newport Beach, CA

Moran & Company Dallas, TX

Picerne Real Estate Group Phoenix, AZ

Helen Angelo

Jeffrey Williams

Ronald G. Brock, Jr.

Peter E. Baccile

Madison Apartment Group Philadelphia, PA

Moran & Company Seattle, WA

Pierce-Eislen, Inc. Scottsdale, AZ

J.P. Morgan Securities Inc. New York, NY

Joseph F. Mullen

Michael S. Morgan

Ronald G. Brock, Sr.

Anthony Paolone

Madison Apartment Group Philadelphia, PA

The Morgan Group, Inc. Houston, TX

Pierce-Eislen, Inc. Scottsdale, AZ

J.P. Morgan Securities Inc. New York, NY

Melissa Cannata

Alan Patton

William Thomas Booher

R. Stewart Bartley

Marcus & Millichap Fort Myers, FL

The Morgan Group, Inc. Houston, TX

PNC MultiFamily Capital San Francisco, CA

The JBG Companies Chevy Chase, MD

Peter Katz

David Koffler

D. Scott Bassin

William N. Elam, III

Marcus & Millichap Phoenix, AZ

Morgan Properties King of Prussia, PA

PNC Real Estate Finance Pittsburgh, PA

The JBG Companies Chevy Chase, MD

Jamie B. May

Ron D. Monson

Daniel J. Flanigan

Richard J. High

Marcus & Millichap Tampa, FL

Morgan Properties King of Prussia, PA

John M. Corcoran & Company Braintree, MA

Hessam Nadji

Jodi Bart

Polsinelli Shalton Flanigan Suelthaus PC Kansas City, MO

Jeffrey T. Morris

Marcus & Millichap Walnut Creek, CA

Jones Lang LaSalle Americas, Inc. Orlando, FL

John Eifler

Morrison, Ekre & Bart Management Services, Inc. Phoenix, AZ

The Preiss Company Raleigh, NC

Melanie Morrison

Donna Preiss

Morrison, Ekre & Bart Management Services, Inc. Tucson, AZ

The Preiss Company Raleigh, NC

Stephen Feltner

Primary Capital Advisors, LC Atlanta, GA

The Irvine Company Apartment Communities “IAC” Irvine, CA

Jubeen F. Vaghefi

The Marquette Companies Romeoville, IL

Jones Lang LaSalle Americas, Inc. Miami, FL

Nicholas Michael Ryan

Daniel P. Walsh, Jr. KeyBank Real Estate Capital Cleveland, OH

The Marquette Companies Romeoville, IL

Gerald J. Haak

Keith A. Harris

MAXX Properties Harrison, NY

The Laramar Group, LLC Chicago, IL

Andrew R. Wiener

David B. Woodward

MAXX Properties Harrison, NY

The Laramar Group, LLC Greenwood Village, CO

Michael C. McDougal

Richard E. Van Wert LaSalle Investment Management, Inc. La Jolla, CA

Peter P. DiLullo LCOR Incorporated Berwyn, PA

Thomas J. O'Brien LCOR Incorporated Berwyn, PA

Scott Brian LDG Development, LLC Louisville, KY

McDougal Properties, L.C. Lubbock, TX

Tristan Thoma McDougal Properties, L.C. Lubbock, TX

Robert D. Lazaroff The Michelson Organization St. Louis, MO

Bruce V. Michelson, Sr. The Michelson Organization St. Louis, MO

H. Eric Bolton, Jr.

Chris Dischinger

Mid-America Apartment Communities, Inc. Memphis, TN

LDG Development, LLC Louisville, KY

Simon R.C. Wadsworth

Michael J. McNamara Lehman Brothers New York, NY

Thomas F. McCoy, Jr. Lockton Companies, LLC Denver, CO

Move Westlake Village, CA

John H. Helm MyNewPlace San Francisco, CA

Martha Ellis Network Multifamily Corporation Tampa, FL

Mandy Vallowe Network Multifamily Corporation Tampa, FL

Kerry R. French NorthMarq Capital, Inc. Houston, TX

Edward Padilla NorthMarq Capital, Inc. Minneapolis, MN

Robert A. Esposito

Susan Folckemer

John W. Bray

Faron G. Thompson Primary Capital Advisors, LC Atlanta, GA

P. David Onanian Professional Apartment Services Houston, TX

Randall M. Paulson Professional Apartment Services Plano, TX

John Ghio Prometheus San Mateo, CA

John D. Millham Prometheus Walnut Creek, CA

Bruce LaMotte

NWP Services Corporation Pembroke Pines, FL

Providence Management Company, L.L.C. Chicago, IL

Mike Radice

Alan Pollack

NWP Services Corporation Irvine, CA

Providence Management Company, L.L.C. Chicago, IL

Arthur J. Cole

Mid-America Apartment Communities, Inc. Memphis, TN

Pacific Property Company Palo Alto, CA

Richard Furr

Alfred V. Pace

Milestone Group Dallas, TX

Pacific Property Company Palo Alto, CA

Bruce Barfield The Rainmaker Group Alpharetta, GA

Tammy Farley The Rainmaker Group Alpharetta, GA

The End of the Ownership Society National Multi Housing Council 2008 Annual Report

