Window on rental housing - September/October 2017

ON RENTAL HOUSING

SEPT OCT 2017

THIS ISSUE: Doc & Gayle Young

Food Drive SUPPORT AND HELP US REACH THIS YEARS GOAL

20 P.

Business Exchange 18 A Tribute to Doc Young 22 Installation of Officers 24 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

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CONTENTS SEPTEMBER / OC TOBER 2017 ISSUE

FEATURES 18 Business Exchange Apartment PAC Austin Fundraiser

21 A Tribute to Doc Young In loving memory of the longtime member

24 Installment of Officers 2017-2018 AAA Leaders

28 Property of the Year Announcement of this year’s winners

14 Budget Planner

Plan your 2018 AAA involvment

16 Winter

Maintenance

20

Plan ahead for cold weather maintenance

Support the Doc & Gayle Young Food Drive

Food Drive kicks off September 6 www.AustinFoodDrive.com

17

TAA

Tips & Advice

“Neighbors CARE”, members and residents

22 NAA Excellence

23 Fall Golf

Registration

30 Tips to Handle Confrontation The art of fighting without fighting

31 Treaty Oak

Distillery Tour & Taste

Award Winner

Congrats to these superstars

SEPTEMBER / OCTOBER /

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Austin Apartment Association 2 0 1 7 -2 018

22

The Official Publication of the

AUSTIN APARTMENT ASSOCIATION 8620 Burnet Road #475 Austin, TX 78757 P: 512.323.0990 F: 512.323.2979 www.austinaptassoc.com

Communications Advisory Committee Chairs Lindsay Doud (512) 584-3713 Stephanie Naylor (512) 335-8138

Publishing Director Kristan Arrona

Editor

IN EV E RY I SSUE 5 6 8 10 12 13

Leadership Calendar President’s Perspective Industry Update New Members

32 33 34 38 40

Diamond Sponsors

Education Opportunities Webinar Wednesdays Law in Order Market Report Products/Services Directory

Jennifer Cox (512) 323-0990

Administrative Staff Kristan Arrona, Executive Vice President, kristan@austinaptassoc.com Dana Bolz, Director of Events/Meetings, dana@austinaptassoc.com Paul Cauduro, Director of Government Relations, paul@austinaptassoc.com Jennifer Cox, Director of Marketing & Communication, jennifer@austinaptassoc.com Jeanette Gonzalez, Receptionist, Admin. Assistant, jeanette@austinaptassoc.com Taylor Jackson, CMP, CAE, Director of Business Development taylor@austinaptassoc.com Amy Magnuson, Office Manager, amy@austinaptassoc.com Ariel Zimmerman, Director of Education, ariel@austinaptassoc.com Event Photos by David Cox www.davidcox.org Design by Graphic Engine Design Studio www.graphicengine.net

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ADVE RTI SE R I N DE X IFC Austin Energy

39 CSC Serviceworks

1

Gage Multifamily

41 Charter Furniture

2

Camp Construction

43 Ameristar

7

Austin Energy EV

43 Austin Estate Gate

9

Tenex Properties

45 Ace Fire Equipment

9 HousingManager.com

49 CORT

39 Maintenance Supply Headquarters

51 BG Multifamily

55 WASH Multifamily Laundry Systems 57 Compound Security 59 Ameristar IBC Dixie Carpet Installations Inc. OBC JMI Contractors

53 Century AC Supply

The advertising and article submission deadline for the November/December 2017 issue of Window on Rental Housing is September 15, 2017. The advertising and article submission deadline for the January/February 2018 issue of Window on Rental Housing is November 15, 2017. All material submitted is subject to review and approval of the Austin Apartment Association.

The publisher assumes no responsibility for care and return of unsolicited material. The Austin Apartment Association is affiliated with the Texas Apartment Association and the National Apartment Association. For questions concerning advertising, articles or subscriptions, call (512) 323-0990. Window on Rental Housing is published bi-monthly by the Austin Apartment Association, 8620 Burnet Road #475, Austin, Texas 78757, (512) 323-0990, (512) 323-2979 fax.

2017 -2018 EX ECUTIV E COMMIT TEE

2017-2018 BOARD OF DIRECTORS Kris Burleson, CAS, Gage Multifamily Angel Davila, CAMT, Rainier Management Travis Fowler, CAS, Century A/C Supply Desiree Golden, CAM, CAPS, Foundation Communities Sam Levassar, CAS, Camp Construction Shonna Marquis, CAS, The Liberty Group

Dwayne Stewart

Renee Zahn

Eric Watson

Karen Temborius

Churchill Forge Properties President

CAM, NALP, ARM, CPM Greystar President-elect

CAMT, CAMTII, CAS Century A/C Supply Vice President

CPM Westdale Secretary/Treasurer

Kim McCorkle, Bell Partners Stephanie Naylor, CAS, Flooring Warehouse Terri Needham, CAS, PS Landscapes Lindsey Osborne, CAS, CORT Stephanie Petersen, Bluebonnet Commercial Management Christi Pyle, CAM, CAPS, Northland Investment Tracey Slappey-Scott, Pinnacle Missy Sterns, CAPS, LDG Development

Stephani Park

Christy Sanchez,

Theresa Ebner

Oden Hughes VP at Large

CPM Alliance Residential VP at Large

CAM, CAPS, CPM LDG Development Immediate Past President

Lyndsay Tuckner, CPM, GVA Property Management Katya Watson, CAM, Greystar Ben Wells, CAS, UCS

A A A PAST PRE SIDENTS John Harrison* (64)

Rich Ellmer (75)

Dick Obenhaus (86)

Vicki L. Sharp, NALP, CAPS (97)

Sherry Perrin (07-08)

Frank Montgomery* (65)

Jim Solt* (76)

Susan Melton (87)

Kim M. McGregor (98)

Jana Ellis (08-09)

Jim Eichelberger* (66)

Steve Colella (77)

Carl E. Beck (88)

Anna Kelley* (99)

Kara Garst (09-10)

Andy Wagner* (67)

Ted Hendricks* (78)

Kim M. McGregor (89)

Bill Roland, CPM, CCIM (00-01)

Sarah Thompson (10-11)

Ray Littlefield* (68)

Hank Guerrero* (79)

Beth Holt (90)

Brooke Mahoney, CAPS (11-12)

George Nalle* (69)

Don Tait* (80)

David Stapleton, CPM (91)

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

Don Jackson (70)

Ray Head (81)

Sheri Gallo (92)

Carol Martine, CPM (02-03)

Colleen Grahn (13-14)

Gene McGregor (71)*

Ed Norton (82)

Gina Roberts (93)

Ed Hamel (72)

Bob Benson (83)

Carol Martine, CPM (94)

Barry Gillingwater* (73)

Jimmy C. Elliott (84)

Keith Warner (95)

James Raper (74)

Joe Sharp (85)

Michael R. Hill, CPM (96)

Joy Lamb, CPM (03- 04)

Sandy Eckhardt (12-13) Robbie Robinson (14-15)

John Raper (04-05) Debi Wehmeier, CPM (05-06) Renee Clark, CAM, CAPS (06-07)

