Summer 2022 Window Magazine

ON RENTAL HOUSING

SUMMER 2022

T H E O F F I C I A L P U B L I C AT I O N O F T H E

Austin Apartment Association

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CONTENTS SUMMER 2022 ISSUE

FEATURES 24

AAA Leadership Lyceum

26

How to Speak Maintenance

27

Community Connections

28

For the Love of AAA Recap

30

Top Golf Recap

33

Trade Show

38

AAA Advocate Recap

9 RPM Careers Week 23 APEX Awards

24

Leadership Lyceum Class of 2022

36 CAPS Course 37 Business Exchange BC ATX Fest

2022 / SUMMER /

3

The Residential Perimeter Security Specialists

SALES ★ REPAIR ★ INSTALLATION • Automatic Gates • Telephone Entry • Radio Controls • Video Security • Ornamental Iron

• Wood Fencing • Rails • Refurbishing • Powerwashing • Replacement Remotes

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The Official Publication of the

512-296-2671

www.austinestategate.com anthony@austinestategate.com

AUS TIN APA RTMENT ASSOCIATION 8620 Burnet Road #475 Austin, TX 78757 512.323.0990 www.austinaptassoc.com

Executive Editor Emily Blair, CAE

Managing Editor Hannah Woodyard

Contributors Danielle Archuleta (844) 433-3824

IN EV E RY I SSUE 7 Letter from the Editor 8 Leadership 11 Calendar 13 President’s Perspective 14 Industry Update 16 Market Report

17 Members on the Move 18 New Members 20 TAA/NAA Recap 40 Education Opportunities 42 Law in Order

Stephanie Naylor (512) 335-8138

Association Staff Emily Blair, CAE, Executive Vice President,

ADVE RTI SE R I N DE X

emily@austinaptassoc.com Dana Bolz, CMP, Director of Events/Meetings, dana@austinaptassoc.com Paul Cauduro, CAE, Director of Government Relations,

paul@austinaptassoc.com Tatiana Marchizano, Director of Education tatiana@austinaptassoc.com Lisa Sedgwick, Director of Membership Development

lisa@austinaptassoc.com Lynne Williams, Accounting Manager,

IFC Austin Energy

10 Charter Furniture

1 A&A Wrecker and Recovery

10 Austin Resource Recovery

2 CAMP Construction

12 Century HVAC Distributing

4 Austin Estate Gate 5 Integrity Paving & Coatings 6 ApartmentCleans.com

15 Ameristar Screen and Glass 22 Contractors Inc

31 Ameristar Screen and Glass 31 Valet Living 32 Lowes Home Pro 35 Precision Safe Sidewalks, LLC 37 Intersolutions Staffing 45 ALN Apartment Data

Window on Rental Housing by the Austin Apartment Association is a quarterly magazine. The advertising and article submission deadline for the FALL 2022 issue of Window Magazine is August 15, 2022. All material submitted is subject to review and approval of the Austin Apartment Association. The publisher assumes no responsibility for care and

lynne@austinaptassoc.com

return of unsolicited material. The Austin Apartment Association is affiliated with the

Hannah Woodyard, Digital Marketing Manager

Texas Apartment Association and the National Apartment Association. For questions

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/ W I N D O W O N R E N TA L H O U S I N G

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THE EDITOR Letter from

2022 marks our 50th anniversary of AAA’s “Products and Services Show” — hosted first in 1972.

Can you dig it?!

T

hinking about the first 30 booths and the products they featured, it is easy to see how the products and services are really the cornerstones of innovation in the multifamily world.

Just browse today’s AAA directory [https:// www.austinaptassoc.com/members] and it is obvious – from fiber internet to virtual touring, to keyless entry, not to mention data and analytics – that many of our industry’s products and services are hardly a shadow of their past. Driving this innovation, is the way properties operate and the demands of modernday property management. A 1970s issue of “Apartment News” (precursor to WINDOW) stated, “many small and medium-sized complexes do not prepare annual budgets, but merely to keep expenses down and occupancy up.” Hard to imagine in today’s world of sophisticated budgeting, property management systems, and analytics!

Bottom line: innovation in these areas has made the industry more professional, more technical, and therefore a high-opportunity industry.

Emily Blair, CAE

Executive Vice President / Executive Editor

This also means, now more than ever, we are HIRING! The multifamily industry has grown in opportunities just as much as it has innovated. It is crucially important for the industry to promote all that it offers. What better way than Residential Property Management (RPM) Careers Week! RPM Careers Week is July 18-22 and is an opportunity to highlight the amazing work of the residential property management industry and give prospective job seekers a peek into what this type of career is all about. Help us spread the word! Visit rpmcareers.org/rpmcareersweek to learn more and get involved!

Hope to see you all at the Trade Show in October!

Catch you on the flipside,

Emily Blair, CAE

2022 / SUMMER /

7

2022 Executive

2022 B O A R D OF DIR E C T OR S Danielle Archuleta, CAS, Fetch Package Kelly Blaskowsky, CPM, Capstone Real Estate Services

COMMITTEE

Theresa Ebner CAM, CAPS, CPM, LDG Development Sandy Eckhardt Kimberly Faulkner, Greystar Gina Frazza-Stowers, RPM Living Michael Garcia, CAM, CAPS, RPM Living Ryan Harmon, CAS, CAMP Construction Chelsea Kneeland, CAS, Lowes Pro Supply Frank Menchaca, Greystar Taryn Merrill, CAM, Greystar Shay Mickler, CAM, CAS, The Liberty Group Tasha Mora, A&A Wrecker and Recovery, LLC Stephanie Naylor, CAS, Flooring Warehouse

Katya Watson

Lyndsay Hanes

Meagan Johnston

Christy Sanchez

CAM

CAM, CAPS, CPM

CAPS

CPM

The Guild

Metric Property Mgmt.

Avenue 5

Magic Make Readies

President

President-Elect

VP at Large

VP at Large

Terri Needham, CAS, PS Landscapes Joshua Nichols, CAS, Contractors Inc Stephanie Peterson, Bluebonnet Commercial Management Toni Rackley, Flooring Warehouse Paige Russell, CAM, The Guild Missy Saez, LDG Development Kelsea Vernon, CAM, CAPS, RPM Living Gus Villegas, Infinite Capital Construction

Kris Burleson CAS

Cecil Domel CAM, CAPS

Stephani Park CAPS

InterSolutions Staffing

Belco Equities, Inc.

Avenue 5

Vice President (PSC)

Secretary/Treasurer

Immediate Past President

Bill Warren, Warren Kalyan Law Firm Ana Wright, The Morgan Group Renee Zahn CPM, ARM, CAM, NALP, Greystar

A A A PAST PRE SIDENTS John Harrison* (64) Frank Montgomery* (65) Jim Eichelberger* (66) Andy Wagner* (67) Ray Littlefield* (68) George Nalle* (69) Don Jackson (70) Gene McGregor* (71) Ed Hamel (72) Barry Gillingwater* (73) James Raper (74) Rich Ellmer (75) Jim Solt* (76)

8

Steve Colella (77) Ted Hendricks* (78) Hank Guerrero* (79) Don Tait (80) Ray Head (81) Ed Norton (82) Bob Benson (83) Jimmy C. Elliott* (84) Joe Sharp (85) Dick Obenhaus (86) Susan Melton (87) Carl E. Beck (88) Kim M. McGregor (89)

/ W I N D O W O N R E N TA L H O U S I N G

Beth Holt (90)

Carol Martine, CPM (02-03)

Colleen Grahn (13-14)

David Stapleton, CPM (91)

Joy Lamb, CPM (03- 04)

Sheri Gallo (92)

John Raper (04-05)

Robbie Robinson, CAM, CAPS, ARM (14-15)

Gina Roberts (93)

Debi Wehmeier, CPM (05-06)

Gus Villegas (15-16)

Carol Martine, CPM (94)

Renee Clark, CAM, CAPS (06-07)

Theresa Ebner (16-17)

Keith Warner (95)

Sherry Perrin (07-08)

Dwayne Stewart (17-18)

Michael R. Hill, CPM* (96)

Jana Ellis (08-09)

Vicki L. Sharp, NALP, CAPS (97)

Kara Garst, CAPS (09-10)

Renee Zahn, CAM, NALP, ARM, CPM (18-19)

Kim M. McGregor (98)

Sarah Thompson, CAM, CAPS

Anna Kelley* (99)

(10-11)

Bill Roland, CPM, CCIM (00-01)

Brooke Mahoney-Livesay CAPS (11-12)

Tami Martin, NALP, CAMT, CAM, CAPS (01-02)

Sandy Eckhardt (12-13)

Sandy Eckhardt (19-20) Stephani Park (20 – 21) *indicates deceased

Apartment Onsite Teams Day Wednesday, July 20 The National Apartment Association celebrates the amazing work of residential property management industry professionals.

As part of RPM Careers Week 2022, we are highlighting the vital onsite property teams that keep our communities thriving day in and day out.

Join in on the fun! Learn more about RPM Careers Week and how to take part in Apartment Onsite Teams Day and the rest of the week’s events.

For more information, contact:

#APTeamsDay

Austin Apartment Association 512.232.0990 info@austinaptassoc.com

2022 / SUMMER /

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JULY

Calendar of EVENTS

DATE EVENT

PLACE

TIME

4

Office closed for Independence Day

11

Fair Housing Trainings (Part 1 of a 3-class series)

Virtual 10am-12pm

14

Advocacy Committee Meeting,

AAA 11:30am – 1pm

18-22 RPM Careers Week Food for Thought: What to do when a crime scene is discovered?

AAA

12-1pm

21

Leasing 102 (Part 2 of a 3-class series)

AAA

1pm-4pm

26

Leasing Issues: Rental Criteria, Applications, Synthetic Fraud and Criminal Guidance

Virtual

20

26

AAA Executive Committee Meeting Board Meeting

27-29 Texas Apartment Association Summer Board Meeting, 29

9am-12pm 11:30am 4pm

Galveston, TX

Certified Apartment Portfolio Supervisor (CAPS) Credential Orientation

SEPTEMBER Virtual

AUGUST DATE EVENT

PLACE

1-5 NAA Affiliate Conference

TIME

Lousiville KY

2

Advocacy Committee Meeting

AAA 9:30am – 11am

2

Food for Thought: Bluemoon Demo

AAA

10

Red Cross Blood Drive

AAA

12-1pm

10, 17, 24, 31 Certified Apartment Portfolio Supervisor (CAPS) Credential Course

shutterstock

DATE EVENT

2-3pm

1

You Bet Your Assets!...