2008 Board of Directors Dean R. Schmidt

Michael A. Scully

Michael J. Best

Karen McCurdy

RealPage, Inc. Carrollton, TX

Scully Company Jenkintown, PA

USA Properties Fund, Inc. Roseville, CA

Stephen T. Winn

W. Steve Gilmore

SunAmerica Affordable Housing Partners, Inc. Bethesda, MD

RealPage, Inc. Carrollton, TX

Shea Properties Aliso Viejo, CA

Richard I. Fisher

Verizon Basking Ridge, NJ

Michael Cornell

Colm Macken

Realty DataTrust Scottsdale, AZ

Shea Properties Aliso Viejo, CA

Michael E. Mueller

Jay Jensen

Realty DataTrust Scottsdale, AZ

Shelter Corporation Minnetonka, MN

Mark C. Beisler

Lynn Carlson Schell

Red Mortgage Capital, Inc. Reston, VA

Shelter Corporation Minnetonka, MN

David L. Goodman

Jeffrey K. Hettleman

Red Mortgage Capital, Inc. Reston, VA

Shelter Development, LLC Baltimore, MD

David Levine

Marilynn K. Duker

Red Stone Partners, LLC New York, NY

The Shelter Group Baltimore, MD

John Sokolovic

William G. Rafie

Red Stone Partners, LLC New York, NY

The Sherwin-Williams Co. Cleveland, OH

Russell L. Dixon

Wolf Vedder

RedHill Realty Investors, LP San Diego, CA

Simmons Vedder Partners, Inc. Austin, TX

Transwestern - Institutional Multifamily Group Bethesda, MD

Wesco Companies Torrance, CA

Travis Greenwood

K. Brad Broyhill Simpson Housing LLLP Denver, CO

Edward J. Ryder

Michael K. Hayde

RedHill Realty Investors, LP San Diego, CA

Howard S. Primer

J. Robert Love

RenaissancePG, Inc. Knoxville, TN

Simpson Housing LLLP Atlanta, GA

Eric W. Hartz

Donald C. Peterson

RentBureau, LLC Atlanta, GA

SNK Realty Group Emeryville, CA

Shawn O'Neill

Hal Watson, III

RentBureau, LLC Atlanta, GA

SNK Realty Group Dallas, TX

Terry S. Danner

Shane B. Shafer

Riverstone Residential, A CAS Partners Company Dallas, TX

Sperry Van Ness Institutional Irvine, CA

Christy Curry Freeland

Sperry Van Ness Institutional Los Angeles, CA

Riverstone Residential, A CAS Partners Company Dallas, TX

Kitty Wallace

Nancy Barton

W. Michael Doramus

Stellar Advisors, LLC Rockville, MD

Sarofim Realty Advisors Dallas, TX

David Schwartzberg

David Evemy Sarofim Realty Advisors Dallas, TX

Stellar Advisors, LLC Rockville, MD

Robert Rosania

Scott Derrick

Stellar Management New York, NY

SCI Real Estate Investments Los Angeles, CA

Michael Katz

Robert Robotti

Sterling American Property, Inc. Great Neck, NY

SCI Real Estate Investments Los Angeles, CA

Tarak Patolia

James D. Scully Jr. Scully Company Jenkintown, PA

Sterling American Property, Inc. Great Neck, NY

SunAmerica Affordable Housing Partners, Inc. Los Angeles, CA

Eric D. Cevis

Daniel O'Connell

David C. Christensen

Verizon Basking Ridge, NJ

Time Warner Cable Englewood, CO

Jonathan Holtzman

Dave Schwehm

Village Green Companies Farmington Hills, MI