Gus Villegas (15-16) Theresa Ebner (16-17) *deceased

2 017- 2018 COMMIT TEE CH AIR PER SONS Austin Supervisors Council Shannon Green Christi Pyle, CAM, CAPS Building Operations Colleen Grahn, CAPS Communications Advisory Lindsay Doud, CAS Stephanie Naylor, CAS Community Outreach Lindsay Doud, CAS Michael Garcia, CAM, CAPS Anna Samaratunga, CAS Education Advisory Council Dedra Bouffard, CAM

Food Drive Stephanie Naylor, CAS Terri Needham, CAS Paige Russell, CAM Investment Committee Colleen Grahn, CAPS Ben Wells, CAS Leadership Theresa Ebner, CAM, CAPS, CPM Legislative Christy Sanchez, CAM, CPM Karen Temborius, CPM Katya Watson, CAM

Membership A Team Beverly Boyd-Miller Amanda Seamans, CAS Membership M Team Cindi Bewley Ryan Harmon, CAS Political Action Theresa Ebner, CAM, CAPS, ARM Sandy Eckhardt

Products & Services Council Eric Watson, CAMT, CAMTII, CAS, Chair Shonna Marquis, CAS, Chair-elect Lindsey Osborne, CAS, Vice Chair Sam Levassar, CAS, Immediate Past Chair

Young Professionals Braden Gore, CAS Shay Mickler

PSC Members at Large Nikki Burleson Rene Flores, CAS Braden Gore, CAS Brian Hackworth, CAS Toni Rackley Anna Samaratunga, CAS

Texas Apartment Association 512-479‑6252

TAA Leg. Representatives Sandy Eckhardt Colleen Grahn, CAPS Of Counsel Bill Warren, Warren Law Firm

National Apartment Association 703‑518‑6141

SEPTEMBER / OCTOBER /

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Calendar of EVENTS

OCTOBER 2017 DATE EVENT

DATE EVENT

4

PLACE

TIME

5

AAA office closed for Labor Day

Food Drive Committee

AAA

9:30am 9am

9:30am

5 Food Drive Happy Hour & Silent Auction

Moontower Saloon 5pm-9pm

6 Food Drive Kick Off Happy Hour

Water Tank 5pm-7:30pm

5 FoodDrive Fundraiser Volleyball Tournament

Moontower Saloon 5pm-9pm

5 Legislative Committee – CLOSED MEETING

AAA

AAA 8:30am-12:30pm

10 Ambassadors/A-Team

12 Ambassadors/A-Team

AAA

10

Education Advisory Council

AAA

13-15 NAA Fall Board Meeting

San Diego

11

Evictions Seminar

AAA 8:30am-11:30am

12

NAAEI Financial Bootcamp

9am

19 Assistants Wear all the Hats Seminar

AAA 8:30am-11:30am 19

NextGen Education Session

AAA

12pm

20 Telephone Skills & Internet Leads Seminar

AAA 8:30am-11:30am 21

Food Drive Committee

AAA

27

Maintenance Roundtable

AAA 2pm-3pm

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12 Larry Niemann Fall Golf Classic Falconhead 12pm shotgun start 17

NextGen Committee

18-20 TAA Fall Board Meeting

AAA

12pm

Houston

24 Customer Service & Managing Difficult People Seminar

AAA 8:30am-11:30am

26 Executive Committee – CLOSED MEETING

Headliner’s Club AAA Board of Directors

12pm

12pm-1pm

Volunteer Opp: Red Cross Smoke Alarm Installation

26

9am

19 Learn at Lunch: How to Manage Your Reputation

AAA 12pm-1pm

22 Treaty Oaks Distillery Tour and Taste

Treaty Oak Distillery 4pm-10pm 23

AAA

9am

AAA

21 Learn at Lunch: Four Hiring Trends for 2017

AAA

6

3 Legislative Committee – CLOSED MEETING

AAA

TIME

12pm 5pm

24 Executive Committee – CLOSED MEETING

Headliner’s Club

12pm

24

AAA Board of Directors

AAA

5pm

26

Food Drive Committee

AAA

9am

26

Preventive Maintenance, Make Readies & Time Management Workshop AAA 8:30am-11:30am

31 ROI Exchange: Lending with Peter Gineris from CBRE

AAA 11:45am-1pm

shutterstock

SEPTEMBER 2017

PLACE

Electric lover?

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President’s

PERSPECTIVE WHAT’S YOUR REPUTATION? You Only Get One Chance To Make A First Impression

T A customer’s first impression is a key factor in the decision.

he first impression our customers have about our communities and our staff is often the impression that will last. This year’s Property of the Year Award winners know this and used it to their advantage.

The customers first impression of a community is a key factor in their decision to make one of life’s biggest decisions, choosing a place to call home. Whether that is for a short time, or a long-term living situation, people want to feel secure with the decision they make. Here are a few ideas how to make a great first impression.

Property Website Does your website convey your intended message? Websites should be easy to navigate. Information should be as up-to-date as possible. With today’s technologies, our customers are beginning to expect information on our sites to be updated immediately. Photographs create a lasting image, so make sure you capture what you want your prospective residents to remember.

Curb Appeal The first things customers notice are not necessarily the positive aspects

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Dwayne Stewart you might want. If they Churchill Forge Properties have a bad impression 2017-2018 AAA President when they first enter your community, they will likely not come into understand how important it is to get the office. Seasonal flowers should this part right. Even if you are already look fresh. Depending on the weather helping someone else, a quick hello conditions, consider changing out and asking the person to have a seat your seasonal flowers more often. For would be preferable to feeling ignored. times when budget constraints might Greet them with a smile and a handprevent refreshing flowers, an empty shake. Make eye contact and trade flower bed can look better than dying names with them. Shaking hands and flowers. Directional signage should be making eye contact will create a sense in good condition and easy for potenof connection, even if that connection tial customers to follow. Flags and is only subliminal. During a recent banners should be well maintained. property shop the leasing agent used these skills and it definitely made lastThe Management Office Visit ing, positive impression on me. I won’t The entrance to the office should be drop names, but they were one of the clean and doorways freshly painted.

Property of the Year winners this year!

The office should sound and smell inviting. The furniture should be kept Information Gathering arranged and not scattered about Don’t just go through the motions of from a previous uses. Displayed completing the guest card. Be sure refreshments or cookies can help set to gather as much information as a relaxed and inviting tone. you can about what the customer Creating a lasting positive connecneeds. I don’t know who to commend tion with costumers by using some for saying this, but I was taught this simple greeting techniques. Customers should be acknowledged as quickly years ago and it stuck with me. “The definition of a salesperson is someas possible. If you have ever visited a one who helps someone else make a business and felt ignored or lost about decision they would not have made what you should be doing, you can

on their own.” Knowing whether they prefer first floor, an apartment near the parking area, if they have a pet, need washer/ dryer connections, etc. goes a long way in assisting them in finding their new home.