A furry fair housing webinar

PLACE

Virtual

10am-11:30am

5

Office Closed for Labor Day

6

Budgeting & Crisis Management AAA

9am-12pm

8

AAA Leadership Lyceum 2022 – Module II AAA

9am-1pm

8

Doc & Gayle Young Food Drive Kick-off Happy Hour

77 Degrees Rooftop

4pm-8pm

9

Food for Thought: Roof Maintenance

AAA

12-1pm

13

Advocacy Committee Meeting

AAA

9:00am-10:30am

21

Fair Housing Trainings (Part 3 of a 3-class series)

Virtual

10am-12pm

11

Evictions 2022

Virtual

9am-12pm

16

Leasing 103 (Part 3 of a 3-class series)

AAA

9am-12pm

19

Domestic Violence, Pet Abuse, and Homelessness

AAA

9am-11am

27

AAA Executive Committee Meeting

AAA

Virtual 10am-12pm

27

Board Meeting

AAA

23 Fair Housing Trainings (Part 2 of a 3-class series) 24 Business Exchange

Canyon View Events Center 1:30 – 4:30 pm

TIME

26-30 CALP

AAA

8:30am-4:30pm 11:30am 4pm

28-30 Texas Apartment Association Fall Board Meeting El Paso, TX

2022 / SUMMER /

11

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President’s

PERSPECTIVE Katya Watson, CAM The Guild 2022 AAA President

MULTI-FAMILY: AN INDUSTRY OF INNOVATION

Honoring the past and celebrating the future

A

s I reflect on my career in the multifamily industry, I can’t help but admire the innovations that we have made in these last 20 years. For example, a highly impactful innovation in the apartment industry since I began in this industry, is going paperless! This has reduced the: • carbon copy resident ledgers • worrying about aligning the typewriter with the blanks in the TAA lease • the stack of files on a desk, having to file them or hunt the missing file down • running a calculator tape 3x’s for a batch of rent checks, especially when you could only do 50 checks per batch on a 300+ property.

• And of course, reduced the time for the onsite team doing these manual processes to be able to shift to the digital demand.

Our companies and properties now innovate daily because they are geared toward tech enablement - meeting the customer where and how they want to meet. That could be about how they like to communicate to how they want to tour and lease.

Looking to the future, I predict that centralization is the up-and-coming innovation that will have the biggest impact on our industry. Removing the day-to-day tasks that can be done remotely allows onsite teams to do what they do best: connect with prospects and residents to take care of needs that cannot be performed remotely. This also helps reduce the administrative work to allow for more property walks for upkeep and asset preservation.

We talk a lot about innovation, but there are a lot of pieces of tradition that have stood the test of time within the industry. The tradition that I find the most important is giving back to the community – whether executed by a company or the Association, there are so many great ways

to create an impact - the Doc and Gayle Young Food Drive, Habit for Humanity, or Ronald McDonald House – just to name a few! For me, the aspects of multifamily that kept me engaged and driven during my career were income potential, rent discount, and rapid advancement opportunities; but as my career progressed, I have found that the people and culture are what drive me.

Networking has been a great way to learn about new products and services and of course, meet new people several of whom have become great friends. This truly is an industry of multi-FAMILY and the AAA is a big driver of this through their events, like the annual Trade Show.

We are celebrating our 50th anniversary of the Trade Show this year, and it is going to be bigger and better than ever! This is a milestone year and should be celebrated with a big to-do!

With continued innovations, we are seeing more and different, service options. Not only that, but supplier booths have also become more engaging and entertaining, which means it hardly even feels like work because it’s so fun! My advice to anyone attending their Trade Show for the first time this year would be: come early and find out what it’s all about! You will be able to expand your network, your knowledge of products and services, market your company and yourself, and get some great swag, some nibbles, and libations. Plus - the event is FREE! I hope to see you there!

Sincerely,

Katya Watson, CAM

2022 / SUMMER /

13

A DYNAMIC MARKET REQUIRES DYNAMIC ADVOCACY

By Paul Cauduro, AAA Director of Government Relations

T Our goal is to actively advocate in order to protect the free-market housing system and private property rights and keep our industry free from unnecessary taxes, regulations, and fees.

he apartment industry touches on nearly every facet of the economy, and onsite community operations impact nearly every facet of the daily life of a resident. Because of this, the issues confronting the industry are seemingly endless. There are development-related issues that impact the size, height, income restrictions, parking, and unit mix of the community. There are issues that impact onsite operations such as trash hauling, required city fees, towing, swimming pools, package deliveries, landscaping and code inspection. Of course, there are also issues that impact the tenant/ landlord relationship such as the lease contract, notice requirements, tenant organizing, and the process used to regain possession of a unit. All this adds up to a dynamic industry in a very dynamic housing market.

Tracking these issues is a challenge and, admittingly, many issues surface that are difficult to effectively address. Still, our goal is to actively advocate in order to protect the free-market housing system and private property rights and keep our industry free from unnecessary taxes, regulations, and fees. As highlighted in this issue of WINDOW,

advocacy doesn’t always mean reacting to an issue, but rather proactively engaging elected officials in conversations about rental housing and serving as a resource for information and ideas in response to those conversations.

Local The AAA’s structural organization that controls our advocacy efforts begin with the AAA’s Advocacy Committee. This standing committee is appointed each year and is comprised of apartment owners and managers and products & services members. The meetings are typically held monthly.

The committee is chartered to monitor all branches of government in the 11

Read about AAA’s current advocacy issues at www.austinaptassoc.com/news/advocacy-in-action

14

/ W I N D O W O N R E N TA L H O U S I N G

State The Texas Apartment Association and its Legislative Committee work in much the same way. Through regular in-person and conference call meetings this appointed body tackles the prickly statewide issues affecting apartment ownership, management, lease contracts, and more. Although the Texas Legislature only meets every odd numberedyear, the work of the TAA never wanes. Currently, the TAA Legislative Committee is actively monitoring and participating in statewide meetings being held on topics that include county development, city fees, and

shutterstock

Industry UPDATE

county AAA service area to identify issues and policy actions that impact the rental housing community.

Federal and state issues and topics are also monitored by the AAA Advocacy Committee to ensure that AAA viewpoints are represented to the State and National Legislative Committees via AAA-appointed members to those bodies as well as appearing before them to communicate directly. In addition, within the Advocacy Committee is the Apartment PAC (Political Action Committee) subcommittee. AAA’s PAC was created many years ago and it allows the AAA to fully participate in the political process by supporting candidates and incumbents that understand our issues.

AAA members are welcome to attend the Advocacy Committee meeting and participate in the discussion.

The issues discussed this year have ranged from Austin Code to Vertical Mixed Use (VMU) zoning. Most recently the committee has had to address resident notice requirements, and possible changes to the City of Austin’s Repeat Offender Program (ROP) and examine city budgets in the region to flag exorbitant city fee increases.

land development codes.

The TAA Legislative Committee is Chaired by AAA Past-President Renee Zahn, Senior Director of Greystar Real Estate. When the Texas Legislative Session begins in January 2023, the committee will navigate the industry’s legislative agenda and assert our positions on the many legislative proposals that directly or indirectly impact the rental housing industry.

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National As the leading voice for the apartment housing industry, the National Apartment Association (NAA) works to ensure that public policy does not impede but rather enhances the ability of apartment owners and operators to run their businesses and provide housing to one-third of Americans.

The advocacy work of the NAA is also led by a committee, and the NAA Legislative Committee is the focal point for deliberations on NAA’s public policy agenda. Committee members, representing their respective regions and constituencies, discuss trending federal, state, and local issues, recommend advocacy resources to NAA staff, and propose official industry positions on important topics. There are two subcommittees within the Legislative Committee: Legislative Policy and Regulatory Issues, and Advocacy and Engagement.

As part of the national advocacy efforts, the NAA provides its affiliate network with ready-made issue research and policy analysis to help advise state and local policymakers. This effort demonstrates the NAA’s commitment to making sure everyone understands the numerous policy initiatives affecting them and their business.

These policy positions can be found in the Advocacy section of the NAA website at naahq.org.

The NAA’s advocacy efforts in Washington D.C. are bolstered each spring when apartment industry professionals from all over the country gather for the association’s Advocate Conference. This gathering includes a day on Capitol Hill visiting with members of Congress. Even if members can’t make the trip to Washington D.C. in the spring, they can still

play a role in the national advocacy efforts. Members who may have an existing relationship with members of Congress—through church, a business organization, or some other connection—are encouraged to identify this through the NAA Key Contact Program. This program identifies relationships between industry experts (like you) and legislators whose decisions directly impact your business.

As more of these relationships are identified, the higher the likelihood the NAA can make a difference on issues that affect the industry.

For more information about the ongoing advocacy efforts at the local, state, and national level visit the AAA website at www.austrinaptassoc.com or contact paul@austinaptassoc.com.

Austin’s Compatibility Standards Draw Intense Debate The City of Austin operates with a land development code that was crafted in the 1980s. Included in that code are what are known as “Compatibility Standards.” Compatibility standards are intended to minimize the impact of new construction, remodels, and additions to existing buildings on surrounding properties based on how far they are from single-family properties. The compatibility standards triggered by a nearby single-family home include limiting building heights, limiting some design features, and imposing screening requirements.

As a result of these standards, many land parcels are blocked from providing sizable multifamily

housing in close proximity to single-family homes. In fact, compatibility standards are triggered along major corridors when a single-family home is as far as 540 feet away from the development. That is nearly a 2-football field distance! As one city hall observer mused: if you’ve ever wondered why Austin is mostly a lowslung town outside of downtown and West Campus, compatibility standards are the reason.

These standards have come under intense debate as the Austin City Council recently changed Austin’s current Land Development Code to add a new category called Vehicle Mixed Use 2 (VMU2)—which offers a height bonus of 30 feet in exchange for even greater community benefits, such as more affordability. The VMU zoning category is one of several voluntary programs in Austin that offers development incentives in exchange for more community benefits like housing in transit-rich areas and housing that is reserved specifically for people with low incomes.