Time Warner Cable Englewood, CO

George S. Quay, IV

Michael A. Britti

Village Green Companies Farmington Hills, MI

TransUnion/CreditRetriever Greenwood Village, CO

James McDevitt

Richard Schreiber

Wells Fargo Multifamily Capital Houston, TX

TransUnion/CreditRetriever Chevy Chase, MD

Philip D. Morse

H. Alfred Cissel Transwestern - Institutional Multifamily Group Bethesda, MD

Scott L. Melnick

Wells Fargo Multifamily Capital McLean, VA

Tom P. Colich Wesco Companies Torrance, CA

Donald J. Pierce, II

Transwestern Investment Company, LLC Chicago, IL

Western National Property Management Irvine, CA

Douglas Crocker, II

Stephan T. Beck

Transwestern Multifamily Partners, LLC Fort Myers, FL

Whiteco Residential LLC Merrillville, IN

Charles L. Garrett

WinnCompanies Boston, MA

TVO North America El Paso, TX

Wayne A. Vandenburg TVO Realty Partners Chicago, IL

David J. Ingram UBS Realty Investors LLC Hartford, CT

Jeffrey G. Maguire UBS Realty Investors LLC Hartford, CT

John P. Case UBS Securities, LLC New York, NY

Anthony N. Rokovich UBS Securities, LLC New York, NY

Thomas W. Toomey UDR, Inc. Highlands Ranch, CO

W. Mark Wallis UDR, Inc. Highlands Ranch, CO

Geoffrey C. Brown USA Properties Fund, Inc. Roseville, CA

Samuel Ross

Lawrence H. Curtis WinnDevelopment Boston, MA

Jeff Bosshard Woodmont Real Estate Services Belmont, CA

Ronald V. Granville Woodmont Real Estate Services Belmont, CA

Laura G. Atallah Yardi Systems, Inc. Santa Barbara, CA

Amy Gregory Yardi Systems, Inc. Santa Barbara, CA

Steven W. Patterson ZOM Development, Inc. Orlando, FL

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National Multi Housing Council 2008 Annual Report The End of the Ownership Society

2008 New Members Alara Ventures, LLC

FST21 Ltd.

Phoenix Realty Group

Alliance Tax Advisors, LLC

GE Asset Management

The Praedium Group

Appraisal Research Counselors

The Geneva Organization

Priderock Capital Partners, LLC

Arcapita Inc.

Glenwood International Properties

Realty Group

Argosy Real Estate

Hanley Wood Marketing

RealtyCom Partners, LLC

Arizona Partners

Hartford Investment Management

Rentwiki.com

The Bascom Group

Harvest Equities

Resite Online

Bay Escape, Ltd

Hathaway Development Company Inc.

Rohman Development

Belkorp Holdings, Inc.

Heartland Payment Systems

RSL Ventures LLC

BKV Group

Integra Land Company

The Sanctuary Group, LLC

Bristol Development, LLC

Irwin R. Rose & Company

Sierra Capital Partners

Bristol Resident Services

Kenedix Westwood, LLC

SMI Realty Management

Buchanan Street Partners

Landings Real Estate Group

Sterling American Property

Bury & Partners, Inc.

LBL Group Holdings, LLC

Sunset Bay Investments LLC

C.F. Evans & Company, Inc.

Lessard Group, Inc.

