The
7525 Babcock Road San Antonio, Texas 78249
PRSRT STD AUTO U.S. POSAGE PAID SAN ANTONIO, TEXAS PERMIT NO. 1935
San Antonio Apartment Association Magazine
January/February 2012
2012 Theme:
RomeWasn’t Built In A Day... In This Issue... TAA Conference Registration Information Positively Passionate People 2012 Calendar of Events Avoiding Failure: How to Stick to Your New Year’s Resolutions 2012 Education Calendar Be A Success The Art of Happiness Lies In You A Sure Fire Form of Self-Motivation
2012 President:
Kelley Liserio HomeSpring Residential Services
This paper contains 10% post-consumer waste
CALENDAR
NEW YEAR HOLIDAY SAAA CLOSED
9 a.m. PSC Mtg.
12 p.m. Exec. Mtg. 2 p.m. Board Mtg.
9 a.m. Programs Mtg.
4 p.m. - Community Relations Mtg.
9 a.m. Rock Your
5 p.m. EMT Class
Socks Seminar
6 p.m. Installation
5 p.m. EMT Class
of OfямБcers
Happy New Year!
2 | January/February 2012 | www.saaaonline.org | The RESIDENCE
The RESIDENCE | www.saaaonline.org | January/February 2012 | 59
CALENDAR
9 a.m. Leasing
TAA Board Mtg.
TAA Board Mtg.
TAA Board Mtg.
Bootcamp!
12 p.m. Exec. Mtg.
9 a.m. Bridging
2 p.m. Board Mtg.
the Gap Seminar
9 a.m. Book Series
6 p.m. Industry
“Be Our Guest”
Achievement Awards & Casino Night!
9 a.m. Redbook Seminar
The RESIDENCE | www.saaaonline.org | January/February 2012 | 3
tableofcontents feature articles... 13
Positively Passionate People
21
Avoiding Failure...How to Stick With Your New Year’s Resolutions
33
Be A Success
37
The Art of Happiness Lies In You
43
A Sure Fire Form of Self Motivation
special sections... 7
TAA Education Conference & Lone Star Expo
17
Blue Santa Celebration
19
2012 Calendar of Events
22-23
Education Calendar & PEP Registration
24
Online University Classes
30
Voter Registration
47
Redbook Seminar Dates
in every issue... 9
President’s Message
10-11
2012 Diamond Sponsors
25
Membership Updates
38-42
Government Affairs Update
53
Market Review
54
TAA Update
55
NAA Update
Mission Statement The San Antonio Apartment Association offers the support and the opportunity for owners, managers and suppliers of the rental housing industry to relate, exchange ideas and experiences, and establish high standards. The Association serves as a professional, unified voice to express common issues affecting our industry and community at the local, state and national level. The Association maximizes resources to provide our members with benefits such as: access to quality educational programs, information through research and legislative involvement, and the enhancement and growth of professionalism within our industry while serving the community. Counties Served: Atascosa, Bandera, Bexar, Comal, Dimmitt, Edwards, Frio, Gonzales, Guadalupe, Karnes, Kendall, Kerr, Kinney, LaSalle, Maverick, McMullen, Medina, Real, Uvalde, Wilson, and Zavala 4 | January/February 2012 | www.saaaonline.org | The RESIDENCE
SAAA STAFF Executive Director Jeff Robinson jeff@saaaonline.org Director of Communications Kimberly Pipes kimberly@saaaonline.org Director of Education Jennifer Feeler jennifer@saaaonline.org Director of Finance & Operations Becki Perez-Clark becki@saaaonline.org Director of Government Relations Teri Bilby teri@saaaonline.org Director of Programs/Events Cheryl Hood cheryl@saaaonline.org Executive Assistant Debbie Humes-Maldonado debbie@saaaonline.org Administrative Assistant Andrea Villarreal andrea@saaaonline.org Legal Counsel David Fritsche 210.227.2726 david@lawordf.com
San Antonio Apartment Association 7525 Babcock Road San Antonio, TX 78249 210.692.7797 •877.306.4108 Fax 210.692.7277 • 877.316.1984 www.saaaonline.org
“The Residence” Magazine is published bi-monthly by the San Antonio Apartment Association, Inc. Circulated free to members. Entire contents are the © Copyright 2012 of the San Antonio Apartment Association, Inc., all rights reserved. The San Antonio Apartment Association, Inc., expressly reserves the right, in its sole discretion, to reject advertising which may subject the San Antonio Apartment Association, Inc., to liability under statutory or common law. Contributed material does not necessarily reflect the views and opinions of the San Antonio Apartment Association. Printed at Shweiki Media on FSC Certified Paper (www.fscus.org/paper).
PAST PRESIDENTS Mark Hurley - Highland Commercial Properties Donna Schmidt, CPM - Fogelman Management Group
boardofdirectors
OWNER DIRECTORS Celine Williams - Alpha-Barnes Real Estate Steve Ross - Bob Ross Realty Debbie Wiatrek - Capstone Real Estate Services Juan Carlos Suarez - Domit Management Julie Agne-Highsmith - Embrey Management Services Ryan Wilson - Franklin Development Properties Cheree Allee - Greystar Real Estate Partners Jody Marquez - Implicity Management Amber Edwards - Resource Residential
ASSOCIATE DIRECTORS Delfina Aguilar - Appliance Warehouse April Chapman, CAS - The Liberty Group Scott Milgrom - Signs Now Mary Tranchell - Vamvoras Plumbing
PRESIDENT Kelley Liserio, NCP HomeSpring Residential Services 210-682-1500
PRESIDENT-ELECT Renetta Quintana NRP Group 210-487-7878
LIFETIME BOARD MEMBERS Barbara MacManus, CAM, CAPS, CPM, Mac Real Estate Bob Ross, Bob Ross Realty (Dec.)
PRODUCT SERVICE COUNCIL BOARD
VICE PRESIDENT David Walker Gratr Landscapes 210-764-7773
President - Matt Lusk - Impact Floors President-Elect - Delfina Aguilar - Appliance Warehouse Vice President - Scott Milgrom - Signs Now Secretary - Mary Tranchell - Vamvoras Plumbing
MEMBERS AT LARGE Liz Johnson - Alamo City Recovery Joe Anthony Guerrero - Bexar Towing Nicole Plummer - CORT April Chapman, CAS - The Liberty Group Tiffany Koch - Lone Star Carpet Cathy McCoy - Time Warner Cable Past President - Nancy Payne, CAS - For Rent Media Solutions
___________________________________________________ TEXAS APARTMENT ASSOCIATION President - Jeff Lowry, CAPS Vice President at Large - Mark Hurley Delegates - Mark Hurley; Kelley Liserio, NCP; Matt Lusk Allyson McKay, CPM; Renetta Quintana; Mike Rust; Donna Schmidt, CPM Alternates - Delfina Aguilar; Nancy Payne, CAS; Marc Ross; Steve Ross
___________________________________________________ NATIONAL APARTMENT ASSOCIATION Chairman - Jerry Wilkinson, CAPS, CCIM Regional Vice President - Mike Clark Delegates - Mark Hurley; Kelley Liserio, NCP; Renetta Quintana; Steve Ross; Donna Schmidt, CPM Alternates - Allyson McKay; Jeff Robinson; Marc Ross; Mike Rust
TREASURER Mike Rust, CAPS Shelter Corporation 210-767-8104
SECRETARY Allyson McKay, CPM Lincoln Property Company 210-499-0314
PSC PRESIDENT Matt Lusk Impact Floors 210-249-0300
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Kelley Liserio HomeSpring Residential Services
president’smessage
2012 is finally here! If you are anything like me, you look back at the last year of your life and revel over your favorite times, but you also create that dreaded list of all the goals you didn’t reach and all of the things you still want to do. Whether it is personal, physical, spiritual, career oriented or otherwise, we all start creating our list of New Year’s Resolutions and goals. It’s a vicious cycle and I know I do it year after year. My bucket list keeps growing and it seems to grow the most in January. About mid-year, reality hits and we realize we can’t possibly accomplish all of the things we want to. But we don’t lose hope or give up; we simply keep them on the list. This year, as the President of the San Antonio Apartment Association, I’ve selected our annual theme to reflect just that. “Rome wasn’t built in a day,” or in other words – it takes a long time to complete an important job. I’d like to encourage our membership to remember this all year long. As business professionals, we often feel responsible to take on more than we have time for. This is a common disease, but we all do it. This year, take full advantage of your SAAA membership and pick just a few ways to stay involved and give those commitments your all. I am making that commitment to you as I serve. In mid November 2011, your SAAA Board of Directors and Association staff met for the annual planning retreat. During this retreat, all of the goals and the overall direction of the San Antonio Apartment Association were analyzed and your elected directors brainstormed and narrowed down some focus for 2012. First and foremost, this year is about recognizing the value that your SAAA provides. Under the Presidential direction of Mark Hurley in 2011, big things were accomplished. Through his leadership by example, Mark encouraged members to get involved in ways they had not before. Here are some of the 2011 highlights:
• Our PAC fundraising is at an all time high, enabling our membership to have a voice with community leaders. • We continue to have huge impacts with the SAPD through our Blue Santa Toy Drive and 100 Club fundraiser, increasing our visibility in the community. • Our web presence is stronger than it’s ever been and 2011 marked SAAA’s debut into Social media, making Communications one of our strong points. • Our Education opportunties are being offered at different price tiers making courses available to even more properties. SAAA launched the Online University making education participation easier for all of our members. • Our Independent Rental Owners (IRO) are getting more and more involved and are encouraging other IROs to join committee meetings and events. Through this kind of participation we are capturing new networking opportunities with local entrepreneurs. • Our annual American Red Cross Heroes campaign astonishingly raised over $25,000 and we continue to be one of the largest industry contributors to the South Texas ARC chapter. • Membership is holding strong and had one of the most competitive membership drives in 2011. This kind of effort will continue to strengthen our membership base and validate our Association’s place in the community. Every committee has a full plate and we need your help to complete the set tasks. If getting involved has made your 2012 Resolution List, make sure you visit the website (saaaonline.org) for a calendar of events and mark YOUR calendar now. In addition, committees are a great place to start getting involved. They not only provide an outlet to make a difference, but I guarantee you will meet other great members. SAAA committees include: Membership, Ambassadors, Buddy, Education, Outreach, Government Affairs, Community Relations, Programs, and IROC. The Product Service Council also offers a one-of-a-kind opportunity for Associate Members to get involved. For a full
description of each committee, please visit the website. I’d like to thank the 2011 Board of Directors, Committee Members and SAAA Staff for laying the foundation to a very successful 2012. The San Antonio Apartment Association continues to grow and change with our Membership’s needs. Remember the rental housing industry has become a recognized and respected profession and you, our members, are to thank. It is important to remember what an impact our industry has locally, statewide and at a national level. Our Association’s continued message will be that with tens of thousands of industry related jobs, we have a huge economic impact in our community. Nearly half a million people live in rental housing in San Antonio, more thanone-third of the city’s population, and it’s growing. Apartments make it possible for hundreds of thousands of people to live and work in our city. Again, Rome wasn’t built in a day, and each year’s growth is a stepping-stone and building block for the future. I look forward to an exciting year, working with an absolutely dynamic Board and seeing each and every one of you get involved!
Cheers to 2012! Kelley
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210-325-7155 apartments.com 210-648-0799 alamocityrecovery.com 210-499-5998 • apartmentguide.com
512.481.1234 • bgstaffing.net
210-590-6200 bexartowing.net
210-615-8264 cort.com
210-697-9200 coinmachcorp.com
210-377-3116 forrent.com
281-261-6334 dixiecarpet.com 10 | January/February 2012 | www.saaaonline.org | The RESIDENCE
210-764-7773 gratrlandscapes.com
800-431-3000 hdsupply.com
210-525-7966 thelibertygroup.com
512-836-9311 lonestarcarpet.com
210-389-9216 impactfloors.com
210-212-4444 rasafloors.com
210-520-6699 signsnowsa.com 210-257-0000 redicarpet.com 210-582-9586 twc-sa.com
210-341-2000 vamvorasplumbing.com
210-734-0000 worldwidepest.com The RESIDENCE | www.saaaonline.org | January/February 2012 | 11
Thursday
January 19, 2012
6 p.m. Reception 7 p.m. Dinner and Ceremony
To register for this event, contact cheryl@saaaonline.org.
Oak Hills Country Club
12 | January/February 2012 | www.saaaonline.org | The RESIDENCE
Positively T
Passionate People
rue passion is one of the most powerful feelings one may feel in their lifetime. One can become so passionate about something that they feel they would die for it (and sometimes do.) It may be one of the most powerful of all human emotions. Passion can be harnessed for good, or for evil. It is when people harness their passions in positive ways that the world is shaped in a beautiful way. These people are not lazy, unambitious, unmotivated, depressed bags of flesh that mope about all day wallowing in self-pity. They are alive, energetic, proactive and dynamic beings who have come to fully realize the divine potential within their own mind, body, life and soul.
becoming like them. To help you identify these people, we’ve listed eight broad characteristics below. You can also model yourself after these - and you will find your level of passion increases accordingly.
Lives life fully
The positively passionate person lives life to its fullest - everyday. They know how to have a great time. They know when to be spontaneous. They see the beauty in everyday living, and in all of creation. They realize that ultimately life isn’t defined by thoughts - it’s defined by the actions that arise from those thoughts. Thus, they master their mind, and simultaneously master their actions. Their actions and feelings which arise as a result of their thoughts are what allow them to lead an amazing, fulfilling life.
Unstoppable
The positively passionate person is unstoppable in all that they do. They are aware of the immeasurable value of perseverance. They never give up on what they have set their mind too - no matter what gets in their way. They realize that they are the only one that can stop themselves. They don’t let the negative feedback of others stand between them and their dreams. They know that good things take time. They never surrender - they always move forward, until they reach their goals.
Takes risks
The positively passionate person takes risks when appropriate - knowing that risks are the only way to grow. Unless they risk something, even if very small, they will not grow. They realize they must step outside of their comfortable current conditions in order to achieve anything. They take wise, informed risks in order to achieve what they desire. The people that you surround yourself with have a huge impact on your mind, and thus your life. Therefore, surround yourself with as many positively passionate people as you can, and you will find yourself
Assertive
The positively passionate person is assertive in all decisions. They are intuitive, use good judgment, and make good decisions - fast. When confronted with a choice, they draw upon their own past experiences continued on page 27 The RESIDENCE | www.saaaonline.org | January/February 2012 | 13
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Presented by: Barbara Savona - Sprout Marketing
January 17, 9 a.m. - 12 p.m.
SAAA Education Center - 7525 Babcock Road Contact jennifer@saaaonline.org to register for this outstanding seminar!
FREE for PEP • $68 for Members
Working With All Generations!
Thursday
February 16 9 a.m. - 12 p.m.
th
Presented by: Barbara Savona - Sprout Marketing SAAA Education Center, 7525 Babcock Road Contact jennifer@saaaonline.org to register!
FREE FOR PEP • $68 FOR MEMBERS The RESIDENCE | www.saaaonline.org | January/February 2012 | 15
Tuesday, February 7th
9:00 a.m. - 1:30 p.m. SAAA Education Center Contact jennifer@saaaonline.org
Sponsored by For Rent Media Solutions
16 | January/February 2012 | www.saaaonline.org | The RESIDENCE
SAAA Members Collect Toys for Blue Santa!
Congratulations on another great
year for Operation Blue Santa! Tons of toys were collected as well as over $5,000! Special Thanks to H-E-B for making a $2,500 donation to Blue Santa in SAAA’s name!
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January 19
Installation of Officers
February 23
Industry Achievement Awards/Casino Night
March 24
Cook-off
April 19-21
TAA Education Conference & Expo
May 17
Spring Mixer
June
No event scheduled
July 19
Bowling Tournament
August
No event scheduled
September 20 Business Expo & Election of Officers September 21 PAC Golf Tournament
October 23
Business Exchange
November
No event Scheduled
December 6
Property & Merit for Excellence Awards
and Holiday Gala
Event dates, times and locations are subject to change
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Avoiding Failure: How to Stick with Your
New Year’s Resolutions!