The AAA is in favor of housing, and we seek land development code changes that allow for more housing construction. We encourage all city councils in the region to make changes to their codes that allow more housing at all price points for both ownership and rental occupancy to be built. For more on this issue go to: www.austintexas.gov/page/understanding-proposed-changes-land-development-code-regarding-vertical-mixed-use

As a result of these compatibility standards, many land parcels are blocked from providing sizable multifamily housing in close proximity to single-family homes.

2022 / SUMMER /

15

June 2022

Market Line - AUSTIN AUSTIN OVERVIEW Occupancy: Price: Rental Rate: Size:

91.8% 1,648 $/mo 1.88 $/sf/mo 876 sf

Past 12 Months: 15.7% Rental Rate growth 17,083 units absorbed Operating Supply: 1,143 communities 272,487 units Recently Opened (12 mo): 59 communities 16,078 units

The box on the left displays a snapshot of the current market conditions.

Proposed Construction: 129 communities 42,508 units

93

1800

The graph on the right displays the overall occupancy and effective rental prices over the past 24 months. These statistics are derived from a continuous survey of all apartment communities.

Effective rental prices are calculated net of concessions and utility adjustments.

The table below lists the 5 hottest submarkets in the Greater Austin area. There are a total of 11 submarkets, and the ranking is based on the best combination of rental rate growth and absorption over the past 3 months.

Under Construction: 38 communities 10,335 units

History of Effective Price & Occupancy

1600 89 1400

1200

J J A S O N D J F M A M J J A S O N D J F M A M 2020

2021

The table below distributes and analyzes concessions (specials) by classification. Concessions generally are represented by three types of specials: move-in, months free, or floorplan. ApartmentData.com captures the effect of these specials and prorates them over a lease term to arrive at a percentage reduction in market or street rents.

CONCESSIONS

Over The Past 3 Months

1 2 3 4 5

Downtown/ SoCo/ Barton Springs Northeast Round Rock/ Georgetown Cedar Park/ Leander/ Four Points Research Blvd/ North Lamar

Annualized % of Mkt Growth % Absorbed 21.6% 2.0% 20.1% 2.1% 16.4% 1.5% 16.9% 0.9% 27.8% -0.3%

Class ALL A B C D

Total Units w/ Concessions 29,919 15,090 9,607 3,800 1,422

% of Total Units 11% 18% 11% 7% 3%

Other Texas Markets HOUSTON Occupancy: Price: Rental Rate: Size:

91.4% 1,233 $/mo 1.39 $/sf/mo 889 sf

SAN ANTONIO Occupancy: Price: Rental Rate: Size:

92.7% 1,193 $/mo 1.39 $/sf/mo 857 sf

DALLAS/FT.WORTH Occupancy: Price: Rental Rate: Size:

93.2% 1,475 $/mo 1.68 $/sf/mo 880 sf

Past 12 Months: 10.5% Rental Rate growth 26,153 units absorbed

Past 12 Months: 13.0% Rental Rate growth 7,377 units absorbed

Past 12 Months: 16.0% Rental Rate growth 32,853 units absorbed

Operating Supply: 3,012 communities 712,654 units

Operating Supply: 981 communities 211,756 units

Operating Supply: 3,369 communities 809,924 units

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2022

Price ($/mo)

Occupancy %

HOTTEST SUBMARKETS Rank Submarket

85

Citywide Effect -0.5% -0.9% -0.5% -0.3% -0.2%

Average Special -4.6% -4.9% -4.2% -4.5% -4.7%

ApartmentData.com has been providing apartment data and marketing products since 1986. We provide real time access for property specific information, market surveys and historic submarket data for over 3.5 million apartment units in AZ, FL, GA, NC, TN, and TX. Cindi Reed Regional Vice President 512.969.1499

MEMBERS on the Move The Bowen

Melissa Steed

The Bowen Grand Opening!

The Bowen celebrated their grand opening in March!

The Bowen is a Greystar property located at The Domain. It is a 19-story highrise luxury apartment community with studios, one-, two-, and three-bedroom apartment homes.

Ashley Pruden, CAS Moved companies!

Ashley joined Zumper, the fastest growing mobile rental marketplace, as a Senior Regional Account Executive. Previously, Ashley spent seven years of her career as a Regional Account Manager with ApartmentData.com. Ashley is actively involved with AAA and is a member at large of the Products Services Council.

Ashley Pruden, CAS

Lauren Graff, CAM

She is excited about the opportunities Zumper brings her and launching this game changing product into the Central Texas region.

Alicia Green Earned her CAM designation!

Alicia is a Community Manager with Sparrow Living. She is very excited to announce that she has obtained her CAM Certification!

Melissa Steed Started a new position!

Melissa has been promoted to the Director of Operations over the Austin and Houston regions. Since she joined Kairoi in 2020, the Austin region she has overseen has grown exponentially. Melissa excels in class A multifamily operations

Alicia Green, CAM

Lacie Bailey, CAM

and has over 20 years of experience in the industry.

Lauren Graff, CAM Earned her CAM designation!

Lauren is a Property Manager with The Morgan Group, and is excited to announce that she earned her CAM!

Lacie Bailey, CAM Joined a new company!

Lacie has joined ApartmentData.com as the Territory Manager overseeing Austin and San Antonio in Central Texas. Lacie started her career in property management as a Leasing Consultant in 2010. From there she quickly advanced to become an Assistant Manager and later, a Community Manager. Through her 12-year career with

Ronny Stephens

AMLI, she’s managed luxury apartment communities in a variety of locations in and around Austin. Lacie graduated in 2011 with a Bachelor in Business Administration and received her Certified Apartment Manager certification from the National Apartment Association in 2017. Lacie’s love of data analytics and revenue forecasting led her to ApartmentData.com to be the perfect fit as a Territory Manager.

Ronny Stephens Joined a new company!

Ronny began a new position with Platinum Pool & Spa as the Compliance and Accounts Specialist. Prior to this position, Ronny worked as a Paralegal at Rogers Law Firm.

2022 / SUMMER /

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New MEMBERS AAA welcomes these new members who joined the association between March 1, 2022-May 31, 2022. When deciding where to make your next purchase for your property, please consider an AAA supplier member.

N E W IN DUST RY M EM BER S: AJW Property Management 18 Units

Flores Properties 2 Units

Nocs Properties 1 Unit

Southside Community Center 100 Units

AMBO Properties 96 Units

Fulcrum Real Estate LLC 0 Units

Peakside Investments 1 Unit

SPI Texas Management 609 Units

American Property Investments, Inc 150 Units

IRT Management 256 Units

Rice Properties 10 Units

The Connor Group 354 Units

Lopez Properties 0 Units

Richman Property Services 260 Units

Trammell Crow Residential 0 Units

Lovell Properties 4 Units

Rivahi LLC 1 Unit

United Group of Companies 210 Units

LURIN Capital, LLC 0 Units

SilverCare Management LLC 34 Units

Madera Residential 300 Units

Sedgwick Properties 1 Unit

Villas Management Company, LLC 197 Units

Maroon Sky LLC 50 Units

SK Rentals LLC 10 Units

AustinVestors Property Management 143 Units Bailey Sloma Properties 1 Unit Beacon Mgmt 157 Units CPG HUB, LLC 7 Units Dailey Properties 1 Unit

White Properties 1 Unit

N E W SU PPL IER M EM BER S 904Apps LLC Steve Lodge 12 George Street Maitland, ON K0E 1P0 613.292.4811 steve@904apps.com Category: Property Management Software

Austin Scale Busters Incorporated Richard Polfus P.O. Box 2751 Austin, TX 78768 512.656.0780 austinscalebusters@gmail.com Category: Descaling

The Container Store Brandon Leonard 500 Freeport Pkwy Suite 100 Coppell, TX 75019 972.538.6547 BELeonard@ContianerStore.com Category: Closets - Supplies & Installation

Aire-Master of Austin Metro Vanessa Morgan 10221 Desert Sands Street Suite 105 San Antonio, TX 78216 888.510.2211 austinmetrooffice@airemaster.com Categories: Cleaning Services, Odor Control

BCS Service Pros LLC Michael Trombley 434 E Bluff Rd Seagoville, TX 75159 979.213.8409 mike@bcsservicepros.net Categories: A/C- Service & Repair, Contractors- Restoration & Remodeling

Disaster Restoration Services LLC Danny Strong 338 Airline Avenue Portland, CT 06480 877.280.7961 dan@drscleanup.com Categories: Contractors- Restoration & Remodeling, Cleaning Service-Crime Scene

BesTex Solutions LLC Chris Carey 275 Pvt Road 900 Hutto, TX 78634 833.766.3748 Info@BesTexSolutions.com Categories: Roofs-Contractors, Gutters & Downspouts-Contractors

Eco Roof and Solar Mike Medina 4275 Kellway Circle Ste 168 Addison, TX 75001 469.438.4150 mmedina@ecoroofandsolar.com Categories: Roofs-Contractors, RoofsMaterials

Career Strategies Inc. Christopher Alonzo 719 Victory Boulevard Burbank, CA 91502 737.263.2070 christopher@csi4jobs.com Categories: Employment Services, Staffing Services

Executive Coatings & Contracting Andrea Lyle 9849 East Easter Avenue Centennial, CO 80112 720.333.0093 andrea@executivecoatings.com Categories: Stucco & Exterior Coating Contractor, Contractors- Restoration & Remodeling

AJS Quality Construction Hesron Gomez 7901 Cameron Road 2-203 Austin, TX 78754 512.400.4255 hgomez@ajs-qualityconstruction.com Categories: Construction-General, PaintContractors Austin Premier Fire Protection, Inc. Martin Babb 328 Apache Pass Hutto, TX 78634 512.848.1446 austinpremierfire@yahoo.com Categories: Alarm Systems & Service-Fire, Fire Extinguishers