TA Associates Realty

Canyon-Johnson Urban Fund

Levenfeld Pearlstein, LLC

Triad Real Estate Consulting Group, LLC

Carleton Development, Ltd.

Mercy Housing Colorado

Trilogy Real Estate Group, LLC

Castle Group

Mitchell Management, Inc.

Trinitas Ventures

Chancellor Development Partners, LLC

Mobile-Shop Company

USAA Real Estate Company

Chartwell Holdings, LLC

Moco Inc.

Vicente Ventures, LLC

Connexion Technologies

National Cooperative Bank

W.G. Nielsen & Co.

Connolly and Partners LLC

The NRP Group

Waller Lansden Dortch & Davis, LLP

Continental Properties Company, Inc.

Parkwood Properties, Inc.

WestCorp Management Group, LLC

Continental Real Estate Services, Inc.

Patrician Management, LLC

Copper Beech Cornerstone Communities, LLC The Distinguished Programs Group DLA Piper US LLP DOMO Consulting E.S. Schwartz and Company, Inc. Epoch Properties, Inc. Eureka Multi Family Group Excel Property Management Faller Management Co., Inc. First American Title Insurance Company of New York Foresite Management, Inc. Fort Group Development Corp.

Franklin Holdings-Charlotte, Inc.

Greg Mutz, Chairman and CEO of AMLI Residential Properties, L.P., and Sue Ansel, COO for Gables Residential, at the NMHC Board of Directors meeting.

The End of the Ownership Society National Multi Housing Council 2008 Annual Report

A Very Special Thank You: 2008 Sponsors NMHC expresses its appreciation to the following members who generously sponsored research, advocacy efforts and meeting events in 2008.

2008 Chairman’s Circle ($50,000 or more in sponsorship) Fannie Mae First Advantage SafeRent Freddie Mac

RealPage, Inc. Riverstone Residential, A CAS Partners Company

Time Warner Cable Verizon Enhanced Communities Yardi Systems, Inc.

BRE Properties, Inc. Camden Property Trust CB Richard Ellis Colliers International Colonial Properties Trust Comcast Cable Communications Cushman & Wakefield

Eastdil Secured HFF Intuit Real Estate Solutions JBMRA – JBM Realty Advisors LCOR Incorporated Mid-America Apartment Communities

Moran & Company Red Mortgage Capital, Inc. Rent.com Transwestern – Institutional Multifamily Group UDR, Inc.

The Collier Companies/ The Paradigm Group Colliers International Colonial Properties Trust Comcast Cable Communications Cox Cushman & Wakefield Eastdil Secured Education Realty Trust Equity Residential Fairfield Residential LLC Fannie Mae First Advantage SafeRent For Rent Media Solutions Freddie Mac Gables Residential GE Real Estate Gem Realty Capital/ Schenk Realty Group LLC Hendricks & Partners HFF

Holland Partner Group Hunter Warfield, Inc. Intuit Real Estate Solutions JBMRA – JBM Realty Advisors Jones Lang LaSalle JPI Management Services KeyBank Real Estate Capital Lane Company LCOR Incorporated Marcus & Millichap National Multi Housing Group Mid-America Apartment Communities Miles Properties, Inc. Moran & Company Network Multifamily Corporation Pierce Education Properties Post Properties, Inc. The Preiss Company Professional Apartment Services Real Capital Markets

RealPage, Inc. Red Mortgage Capital, Inc. Rent.com ResidentCheck ResidentData, A ChoicePoint Service Riverstone Residential, A CAS Partners Company SARES•REGIS Group Sterling University Housing Time Warner Cable Trammell Crow Company Transwestern - Institutional Multifamily Group UDR, Inc. Verizon Enhanced Communities Walker & Dunlop/ Green Park Financial Willis HRH Wood Partners, LLC Yardi Systems, Inc.