Tour Route and Show Units Each day, an evaluation should be made as to the apartments you will be showing and the best tour routes to take. Some apartment locations can be accessed from multiple directions. A tour route should be chosen so that you are showing the best of your community as well as looping in the property amenities in the most efficient manner. Show units should be inspected each morning to ensure that they look their best. If there is anything wrong in the apartment that you intend to show that cannot be fixed before touring, don’t show that apartment. It’s a lot easier to lease an apartment

from a floor plan and pictures than it is to overcome negative impressions.

Closing the Deal Closing techniques should be used throughout the tour. Start with information gathering, presumptive statements while touring, and all the way through returning to the office. Properly using closing techniques can leave the customer with the impression that you care about them living at your community.

At the end of the property visit, you want your customer to feel confident about the community and management.

Make them feel wanted, and like they were given all the necessary information about your community so they can make an informed decision.

You will never get a second chance to make a first impression, so make it count.

Simple, powerful, online solutions Online Applications Resident Portal -Maintenance Requests -Online Payments -Resident Messaging Work Orders

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TAA EARNS VICTORIES IN LEGISLATIVE SESSION

By David Mintz, CAE, TAA Vice President of Government Affairs

TAA affirmative legislation

Notable changes to towing rules and eviction representation in court.

At the top of TAA’s priorities was SB 873 by Sen. Brandon Creighton and HB 1964 by Rep. Jim Murphy, which will help protect property owners from facing class action lawsuits over water billing disputes while still ensuring residents can have complaints investigated through the Public Utility Commission (PUC).

Despite opposition from trial lawyers and tenant advocates, the bill passed and was signed into law

by Gov. Greg Abbott. It became effective June 1.

TAA was not as successful with our other affirmative bills. However, looking forward to the 2019 session, the TAA Legislative Committee will reevaluate each of these issues to see whether to reintroduce bills or seek other alternatives.

For example, while TAA was not successful in setting a bright-line standard for defining late fees, the TAA Board will consider changes to the lease to help limit potential class actions.

Other bills in TAA’s affirmative legislative agenda which did not

pass in 2017: Late fees (HB 1821

by Rep. Travis Clardy/SB 921 by Sen. Charles Perry), Misrepresentation of Service Animals (HB 3229 by Rep. Dade Phelan), and City Fee Transparency (HB 1557 by

Rep. Tan Parker/SB 737 by Sen. Kelly Hancock).

TAA also strongly supported two other bills which failed to pass: omnibus property tax reform (SB 2 by Sen. Paul Bettencourt) and giving police the option to ticket for criminal trespass (HB 3473 by Rep. Barbara Gervin-Hawkins/SB 1106 by Sen. Bettencourt).

TAA supported these bills, which all passed.

City fees Cities will be prohibited from charging linkage fees or other development-based fees to fund affordable housing. The bill has limited exceptions, including allowing density bonus programs. (HB 1499 by Rep. Ron Simmons/Sen. Jane Nelson). Effective May 29, 2017.

Towing The Texas Department of Licensing and Regulation will be writing rules to allow a property owner to tow a vehicle to a different location on a property rather than an offsite vehicle storage facility. This clear authority will be useful, for example, when a property needs to restripe a parking lot or do repairs.

(SB 1501 by Sen. Judith Zaffirini/Rep. John Kuempel). Effective June 15, 2017.

Evictions In an appeal of an eviction for nonpayment of rent a multifamily property owner may be represented by a non-attorney in certain cases. NOTE: Eviction appeals may be complex and are subject to different rules than those used in JP court. TAA strongly encourages any property owner with an eviction case on appeal to use an attorney and, if not, to be fully aware of any potential consequences for representing themselves or using a non-attorney. (HB 3879 by Rep. Craig Goldman/Sen. Hancock).

Effective for appeals taken on or after September 1, 2017.

To visit these tools and become a registered user of them go to: http://austintexas.gov/department/online-tools

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shutterstock

Industry UPDATE

Some changes you need to know about

Tree mitigation This law would have required a municipality that imposes a tree mitigation fee to allow the developer to apply for a credit for tree planting to offset the fee. If a mitigation fee was to be based on the size of the tree, the credit would have had to be based on at least 50 percent of the planted tree’s projected size at maturity. The bill was vetoed by Gov. Abbott after passing both chambers, but the governor has indicated this will be addressed again in broader terms during the special session.

(SB 744 by Sen. Lois Kolkhorst/ Rep. Phelan).

Property tax arbitration Raises the ceiling on the value of a property eligible for binding arbitration as an alternative to appealing to district court to $5 million from the current $3 million, and sets a $1,550 arbitrationdeposit for non-homestead properties valued between $3 million and $5 million. (SB 731 by Sen. Bettencourt/Rep. Dwayne Bohac).

Effective September 1, 2017.

Disability accessibility drive-by claims TAA supported this bill to reduce state court disability accessibility claims by providing pre-suit notice and an opportunity to cure. (HB 1463 by

Rep. John Smithee/Sen. Kel Seliger).

Effective September 1, 2017.

Weather-related insurance claims After the bill went through revisions to improve consumer rights, TAA supported passage of major tort reform legislation to reduce excessive property damage insurance claims, including those related to hail and other water-related events. (HB 1774 by Rep. Greg Bonnen/Sen. Hancock). Effective September 1, 2017.

Industry-related bills that didn’t pass Lien law revision JP jurisdictional limit Short-term rentals Letters for tax credit properties Gun liability Title insurance Statute of repose

Landlord/tenant bills While more than 15 landlord/tenant bills were filed this session, only one passed—HB 1099 by Rep. Terry Canales, which prohibits a landlord for penalizing a tenant for summoning police or emergency assistance based

on the tenant’s “reasonable belief” that emergency assistance is needed.

TAA supported this bill, which applies to leases entered into or renewed on or after September 1, 2017.

Some of the more notable landlord/ tenant bills, which all failed, include: SB 1202 by Sen. Royce West, which would have created state standards for tenant notice and relocation when a property is being rehabilitated, demolished or sold.

SB 1445 by West and HB 3401 by Victoria Neave, which would have required landlords to offer methods to pay rent other than electronic payments or cash and limited related fees that could be charged to tenants.

HB 1097 by Rep. Canales and SB 1374 by Sen. José Menéndez, which would have given courts the ability to expunge eviction court records if the court found, among other provisions, that the eviction suit was without “sufficient basis.”

HB 3363 by Rep. Neave, which, as approved by the House Business and Industry Committee, would have required a landlord to give at least 7 days’ notice of rent increases before the tenant is required to give notice of intent to move out.

HB 3699 by Rep. Armando Walle, which would have prohibited lockouts for nonpayment of rent.

More than 15 landlord/tenant bills were filed this session.

Focus on water billing: New law limits lawsuits SB 873 requires residents who have water billing complaints to go through the Public Utility Commission (PUC). The legislation was needed because unlike complaints against PUC-regulated utility companies, the law had previously allowed residents to either file complaints with the PUC or go to court.