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Hulk Roofing and Construction LLC Gabriel Melendez 6005 Stone Pass Austin, TX 78745 512.902.8377 gmelend02@gmail.com Categories: Roofs-Contractors, Roofs-Materials Keeley Construction Phil Foley 1933 Wald Road New Braunfels, TX 78132 314.289.8097 pfoley@keeleyconstruction.com Categories: Asphalt-Seal Coating Striping & Repairs, Concrete Contractors, Construction Management Consultants The KSC Group Kim Senn Cross 6610 Willow Lane Dallas, TX 75230 214.732.1128 kimcross@thekscgroup.com Category: Property Management Software, Computer-Software & Service Painting Connection LLC Lilia Rodriguez PO Box 5441 Round Rock, TX 78683 806.445.6761 contactus@paintingconnection.net Category: Paint-Contractors ParkingSnap Joshua Cole 7016 Donato Place Round Rock, TX 78665 512.920.8383 parkingsnapservicesatx@gmail.com Category: Towing Performance Utility Management & Billing, LLC Cole Denton 9050 N Captial of TX Hwy, Bldg 3, #320 Austin, TX 78759 512.394.8359 cdenton@performanceutilities.com Categories: Utilities-Management; Submetering Systems, Utilities-Service; Water-Conservation PODS Enterprises, LLC Derk Wallace 1018 Clydeville Road San Antonio, TX 78216 877.249.7637 dwallace2@pods.com Category: Storage Unit Facility Pour It on LLC Paul James 200 South Rainbow Bridge Cedar Park, TX 78613 512.417.7068 pouriton19@gmail.com Category: Bathtub/Shower/SinkRepair & Refinishing

PPG Paints Logan Sollohub 11100 Metric Boulevard Suite 750 Austin, TX 78758 512.592.0897 lsollohub@ppg.com Category: Paint-Equipment & Supplies PROCO Commercial Roofing Gloria Bauer 1412 West Magnolia Avenue Suite 200 Fort Worth, TX 76104 817.618.5449 gbauer@procoroof.com Category: Roofs-Contractors Priority Roofing Angela Roegner 12303 Technology Boulevard Suite 900 Austin, TX 78727 512.884.1287 angela@priorityroofs.com Category: Roofs-Contractors R&C Painting & Cleaning LLC Hector Rivera PO Box #80173 Austin, TX 78758 512.318.6362 sales@rcpaintingandcleaning.com Categories: Paint-Contractors, Cleaning Services Ram Fencing Mary Childress 1003 Tallow Trl Cedar Park, TX 78613 512.686.3766 MaryLou@ramfencing.com Category: Fences & Rails Restorair Jim Baker 21600 Long Hill Drive Leander, TX 78641 832.876.3500 jbaker@restorair.com Categories: Odor Control, MoldTesting & Remediation Safequip, Inc. Fire Equipment Sean Jennings 10201 Mc Kalla Place Austin, TX 78758 512.835.7697 sjennings@safequip.com Categories: Alarm Systems & ServiceFire, Fire Extinguishers SPH Services Stephanie Puryear Helling 11608 Arbor Downs Road Austin, TX 78748 512.423.3993 spuryearhelling@gmail.com Category: Coaching, Consulting, Speaking SNG Environmental Glen Wardlaw 156 County Road 139 Hutto, TX 78634 512.410.7846 glen.wardlaw@sngenvironmental.com Categories: Landscape Installation & Maintenance, Landscape Contractors

Strategic Turns and Renovations LLC Jose Sauceda PO Box 65359 Lubbock, TX 79464 806.781.7382 strategicllc20@gmail.com Categories: Construction-General, Fire/ Water Restoration, Roofs-Contractors, Stucco & Exterior Coating Contractor, Paint-Contractors Streamline Roofing LLC Patrick Klier 8809 Corran Ferry Dr Austin, TX 78749 512.769.6270 patrick@streamlineroofingtexas.com Category: Roofs-Contractors Task Force Services, LLC Ryan Scott 531 Victoria Drive Cedar Park, TX 78613 615.426.5668 ryan.scott@taskforceservices.com Categories: Gates-Automatic & Manual, Parking Lot Maintenance & Marking, Pressure Washing Unique Finishes Home Remodel Mario Martinez 300 Pershing Boulevard Bastrop, TX 78602 512.573.7995 uniquefinishes.1@gmail.com Category: ContractorsRestoration & Remodeling Valet Closet Tomas Louda 1401 Lavaca Street #928 Austin, TX 78701 877.326.3838 tomas@myvaletcloset.com Categories: Closets - Supplies & Installation Vuemobi Media Ferdi Pasion 1616 West 6th Street Ste 100-104 Austin, TX 78703 512.900.2012 ferdi@vuemobi.com Categories: Photography, Website Development WasteXperts Ryan Waldron 9130 Double Diamond Parkway Reno, NV 89521 925.484.4422 ryan.waldron@wastexperts.net Categories: Trash Bulk Pick Up, Trash Valet Pick Up Zuma Jonathan Marshall 811 Yew Street Bellingham, WA 98229 562.533.4814 jonathan@getzuma.com Category: Leasing Sales Programs

2022 / SUMMER /

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TAA-&-NAA HIGHLIGHTS

Texas Apartment Association ONE Conference & Expo 2022

The 2022 Texas Apartment Association ONE Conference & Expo was ONE for the record books— setting new records for attendance, booths sold, educational sessions offered, and more.

• The 2022 Texas Apartment Association ONE Conference & Expo in Houston April 27-29 attracted almost 3,400 paid registrants, plus another 1,600 exhibitor representatives.

• Highlights included featured guest Pitbull at the General Opening Session with ONE Conference emcee Chet Garner, former “Million Dollar Listing” star Fredrik Eklund at the new Closing Session & Luncheon, the presentation of the 2022 TAA Professional Awards, and much more.

• Members participated in the first-ever TAA PAC Clay Shoot • Networking events included the kickoff Party at The Rustic April 27 and the Stars of Texas Awards Dinner & Gala on April 28.

RECOGNITION

Nine professional award winners were recognized April 28, including the first recipient of the new Brad Williams Advocate of the Year Award, and Victoria Keeler, CAPS who won the Regional Property Manager of the Year Award!

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UPCOMING

TEXAS APARTMENT ASSOCIATION MEETINGS, EVENTS: SUMMER 2022 BOARD MEETING

July 27-29, Galveston Texas FALL 2022 BOARD MEETING

September

SAVE THE DATE 2023 ONE CONFERENCE & EXPO

Plans are already in motion for TAA’s 2023 ONE Conference & Expo, April 19-21 in Fort Worth.

Mark your calendar now and be sure to include the 2023 ONE Conference & Expo in next year’s budget!

RPM CAREERS WEEK

July 18-22 RPM Careers Week is back! From July 18-22, join us in celebrating our community members and raising awareness about career opportunities in the residential property management industry. As part of this week, NAA will be celebrating our vital onsite teams with Apartment Onsite Teams Day on Wednesday, July 20.

Take part in our fun challenges and prizes, while you connect and network with other RPM professionals in-person and on social media. We hope you’ll join us in celebrating our amazing industry!

TAA EDUCATION FOUNDATION

The Texas Apartment Association Education Foundation (TAAEF) celebrated its 20th Anniversary this year during the TAA ONE Conference & Expo in Houston. TAAEF was founded in late December 2001.

TAAEF Presidents through the years were honored at the ONE Conference. (back row) Jerry Winograd, Hap Hunnicutt, Rick Graf, Mike Clark, Gary Blumberg, Marc Ross; (front row) Traci Hall, Jackie Rhone, Kelley Liserio, Pamela Smallwood, Tami Martin, Jeff Lowry.

Check out the brand-new Room To Grow website >> roomtogrowtx.com.

Follow them on social and share all the great content about careers in the Texas apartment industry!

NATIONAL APARTMENT ASSOCIATION Key NAA leaders met with HUD Deputy Secretary Adrianne Todman to continue a productive conversation that started at NAA’s 2022 Advocate conference.

By Zach Quimby • Key leaders from NAA – including 2022 Chairman Don Brunner – met with HUD Deputy Secretary Adrianne Todman.

• The conversation was a follow-up to a promising dialogue that Todman had with NAA’s Board of Directors at this year’s Advocate conference in March.

• Their dialogue focused heavily on discussing the industry perspective on HUD’s strategic priorities and represents NAA’s expanding effort to impact federal regulatory policymaking.

NAA LAWSUIT UPDATE A federal judge has granted the government’s motion to dismiss NAA’s lawsuit. NAA is filing an appeal with the U.S. Court of Appeals; this is only round one of a three round fight.

By Nicole Ryan On May 17, 2022, Judge Bonilla granted the U.S. government’s motion to dismiss the National Apartment Association’s (NAA) lawsuit seeking financial compensation for damages suffered under the U.S. Centers for Disease Control and Prevention’s (CDC) eviction moratorium.

NAA strongly disagrees with Judge Bonilla’s decision and is filing an appeal with the U.S. Court of Appeals for the Federal Circuit. It is fact that rental housing providers were subjected to an unlawful federal eviction moratorium which directly led to financial losses totaling $26.6 billion, loss of access to the courts and infringement on the freedom to contract with others absent government interference.

Judge Bonilla’s decision cited cases that concluded that a takings claim must result from “lawful” government action. Since the U.S. Supreme Court observed that the CDC’s actions exceeded its authority, the moratorium was not a lawful action so that damages are not compensable under the takings clause. Essentially, a loss due to illegal government activity will not be compensated but a loss due to legal misconduct can be compensated.

“The Court’s decision was consistent with legal precedent before the Supreme Court’s 2021 decision in Cedar Point Nursery v. Hassid,” said John McDermott, co-counsel for the plaintiffs and former general counsel for NAA. “NAA undertook this lawsuit with the full knowledge that a final decision might not be available until there is a ruling from the U.S. Supreme Court.

This is only round one of a three round fight.”

NAA is disappointed but not surprised by this ruling and will continue to fight on the industry’s behalf. Further, this decision will further fuel our advocacy against adverse housing policy at all levels and branches of government.

2022 / SUMMER /

21

C O N T R A C T O R S I N C . C O M

EXTERIOR

RENOVATION

INTERIOR

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Call for a FREE ESTIMATE 512.782.8995

Director of Business Development

Save the Date APRIL 25

CALL FOR PROPERTY OF THE YEAR NOMINATIONS JUNE 17

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December 9

ALL WINN ERS ANNOUNC ED AT THE APEX AWARDS

PROFESSIONAL OF THE YEAR FINALISTS ANNOUNCED

LIMITED SPONSORSHIPS AVAILABLE AUSTINAPTASSOC.COM/APEX

Leadership LYCEUM Meet the Class of 2022!