N
ow that we are officially into 2012, how are your New Year’s Resolutions going? Are you off to a strong start or have you given up already? Hopefully, you are committed to achieving your goals and are off to a running start. But, if you are like most people, your resolutions will soon be forgotten. There are many reasons that resolutions fail so quickly. The good news is that by becoming aware of the reasons they fail, you can change your actions and help achieve your goals. Let’s take a look at the most common sources of failure and how you can overcome each one. 1. Too large of a goal. It’s great to shoot for the stars by setting a large goal. It is important that the large goal
be broken down into smaller, more manageable and measurable goals. These goals should also be realistic. If your goal is to run a marathon this year, you should already have some running experience to build upon. If you don’t currently run, this goal is too large and not very realistic. To increase your current mileage, you would need a specific training program that gradually increases the distance and time you run each week. Without these smaller steps, you won’t be able to achieve the larger goal. 2. No plan. Having a plan is critical to success but is one of the reasons that many people fail to achieve their goals. The first step is to write down your goal and define it carefully. Then, write down in detail how you will achieve it. Be very specific and include details such as how and when. This plan is your roadmap to success. The more specific and measurable the plan, the better. Having a written plan will keep you on track and moving forward. 3. Lack of discipline/accountability. Many people lack the discipline and accountability to reach their goals on their own. This can be easily overcome by recruiting an
accountability partner such as a friend or family member. Find someone that has a similar goal and help keep other accountable and motivated. Enlist whatever help and resources you think you’ll need before you need them. 4. Procrastination. Procrastination is one of the leading reasons that resolutions fail. Have you ever said that you’ll start a diet next week? Then next week comes and you don’t start the diet? There’s no time like the present to get started! 5. Too many goals. Having too many goals can sabotage your success and become overwhelming. The best way to overcome having too many goals is to narrow down your list to one or two goals and focus on only a couple
of things at a time. As soon as you achieve those goals, you can move down your list. As you set your goals for 2012, keep in mind some of the reasons that resolutions often fail and consider the potential roadblocks to achieving your goals. Facing these roadblocks up front will prepare you to overcome them. Log your progress along the way. This log can help you through tougher times along the way when you may feel like giving up. It is encouraging to see how far you have come already and motivate you to keep going. Even baby steps will get you a little bit closer to your goal. And last, but not least, remain flexible and willing to adjust your plan if necessary. Sometimes you may need to take a detour along the way so it is very helpful to be flexible. Don’t get discouraged and let this throw you completely off course. Stay committed and keep going! April Mims is a life and career coach specializing in work/life balance issues and life and career transitions. Her coaching practice is Nexus Coaching Partners. She is passionate about empowering clients to balance the demands of a successful career and a strong family life. April invites you to a complimentary 30-minute coaching session to see if coaching could benefit you. To learn more or subscribe to The Nexus Connection newsletter, visit http://www.nexuscoachingpartners.com.
The RESIDENCE | www.saaaonline.org | January/February 2012 | 21
EducationCalendar
Month Date
Class
Time
17 17 & 19
75 Ideas That Will Rock Your Socks Electrical Maintenance Technician (EMT)
February February February February
7 16 21 29
Leasing Bootcamp Bridging the Gap - Working With All Generations Book Series, Walt Disney - Be Our Guest Redbook, Session 1 Session 2
March March March
1 6 20
March March
22 27
CAPS begins Legalease Redbook, Session 1 Session 2 CAM begins Take Me to Your Leader
April April April April
10 17 24 & 26 25
Leasing Bootcamp Rape & Safety Awareness Electrical Maintenance Technician (EMT) Human Resources
9-1:30 9-1 5-9 9-12
4 CECs 4 CECs 8 CECs 3 CECs
May May May May May
3 8 15, 16 & 17 22
Pool Rules Creepy, Crawly Bugs, Oh My! Raising Rents Certified Pool Operator (CPO) Deal or No Deal
8:30-12:30 9-11 9-12 8-5 9-12
4 CECs 2 CECs 3 CECs 8 CECs 3 CECs
June June June June
5 12 19 19 & 21
Fair Housing Budget Basics Learn from the Top Dogs Electrical Maintenance Technician (EMT)
9-12 9-12 9-12 5-9
3 CECs 3 CECs 3 CECs 8 CECs
July July July
10 17 25
Leasing Bootcamp How May I Help You – Customer Service Leadership
9-1:30 9-12 9-12
4 CECs 3 CECs 3 CECs
August August August August August
2 7 14 21 & 22 27-31
Take Me to Your Leader Crime Prevention Show Me the Money CFC CAMSLAM
9-11 9-12 9-12 9-5 8-6
3 CECs 3 CECs 8 CECs
September September September
6 11 27
Building Your Dream Team Book Series, John Maxwell - Leadership Exceptional Service for Maintenance
9-12 9-12 9-12
3 CECs 3 CECs 3 CECs
October October October
16 16 & 18 18
Love the One You’re With/Resident Retention
Electrical Maintenance Technician (EMT) Fair Housing
9-12 5-9 9-12
3 CECs 8 CECs 3 CECs
November November November
6 13 15
Word of Mouse & Mouth Marketing Leasing Bootcamp Legalease
9-12 9-1:30 9-12
3 CECs 4 CECs 3 CECs
December
11
Stress Management
9-11
2 CECs
HIGHLIGHTED CLASSES ARE FREE TO PEP SUBSCRIBERS!
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9-12 5-9
Credits
January January
3 CECs 8 CECs
9-1:30 9-12 9-12 9-4 1-4
4 CECs 3 CECs 3 CECs 7 CECs 3 CECs
9-12 9-4 1-4
3 CECs 7 CECs 3 CECs
9-11
Classes & dates are subject to change
PEP
RegistrationForm
2012 Professional Education Program Member Registration
Member Co ___________________________________ Mgmt. Co./Owner _______________________________ Address ______________________________________ City __________________State _______Zip _________ Phone_______________________Fax______________ Email_________________________________________ Print Name ____________________________________Title _____________________________ Date ________ Authorized Signature __________________________________________________________________________
q Option 1: One Time Payment Plan. Please confirm the above member company as a PEP 2012 subscriber. We understand this one-time fee, due in full by 2/10/12, will allow each member representative to attend any PEP approved course in 2012. Company will be billed in January 2012. Subscription valid 1/1/12-12/31/12.
q Check here ONLY if you want to be billed in 2011 (for full amount only, single installment).
q
Option 2: Installment Plan (only available for plans with 100 units or more). Please confirm the above member company as a program subscriber for the 2012 calendar year. Half the fees must be received by 1/31/12, with the remaining half received in full by 3/1/12. We understand this commitment is a binding contract for the entire amount of the program tuition. In order to take advantage of Option 2, PEP registration form must be received by 12/15/11. Company will be billed in December 2011 for first installment (due 1/31/12). Payment Method
q Please bill SAAA Member company as selected above. q Please charge VISA/Mastercard/American Express/Discover.
Print Name as it appears on card __________________________________________________________
Card Billing Address ___________________________________________________________________
Card Number _________________________________ Expiration Date______ Security Number______
Authorized Signature ___________________________________________________________________
Important Information: No refunds or account credits will be issued. Non-payment will result in the immediate suspension of all program participation and SAAA member privileges. SAAA must be notified in writing regarding representative changes/substitutions, otherwise individuals not originally listed as representatives, will be billed the individual member rate for that program. SAAA is not responsible for unauthorized registrations. Only Apartment Communities are eligible to become PEP subscribers. Cancellations must be made in writing no later than 12/20/2011, otherwise full payment is due. Authorized signature must be on this form or form will be considered invalid. Absolutely NO REFUNDS will be issued.
Fax this registration form to SAAA at 210.692.7277 or 877.316.1984 or email to: jennifer@saaaonline.org
Make checks payable to “SAAA� Mail payment accompanied by this form to: San Antonio Apartment Association, 7525 Babcock Road, San Antonio, Texas 78249 Phone: 210.692.7797 or 877.306.4108 www.saaaonline.org
The RESIDENCE | www.saaaonline.org | January/February 2012 | 23
S A A A
Online University SAAA has partnered with the National Apartment Association Education Institute (NAAEI) and CallSource to launch a universal online-based Learning Management System (LMS) that will be utilized across all NAA affiliates.
Learning On this new system, you can take online courses 24 hours a day without leaving your home or office!