With civil penalties of one month’s rent, three times the amount of any overcharge, attorney fees and court costs, there had been more than a dozen class action lawsuits over water billing disputes filed in the last few years. Trial lawyers were seeking multimillion dollar judgments against owners and management companies even when these alleged violations hadn’t been investigated by the PUC. Under the new law, if residents are unable to resolve their complaint directly with the property owner, they may file a

complaint with the PUC. If the PUC launches a formal investigation and finds wrongdoing, an owner can be ordered to provide restitution for any overcharge and can also be fined up to $5,000 per violation a day. (In assessing the amount of any fine, the PUC considers criteria such as the severity of the violation.)

The legislation also makes several other important changes by clarifying the definition of owner so that management companies are not held liable unless the company explicitly purports in the lease to be the owner, and also clarifies that owners may pass along charges that are unrelated to the water bill.

Need to brush up on the water billing rules? Check out the TAA Water Billing Tool Kit available in the Resources section of the TAA website.

L O O K I N G F O R C O P I E S O F L E G I S L AT I O N A N D O T H E R I N F O R M AT I O N ? Copies of bills can be accessed at www.capitol.state.tx.us. Work has started on updating the TAA REDBOOK, which will be available in early 2018. TAA will also be going through its lease and form revision process over the next several months. Look for updated for-sale forms in early December following approval by the TAA Board.

SEPTEMBER / OCTOBER /

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New MEMBERS AAA welcomes these new members who joined the association between June 1, 2017 and July 28, 2017. When deciding where to make your next purchase for your property, please consider an AAA supplier member.

NEW PROPERTY OWNERS/MANAGEMENT COMPANY MEMBERS Harrison, Agee & Spence Reported units: 30

JL Properties Reported units: 3

Phelps Properties Reported units: 1

PSW Real Estate Reported units: 104

Pure US Apartments REIT Inc Reported units: 276

Schmidt Properties Reported units: 6

Sparrow Capital Partners Reported units: 430

NEW SUPPLIER MEMBERS Roofs-Contractors Austin Roofing and Construction Christine Bowen 1301 W Ben White Blvd Austin, TX 78704 512-629-4949 www.AustinRoofingAnd Construction.com

Insurance-Renter CoreLogic SafeRent Jason Pitzel 6 Concourse Parkway, Suite 1000 Atlanta, GA 30328 (713) 252-8515 www.saferent.com

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Make Ready Service Fixed Maintenance and Repair Mark Ezell PO Box 300189 Austin, TX 78705 512-574-5117 www.fixedtx.com

Signs Hardman Signs Anna Giles 9980 Bammel North Houston Houston, TX 77086 713-957-2324 www.hardmansigns.com

Paving Contractors RDC Paving Ryan Rowland PO Box 7511 Round Rock, TX 78683 512-920-9155 www.RDCPaving.com

Flooring-Vinyl/Laminate Readers Wholesale Jason May 8010 Kempwood Houston, TX 77055 713-224-8300 www.readerswholesale.com

Bathtub-Fiberglass Repair & Refinishing Safe Showers of Austin LLC Kimberly Penney 6448 E Highway 290 Suite B-108 Austin, TX 78723 512-326-9800 www.safeshowers.com

Security Cameras SentriForce John Smith 6611 Portwest Dr Suite 100 Houston, TX 77024 888-671-2202 www.sentriforce.com

Insurance-Workers Comp Strategic Risk Specialists, LLC Justin Curnel 811 Cross Oak New Braunfels, TX 78132 830-500-3033 www.srsins.net

Pressure WashingEquipment & Service Under Pressure Powerwashing Taylor Stuart 617 Tubor House Rd Pflugerville, TX 78660 512-815-2616 uppw.info

Valet Waste Pick Up WeDoTrash Mat Tilley, CAS 9211 West Rd Suite 143-110 Houston, TX 77064 281-783-6123 www.wedotrash.com

SEPTEMBER / OCTOBER /

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SEPTEMBER / OCTOBER /

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4

FOUR IMPORTANT

Winter Maintenance Tips

A

lthough we’re still sweltering in 90-degree heat and winter seems a long way off, it’s best to plan ahead for cold weather maintenance. When you’re prepping, remember the six P’s: proper preparation and planning prevents poor performance.

Follow these helpful tips to minimize emergencies, reduce overtime costs on call outs, keep your residents comfortable and protect your company’s assets.

H E AT E R S A large majority of maintenance emergencies in winter will come from inoperable heaters. The best way to avoid this headache is by being proactive not reactive. Whether your property uses gas, electric, heat pumps or aqua-thermal heating units, the time to stock up on replacement parts and portable space heaters is now. A simple way to find out what replacement parts you’ll need is by providing the model/serial numbers to a sales representative or obtaining your order history from the previous year. Apart from the tips listed below make sure that your thermostat has the right setting as newer thermostats give the option of using gas or electric heat. There is a selector switch on the back of every thermostat and takes a few seconds to move the pin from gas to electric or vice-versa. Another great way to keep the heat circulating in your apartment during the winter months is to reverse your ceiling fans.

Remember, rotate them clockwise during the winter months and counter-clockwise during the summer months.

Electric heat: Some of the parts you’ll need on standby are: sequencers, heating element rebuild kits, limit switches and fusible links. When replacing A/C units in the summer months, it’s best to keep your heat kits for reuse and rebuild them with new parts if necessary. This way when a heater call comes in, your maintenance technician already has a heat kit on standby and can be in and out of an apartment in 15 minutes.

Keep in mind when residents first turn on

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their heater in the winter season, they’ll experience a burning smell initially and in some cases the smoke detector might even go off. This is normal and occurs because dust settles on the elements from months of not using the heater.

Gas heat: Ignition modules, flame sensing rods, hot surface ignitors, fan inducer motors, and gas valves are all good parts to have on standby. Gas furnaces provide great heat in a short period of time however this can be the most dangerous form of heat if your equipment is not properly maintained. Prior to starting up the heaters in the winter season, inspect the flue pipe to ensure there are no gaps between the fittings to prevent carbon monoxide poisoning. I also suggest purchasing a CO detector and reading levels to ensure there is not a crack in the heat exchanger. If you don’t already have CO detectors in your apartment homes it’s best to put them in and have 9-volt batteries as well.

Heat Pumps: Heat pump systems use refrigerant in both the summer and winter months to operate, so it’s important to ensure the system is sealed and doesn’t have any leaks. The reversing valve reverses the flow of refrigerant and essentially your indoor evaporator coil becomes your condenser coil and vice-versa. Because of this you’ll need to make sure that the indoor evaporator coils, as well as the condenser coils, are cleaned before the heating and cooling season. A few parts to have on standby are: solenoid coils, refrigerant, defrost boards, capacitors, and extra thermostats. Fortunately heat pumps have backup electric heat and a resident or technician can set the thermostat to emergency heat in the event there’s an emergency issue with the compressor.

PLUMBING When temperatures start dropping you run the risk of pipes freezing and bursting, which can cause thousands of dollars in carpet extractions, sheetrock repairs, and getting the pipe fixed. During a hard freeze make sure your property has freeze warning signs

at each entry point to remind the residents to run their heaters, open cabinets under the sinks, and keep faucets at a steady drip.

Another good idea to prevent water lines from freezing is to insulate your hose bibs and any water lines that run on the exterior of the building with a 1” thick pipe wrap. You will also want to make sure that the electric heaters are working in your fire-riser rooms since your potable and fire suppression water runs inside the closets and are most vulnerable to freezing.