T

he Austin Apartment Association (AAA) Leadership Lyceum program identifies and develops emerging multifamily housing leaders into an informed and highly motivated group to prepare for future leadership opportunities or roles with AAA. Additionally, AAA Leadership Lyceum supports the development of individuals with a broad-based vision and strong commitment to AAA’s vision, mission, and strategic objectives and the broader community.

While in this program, participants have the honor of meeting amazing guest speakers, networking with fellow up-andcoming leaders, and growing their knowledge of Advocacy, Association Management, Community Service, Governance, and much more.

JACQUELINE BORDERS, CAM Community Manager, The Morgan Group “I hope to serve and inspire confidence in others, as well as learn more about new and impactful changes in the industry. To collaborate with a group of individuals motivatYears in the industry: 11 ed to pursue their goals, and to make a meaningful difference while elevating those around me.”

In the future, I hope to: • Be involved in the training and mentorship of new industry professionals • Participate in many AAA volunteer initiatives

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JAMIE PRICE, CAM Community Manager, Greystar “I hope to gain the knowledge and skills to become a true leader in the multi-family industry. When I first started in multi-family it was a job that quickly turned into the pursuit of a lifelong caYears in the industry: 13 reer. This program will help clarify my vision and what the future might hold. I believe the Lyceum program will help me manage change, talent, and new innovations in the industry. The skills to become a better leader are often learned and taught by mentors and industry experts and the Lyceum program offers the opportunity to build those relationships while

developing the in-demand skills needed today. I am also looking to build interpersonal skills to boost communication as a key to success. A big part of leadership is influencing others around you. I want to gain insight on how to pick a good team and build them up to become leaders themselves.”

In the future, I hope to: • Join more committees and task forces • Create relationships with co-workers and other industry professionals • Encourage others to join and be more active with their membership • Networking with other committed industry leaders

SAMANTHA SANDOVAL, CAM, CPM Area Director, First Communities Management “Through the Lyceum program, I hope to gain experience. It summarizes everything for me. Also, I hope to grasp an even stronger understanding of the multifamYears in the industry: 8 ily industry and apartment association as a whole. The expert experiences and new professional connections offered in this program would offer me an opportunity to really learn and grow as a leader.”

In the future, I hope to: • Continue involvement in the AAA, Become a chair for a committee • Be more active in other areas of need within the association.

JJ BAILEY Regional Manager, Lantower Residential “I would like to gain more knowledge about how laws that affect our operations are being decided and how we can help lawmakers gain insight into our industry to create laws that are fair to both Years in the industry: 12 management and residents.”

In the future, I hope to: • Provide the association with relevant information on

changes affecting how we operate in our industry • Encourage teams to participate and engage more with AAA so they can expand their networks and industry knowledge

ROBYN RILEY National Marketing Specialist, National Fire & Safety “I’m hoping to meet like-minded individuals in my class and develop lifelong friendships! I would love to continue to learn more about all the aspects involved in Austin Apartment AssociaYears in the industry: 6 tion. Being an involved Supplier Member, I’ve learned so much but feel like there are many more aspects like PAC (Political Action Committee), Education and Onsite Member Benefits that I would love to learn more about.”

In the future, I hope to: • Continue to be an active member in many committees, especially PSC/Events Council • Eventually hold a position within the AAA

DANIELLE TEDROWE Community Manager, Greystar “I hope to expand my knowledge and skills in leadership and property management and learn more about the operations and goals of the Austin Apartment Association as a whole. I want to Years in the industry: 9 grow within the industry and move into more senior roles in time, and I believe this program will help me to develop the skills necessary to get there.”

In the future, I hope to: • Continue to be an active member of AAA committees • Hold a more senior leadership role within the organization.

Interested in attending Leadership Lyceum? Applications open for the 2023 class in October of 2022.

Visit austinaptassoc.com/leadership-development for more details!

2022 / SUMMER /

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HOW TO E NC A EN T N I MA

PREVENTATIVE

Maintenance

SPEAK

With thorough, well-executed preventative maintenance programs, properties are able to reduce the amount and frequency of maintenance issues and emergencies, particularly after hours. While it may take time to create the programs and educate the maintenance and office teams, having preventative maintenance programs and proactive teams to execute them will lead to better a work/life balance for all of the property’s employees, especially the service team members.

O

ne of the best ways to execute a preventative maintenance program is through a proactive, not reactive, approach. Some examples of a proactive vs. reactive approach include inspecting air conditioning units during slower months (like February or March} before they are in use by residents, sending out email blasts to residents warning them of an upcoming shift in weather and outlining ways to conserve their units and energy sources, or tackling maintenance work during turnovers.

It’s important for maintenance teams to inspect what they expect. By creating individual preventative maintenance programs of the different areas of maintenance (including interior, exterior, mechanical, irrigation and more), there is a well-outlined checklist for employees to review and track their findings.

Regardless of the type of preventative maintenance program, there must be a systematic process in place, either computerized or on paper, for maintenance staff to review their findings. There’s not a one-size-fitsall approach to preventative maintenance programs. Programs may need to be reviewed once a year or once a month, and larger companies may be utilizing technology to track their programs, while smaller companies are using paper or spreadsheets.

As long as the programs are being tracked and reviewed in a timely manner, the method used isn’t important. However,

everyone involved, from service managers and technicians to housekeepers and other supporters, must clearly know their roles in the preventative maintenance programs and what needs to be done and when. Digital or printed checklists are most efficient, but offer teams the opportunity to elaborate with notes and comments for a more thorough review.

While PM programs often fall on to the maintenance team, the office and management staff can play an important role in ensuring that they function optimally. Since they are often the ones taking service requests from residents, there are multiple benefits to having an office staff that can speak maintenance. Not only will they be more confident taking service calls, but it will lead to a better customer service experience.

Management and office staff should be encouraged to join the maintenance team as they are working through a PM checklist, ask questions, walk the property and vacant apartments regularly, and report any issues or problems they see. This will help them better understand some of the more technical aspects of the service team’s work.

Ultimately, preventative maintenance helps everyone longterm and needs to be a team effort. With a proactive approach to maintenance and efficiently run preventative maintenance programs, emergency situations are limited, team members have a better work/life balance and employee turnover is minimized.

“How to Speak Maintenance” is a monthly series that focuses on teaching property managers and office staff how to better understand and appreciate the work and the value of the maintenance teams, eliminate conflict points that come up, and provide better customer service for our residents. Featuring different topics and guests, this article ‘Preventative Maintenance’ features: Becca Ramati Vice President of TAA’s Education Foundation

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Jason Fein

Jimmy McClung

Christy Rodriguez

National Maintenance Service Director for Camden Property Trust and Series Host

Luma Residential

Judwin Properties

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C O M M U N I T Y

C O N N E C T I O N

ECHO Basket donations at For the Love of AAA: The Community Service Committee hosted a cornhole tournament at the For the Love of AAA event on May 12. The $750 raised went towards purchasing items to build 50 welcome kits for the Ending Community Homelessness Coalition (ECHO). The kits will be given to individuals moving into their first apartment after experiencing homelessness. Thank you to everyone who helped in this effort by participating in the cornhole tournament or assembly of baskets!

Red Cross Blood Drive: The Committee also hosted a blood drive at the AAA office on April 6. With the help of the amazing Red Cross Staff and committee volunteers, 36 units of blood was donated which will save up to 108 lives! The next Red Cross blood drive will be hosted on August 10 with more opportunities to get your properties involved through mobile blood drives. Check out the AAA website for more information!

Upcoming events:

Doc & Gayle Young Food Drive Kickoff Happy Hour at 77 Degrees Rooftop — T H U R S DAY, S E P T. 8 , F R O M 4 P M - 8 P M —

2022 / SUMMER /

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M

embers joined us at County Line on the Lake on May 12 for our annual For the Love of AAA event.

It was a great time networking and chowing down on County Line BBQ with you all. A special thanks to our sponsors and event chairs!

THANK YOU P L A T I N U M S P O N S O R S

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THANK YOU G O L D S P O N S O R S

THANK YOU S I L V E R S P O N S O R S Arbor Contract Carpet Centex Construction

Guardian Construction Magic Make Readies Precision Safe Sidewalks, LLC

Vima Décor WeDoTrash

EVENT CHAIRS: Lauren Tuma, Sherwin Williams; Shay Mickler, The Liberty Group; Robyn Riley, National Fire & Safety

2022 / SUMMER /

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Summer TOURNAMENT Benefiting

M

embers joined us on June 9 for Summer Golf at TopGolf! This was an Apartment PAC Austin Political Action committee fundraiser. Your PAC dollars help AAA keep a strong voice at all levels of government.

Congrats to our award winners!

1st Place: Centex Construction 2nd Place: FIDUS Construction 3rd Place: Impact Floors Longest Drive: Gary Greene with Foundation Specialists Best Golfer: Kole Karol with Centex Construction

THANK YOU G O L D S P O N S O R S ApartmentData.com Brightview Landscape Services Lowe’s Pro Supply Parking Compliance Solutions

THANK YOU S I L V E R S P O N S O R S

THANK YOU P L A T I N U M S P O N S O R S

1st PLACE: Centex Construction

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2nd PLACE: FIDUS Construction

CheckpointID Disaster Restoration Services Guardian Construction Infinite Capital Construction Infinity Roofing & Siding Inc Texas True Roofing Valet Living WeDoTrash Zuma

3rd PLACE: Impact Floors

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ValetLiving.com/Connect (888) 855-6062 All Valet Living logos and images associated therewith, and all other Valet Living products and services, are trademarks or registered trademarks of Valet Living, LLC in the United States and other countries.

CHAIRS: Eric Leonard, WeDoTrash, and Carrie Laso, Rasa Floors

LONGEST DRIVE: Gary Greene with Foundation Specialists

BEST GOLFER: Kole Karol with Centex Const.

2022 / SUMMER /

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Get 5% off your eligible purchase or order placed to your Lowe’s Pro Supply Purchase Card at Lowe’s stores (excluding Lowe’s outlets) and on Lowes.com. Offer not valid on any Lowe’s Pro Supply sale. Customer must pay applicable sales tax. Offer can’t be used in conjunction with or on: (i) any other promotion, discount, markdown, coupon/barcode, rebate or offer, including any Lowe’s volume or special discount programs (such as but not limited to, Contractor Pack, Buy in Bulk, Volume Savings Program (VSP), Special Value, New Lower Price, Was:Now, Military Discount, Employee Discount, and Lowe’s price match guarantee); (ii) associate discretion price adjustments; (iii) any services (such as but not limited to, extended protection/replacement plans; shipping, delivery, assembly or installation charges); (iv) fees or taxes; (v) previous sales; (vi) gift cards; or (vii) Weber or Kichler products. We reserve the right to discontinue or alter the terms of this offer at any time.