Class List: • Bed Bugs 101
• Dealing with Difficult People • Setting the Appointment
• Don’t Let the Mold Get Old • Preventive Hiring
• Art of Resident Retention
• Marketing with Little or No Money • Fair Housing for Maintenance
• Customer Service & the Maintenance Team • Customer Service & the Office Team
• Dealing with Difficult People, Supervisor Version • Coaching for Development • Improving Time Management Skills • Art of Building Traffic
The courses are only $58 for SAAA Members and $68 for non-members Go to the SAAA website at www.saaaonline.org, click on the Education tab and then the Online Education tab for instructions, tutorials and more. Classes continually added - check the website for updates!
Spanish versions available!
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membershipupdates
OWNERS/MANAGEMENT
ASSOCIATE MEMBERS
Gables Residential Frankie Brown 3399 Peachtree Road, Suite 600 Atlanta, GA 30326 (210) 377-1490
H3O Sprinkler Systems Tony Moore 2606 Melrose Canyon San Antonio, TX 78232 (210) 836-8181
Pest Shield Pest Control Dominick Alongi 15329 Tradesman San Antonio, TX 78249 (210) 525-8823
T4 HIM, LLC Jerry Turner P. O. Box 550080 Houston, TX 77255-0080 (713) 722-8459
Make Ready Air & Heat Joey Huerta 4707 Hollyridge San Antonio, TX 78228 (210) 336-0646
Native Land Design Joseph Coelho 301 Brushy Creek Rd #108 Cedar Park, TX 78613 (512) 918-2270
Domit Management Juan Carlos Suarez 1150 N Loop 1604 W Suite 108-623 San Antonio, TX 78248 (956) 369-7794
ApartmentJobMatch.com Dave Thompson P. O. Box 402 Helotes, TX 78023 (888) 440-7999
Tri County Protection Services Rae Mann 4550 Tranquil Creek San Antonio, TX 78251 (210) 284-8894
Wood Partners Robyn Killion 8 Greenway Plaza, Suite 600 Houston, TX 77046 (713) 439-7900
Ad Valorem Specialists Michael Beasley 4560 Lockhill-Selma, Suite 200 San Antonio, TX 78249 (210) 408-6777
Sentinel Pointe Gregory Malone 1235 E. Mulberry Avenue San Antonio, TX 78209 (210) 826-5081
Greater Texas Landscapes Shane Rasco 1219 Triplett San Antonio, TX 78216 (210) 627-0417 Commercial Equipment Company Philip Webster 15551 Wright Brothers Addison, TX 75001 (972) 991-9274 Old Capital Lending David Walls 1452 Hughes Rd Grapevine, TX 76051 (817) 488-0440
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Mission Statement
The Mission of Implicity is to provide excellent service to our Clients, our Residents and our Employees. We will achieve this through: • Being a results-driven company • Providing a safe and secure environment for our Residents to live • Focus on Employee growth and happiness by providing continuing education, recognition and a true interest in our employees’ well being • Focus on Cash Flow and Asset Value for our Clients • Providing valuable market research to our current and future clients to help in the decision-making process for acquisition and disposition of assets
Services
Implicity Advantages
Property Management Due Diligence Surveys Construction Management Real Estate Consulting Services
Team Integrity Transparency And Accountability Expertise Dedication
Contact Us:
Implicity Management Company
26 | January/February 2012 | www.saaaonline.org | The RESIDENCE
8603 N. New Braunfels Suite 101 San Antonio, Texas 78217 Ph: 210.829.7770 Fax: 210.829.7772 www.implicitymanagement.com
continued from page 13
and external information - which they filter with their critical thinking skills - to reach a decision. They trust in themselves, and have confidence in their choice.
Focused
The positively passionate person remains focused at all times. They focus on their dreams and goals until they become a reality. They decide what they want, how they will get it, and then focus on it with all their power until they make it happen. They only allow things to enter their life that will help them achieve what they have set out to do - they develop powerful paradigms and mental filters that only accept positive thoughts in order to bring them closer to their goals.
Creative
The positively passionate person cultivates and utilizes their inner creativity. They create ways to reach their goals and to overcome obstacles placed in their path. They strive for innovation and for new, better, easier ways to do things. They use the power of their mind and their subconscious to show them the way. They utilize techniques such as those taught by our company to find inventive ways to crystallize their dreams.
Self-evolved
The positively passionate person is self-evolved. They are self-confident, introspective, self-guided, and selfreliant. They have learned how to rely on themselves through the good and the bad. They are the reason that they are where they are, and that they are who they are. They use the lessons of the past to their advantage, and learn from every mistake. They examine their own mind and soul regularly, and learn to understand and control their every thought, feeling, and action. They know where they have been, and they know where they are going. If they do not like something, they change it. They continuously strive to move along the path to their dreams, and fully realize that they are the only vehicle that will take them there.
Mastery of subconcious
The positively passionate person has mastered their own subconscious mind. They realize that every thought and thus every action is a result of what has been put into their mind. They have a powerful, positive belief system and mental filters that allow them to recognize positive things in the world around them that they can use to reach their goals. They have positive habits and a positive self image, and everything produced by their mind conforms to their positive beliefs. They take on the rightful duty of programming their own mind - of eliminating negative programming, and positively affirming and regularly reaffirming every desirable aspect of their own being. They use mental tools and techniques, such as those we offer, to program their mind to receive exactly what they want out of life. You’ll know a positively passionate person when you see one. They are the ones that stick out above the rest - the successful ones - the happy ones. When you become passionate about something positive and follow it... when you harness your own thoughts to get there... when you master your own mind - you become happy. Negative thoughts cannot dwell in a mind that has no place for them. Being passionate about doing something positive in the world and taking action to make it happen will not only bring happiness in your life, it can also bring happiness to those you help. We have the tools to allow you to get whatever you want out of life. You have the power to live your dreams. Let us help you along the way. Lee Ridenour President Ridenour-Blade Self-Evolution http://www. selfevolution.net Self-Evolution focuses on the “hard� sciences of psychology and neurology. Self-Evolution also provides fitness information and daily / life strategies. Self-Evolution is the use of your past, present, and most importantly your own MIND to achieve self-actualization: to live a fulfilling life. http://www.selfevolution.net
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28 | January/February 2012 | www.saaaonline.org | The RESIDENCE
Presented
by Mark H
urley
Join us as we review the best-selling customer service book:
Walt DisneyBe Our Guest
February 21st
9:00 a.m. - 12:00 p.m. SAAA Education Center
Contact Director of Education, Jennifer Feeler at 210.692.7797 or jennifer@saaaonline.org to register!
For All of Your Asphalt Needs, All Roads Lead to Ramming
u Asphalt Paving u Asphalt Patching & Repairs u Seal Coating
105 Nell Deane Blvd Schertz, TX 78154
210.531.0200
u Crack Seal u Striping u Concrete Patch & Repairs u ADA Compliance The RESIDENCE | www.saaaonline.org | January/February 2012 | 29
VOTE
TAKE ACTION AND BE HEARD!
Your Vote is Your Voice!
Register to vote to ensure you have the chance to make a difference!
Primary Elections will be on APRIL 3RD* Visit www.bexar.org/elections
to get more information about voter registration. Call the San Antonio Apartment Association at 210.692.7797 to get a voter registration card.
The RESIDENCE | www.saaaonline.org | January/February 2012 | 30 *Subject to change - contact teri@saaaonline.org for updated information.
What is a PAC? The Political Action Committee (“PAC”) works on behalf San Antonio Apartment Association (“SAAA”) members. Our PAC works to develop and maintain productive relationships with key public officials at the local, state, and national levels. We are successful when we have active dialogue with public policy makers in order to ensure that legislation is favorable to our industry. Legislation can begin at every level of government and can have a significant impact on the bottom line of your business and on your daily work environment. A misconception exists that legislation exclusively impacts property and management company owners. The reality is that it has a global and direct impact on each of us in the industry. When a company’s bottom line is impacted it affects: employee benefits, financial decisions related to a property’s expenses, and the community at-large. The PAC fund must grow to achieve our goals. By law, the fund can only come from personal contributions. One thing is clear: a direct correlation exists between the strength of our PAC fund and our ability to effect positive change for our business environment. SAAA has several vehicles for your PAC participation: the PAC Golf Tournament, the Business Exchange, and Future of the Industry Fund (“Future Fund”). Future Fund contributions start as low as $29 and credit card payment arrangements can be made on a monthly, quarterly or annual basis to suit your needs.