DOORS & WINDOWS During the winter months, you will want to make sure that the doors and windows of your apartment homes have no drafts where cold air can come in and the hot air from the heater escape. It’s a good idea to order weather stripping, door sweeps, and weather strip adhesive to avoid a few heater calls that could have been prevented. You will also want to have graphite for your front door locks as the tumblers and pins inside of the cylinders tend to get stuck when it’s cold and wet.

DE-ICER & POOLS During a freeze warning you may want to consider putting de-icer on walkways and stairs. Personally, I would avoid using salt de-icer if you have metal stairs as the salt tends to rust out and corrode the metal. A liquid de-icer is easy to apply and will take the least amount of time however, be careful to put on a light coat and not overdo it because too much product will make the walkway slippery. You also will want to winterize your pool; if your maintenance staff is unaware on how to do so, it’s best to bring in a pool contractor. In most cases the repairman won’t mind showing the maintenance team how to winterize the pool for the next season.

Angel Davila, CAMT, CAPS, NAAEI Faculty is Project Manager/Commercial Service Manager for Rainier Properties. You may reach him at 512451-9855.

THE TEXAS APARTMENT ASSOCIATION PROVIDES EXCEPTIONAL ADVOCACY, EDUCATION AND COMMUNICATION FOR THE TEXAS RENTAL HOUSING INDUSTRY.

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TAA affordable housing seminars begin in September

he Texas Apartment Association is partnering with the Texas Department of Housing and Community Affairs (TDHCA) to offer needed training for affordable housing providers this fall.

The programs, instructed by TDHCA staff, cover important information about complying with the Housing Tax Credit program and qualifying residents for units participating in affordable housing tax credit programs.

Fall 2017 affordable housing seminars SEPTEMBER September 13 HTC Compliance Training Austin

All of TAA’s seminars are approved for NAA continuing education credits for CAM, CAMT, CAMT II, CAPS, NALP or CAS designates. In addition, HTC programs are approved by the Texas Real Estate Commission for seven hours of mandatory continuing education elective credits.

To register, visit the Events section of www.taa.org. Contact TAA at 512/479-6252 or email education@taa.org with questions.

September 19 Income Eligibility Training (TDHCA’s First Thursday Training), El Paso September 27 HTC Compliance Training Harlingen OCTOBER October 25 Income Eligibility Training (TDHCA’s First Thursday Training), San Antonio

NOVEMBER November 8 Income Eligibility Training (TDHCA’s First Thursday Training), Fort Worth November 9 HTC Compliance Training Fort Worth November 14 Income Eligibility Training (TDHCA’s First Thursday Training), Houston November 15 HTC Compliance Training Houston

October 26 HTC Compliance Training San Antonio

Plan now for #TAA2018 Education Conference & Lone Star Expo

April 25-27 * San Antonio Plan now to attend the can’t-miss event for the rental housing industry in Texas. Take advantage of: • industry-focused educational opportunities featuring leading rental property experts • continuing education credits available for most Conference seminars • networking opportunities in a fun and relaxing environment, and • the chance to connect with hundreds of product/service supplier partners from across the state.

The Texas Apartment Association's Education Conference & Lone Star Expo registration rates will remain at affordable prices, and discounts will be available for early registrations and for companies registering groups.

More than 70 percent of Conference participants last year took advantage of these group discounts—make sure your company does, too. Group discounts depend on the number of employees in the group.

SEPTEMBER / OCTOBER /

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N E S U S I S B

Exchange

CANYON VIEW EVENTS CENTER JUNE 30, 2017 THANKS TO OUR BUSINESS EXCHANGE SPONSORS (l to r) Ryan Harmon, Camp Construction; Rochelle Skiles, The Liberty Group; Amanda Seamans, Lone Star Paving

A huge thank you to all of the owner management companies who volunteered their time and expertise to make this Apartment PAC Austin fundraiser a huge success. Thank you to our supplier partners who generously gave of their time and money to participate. Participation and financial contribution related to the Business Exchange help AAA keep a strong and active voice at all levels of government.

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PA R T I C I PAT I N G O W N E R & M A N A G E M E N T C O M PA N I E S

THANK YOU! Alliance Residential Company AMLI Belco Equities Bell Partners Berkshire Communities Bluebonnet Commercial Management Capstone Churchill Forge CWS Greystar IMT Residential

LDG Development Lincoln Merge Management Milestone Northland Investments Oden Hughes Pinnacle Rainier Roscoe Properties Trivest US Residential Westdale

AAA President Dwayne Stewart opens the Business Exchange with a few words of welcome to participants

SEPTEMBER / OCTOBER /

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A Tribute to

DOC YOUNG As most of you know, the Austin Apartment Association recently lost one of its longtime, well-liked and loved member, Doc Young.

It seems as if Doc had been of a member of AAA since the association began in 1964, but it was in 1986 that he paid his first year of dues, when he opened Schmitz Carpet. Since that time, he served AAA well as Products and Services Chair, delegate to the Texas and National Apartment Associations, and he was an overall champion of the industry as a whole. One of his achievements of which he was most proud was winning the prestigious Olin Steele Supplier of the Year Award from the Texas Apartment Association.

For his dedication and service to the Austin association, he was recognized as an honorary member after retiring from the business over a

decade ago. But he only retired from the business world; he never retired from the association.

Most of you know his name because of our annual food drive named in honor of him and his late wife: the Doc & Gayle Young Food Drive. Since its inception in 1986, he was the driving force behind the success of this fundraiser and proudly celebrated its 30th year last fall and saw AAA members give $63,000 in donations, which allowed us to feed 1,380 families with a Thanksgiving food pack and donate $10,000 to area food banks. A mighty legacy indeed.

Doc, thank you for your dedication to this association and for providing us with a lifetime of memories.

SEPTEMBER / OCTOBER /

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AAA Members

and

Association Initiative WIN PRESTIGIOUS NAA

Excellence AWARD at A N N U A L

CONFERENCE

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Pictured left to right: Gregory Johnson, NAA IRO Committee Chair; Bruce and Stephanie Petersen, Bluebonnet Commercial Management; Bob Pinnegar, NAA CEO; Cindy Clare, 2017 NAA Chairman of the Board

he National Apartment Association recognized AAA members, Bruce and Stephanie Petersen, Bluebonnet Commercial Management, as the Independent Rental Owner (IRO) of the Year (101-500 units), at the annual conference held in Atlanta, Georgia, this June. Congratulations, Bruce and Stephanie on a well-deserved award!

NAA awarded AAA the Community Service Affiliate Award for 2016’s End Veteran Homelessness Initiative.

By engaging rental property owners through extensive outreach and education about the issue and the workings of veteran housing assistance programs, the Austin Apartment Association played a big role in effectively ending homelessness among veterans in Austin. In 2016, a total of 682 veterans had been placed into permanent housing as a result of Austin’s efforts.