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Non-exhibiting AAA Supplier Members will not be admitted t o the trade show.

Regist Today!

austinaptassoc.com/trade-show

2022

50 TH ANNIVERSARY

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e look forward to having you join us at the 50th Anniversary Austin Apartment Association Trade Show to be held on Thursday, October 27, 2022, at the Palmer Events Center in downtown Austin. In 2019, we welcomed over 1,200 registered onsite personnel, managers, maintenance technicians, and supervisors to the show. The Trade Show is well-attended and looked forward to all year by our members!

1972 TR AD E SH

OW AD

Booth #

Organization Name

255

2 S-D, Inc. Construction Services

334/336 A&A Wrecker and Recovery 109

AAdvantage Laundry Systems

349

ACTIV Answer By Audio Images

203

Advanced Exercise

242

Advantage Alliance

1972 TRADE SHOW 207/209 Apartments.com

603

Bio-One Austin

513/515 Affinity Waste Solutions

201

Appliance Parts Company

502

ButterflyMX

442

Airco Mechanical

642

Arbor Contract Carpet

330/332 Camp Construction

231

ALN Apartment Data

127

Austin Energy

613

240

Alpha Paving Industries LLC

722

Austin Scale Busters Incorporated

306

Centex Construction

448

Central Renovation Solutions

353

Austin Water-Special Services Division

326/328 Century HVAC Distributing

600

AZ Partsmaster

728

Behr Process Corporation

628

Belfor Property Restoration

143

AmCap Insurance

346

America Outdoor Furniture

341/440 Ameristar Screen and Glass 348

Apartment Life

627

Apartmentdata.com

548

ApartmentRatings & SatisFacts

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547/646 BG Multifamily

Career Strategies Inc.

706/708 Chadwell Supply 208

Cherokee Construction Services

637

Church Foundation Repair

609

Comm-Fit

441/540 Complete Landscapes, Inc 527/529 Contractors Inc 517/519

CORT

452

Cotton Commercial

726

Countertop & Cabinet Solutions

521/523 CSC Service Works 352

Cyclops Services

232

D&G Quality Roofing, Inc

501/503 Dixie Carpet Installation, Inc 507

Dynamic National Inc.

633

Elevated Construction

407

Entrata

626

LSR Multifamily

551

Refuel Electric Vehicle Solutions

320/322 Ferguson Facilities Supply

634

Magic Make Readies

542

Fetch Package

141

Maldonado Nursery

446

RentPath

251

FIDUS Construction Services

549

Marathon Fitness

652

648

First Onsite Property Restoration

215

Marietta Drapery and Window Coverings

River Rock Lawn and Landscaping, LLC

553

Ruvati USA Inc

249

Fit Supply

308

Massey Services, Inc.

732

Securitas Mobile Guarding

107

Security Reconnaissance Team

643

Spectrum Community Solutions

621

Sundek of Austin

614

Team Flo-Right LLC

401

Texas Materials a CRH Company

533

Texas True Roofing

543

The Bug Master

403

The Guarantors

408

The Ironwood Group

253

Flamingle Social Events

406

McMahan’s Flooring, Inc

402

Flint & Associates LLC

602

Middleton Construction

216

Floor & Decor

720

Modern Pest Solutions

447/546 Flooring Warehouse

247

Mohawk Industries

443

Foundation Specialists

607

Mooring USA

206

Foxen

214

Multifamily Utility Company

221

Furniture Options

219

National Credit Systems

350

GPS Roof Leak Repair

641

North by Northwest Commercial Landscaping

629

On Guard, Inc

228

Patriot Chimney and Dryer Vent

303

Peacock Design Studios LLC

243/342 The Liberty Group

200

Penn Apartment Staffing

227/229 The Steam Team

506

Platinum Pool and Spa

222

The Urban Foresters

552

Poolsure

601

612

PooPrints

Total Cleaning and Renovation Services

220

Tri-Supply Company

623

UCS

630/632 Gratr Landscapes, Ltd 236

Green Garbology

312/314 Guardian Construction 213

HandyTrac Systems

300/302 HD Supply 622

Hines Pool & Spa

316/318 Hire Priority Staffing 616/618

Impact Floors

347

Infinite Capital Construction

449

Infinity Roofing & Siding Inc

235

Innovative Package Management

535/537 Integrity Paving & Coatings

509/608 Powerhouse Home & Commercial Services 400

PPG Paints

453

635

Precision Safe Sidewalks, LLC

Under Pressure Power Washing

309

Valet Living

541

InterSolutions Staffing

234

Principal Renovations LLC

343

Valor Fire Protection

742

Interstate Restoration

712

Priority Roofing

606

640

JMI Contractors

217

PROCO Coommercial Roofing

Viking Roofing & Construction, LLC

202

JOBS-AMST

531

PS Landscapes, Inc

237

VIMA Decor USA

223

Johnstone Supply - Austin

636

Visual Marketing

KeyTrak

R&S Overhead Garage Door of Austin

409

650

301

620

Kings III Emergency Communications

654

WASH Multifamily Laundry Systems, LLC

241/340 Rasa Floors

500

Waste Consolidators, Inc

226

Lone Star Carpet

307

617

WeDoTrash

113/212

Lowe’s Pro Supply

700

Zumper

Ram Jack Redi Carpet

EXHIBITOR LIST AS OF 06/24/22

2022 / SUMMER /

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Advance your career from any location!

Certified Apartment Portfolio Supervisor WE RECOMMEND THIS COURSE for multi-site supervisors with 24 months of multi-site supervision experience.

This brand-new CAPS course will help you rise to the next level in property management. It will prepare you to be an effective portfolio supervisor which may lead to increased earning potential.

YOU’LL LEARN ABOUT: • Achieving ethical excellence

• Property development feasibility analysis

• Understanding the management agreement and creating an owner’s report

• Investment strategies, including renovation, disposition, and refinancing

• Stakeholder relations with residents, communities, and municipalities

• Key content for the owner/company due diligence report

• Mortgage financing

• Talent development and management throughout the employee cycle

• Overseeing the budget process across a portfolio • Measuring portfolio performance and property valuation • Investigating and troubleshooting an underperforming property • Property acquisition and due diligence

• Managing staff during property sales or purchase • Contemporary issues, including occupancy, emotional support animals, hoarding, criminal background checks, RUBS, cybersecurity, and music licensing

• Market analysis and property inspections • Operational and financial analysis inspections

In person member price: $1,425 July 29 - August 31, 2022 Austin , TX

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For more information, visit austinaptassoc.com/CAPS or contact Tatiana Marchizano at tatiana@austinaptassoc.com.

Industry Ad_Atlanta_FNL.12.2021_R1.qxp_Layout 1 12/3/21 10:37 AM Page 1

Our Associates Are Available As: TEMP TEMP-TO-HIRE JUMPSTART PAYROLL SERVICE EXECUTIVE SEARCH

512-758-4911 austin@intersolutions.com

Wednesday, August 24 Canyon View Events Center 4800 Spicewood Springs Rd. Austin, TX 78759

2022 / SUMMER /

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ADVOCATE ADVOCATE ADVOCATE Be the Voice of the Rental Housing Industry AAA Advocate was a new addition to the 2022 association calendar, and the effort marked the beginning of what will be a biannual grassroots advocacy event. Beginning May 16, 2022, the AAA scheduled a blitz of meetings with elected officials across greater the Austin metro – from Georgetown to San Marcos. The purpose of the meetings was to introduce, or re-introduce, the elected officials with the AAA and learn from the elected official about any rental housing and apartment challenges or issues they wanted to discuss.

E

ight meeting were held with elected officials, plus a group of AAA members in San Marcos attended and spoke at a San Marcos City Council meeting. Included in the list of meetings were two meetings with members of the Texas House of Representative and a Justice of the Peace in Williamson County.

The meetings and appearance before council were considered a success with plenty of great discussions and shared information.

Among the information shared was a special handout created for the meetings containing information about the AAA and its offerings as well as several housing-related facts and figures such as: • AAA represents more than 1,000 diverse businesses that own, manage, or serve over 300K apartments and rental homes.

• The construction of 15,000 apartment units has a total economic impact of more than $8 billion and supports nearly 41,000 jobs.

• Doc & Gayle Young Food Drive – For 36 years, each fall AAA raises funds to feed Austin-area families a full Thanksgiving meal. This is the longest-running Association outreach program, and this year the cumulative amount raised will top $1,000,000 since its inception in 1986.

• We have had a housing supply/demand imbalance for years – it was estimated in 2018, that by 2023, Austin would need 135,000 additional housing units, at all price points, just to meet current demand. Since 2018, the Austin metro has permitted just over 70K units, still well under the needed supply to meet local demand.

In a few short months the AAA will again schedule a blitz of meetings with elected officials, but these meetings will be at the Texas Capitol as part of the Texas Apartment Association’s Day at the Capitol. The last TAA Day at the Capitol was held in 2019, and it’s always an important part of our industry’s statewide advocacy efforts. Details and registration opportunities are coming soon. For more information about the AAA’s advocacy efforts contact AAA staff.

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L-R: Paul Cauduro, AAA Director of Government Relations, Emily Blair, AAA Executive Vice President, Geoffrey Tahuahua, Dripping Springs City Councilmember, Christy Sanchez, Magic Make Readies Kara Forrest, Assistant Manager, TriCon Residential, Hari Kaylen, Warren Kaylan and Mattocks Law Firm, Allison Mattocks, Warren Kaylan and Mattocks Law Firm, Williamson County Precinct 1 Justice of the Peace KT Musselman, Emily Thomas, Community Manager, TriCon Residential, Kimberly Faulkner, Sr. Regional Property Manager, Greystar

L-R: Lyndsay Hanes, CAM, CAPS, CPM, President of Property Management, Metric Property Management with Texas House Representative John Bucy, District 136

L-R: Tori Stewart, Property Manager, SMTX Apartments LLC, Cassidy Anderson, Texas Regional Manager, SMTX Living, Peter Campbell, Property Manager, Clarewood Apartments, Terry Matheny, CEO, Trace Property Management, Janel L Butcher, Community Manager, Topaz Apartments

L-R: Round Rock City Councilmember Matthew Baker, Paul Cauduro, AAA Director of Government Relations

2022 / SUMMER /

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Education

EDUCATION TRACK LEGEND:

OPPORTUNITIES YOUR CHANCE TO GROW AND LEARN Visit austinaptassoc.com/events/education for more class info and to register.