IT’S YOUR FUTURE, PROTECT IT. Take action, get involved and make your contribution to the SAAA PAC today. We are thrilled to report that the SAAA PAC raised $55,377 in 2011- a watermark for our PAC! Thank you to our Future Fund members, Business Exchange sponsors & attendees, Golf Tournament sponsors & players & Silent Auction donors, sponsors & buyers! 31 | January/February 2012 | www.saaaonline.org | The RESIDENCE
The RESIDENCE | www.saaaonline.org | January/February 2012 | 32
Be a SuccesS! L
earn how to master your area of endeavor the right way. Start out by finding the people and books that will make you exceptional. Seek out the best sources of information that you can afford.
Analyze each part of the skill you wish to master, then put it all together to create a fluid form. Develop first a theoretical understanding, then a practical one. When you practice your knowledge, your work will flow and appear effortless. Practice relentlessly. Spend long hours practicing. Keep a regular schedule for your activity. If you have long gaps between practice, you will lose some momentum in mastering your skill. The cumulative effect of practice will make you exceptional. Self-discipline will come from imagination. When you can create a burning desire by imagining your ultimate success, self-discipline will happen spontaneously. If you do not have a burning desire, you may want to rethink your goals. Unless you feel passionate about your goals, the smallest obstacle will throw you off course.
There are three stages of problem-solving: First, get clear on your vague fears and imaginings. Bring them out in the open. Confront them. See what is really going on. Unless you can ask the right question, which comes from getting the right perspective on the issue, you will not be able to start looking for the right answer. Second, once you have some inner clarity, freed from emotional congestion, look at your problems objectively, empirically. Ask yourself what needs to happen here to make things work out? Ask an objective, matter-of-fact, question. Avoid subjective, questions.
Believe in yourself!
Believe in yourself. Recall all the previous successes you have had in your life. Use these memories to build an enduring self-confidence. When you believe that you can do something, you will find a way to make your belief come true. If you methodically prepare for your own particular game you will find yourself on the way to mastery. You can win in any of the games of life. Just decide on it, and follow up with study and practice. You can move beyond your stuck states by contemplating all the possible consequences of your own particular situation. What is it that you want to work in your life? What inner obstacles prevent you from achieving the successful outcome you desire? Once you have confronted your own fears, then you will be ready to take stock of your current situation and try out new strategies.
And third, apply all available resources to solve your problem. Make a list of all your resources. This includes people you can query or books, articles, or multimedia you can learn from.
continued on page 52 The RESIDENCE | www.saaaonline.org | January/February 2012 | 33
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be rs em M r fo $6 8 • P PE r fo FR EE
Join us for this important event
April 17
th
SAAA Education Center 9:00 a.m. - 1:00 p.m.
Contact jennifer@saaaonline.org
Sponsored by Apartment Solutions
36 | January/February 2012 | www.saaaonline.org | The RESIDENCE
The Art Of Happiness Lies In You
D
o you know what is the most elusive and coveted thing in the world? The one thing that everyone hankers for, but very few actually manage to get it. For most people in this world, the most coveted thing in this world would probably be a material object, and in order to achieve that, the most desired object in this world has become money. However, what everyone actually yearns for and wants is not these material objects, but happiness. We need to realize this eternal truth ourselves that the art of happiness lies in us. We want material comfort because we think that by obtaining these objects we will be happy. However, does anyone actually know what is the art of happiness, how do we go about achieving this? Money and material goods certainly do not bring in happiness. How many celebrities have committed suicide in spite of having every possible riches simply because they could not master the art of happiness? People from all over the world, travel to the Himalayas to search for this art of happiness. However, the simple truth of the matter is that the ‘art of happiness lies in you’. Yes, each one of us can master this art of happiness ourselves without having to do penance or by living an ascetic’s life. We are the makers of our own happiness, and we also have the power to master this art of happiness ourselves.
our family members, our colleagues, and fellow human beings, we can never learn the art of happiness. The key to art of happiness lies with you. Only your actions and good deeds will help you learn and appreciate this art of happiness. About the Author John Khu is an experienced entrepreneur and internet marketer. He specializes in communication development and personal happiness. http://www.happyessence.com
The first and foremost thing is to be peaceful. We should have a clear heart, and should not involve ourselves in petty politics, or demeaning others behind our back. We should have a clear conscience, and do only those things which we think are correct. The worst possible thing that one can do is to lie to oneself, and one can never achieve the art of happiness in such a way. Art of happiness can also only be achieved if one is not greedy for more. In today’s world, we are never satisfied or happy with what we have; we constantly want more and this cycle never stops. Therefore, in order to master this art of happiness, we should be happy with what we have, and not crave for more than what we can achieve. We should appreciate our life and be grateful for whatever God has bestowed upon us. One can realize that it is easy to achieve happiness by simply respecting others. If we do not respect our elders,
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governmentaffairsupdate
Teri Bilby
Director of Government Relations
City Codes Update City of San Antonio (December 1, 2011): The San Antonio City Council adopted new building related codes on December 1, 2011. These codes include: • • • • • • •
2012 International Building Code, IBC 2012 International Existing Building Code, IEBC 2012 International Residential Code, IRC 2012 International Mechanical Code, IMC 2012 International Plumbing Code, IPC 2012 International Fuel Gas Code, IFGC 2009 International Energy Conservation Code, IECC (current code) • 2011 National Electrical Code, NEC • 2012 International Fire Code, IFC
These new codes will go into effect on March 1, 2012. The San Antonio Apartment Association will hold a free briefing session for all members on February 2nd from 9:00-11:00 a.m. Space is limited, so register early. Contact Jennifer Feeler or Teri Bilby at 210.692.7797 for more information. FIRE CODE No New Retrofit Requirements. Smoke Alarms: Effective January 1, 2010, all apartments will need to have smoke alarms installed in hall immediately outside the bedroom area and in all rooms designated for sleeping (ie.. bedrooms) by December 31, 2011. Smoke alarms that were installed in order to comply with the requirement may be battery operated and do not have to be interconnected as long as the building is not undergoing alterations. Please see the Appendix for the actual code. Fire Extinguishers in Existing Apartments: All existing apartment communities are required to have fire extinguishers using one of the following methods: Method 1: Generally, one 2-A:10-B:C fire extinguisher is required to be installed in common areas with the following limitation: the extinguisher is designed to protect up to 3,000 square ft and the maximum travel distance from any protected area to the extinguishers is 75 ft. measured horizontally. The extinguisher is to be mounted no less than 4 inches from the floor and no higher than 5 ft from the floor to the top of the extinguisher. Method 2: Each individual apartment unit may be provided with
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one 1-A:10-B:C extinguisher. The extinguisher is may be mounted inside the cabinet under the sink in the kitchen; on a wall in the unit, inside a pantry; mechanical closet as long as a sign is on the door indicating that a fire extinguisher is located inside; inside a storage closet as long as there is no locking mechanism on the door and a sign is on the door indicating that a fire extinguisher is located inside. New Option: Inspections of Fire Extinguishers: All rechargeable fire extinguishers must be inspected by a licensed inspector annually. As of March 1, 2012, non-rechargeable fire extinguishers are to be inspected annually by a licensed inspector or an owner may opt to self-inspect following the protocol listed in the Appendix. ELECTRICAL CODE No New Requirements. All properties are required to have an Electrical Maintenance Permit which is renewed annually and obtained from the Development Services Department as well as an annual Electrical Maintenance Tech Registration for each maintenance technician who performs electrical maintenance on your property. See the Appendix for limitation of work and recordkeeping requirements. The cost of the Electrical Maintenance Permit is $.21 per unit plus a $50 administrative fee and a 6% technology fee. The cost for each Electrical Maintenance Tech Registration is $35 and must be renewed annually. As of February 2009, maintenance techs who are applying for an Electrical Maintenance Tech Registration for the first time will be required to show proof that they have taken an approved 8 hour electrical maintenance course when they apply. SAAA is an authorized provider of this course. There are no continuing education requirements for renewals of this registration. MECHANICAL (HVAC) CODE No New Requirements. Properties that have 5 or more units and are made up of buildings that contain 5 or more units are required to have an Annual Mechanical Maintenance Permit obtained from the Development Services Department. Properties that that exclusively have window units are exempted from this requirement. See the Appendix for limitation of work and recordkeeping requirements. The cost of the permit is $.21 per unit plus a $50 administrative fee and a 6% technology fee for properties that have more than 20 units in a single location. For companies that have multiple properties with less than 20 units on each property, the permit cost is $2.00 per unit plus a $50 administrative fee (per company, not per property) and a 6% technology fee. There is no education requirement for this permit or technician registration required. PLUMBING CODE New Requirement: Properties that have 5 or more units and are made up of buildings that contain 5 or more units are required to have an Annual Plumbing Maintenance Permit obtained from the Development
governmentaffairsupdate Services Department. See the Appendix for limitation of work and recordkeeping requirements. The cost of the permit is $.21 per unit plus a $50 administrative fee and a 6% technology fee for properties that have more than 20 units in a single location. For companies that have multiple properties with less than 20 units on each property, the permit cost is $2.00 per unit plus a $50 administrative fee (per company, not per property) and a 6% technology fee. There is no education requirement for this permit or technician registration required.