AUSTIN APARTMENT ASSOCIATION INSTALLS

2017-2018

BOARD OF DIRECTORS & OFFICERS At June’s Property of the Year and Installation of Officers ceremony, AAA members welcomed their 2017-2018 President, Dwayne Stewart, Churchill Forge Properties. Also installed that evening were the members of the 2017-2018 Executive Committee, Board of Directors and Products and Services Council.

AAA President Dwayne Stewart with Arleen Valdez, Worldwide Pest Control. Worldwide Pest Control successfully chose this sponsorship during sponsorship selection period last November.

Property of the Year & Installation of Officers event sponsors Cindi Reed, Apartment Date Services; Deborah Ray Vogel, Redi Carpet; Ashley Palacios, Hire Priority Staffing; Michael Gagliardi, WASH Multifamily Laundry Systems; Terri Needham, PS Landscapes; Lindsey Osborne, CORT; Amy Maples, BG Multifamily. (not pictured: Apartments.com)

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President Ebner presents Colleen Grahn, Berkshire Communities, with the 2017 President’s Award

AAAEVP Kristan Arrona presents Thresa Ebner, LDG Development, her official plaque of recognition for her tenure as AAA president.

Stephani Park made sure Christy Sanchez – while unable to attend in person - got a photo opp during installation of the Executive Committee.

2017-2018 Executive Committee Renee Zahn, Greystar, President-elect; Eric Watson, Century A/C Supply, Vice President; Christy Sanchez, Greystar, VP at Large; Karen Temborius, Westdale Real Estate Investment & Management, Secretary/Treasurer; Stephani Park, Oden Hughes, VP at Large

SEPTEMBER / OCTOBER /

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The newly-installed, fun-loving members of the Products and Services Council for 2017-2018 Braden Gore, Valet Living; Eric Watson, Century A/C Supply, Chair; Sam Levassar, Camp Construction, Immediate Past Chair; Brian Hackworth, Gage Multifamily Services; Rene Flores, Crystal Clear Pools & Spas . (back row): Nikki Burleson, BG Multifamily; Lindsey Osborne,x CORT, Vice Chair; Toni Rackley, Flooring Warehouse; Anna Samaratunga, Impact Floors; Shonna Marquis, The Liberty Group, Chair-elect

2017-2018 AAA Board of Directors (front row): Lyndsay Tuckner, US Residential Group; Katya Watson, Greystar; Stephanie Petersen, Bluebonnet Commercial Management; Shonna Marquis, The Liberty Group; Tracy Slappey-Scott, Pinnacle An American Management Company (back row): Stephanie Naylor, Flooring Warehouse; Sam Levassar, CAMP Construction; Ben Wells, UCS; Desiree Golden, Foundation Communities

Dwayne Stewart, Churchill Forge Properties, 2017-2018 AAA President tells the crowd his focus for the coming year is to find more ways to increase voluntary participation by our onsite members and is looking for new ways to bring benefits to our members at large.

Rachelle Landry with Limestone Ledge Investments administers the oath of office to the brand new 2017-2018 AAA President, Dwayne Stewart, Churchill Forge Properties

Outgoing PSC Chair Sam Levassar installs Eric Watson, Century A/C Supply, as his successor and 2017-2018 PSC Chair and AAA Vice President.

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2016-2017 President Theresa Ebner (far right) congratulates members of the AAA Leadership Lyceum (l to r): Sean Cunningham, Flooring Warehouse; Shonna Marquis, The Liberty Group; Lindsay Doud, Century A/C Supply; Amber Retkofsky, Alliance Residential, LLC; Melissa Zanoni, Capstone Real Estate Services.

(Lyceum members not pictured: Christi Bullock, Greystar; Meagan Johnston, Greystar; Michelle Grahn, Northland Investment Corporation)

SEPTEMBER / OCTOBER /

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0 1 7 • • 2

PROPERTY of

THE YEAR AWA R D W I N N E R S

All properties considered for a 2017 Property of the Year awards were evaluated in three categories: staff and staff designations, physical/visual inspection and a blind shop of the property. Judges for the staff and physical inspection categories were all members of the Austin Apartment Association. The blind shop was performed by an independent entity. Congratulations, winners!

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TOP Lease Up 2017 Property of the Year Ocotillo, Greystar ABOVE Mid/High Rise 2017 Property of the Year Lamar Union, Greystar

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The Austin Apartment Association announced the winners of the 2017 Property of the Year Awards Ceremony in June at the Hyatt Regency Downtown.

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1 Affordable Housing 2017 Property of the Yea The Villages at Ben White, Capstone Real Estate Services, Inc. 2 Ruby 2017 Property of the Yea Balcones Club, Presidium Group 3 Sapphire 300+ units 2017 Property of the Yea Riata, IMT Residential 4 Diamond 50-299 units 2017 Property of the Yea Hudson Miramont, Oden Hughes Management, LLC 5 Emerald 50-299 units 2017 Property of the Yea 7East, Greystar 6 Sapphire 50-299 units 2017 Property of the Yea Somerset Townhomes, Alliance Residential 7 Diamond 300+ units 2017 Property of the Yea Mosaic at Mueller, Greystar 8 Emerald 300+ units 2017 Property of the Yea Rise, Greysta (Rise is now Bexley 3Five Apartments managed by Weinstein Properties.)

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Tips On How To Handle Any Type Of Confrontation By, Robert Bouse, Stand Alone/FAST Defense

95% of all assaults can be resolved or avoided without fighting! ou may be saying to yourself: “who is this liberal, pacifist, love-isthe-answer, self-proclaimed guru and what is he smoking?” Having studied and taught martial arts since 1966, and having been in over 30 “real” street fights, I don’t take the statement above lightly.

Over the past 30 years a science has been created around the study of fighting, combat and predators. Studies show that 85 – 90% of predators select their victims in advance. The key to avoiding being assaulted is how you present yourself to potential predators.

Most human predators, just as other predatory animals, are seeking the weak, timid, mild, injured and those less likely to fight back. Predators don’t just select victims at random; they observe the potential victim’s behavior and in most cases actually come in contact prior to choosing their prey. Predators use stealth, ambush and deception when stalking their prey.

The contact might be as innocent as a simple, “Excuse me do you know where the closest 7-Eleven is?”, or “Can you tell me what time it is?”, or they might act as though they are interested in leasing an apartment. How the potential prey responds will determine if they become a victim or they get passed over. Eye contact, body posture, tone of voice and overall demeanor can make the difference between being a victim or not.

Six Tips On How To Avoid Being Prey Put the phone and ear plugs away

The number one flag for predators is people who are not observing their surroundings. They can stalk that person without being detected and pick their opportunity.

Passive Behavior Take some time and watch people on the street. Take a day and count the number of times you say “I’m sorry” or someone else says “I’m sorry” to you. We have become so concerned about not offending anyone that we are constantly apologizing for any minor offence.

I’m not saying not to be polite or courteous, but saying “pardon me” and make eye contact or if you have offended say “I apologize”. Poor eye contact, a timid or soft voice when responding to a question, lack

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of confidence in your response, poor posture, and generally passive behavior will make you a high target for predators.

Aggressive Behavior The other side of this coin is being overly aggressive. Locking eyes with someone, “posturing up” or being overly gruff at any minor offense may force a predator to attack.