Questions? Contact AAA at (512) 323-0990 or email education@austinaptassoc.com.

Fair Housing Training – 3 Part Series PART 1: JULY 11 PART 2: AUGUST 23 PART 3: SEPTEMBER 21

Course good for Education Tracks:

10:00a.m. – 12:00 p.m.

Presented by: Corey Rogers, Rogers Law Firm Virtual

Register for Part 1-3 together and save 30%!

Regular member -$73 per class Non-member -$83 per class FREE for ACE Sub CECs: 2 per course In these trainings you will learn about Fair Housing in Leasing, Fair Housing in Design & Construction, and much more!

Leasing 102 - 103 JULY 21, AUGUST 16

Course good for Education Tracks:

102: 1:00 pm – 4:00 pm 103: 9:00 am – 12:00 pm

Presented by: Kim McCorkle, Bluebonnet Commercial Management, LLC AAA – 8620 Burnet Rd., #475

Register for Part 1-3 together and save 30%!

Regular member-$80 per course Non-member-$110 per course FREE for ACE Sub CECs: 3 per course The fundamentals to getting off on the right foot in Multifamily Operations. We will discuss the responsibilities of the Leasing professional and tips and tricks for time management. We will review how to become a subject matter expert on your property AND your competitors. And lastly, we will touch on lead management, the foundation of a successful Sales relationship.

Leasing Issues: Rental Criteria, Applications, Synthetic Fraud and Criminal Guidance JULY 26

Course good for Education Tracks:

9:00 a.m. – 12:00 p.m.

Presented by: Corey Rogers, Rogers Law Firm Virtual Member-$80 Non mem-$105 FREE for ACE Sub CECs: 3 Learn best practices for advanced leasing issues you might encounter.

CAPS Course JULY 29, AUGUST 10, 17, 24, 31

Course good for Education Tracks:

Orientation: 2:00 p.m.. – 3:00 p.m.

Day 1-4: 9:00 a.m. – 1:00 p.m.

Presented by: Sue Weston, The Susan Weston Company AAA – 8620 Burnet Rd., #475 Member-$1425 Non-member- $2,140 Get 10% off your CAPS registration with the ACE Subscription CECs: 6 The Certified Apartment Portfolio Supervisor (CAPS) program is an in-depth review of property management principles and techniques as used by the professional supervisor.

Evictions 2022 AUGUST 11

Course good for Education Tracks:

Presented by: Allison Mattocks & Hari Kalyan, Warren Kalyan Law Firm AAA – 8620 Burnet Rd., #475 Free CECs: 1 Learn the before, trial and after parts of the eviction process and much more!

Budgeting & Crisis Management SEPTEMBER 6

Course good for Education Tracks:

9:00 a.m. – 12:00 p.m.

Presented by: Christy Sanchez, Austin Magic Make Readies AAA – 8620 Burnet Rd., #475 Member- $70 Non-member- $80 CECs: 3 Tips for Best Budgeting and how being prepared for a crisis can help the performance of the asset.

CALP Course SEPTEMBER 26-29

Course good for Education Tracks:

8:30 a.m. – 4:30 p.m.

Presented by: Charlotte Pisciotta AAA – 8620 Burnet Rd., #475 Early Member-$465 Regular mem-$525 Non mem-$700 Get 10% off your CALP registration with the ACE Subscription Leasing professionals are the first people prospective residents meet, and often their only gauge of the property staff. This course is designed to teach these professionals skills to help them become top producers.

9:00 a.m. – 12:00 p.m.

Be sure to check out the Education Calendar (https://www.austinaptassoc.com/events/education) for the most up-to-date schedule of education.

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JULY 13

I’m OK...You OK? Protecting and Encouraging Mental Wellness JULY 27

Wire to Connect: The Brain Science of Office & Maintenance Team Collaboration & Inclusion

AUGUST 10

AUGUST 31

What You Need to Know NOW About Fair Housing!

Intermediate Financial Boot Camp

AUGUST 17

The Persuasive Leader Workshop: How to Lead Your People

Mastering Maintenance: Top Tips to Produce Successful Contracts

SEPTEMBER 14

SEPTEMBER 21

Real Go Getters Don’t Just Set Goals, They Act!

All Webinars are conducted by www.multifamilyinsiders.com.

1:00 p.m. – 2:00 p.m. CT Cost $29.99 Enter the code “16AAA” in the coupon field when registering for a discount!

Food for Thought: What to do when a crime scene is discovered?

July 20

Food for Thought: Bluemoon Demo August 2

Food for Thought: Roof Maintenance September 9

Course good for Education Tracks:

Course good for Education Tracks:

12:00 p.m. – 1:00 p.m.

Presented by: Tim Rogers, Bluemoon AAA – 8620 Burnet Rd., #475 Free CECs: 3 In a short 30-minute demo, we will go over several tips and tricks!

12:00 p.m. – 1:00 p.m.

Presented by: Cody Proctor, Texas True Roofing AAA – 8620 Burnet Rd., #475 Free CECs: 1 Educate on the aspects of the roof, what goes into the roof system, schedule, and lifespan of all components.

Course good for Education Tracks:

12:00 p.m. – 1:00 p.m.

Presented by: Shawn Casinader, Austin Bio Clean AAA – 8620 Burnet Rd., #475 Free CECs: 1 What to do when you encounter a trauma scene.

*** PRICES AND DATES ARE SUBJECT TO CHANGE *** Q U E S T I O N S ? Contact AAA at info@austinaptassoc.com or (512) 323-0990.

2022 / SUMMER /

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LAW IN ORDER

The Warren Report William S. Warren,

SOURCE OF INCOME: GONE BUT NOT FORGOTTEN

By William S. Warren, Warren Kalyan Law Firm

M

any in the rental housing industry are fluent in the language of protected classes. The lesson is well known that one cannot discriminate against another in the context of housing because of one’s presence in a protected class. Wherever you are in the United States, there are at least seven protected classes of which to be aware.

Never wanting to be outdone, the City of Austin adds six more protected classes. It is Austin’s seventh, one which only held that title for 263 days, which is the topic of this Law in Order: The Warren Report: Source of Income.

On December 11, 2014, the City of Austin amended its fair housing ordinance to prohibit source of income (SOI) discrimination throughout Austin. To demand, however, that all residential landlords lease to a person or family, regardless of their source of income, was problematic on many fronts.

Challenges and litigation immediately followed.

According to the NMHC/ NAA Viewpoint, published by the Joint Legislative Program of the

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National Multifamily Housing Council (NMHC) and the National Apartment Association (NAA), the federal Section 8 program, which is at the core of source of income legislation, has been plagued with inefficiencies and onerous bureaucratic requirements. Owners who participate in the Section 8 program, Viewpoint states, are subject to often cumbersome program restrictions, such as repetitive unit inspections, resident eligibility, certification, and other regulatory paperwork. All of these, Viewpoint says, make it more expensive for apartment firms to operate their communities.

With strong urging and encouragement from the Austin Apartment Association, the Apartment Association of Greater Dallas, and the Texas Apartment Association, Senate Bill 267 was crafted, vigorously debated, and eventually enacted by the 84th Texas Legislature, Regular Session. When the Texas governor signed SB 267 into law, effective September 1, 2015, it quashed the December 2014 Austin SOI ordinance. No longer enforceable was the City of Austin ordinance that required Austin landlords to accept as

residents otherwise qualified, low–income applicants who were planning to pay at least a part of their rent with funds obtained through a section 8 voucher.

The passage into law of SB 267 resulted in the addition of Section 250.007 of the Texas Local Government Code (LGC). In less than a year after its enactment, therefore, Austin’s ordinance, which created a seventh local protected class, was firmly ushered out. At the time, moreover, Austin was the only city in Texas with a so–called “source of income” ordinance.

LGC Section 250.007 states, in pertinent part, that a municipality or county may not adopt or enforce an ordinance or regulation that prohibits an owner, managing agent, or other person, with the right to lease or rent to another a housing accommodation, from refusing to lease or rent to a person because such person’s lawful source of income to pay rent includes funding from a federal housing assistance program. State law pulled rank on a local ordinance in a major way.

Stated another way, Texas told Austin that its December 2014 source of income ordinance could not be enforced. At the time, Austin was the only municipality or county in Texas with an ordinance making it actionable discrimination to reject an applicant based upon the applicant’s source of income. The new Texas law made sure that one “source of income” ordinance had been enough; and to

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Warren Kalyan Law Firm

eliminate ambiguity, it pre-empted Austin’s 263-day old “source of income” ordinance, which had made irrelevant a tenant’s proposed method of paying rent.

Five years later, Texas remains somewhat of an outlier on the issue of source of income considerations when evaluating a prospective tenant. As of November 13, 2020, there are now 84 jurisdictions nationally that prohibit discrimination against Section 8 Housing Choice Voucher (HCV) holders. Of the 50 states, only 10 (plus the District of Columbia) have SOI discrimination protection for Section 8 HCV holders.

In addition, at least 14 counties (all of which are in states with no SOI discrimination protection for Section 8 HCV holders) now have laws in place making it discriminatory not to accept low–income applicants for residency, who are planning to pay part of their rent with a Section 8 voucher, as long as the applicants have met other appropriate tenancy qualifications.

On top of that, there are at least 56 cities (none of which are in Texas), which now have laws making denial of tenancy, based upon the applicant’s SOI, an act of discrimination.

While it may have been true, in 2014 and 2015, that the City of Austin prohibited source of income discrimination in all residential rental units, that is no longer the case. Stated another way, a residential landlord in the City of Austin may now refuse to accept low–income applicants as residents if those applicants are planning to pay part of their rent with a Section 8 voucher.

Source of income, carrying the clout of a protected class, no longer

exists and affects residential housing providers in the City of Austin. But while SOI in Austin may be gone, it is not forgotten.