APPENDIX
FIRE CODE: 1103.8 Single- and multiple-station smoke alarms. Singleand multiple-station smoke alarms shall be installed in existing Group I-1 and R occupancies in accordance with Sections 1103.8.1 through 1103.8.3. Exception: All R3 occupancies not used for commercial purposes, including duplexes and houses for rent. 1103.8.1 Where required. Existing Group I-1 and R occupancies shall be provided with single-station smoke alarms in accordance with Section 907.2.11, except as provided in Section 1103.8.2 and 1103.8.3. 1103.8.2 Interconnection. Where more than one smoke alarm is required to be installed within an individual dwelling or sleeping unit, the smoke alarms shall be interconnected in such a manner that the activation of one alarm will activate all of the alarms in the individual unit. The alarm shall be clearly audible in all bedrooms over background noise levels with all intervening doors closed. Exceptions: 1. Interconnection is not required in buildings that are not undergoing alterations 2. Smoke alarms in existing areas are not required to be interconnected where alterations do not result in the removal of interior wall or ceiling finishes exposes the structure 1103.8.3 Power source. Single-station smoke alarms shall received their primary power from the building wiring provided that such wiring is served from a commercial source and shall be equipped with a battery backup. Smoke alarms with integral strobes that are not equipped with battery backup shall be connected to an emergency electrical system. Smoke alarms shall emit a signal when the batteries are low. Wiring shall be permanent and without a disconnecting switch other than as required for overcurrent protection. Exceptions: 1. Smoke alarms are permitted to be solely battery operated in existing buildings where no construction is taking place. 2. Smoke alarms are permitted to be solely battery operated in buildings that are not served from a commercial power source. 3. Smoke alarms are permitted to be solely battery operated in
existing areas of buildings undergoing alterations or repairs that do not result in the removal of interior walls or ceiling finishes exposing the structure, unless there is an attic, crawl space or basement available which could provide access for building wiring without the removal of interior finishes. 4. In all R-2 occupancies, smoke alarms are permitted to be solely battery operated if added to comply with 1103.8. 5. In all R-2 occupancies, smoke alarms are permitted to be operated solely from the building wiring if installed prior to the adoption date of this code. 1104.1 General. Means of egress in existing buildings shall comply with the minimum egress requirements when specified in Table 1103.1 as further enumerated in Sections 1104.2 through 1104.24, or the building code that applied at the time of construction, if in the opinion of the fire code official, they do not constitute a distinct hazard to life. Existing buildings that were not required to comply with a building code at the time of construction shall comply with the minimum egress requirements when specified in Table 1103.1 as further enumerated in Sections 1104.2 through 1104.24 and, in addition, shall have a life safety evaluation prepared, consistent with the requirements of Section 104.7.2. The life safety evaluation shall identify any changes to the means of egress that are necessary to provide safe egress to occupants and shall be subject to review and approval by the fire code official. The building shall be modified to comply with the recommendations as set forth in the approved evaluation. 1104.5 Illumination emergency power. The power supply for means of egress illumination shall normally be provided by the premises’ electrical supply. In the event of power supply failure, illumination shall be automatically provided from an emergency system for the following occupancies where such occupancies require two or more means of egress: 8. Group R-2 in interior stairs and corridors only. Exception: Where each dwelling unit or sleeping unit has direct access to the outside of the building at grade. ELECTRICAL CODE All properties are required to have an Electrical Maintenance Permit which is renewed annually and obtained from the Development Services Department as well as an annual Electrical Maintenance Tech Registration for each maintenance technician who performs electrical maintenance on your property. There is a limitation to the type of work that can be done under the Electrical Maintenance Permit: Limitations of work. Work that may be performed under this permit by an electrical maintenance technician shall be limited to the maintenance of, repair or replacement of devices or lighting fixtures in or on existing outlets and shall include, but not be limited, to the following: (1) 120-volt receptacles of all types. (2) 240-volt 3-wire and 4-wire dryer and range receptacles. Replacement of these receptacles shall be limited to like configuration and amperage receptacles (3) Replacement of over current devices and safety
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governmentaffairsupdate switches of only the same voltage, current, ampere interrupting capacity (AIC) including: a. 1 or 2 pole circuit breakers not exceeding 60-amps at 240-volts. b. 1 or 2 pole safety switches (fused or non-fused) not to exceed 60-amps at 240-volts. c. Fuses not to exceed 60-amps at 240-volts. (4) Photo cells and time clocks not to exceed 277-volts nominal. (5) Range hoods, disposals and dishwasher motors. (6) Interior, exterior lighting and switches not to exceed 277-volts nominal. (7) Ceiling fans on approved boxes with proper bracing. (8) Pool lights and outlets provided they are protected with GFCI and are replaced with same. (9) Doorbell transformers and wiring to other low voltage devices with 120-volt connections. (10) Bathroom-type exhaust vents. (11) Electric gate repair. Record keeping. The applicant for a maintenance permit must: (1) Maintain a copy of the permit at either the site where the work is being conducted or applicant’s place of business if within the city. (2) Maintain a copy of the registration card for the certified personnel either at the location where the work is being performed or the applicant’s place of business if within the city. (3) Maintain a record of all work performed by registered personnel for a minimum of twelve (12) months. The cost of the Electrical Maintenance Permit is $.21 per unit plus a $50 administrative fee and a 6% technology fee. The cost for each Electrical Maintenance Tech Registration is $35 and must be renewed annually. As of February 2009, maintenance techs who are applying for an Electrical Maintenance Tech Registration for the first time will be required to show proof that they have taken an approved 8 hour electrical maintenance course when they apply. SAAA is an authorized provider of this course. There are no continuing education requirements for renewals of this registration. MECHANICAL (HVAC) & PLUMBING CODE Annual mechanical maintenance permit and annual plumbing maintenance permit for Residential Group R-2 apartment houses. An annual mechanical maintenance permit and an annual plumbing maintenance permit, or the combination of both as one annual mechanical/plumbing maintenance permit, are required for all apartment houses containing more than 4 dwelling units where the occupants are primarily permanent in nature. In this section the term “permanent in nature” means having dwelling units where the original lease term is greater than 2 months. Exception: No permit is required for apartment houses that have self-contained, ductless air conditioning products that have a cooling capacity of three tons or less or for individual apartment houses containing less than 5 dwelling units each.