Assertive Behavior The best way to take control any type of confrontation is to exhibit an assertive posture by being neither passive nor aggressive. Presenting yourself as one who does not want a confrontation, however making it apparent that if action is needed you are willing to take it. Holding eye contact (without staring), a neutral expression, plant your feet, do not use foul or abusive language but use a firm, loud voice to get the point across that you cannot or will not submit to the aggressor’s demands.

Prepare mentally, physically and emotionally for confrontation Most people avoid confrontation so when an overt confrontational situation occurs they are not prepared to handle that level of aggression; they freeze. Everyone needs to determine in advance that they will do whatever it takes to protect themselves and/or their loved ones.

Surviving an assault is less about skill than it is about doing whatever it takes to continue to fight or struggle until you are in a position to prevail. Those people who have said to themselves in advance, “I am worth fighting for,” create a mindset that they will never give in and never quit. Those people are far more likely to survive a confrontation than those who simply wait like sheep to be taken by the wolf.

Intuition Everyone has that little voice that whispers to you that something or someone is just not right. Unfortunately, we are being taught to ignore that voice or dismiss it as being overly cautious. If you get a “feeling” that something or someone is not right, listen to that voice and either take action to avoid the situation or at the very least take special care to be aware of your surroundings and how you are presenting yourself.

There are predators and bullies all around us that are looking for the weak, the mild, the timid - those who will submit to their will without a struggle. They are picking their victims in advance just as a wolf does in the wild. If you don’t have the appearance, demeanor or act like a sheep - or you don’t come across as aggressive, forcing the wolf to attack - but assert yourself by having good eye contact, a strong voice and a non-submissive posture, you become a “sheepdog”. The wolf can pick any sheep it wants, but it will hunt elsewhere when confronted with a sheepdog.

CONTACT ROBERT AT ROBERT@STANDALONE.US; WWW.STANDALONE.GURU ; 512 586-0333

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The Art Of Fighting Without Fighting:

Education

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

NAAEI Financial Bootcamp COURSE GOOD FOR EDUCATION TRACKS

SEPTEMBER 12 8:30 a.m. - 12:30 p.m.

Presented by Renee Clark, Gables Residential AAA - 8620 Burnet Rd. #475 $90 per AAA member - $80 early bird rate!

CECs: 4 A new curriculum authored by NAAEI, this half-day workshop is an excellent opportunity to sharpen your mathematical skills in preparation for attending any of the credential programs. From calculating percentages, to converting fractions (remember those?), understanding averages and more, this is your chance to “go back to school” in a relaxed and lowstakes environment. Learn how various mathematical calculations influence operations and get introduced to the more advanced concepts you’ll need to know to advance in your industry career.

Assistants Wear All the Hats: Managing Up and Down COURSE GOOD FOR EDUCATION TRACKS

AAA - 8620 Burnet Rd. #475 $80 per AAA member - $70 early bird rate!

FREE for ACE subscribers CECs: 3 Assistant Managers must be flexible and skilled enough to fill vacancies for Leasing Professionals as well as the Community Manager. Learn best practices and tools on how to succeed in your challenging role.

Telephone Skills and Internet Leads COURSE GOOD FOR EDUCATION TRACKS

SEPTEMBER 20 8:30 a.m. - 11:30 a.m.

Presented by Danielle Archuleta, ForRent.com AAA - 8620 Burnet Rd. #475 $80 per AAA member - $70 early bird rate!

FREE for ACE subscribers CECs: 3 Do you know proper phone and email etiquette? How do you grab a caller’s attention? Do you engage with prospects through social media? Should you? Most importantly, how do you take action on calls and internet leads?

Learn at Lunch: Four Hiring Trends for 2017 SEPTEMBER 19 8:30 a.m. - 11:30 a.m.

Presented by Colleen Grahn, CAPS, Berkshire Communities; Michelle Grahn, Sedona Springs; Stephanie Naylor, CAS, NAAEI Faculty, Flooring Warehouse

SEPTEMBER 21 12:30 p.m. - 1:00 p.m.

Sponsored by Hire Priority AAA - 8620 Burnet Rd. #475 FREE and for only AAA on-site members

CECs: 1 · Be more creative when searching for potential employees · Hire more on capabilities and less on experience due to shrinking workforce · Promote open positions by using an employee scorecard vs a traditional position contract · Articulate and demonstrate a career value proposition on the company website, social media and marketing materials

Maintenance Roundtable

SEPTEMBER 27 2:00 p.m. - 3:00 p.m.

AAA - 8620 Burnet Rd. #475 FREE and for AAA Maintenance Leads and Supervisors Calling all maintenance leads and maintenance supervisors! Join us for a Maintenance Round Table to discuss issues related specifically to your profession. We want to hear from you.

Learn at Lunch: How to Manage Your Reputation

OCTOBER 19 12:30 p.m. - 1:00 p.m.

Sponsored by ForRent.com AAA - 8620 Burnet Rd. #475 FREE and for only AAA on-site members

CECs: 1 · How much does it matter what others are saying? · How to claim your listings · The best way to answer a bad review · The best way to answer a good review · How to get your listings score up

QUESTI ON S? Contact AAA Director of Education Ariel Zimmerman at ariel@austinaptassoc.com or 512.323.0990.

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t

yo

ur

lin

Ge

WEDNESDAYS

e!

present

n o education

SEPTEMBER 13

Act Like You Want the Business! How Your FollowUp Speed and Strategy Helps Close More Leases SEPTEMBER 27

All Webinars are conducted by www.multifamilyinsiders.com.

So You Thought Closing Was Easy?

OCTOBER 11

The True Cost of Bad Customer Service OCTOBER 18

Free and Inexpensive Marketing Tools You Can Use to Entice Your Prospects.

Customer Service and Managing Difficult People COURSE GOOD FOR EDUCATION TRACKS

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!

Our industry is people-powered. The customer service experiences we share with our co-workers, bosses, direct reports, suppliers and residents are crucial to our success. Learn how to turn a negative experience into a positive one!

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Preventive Maintenance, Make Readies and Time Management OCTOBER 24 8:30 a.m. - 11:30 a.m.

Presented by Stephanie Naylor, CAS, NAAEI Faculty, Flooring Warehouse, and Colleen Grahn, CAPS, Berkshire Communities AAA - 8620 Burnet Rd. #475 $80 per AAA member - $70 early bird rate!

FREE for ACE subscribers CECs: 3

COURSE GOOD FOR EDUCATION TRACKS

$70 early bird rate!

FREE for ACE subscribers CECs: 3 This seminar will provide key concepts to consider when developing a preventive maintenance schedule, ways to maximize time in the field or office, and executing make-readies systematically to ensure high standards are being met for successful move-ins during the turn season.

ROI Exchange: Lending

OCTOBER 26 8:30 a.m. - 11:30 a.m.

Presented by Angel Davila, CAMT, CAPS, NAAEI Faculty, Rainier Management AAA - 8620 Burnet Rd. #475 $80 per AAA member -

OCTOBER 31 11:45 a.m. - 1:00 p.m.