Hendricks & Partners KeyBank Real Estate Capital Network Multifamily Corporation

2008 Friends of the Council ($25,000 or more in sponsorship) American Management Services (dba Pinnacle) The Apartment Guide Apartment Realty Advisors AT&T Connected Communities AvalonBay Communities, Inc. Bader Company

2008 Sponsors AIMCO Altman Development Corporation American Campus Communities American Express American Management Services (dba Pinnacle) Aon Risk Services The Apartment Guide Apartment Realty Advisors Archstone AT&T Connected Communities AvalonBay Communities, Inc. Bader Company BlackRock Realty BRE Properties, Inc. CallSource Camden Property Trust Campus Apartments, Inc. CAPREIT, Inc. CB Richard Ellis Centerline Capital Group

Multifamily Information and Transactions Standard (MITS) Sponsors NMHC also thanks the following firms for their support of NMHC's data standards initiative.

AIMCO Alliance Data–Multifamily Services American Management Services (dba Pinnacle) American Utility Management AMSI/GEAC Apartments.com Archstone Assurant Specialty Property AvalonBay Communities, Inc. Blue Moon Software Company BRE Properties, Inc. C&H Management CallSource Camden Property Trust Catalyst Energy, LLC Comptrol Technologies, Inc. The ConAm Group of Companies Continental Utility Solutions, Inc. Corrigo, Inc.

Domin-8 Enterprise Solutions, LLC Domus Systems, Inc. Energy Billing Systems, Inc. Equity Residential eReal Estate Integration (eREI) EverGreen Solutions Fair Collections & Outsourcing, Inc. First Advantage SafeRent Forest City Residential Group, Inc. ForRent.com Home Properties, Inc. HPCInteractive/ ApartmentGuide.com Hunter Warfield, Inc. Intuit Real Estate Solutions IRIO Mobile Marketing The Irvine Company Apartment Communities ‘IAC’ ista North America, Inc. Kroll Factual Data

Lane Company Lincoln Property Company McDougal Companies, Ltd. Milestone Management, L.P. Minol Move MyNewPlace National Affordable Housing Management Association National Apartment Association National Community Renaissance National Multi Housing Council NWP Services Corporation Ocius, LLC On-Site.com Payment Service Network, Inc. Post Properties, Inc. PropertyBridge, a MoneyGram Company

Property Solutions International, Inc. RealPage, Inc. Realty DataTrust RentBureau, LLC Rent Check Credit Bureau RentCollect Global Debt Management Services Rent.com RentGrow, Inc. ResidentCheck, Inc. Resident Data, A ChoicePoint Service Resite Online SARES•REGIS Group Sierra Utility Billing Spherexx.com Tarragon Corporation Tenant Technologies, Inc. Yardi Systems, Inc.

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National Multi Housing Council 2008 Annual Report The End of the Ownership Society

The Council’s Staff: Professionals Serving Professionals

Douglas M. Bibby President

James N. Arbury Senior Vice President of Government Affairs

Kimberly D. Duty Jeanne McGlynn Delgado Vice President, Vice President, Business Communications Operations and Risk Management Policy

Susan Guthrie Senior Vice President, Finance and Operations

Betsy Feigin Befus Vice President, Employment Policy and Counsel

Lisa E. Blackwell Vice President, Housing Policy

David B. Cardwell Vice President, Capital Markets and Technology

Jennifer Bonar Gray Vice President of Tax

Eileen C. Lee, Ph.D. Vice President, Energy and Environmental Policy

Ronald G. Nickson Vice President of Building Codes

Mark H. Obrinsky, Ph.D. Vice President of Research and Chief Economist

Doris D. Collins Senior Director of Membership

Deborah D. Lee Executive Assistant to the President and Senior Director of Operations

Michael H. Tucker Senior Director of Communications

Jennifer M. Myrra Bariring Angebranndt, CMP Director of Accounting Director of Meetings, Marketing and Exhibits

Michele L. Cherry Director of Legislative Operations

Paula M. Cino Director, Energy and Environmental Policy

Richard Levy Director of Research

Lauren Dwyer Manager of Technology and MITS Operations

La Fayette Flowers Manager of Membership Services

Garnet Simms Membership Specialist

Candace M. Thomas Administrative Assistant

Katrice Patten-Speight Administrative Associate

Deanita Holland, CMP Manager of Meetings and Marketing

LeVoniann (Toni) Sampson Receptionist/ Administrative Associate