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1) Scope. a. Mechanical. The annual mechanical maintenance permit replaces the necessity of obtaining individual permits for work performed on environmental air conditioning system, a process cooling or heating system, a commercial refrigeration system or commercial refrigeration equipment. The permit does not cover nor is a permit required for the installation, repair, or removal of the following: 1. Vent hood used in residential kitchens. 2. Portable or self-contained ductless air conditioning product that has a cooling capacity of three tons or less. 3. Portable or self-contained heating product that does not require the forced movement of air outside the heating unit. 4. Environmental air conditioning equipment intended for temporary use and is not fixed in place. 5. Residential refrigerator, freezer or ice machine. b. Plumbing. The annual plumbing maintenance permit replaces the necessity of obtaining individual permits for work performed by an owner or maintenance technician or maintenance engineer employed by the owner who performs plumbing maintenance work incidental to and in connections with other duties. (2) Permit holder. An annual mechanical maintenance permit for mechanical maintenance work and an annual plumbing maintenance permit for plumbing maintenance work will only be issued to the building owner/manager or their authorized agent. For properties that contain less than 20 dwelling units, the permits holder may obtain one annual mechanical maintenance permit and one annual plumbing maintenance permit covering multiple locations. For properties that contain 20 or more dwelling units, the permit holder shall obtain one annual mechanical maintenance and one annual plumbing maintenance permit for the dwelling units contained within the property. (3) Annual mechanical maintenance permit and annual plumbing maintenance permit fees. These fees shall be as follows: For Single Location per residential apartment unit Annual Mechanical Maintenance Permit Fee $50.00 per permit plus $0.21 per unit For Multiple Locations per residential apartment unit Annual Mechanical Maintenance Permit Fee $50.00 per permit plus $2.00 per unit For Single Location per residential apartment unit Annual Plumbing Maintenance Permit Fee $50.00 per permit plus $0.21 For Multiple Locations per residential apartment unit Annual Plumbing Maintenance Permit Fee $50.00 per permit plus $2.00 Note: Owners of apartment houses have the option of taking out a combined annual mechanical/plumbing maintenance permit. These fees shall be as follows: Permit Fee For Single Location per residential apartment unit Annual Mechanical/Plumbing Maintenance $100.00 per permit plus $0.42 per unit
governmentaffairsupdate Permit Fee For Multiple Locations per residential apartment unit Annual Mechanical/Plumbing Maintenance $100.00 per permit plus $4.00 per unit (4) Record keeping. Records of all work performed under the annual mechanical maintenance permit and annual plumbing maintenance permit shall be maintained by the permits holder for no less than 12 months after performing such work and shall be made available for the Building Official’s review upon request. (5) Periodic inspections. Work performed under both the annual mechanical maintenance permit and the annual plumbing maintenance permit is subject to the Building Official’s periodic inspections. No notice will be required by the Building Official to make periodic inspections of equipment located on the exterior of apartment houses. For periodic inspections of equipment located on the interior of apartment houses or their rooftops, coordination shall take place with the permits holder with a minimum 5 days notice prior to the inspections. A date and time for the inspections shall be established by the Building Official. Maintenance records for both interior work and exterior work shall be made available during all interior inspections. (6) Limits of work performed under annual mechanical maintenance permit and annual plumbing maintenance permit. Work performed under these permits is limited as follows: Mechanical: a. All work required for the continued normal performance of an existing environmental air conditioning system, a process cooling or heating system, a commercial refrigeration system or a commercial refrigeration system. Work does not include the following: 1. Total replacement of a system. 2. Installation or repair of a boiler or pressure vessel that must be installed in accordance with rules adopted by the commission under Chapter 755, Health and Safety Code. b. Diagnosing and repairing problems associated with air conditioning, commercial refrigeration, or process cooling or heating equipment, and remedying or attempting to remedy these problems.
larger than the current size. d. Replacement of any evaporator coil that is more than ½ ton larger than the current size. e. Extension of any duct work more than one foot. f. Relocating any equipment to a new location more than five feet from the original location. Plumbing a. Cutting into fuel gas plumbing systems. b. Installation of gas fueled water heaters. (8) Who may perform work. The following may perform maintenance work under these permits: a. Licensed air conditioning contractors for the mechanical maintenance permit. b. A person licensed as an engineer under Chapter 1001 of the Texas Occupational Code and who engages in air conditioning and refrigeration contracting work and/or plumbing work in connection with the business in which the person is employed but does not engage in that work for the public. c. A person who performs air conditioning and refrigeration maintenance work and/or plumbing maintenance work if the person: 1. is a maintenance technician or maintenance engineer and is a regular employee of the building owner/manager of the property where the work is being performed; 2. performs the work in connection with the business in which the person is employed; and 3. the person’s employer does not engage in air conditioning and refrigeration contracting for the public and/or plumbing contracting work for the public. (9) Work exempt from permit. Exemptions from permit requirements of this chapter does not grant authorization for any work to be done in any manner in violation of the provisions of this chapter or any other laws or ordinances of the city. Permits are not required for the following:
Plumbing: Repair, maintenance and replacement of existing potable water piping, existing sanitary waste and vent piping, existing plumbing fixtures and existing electric water heaters. (7) Work not covered by the annual mechanical or plumbing maintenance permit. The following work is not covered by these permits unless it is performed by either a licensed contractor or a state licensed professional engineer:
Electrical (1) Minor repairs or maintenance work when performed by a licensed electrical contractor, the replacement of lamps or the connection of approved portable electrical equipment to approved permanently installed receptacles. (2) Replacement of a refrigeration or HVAC system motor, solenoid valves or controls associated with the motor when performed by a licensed mechanical contractor. (3) The installation of that portion of wiring and equipment for telephone, voice, data, cable TV, broadband and other types of communication systems that operate at fifty volts nominal or less. Such systems shall be grounded according to the applicable provisions of Article 250 and Chapter 8 of the NEC.
Mechanical: a. Simultaneous replacement of the condensing unit, furnace and evaporator coil. b. Replacement of any condensing unit that is more than ½ ton larger than the current size. c. Replacement of any furnace that is more than 35,000 BTU’s
Mechanical (1) Portable heating appliance. (2) Portable ventilation appliances and equipment. (3) Portable cooling units. (4) Steam, hot water or chilled water piping within any heating or cooling equipment or appliances regulated by this code.
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governmentaffairsupdate (5) The replacement of any minor part that does not alter approval of equipment or an appliance or make such equipment or appliance unsafe. (6) Portable evaporative coolers. (7) Self-contained refrigeration systems that contain 10 pounds (4.5 kg) or less of refrigerant, or that are actuated by motors of 1 horsepower (0.75 kW) or less. (8) Portable fuel cell appliances not connected to a fixed piping system and are not interconnected to a power grid. Plumbing (1) The stopping of leaks in drains, water, soil, waste or vent pipe, provided, however, that if any concealed trap, drain pipe, water, soil, waste or vent pipe becomes defective and it becomes necessary to remove and replace the same with new material, such work is considered new work and a permit must be obtained and inspection made as provided in this chapter. (2) The clearing of stoppages or the repairing of leaks in pipes, valves or fixtures and the removal and reinstallation of water closets, provided such repairs do not involve or require the replacement or rearrangement of valves, pipes or fixtures. Exemption from the permit requirements of this chapter do not to grant authorization for work conducted in violation of the provisions of this chapter and other laws and ordinances of the city. If you have any questions about any of the information contained in this article, please contact Teri Bilby at SAAA by phone at (210) 6927797 or by email teri@saaaonline.org.
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A Sure Fire Form Of Self Motivation PUT IT INTO WRITING
Psychologists have long found that not only do all ideas increase in strength through repeated reading and listening but also by validating each thought in writing. The written word seems to solidify the idea into a particular choice. Once a choice has been identified as valid, then the process of activation can proceed. Because of our ability to transfer ideas into writing, we are able to apply an additional force for steering toward brighter horizons. Reading and listening are input senses while writing is an output sense. You own any and everything you write. The words become a visual record of your thoughts which transfers thought into a workable solution that can be communicated to others. Make it a habit of putting your thoughts into written notes. This strategy of capturing thought leads to innovation and innovation leads to invention. Everyone need to reinvent themselves once in a while for renewal if nothing else. Personal written notes are a sure-fire form of self-motivation because it helps us to think through or brainstorm a problem. It brings a problem into an evaluation stage for acceptance to activation or rearranging. If you adopt this high-level principle on all levels of life’s involvements, such as: social, spiritual, financial, mental, and physical you will become the balanced person you should be. When you begin to consider your goals as a possibility it is only by writing down every detail that you can achieve what you set out to do. Writing clarifies your thoughts and puts them into a perspective of accountability. You can hide thought from the world but the written word is for everyone to see and judge. Only notes – comments on paper, have a lasting effect on our lives as they can be referred to time and time again. Thoughts slip away at the least distraction but written statements become account documents for future generations.