SB 267, now codified in the Texas LGC as Section 250.007, does create an exception. Specifically, Section 250.007(b) states that the current Texas law does not affect a local ordinance or regulation that prohibits the refusal to lease or rent housing accommodation to a military veteran because of the veteran’s lawful source of income to pay rent. Military veterans exist as a specifically carved out exception; and all a veteran’s lawful sources of income to pay rent must be favorably

considered by a prospective landlord when a veteran applies to lease residential property.

The City of Dallas, in fact, in Section 20A-4 of its anti-discrimination ordinance, makes it an actionable offense if a person, because of the source of income of a veteran, attempts rejection of the applicant due to SOI considerations. A Dallas apartment owner and operator is prohibited from refusing to rent to a veteran who is utilizing an HCV voucher.

Remember, it is state law which creates and permits this “veteran’s exception.” It does this despite a

statewide prohibition, in the same statute, against a municipality or county adopting or enforcing an ordinance making rejection of an otherwise qualified applicant, due to source of income used to pay rent, an act of discrimination. A veteran’s source of income cannot be used to create adverse housing consequences to a veteran. Nor can it be used to deter a veteran from accessing government funds to assist with rent payment.

Noteworthy is the fact that Dallas enacted its controversial SOI ordinance after the State of Texas enacted its controversial law.

In January 2020, the National Apartment Association published an article entitled “Source of Income: Loophole in Texas Law?”.

NAA updated this article on December 15, 2020. The NAA commented that when LGC Section 250.007 became effective, it contained the exception addressed above. This exception, noted NAA, would require housing providers to accept Veteran Affairs Supportive Housing (VASH) vouchers, Housing Choice Vouchers (HCV), or any other lawful source of income from veterans.

NAA then focused on Dallas’s definition of the term “source of income”.

In Dallas, the term means “…lawful, regular, and verifiable income from whatever source derived (including housing vouchers and other subsidies provided by government or nongovernmental entities, child support, or spousal maintenance). That definition governs the sources of income of a veteran, applying to rent housing, which must all be considered by the prospective landlord.

The 2020 source of income article

At least 14 counties (all of which are in states with no SOI discrimination protection for Section 8 HCV holders) now have laws in place making it discriminatory not to accept low–income applicants for residency, who are planning to pay part of their rent with a Section 8 voucher, as long as the applicants have met other appropriate tenancy qualifications.”

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landlords and low-rent housing markets located in Baltimore, Cleveland, and Dallas, and the role landlords play in shaping the residential experience of low- and moderate-income renters, especially households in the HCV program. The study was based on interviews and observations of a sample of 127 landlords and property managers, 73% of whom accepted housing choice vouchers.

The five named (and very talented) authors of the report provide some interesting and pointed comments focused on the question from above: “does it really matter to a landlord where the money to pay the rent comes from?” The authors noted how

the landlords they studied face a common set of challenges and barriers to profitability, including rent collection, vacancies and turnover, unexpected costs, and financing. Sound familiar?

The authors of the report also identified three key factors they said can influence a landlord’s preference for voucher tenants: (1) financial motivation (i.e., rental payments are received more reliably when they participate in the voucher program), (2) landlords’ perception of tenants (i.e., landlord prejudices and experiences with subsidized tenants play a key role in the decision whether to participate in the HCV programs), and (3) interactions with the Public Housing Authority (PHA) during contract signing and the frequent property inspections (i.e., the

bureaucratic factors).

The Urban Landlords report identified above stated that for the landlords studied, the tenants themselves mattered quite a bit in the decision to rent through the HCV program or not. Between 51% and 74% of the sampled landlords mentioned that the tenants themselves were a factor in their decision whether to rent to voucher holders or not. Landlords noted that they worried about tenants’ “quality” for a variety of reasons. A “bad” tenant, the program participants said, can vandalize a rental property, force time-consuming and unprofitable evictions, generate citations (e.g., [Austin] Code Compliance) that a landlord needs to pay, and cause any number of other headaches.

On the flipside, some of the landlords in the study noted, they felt voucher tenants were better for key reasons, including their perception that voucher tenants were more grateful than market tenants, and therefore more respectful of the rental property.

Many Austin landlords participate in Section 8 and accept and happily lease to recipients of government housing assistance. Speaking very generally, how does Section 8 work? To begin with, there are “tenant-based vouchers” and “project-based vouchers” within the housing choice voucher program. Both programs are overseen through public housing agencies (PHA’s). In the Austin and Travis County area, there are five such housing agencies, according to affordablehousing.com; and all offer Section 8 (HCV) vouchers.

Families seeking housing assistance apply to a local PHA which administers the tenant-based voucher program. After application, an eligible family is typically placed on a waiting list. All five of the Austin area housing agencies have waitlists which are currently closed. When a family rises to

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Some of the landlords in the study noted, they felt voucher tenants were better for key reasons, including their perception that voucher tenants were more grateful than market tenants, and therefore more respectful of the rental property.”

published by NAA contains a very interesting comment. NAA states that “despite the state pre-emption, in a place like Dallas that passed SOI protections, the law is ambiguous and being interpreted to mandate that owners accept [all of a] veterans’ “lawful sources of income,” including VASH vouchers or HCV vouchers.

What about Austin? We know the Austin SOI ordinance from 2014 is not enforceable. How is a veteran’s rental application to be scrutinized? Due to the exception in state law (i.e., in LGC Section 250.007[b]), Austin veterans are still protected from source of income discrimination. The protection for veterans, however, does not come from the no longer enforceable city ordinance. Rather, the veterans’ protection stems from state law.

According to the City of Austin, veterans can still file a housing discrimination complaint based on source of income with the City of Austin, if such veterans are denied the opportunity to rent or lease because they intend to use vouchers received from HUD or Veterans Affairs to subsidize their rent. In Austin, unlike in Dallas, the exception for veterans is not addressed by local law.

The Austin “exception” is, therefore, no different than source of income protection offered to any veteran anywhere within Texas, except Dallas.

Why is source of income “protection” so controversial in so many areas? Why do only about 20% of states have laws in place which prohibit discrimination based upon source of income? Does it really matter to a landlord where the money to pay the rent comes from?

On May 30, 2018, The Poverty and Inequality Research Lab, of Johns Hopkins University, published “Urban Landlords and the Housing Choice Voucher Program: A Research Report.”

This study investigated the role of

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the top of their respective waitlist, the PHA issues a housing choice voucher to the family. It is then the responsibility of the family to find a unit that meets their needs.

If the family finds a unit that meets the housing quality standards, the rent is reasonable, and the unit meets other program requirements, the PHA executes a housing assistance payments (HAP) contract with the property owner. This contract authorizes the PHA to make subsidy payments on behalf of the family.

The PHA typically pays the owner the difference between 30% of adjusted family income and a PHA determined payment standard, or the gross rent for the unit, whichever is lower.

The family may, in its own discretion, choose a unit with a higher rent than the payment standard. If they do, however, the family will pay the difference.

There are also project-based vouchers. These are component of a PHA’s housing choice voucher program. PHA’s are not allocated additional funding for project-based voucher units. The PHA, on the contrary, must use its tenant-based voucher funding to allocate project-based units to a project. According to HUD, projects are typically selected for project-based vouchers through a competitive process managed by the local PHA. All affordable housing programs have income eligibility requirements to ensure that assistance is targeted to moderate– and low–income residents and families. How are the income levels calculated? First, the income of all adult members of the household is included when doing the calculation. Sources of included income are wages from employment, net income from self–employment, monthly Social Security or disability checks, food stamps, and child support. Income from assets can also be included in calculating household income.

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Sources of income not included in the calculation are income of children under age 18, college financial aid, income tax refunds, lump-sum payments from such things as insurance claims, inheritance, and settlement payments arising from litigation.

On top of that, to keep assisted housing affordable for lower–income households, HUD includes an allowance for reasonable utility costs in its definition of rent. The utility allowances can vary widely, from less than $10 to over $200 for a resident household per month.

According to HUD, to qualify for an HCV the family’s income, in general, may not exceed 50% of the median income for the county or metropolitan area in which the family chooses to live. By law, a PHA must provide 75% of its voucher funds to applicants whose incomes do not exceed 30% of the area median income.

Housing vouchers function by placing the choice of housing in the hands of the individual family. A housing voucher holder is advised of the unit size for which it is eligible, based on family size and composition. The housing unit selected by the family, according to HUD, must meet an

acceptable level of health and safety before the PHA will approve the unit.

The PHA is required to inspect the dwelling and determine that the rent requested is reasonable.

A family which receives an HCV can select a unit with a rent that is below or above the payment standard.

The housing voucher family must pay 30% of its monthly adjusted gross income for rent and utilities. If the unit rent is greater than that, the family must pay the additional amount.

The HCV program is flawed and plagued by bureaucratic nightmares.

But on the heels of the COVID-19 pandemic, and during a worsening housing affordability crisis, it can have some appeal to owners and residents alike. The May 30, 2018 “Urban Landlords and the Housing Choice Voucher Program: A Research Report” remains interesting, informative, and recommended reading about a hot and persistent housing topic.

Austin’s seventh local protected class, source of income, was shortlived and enforceable for only 263 days before preemption by state law. Yet the fact remains that it, like many of life’s most interesting memories, may be gone but certainly not forgotten!

According to HUD, to qualify for an HCV the family’s income, in general, may not exceed 50% of the median income for the county or metropolitan area in which the family chooses to live.”

The year 2022 marks BILL WARREN’s 42nd year of practicing law. His law practice focuses on a variety of issues and cases, the majority of which address the concerns of those active in the multi-family industry. He founded and manages Warren Kalyan Law Firm. In addition, he serves as Of Counsel for the Texas Apartment Association and as Legal Counsel of the Austin Apartment Association. Bill is also a Credentialed Mediator in Texas. He writes and speaks regularly, and as author of Law In Order: The Warren Report he has had over 120 articles published. His topics cover all nature of issues pertaining to rental housing, from onsite to the boardroom to the courtroom. Bill has been Board Certified in Civil Trial Law by the Texas Board of Legal Specialization for 30 years, and is also a Fellow of the College of the State Bar of Texas. He can be reached at Warren Kalyan Law Firm, 1011 Westlake Drive, Austin, Texas 78746, (512) 347-8777, or through his firm’s website at www.WarrenKalyan.com.

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