PLANNING AND ACTION
Many of us wait a lifetime for an abundant pasture where the grass is greener and taller. We wait for success to come and embrace us with its sweet freedom but alas, success is only an figment of our imagination. It is a creature of the mind, prowling, purring into our ear of lavishness and exhilaration. Why does it slip away? Why is it so hard to grasp? But wait, you have not planned or made any preparation for success so why indeed – should it visit you? You have not taken any action or
planned for success to be a partner or guest. Fleeting thoughts is no resting place for success for the bed is made and it is empty. Without writing down your intentions they are no more than smoke in the wind. They are not real, and success only becomes real in a real world. I think I can doesn’t cut it; you have to bring thought into the reality of the world and then be willing to act on it. Planing your actions reduces the possibility for mistakes and increases the probability of success. Planning also prepares the way to success. Every project, highways, skyscrapers, dams, all have to be written into a blueprint before they can be built. You can’t talk a skyscraper into existence but you can write it into reality. Creative innovations are great for conversation but they can never make the transition to reality without first being converted to paper. Make a personal strategy planner to prepare for your goals. Plan what you are to achieve – how you will achieve it and when you will achieve it. Be specific in your plan. Identify your goal, list all possibilities, good and bad that will effect your quest and then act on it. Writing something down is not worth anything without action. You must plan and act, plan and act, plan and act. Over and over until the goal becomes a record of your achievements.
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obtain. Evaluate each step before going on to the next step and soon the steps turn into a finished goal. None of this can be achieved without first committing to writing it down. I have people tell me how they appreciate my writing and I appreciate them saying so. But it’s when they put it in writing as a testimonial that it can be shown to others and valued. A written testimonial can be viewed on-line by thousands while the spoken word can only be heard by a few. So why not spread your ideas by writing them down and let others see who you are?
DEVELOP POLICIES AND PROCEDURES FOR ACHIEVING EACH GOAL
A policy might be that you are not going to do anything unethical while a procedure would be a written statement of a step-by-step plan for a defined result. Take the goal and break it into segments that are easy to
You are now on the road to pursuing your hidden dreams. All of your life you desired and dreamed without any direction, but now it has come to light, your dreams can come true. You have only to put it into writing and act on it, that’s all, how easy is that? Do it, today – no more delay, no more excuses, just write your plan and put into action. NOW! About the Author Donald Yates, Former Director of Business and Leadership Development for Imperial Research, is now retired but continues to assist young people in engaging life through self discovery, Life course planning, intuitiveness and fulfillment. Learn how you can build a powerful organization of your own. To learn more, visit Ordinary people making money working on the Internet Good Stuff For Seniors.
Special Thanks to Matt Dory at Mockingbird Landscape Services for donating the beautiful poinsettias for our annual Holiday Gala!
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Don’t miss this owner panel discussion featuring:
Mike Rust, Shelter Corporation Cheree Allee, Greystar Renetta Quintana, NRP Group
ONLY $35
March 27th from 9:00 - 11:00 a.m. at the SAAA Education Center
To register or for more information, contact Jennifer Feeler at 210.692.7797 or jennifer@saaaonline.org
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Speaker: David Fritsche
February 29th and
March 20th All day sessions from 9:00 a.m. - 4:00 p.m. Afternoon sessions from 1:00 - 4:00 p.m. To register contact Jennifer at 692-7797 or jennifer@saaaonline.org
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PSC Member Of The Year Delfina Aguilar (not pictured)
Instructor of the Year Debbie Wiatrek
President’s Award Steve Ross
Super Star Award Winners Mike Rust, April Chapman, Jody Marquez, Leslie Wright and Melanie Taylor (not pictured)
Stanley Hammer Award Mike Hogan HomeSpring Residential
Thank You Mark Hurley for a phenomenal year as SAAA President!
TAA Olin Steele Nominees Nancy Payne, Aaron Koch
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PROPERTY OF THE YEAR...
Property of the Year Built Prior to 1969 Calcasieu
Property of the Year Built Between 1970-1979 Oaks of Marymont
Property of the Year Built Between 1980-1989 Audubon
Property of the Year Built Between 1990-1999 Newport
Property of the Year Built Between 2000-2010 The Haven at Westover Hills
Property of the Year Affordable Housing Palacio del Sol
Property of the Year Best Renovated Property The Fountains
Property of the Year Senior Housing Midcrown I & II
Property of the Year Newly Constructed Property Mission Hills
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continued from page 33
Above all, find your way back to faith in your situation. When you believe in yourself, when you can rekindle the flame of hope in your heart, when you can reanimate your brain and your nervous system then the creative solution to your problem will arise. Once you clear the vague, illusive, obstructive emotional blocks, your mind will function clearly and well. Once you confront a problem head on, you are halfway there to resolving it. Turning your back on problems, avoiding them, and procrastinating only makes them more substantial and terrifying. Once you face your fears, you can begin to solve your problem. Once you have brought your fears to light, courage returns, and with courage comes hope, and with hope, creativity, boldness, and magic. Problems appear frustratingly difficult to solve because they come with a lot of emotional charge. But once you remove the charge, you will see that you need to take only three simple steps to solve them. Saleem Rana would love to share his inspiring ideas with you. Hunting everywhere for a life worth living? Discover the life of your dreams. His book, Never Ever Give Up is offered at no cost to stimulate your success. http://www.theempoweredsoul.com/enter.html
Congratulations to Marc Ross for being elected as Secretary for NAA 2012! SAAA is extremely proud!
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SAAACLASSIFIEDS
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COLLECTIONS
MAKE READY SERVICE Please call! (210) 375-BEST(2378) Weekend work? No Problem!
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• Make Readys • Offices Rooms • Corporate Suites • Residentials • Fully Insured
| The RESIDENCE • Laundry
Irrigation Services • Irrigation Repair • Irrigation Installation
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210.826.1777 Serving the San Antonio Area Since 1983
SAAACLASSIFIEDS
PAVEMENT MANAGEMENT
POOL SERVICE & SUPPLIES
Asphalt Paving - Asphalt Overlay - Asphalt Repair Seal Coating - Line Striping - Traffic Signs
PRO-LINE
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INSTALLATION
FOCUS ON MULTI-FAMILY RESIDENCES 11926 WIRTH RD H AUSTIN, TEXAS 78748 512-282-5001 H 800-369-5615 www.signswestaustin.com
Special Thanks
to Pest Shield Pest Control for hanging the Christmas Lights at the San Antonio Apartment Association Building! The RESIDENCE | www.saaaonline.org | January/February 2012 | 57
advertiserindex BG Staffing ................................................................48 Camp Construction Services, Inc. .............................56 Century A/C Supply ..................................................16 Coinmach..................................................................36 Colors Unlimited .......................................................46 Crime Clean of Texas ..........................................12, 56 Dixie Carpet Installations, Inc. ..................................56 Dynamic Water Solutions .........................................57 For Rent Media Solutions .........................................28 Golf Cars, Etc. ...........................................................56 HomeSpring Residential Services .............................42 Horton Horticulture ..................................................56 HSR Construction, Inc. ........................................20, 56 Implicity Management .............................................26 J.L. Gross & Company ...............................................44 Maid Easy, Inc. ..........................................................56 Maintenance Supply Headquarters ..........................52
Meyer Smith, Inc. .....................................................42 Mr. Electric ...............................................................56 National Tenant Network .........................................56 North & South Pool Service ......................................57 Phoenix Recovery Group ..........................................56 Pro-line Pavement Maintenance ........................34, 57 Ramming Paving ........................................... 29, 56, 57 Rasa Floors & Carpet Cleaning .................................60 RIM Strategic Property Management .................14, 57 Roto-Rooter ..............................................................12 San Antonio Water Systems (SAWS) .........................18 Shweiki Media ..........................................................58 Signs West ................................................................57 Task Tamers ..............................................................56 TPI, Inc. .....................................................................59 Valet Waste ..............................................................32
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CALENDAR
NEW YEAR HOLIDAY SAAA CLOSED
9 a.m. PSC Mtg.
12 p.m. Exec. Mtg. 2 p.m. Board Mtg.
9 a.m. Programs Mtg.
4 p.m. - Community Relations Mtg.
9 a.m. Rock Your
5 p.m. EMT Class
Socks Seminar
6 p.m. Installation
5 p.m. EMT Class
of OfямБcers
Happy New Year!
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The
7525 Babcock Road San Antonio, Texas 78249
PRSRT STD AUTO U.S. POSAGE PAID SAN ANTONIO, TEXAS PERMIT NO. 1935
San Antonio Apartment Association Magazine
January/February 2012
2012 Theme:
RomeWasn’t Built In A Day... In This Issue... TAA Conference Registration Information Positively Passionate People 2012 Calendar of Events Avoiding Failure: How to Stick to Your New Year’s Resolutions 2012 Education Calendar Be A Success The Art of Happiness Lies In You A Sure Fire Form of Self-Motivation
2012 President:
Kelley Liserio HomeSpring Residential Services
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