AAA - 8620 Burnet Rd. #475 Presented by Peter Gineris from CBRE FREE and for AAA IRO members only CECs: 1

SEPTEMBER / OCTOBER /

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LAW IN ORDER

The Warren Report TENANT SELECTION AND THE LAW Developing Useful Tenant Selection Criteria and Applicant Disclosures

T Is it sufficient to simply focus upon criminal history, previous rental history, current income and credit history?

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hose who rent residential real estate need tenant selection criteria. It is not simply an option or a preferred practice. It is the law.

Section 92.3515(a) of the Texas Property Code states that at the time an applicant is provided with a rental application, the landlord shall make available to the applicant printed notice of the landlord’s tenant selection criteria (the Criteria). The statutory provision goes on to provide that this printed notice must contain the grounds for which the rental application may be denied. The Property Code suggests that criminal history, previous rental history, current income and credit history are to be included in the Criteria, along with an obligation to provide complete and accurate information. Those suggestions, however, are not all-inclusive. They are simply guidelines about what the threshold inquiries ought to be.

The Texas legislature enacted this section of the Property Code in its 2007 session. The law took effect

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William S. Warren, Warren Law Firm

utilize criminal background data.

Let us begin with the suggested topics from the Property Code. The first such item is CRIMINAL HISTORY. This has taken on added importance recently, because on April 4, 2016, the U.S. Department of Housing and Urban Development (HUD) pubJanuary 1, 2008. The statute provides lished a 10-page paper entitled Guidthat applicants shall sign an acknowledgment indicating that the notice was ance on Application of Fair Housing Act Standards to the Use of Criminal made available to them. The acknowlRecords. This guidance was the subject edgment must include a statement to of an earlier Law in Order: The Warren the effect that the applicant: (1) had Report published in the July/August an opportunity to review the Crite2016 Window on Rental Housing magria, (2) the basics of what the Criteria azine. The title of that Warren Report includes, and (3) a provision that if was Done the Crime. Done the Time. the Criteria is not met, the application Now What? Due to the importance of may be rejected and the application how to use the criminal history of an fee (if any) will not be refunded. The applicant and avoid housing discrimipreferred provision, of which the forenation, a bit of highlighting from that going is a summary version, is literally earlier Warren Report is appropriate. quoted in the statute. If the notice If the Criteria you currently use is not provided, and the applicant is enables you to deny an applicant rejected, the landlord must return the simply because of arrests (and does full amount of both any application fee not require convictions), you will have and application deposit. a problem. Likewise, if your Criteria Is it sufficient to simply focus upon criminal history, previous rental history, have a blanket prohibition against renting to anyone with a conviccurrent income and credit history? tion, no matter when the conviction Perhaps in the Criteria itself; but the occurred, what the underlying crime Criteria is often accompanied by other entailed, or what the convicted person landlord disclosures, like your privacy has done since then, you had better policy, your general rental criteria, your beware. Automatically disqualifying animal policies, your occupancy policy, “anyone with a conviction” will very and greater detail about how you will

likely now result in a violation of fair housing laws.

To avoid a violation, landlords must always be able to show that there is a substantial, legitimate, nondiscriminatory interest supporting any policy which denies housing to an individual based upon the use of criminal history.

The new rule about criminal history data is that we need convictions.

Simply being arrested or charged is not enough. A blanket prohibition against renting to any person with any conviction record, moreover, will not suffice. The housing provider must consider when the conviction occurred, and what the underlying crime entailed. The prospective landlord must also take into account what the convicted person has done since the date of the conviction. The nature and severity of the underlying crime that the individual was convicted of is also extremely important.

A landlord must accurately distinguish between criminal conduct that indicates a demonstrable risk to resident safety and/or property, and criminal conduct that does not.

How can this be done? Begin by thinking about what an apartment community is, and what is expected of it. In an apartment community, people of all age groups reside in close proximity. Efforts should be undertaken by the landlord, within reason, to minimize the possibility of harm to the safety of other residents and their property. A focus on convictions for things like murder, rape, sexual assault, molestation, assault, battery, arson, terrorism, burglary and theft can easily jeopardize the safety of other residents and their property.

Within that list of crimes, moreover, some could have a much more significant impact than others.

In your tenant selection criteria, where you discuss criminal history, you should disclose that to the extent

you are able, you will consider the nature, severity and recency of criminal conduct found in an applicant’s criminal history. You also should disclose that you will take into consideration what that applicant has done since his or her conviction(s), if any. This is the expectation contained in the April 2016 HUD Guidance.

There also can be crimes that automatically and permanently cause the rejection of an applicant. Convictions for drug manufacturing or distribution, or crimes which have made an applicant subject to a lifetime registration requirement under a state sex offender registration program can cause automatic rejection.

Another thing the Property Code

suggests should be considered in your tenant selection criteria is PREVIOUS RENTAL HISTORY. What do former landlords say about your applicant?

To gain access to one’s previous rental history, a landlord must often rely upon the information disclosed on the application. The TAA application asks an applicant to provide a home address, and contact information for the landlord’s representative for the two most recent leased residences.

In addition, the TAA application inquires whether an applicant has been evicted or required to move out, or whether an applicant vacated a dwelling before the end of the lease term without the owner’s consent.

There are also questions on the TAA

application concerning whether an applicant has previously been sued for rent or for property damage. With this information, the prospective landlord is able to analyze whether leasing to the current applicant would be a prudent decision or not.

A good rental history can mean different things to different landlords.

For that reason, it is important for your Criteria to specify what is important to you. Does a previous eviction bother you? Even if there is an eviction, would you afford the applicant an opportunity to provide you with verifiable documentation that the landlord acted irresponsibly, and did not have a sound basis for that eviction case? Obviously, one does not want to rent to an applicant who is likely to cause physical damage to the property.

Your Criteria can alert your applicant that this is one of the things which could disqualify them. In your Criteria, you should also inform the applicant that specific conduct from their previous tenancies could be a deal breaker.

In addition, the Texas Property Code suggests tenant selection criteria which investigate the CURRENT INCOME of the applicant.

For this category to make sense, you must insist that the current income be verifiable. Identify what your verification process will entail. Consider specifying what type of documentation the applicant must provide you to verify their income. If you will require past tax returns, paycheck stubs, employer verifications, or bank statements, state that in your Criteria. You need not simply rely upon an applicant’s statement of current income provided on the application. There is a good chance the number provided on the application will not be as accurate as you would expect.

Make sure whatever application form you use is thoroughly complet-

There also can be crimes that automatically and permanently cause the rejection of an applicant.

SEPTEMBER / OCTOBER /

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Your Criteria can include more than the four suggested categories from Section 92.3515(a) of the Texas Property Code.

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CREDIT HISTORY. Your applicant’s ed. Do not allow an applicant to get sloppy and write partial answers to the credit history can be determined from their credit report. This will be questions. The information you obtain prepared by a neutral third-party, the from an applicant on the application credit bureau, and is designed to tell is the beginning point of any inquiry. you about a particular individual’s Do everything you can to ensure it is credit worthiness. Remember, if the complete and accurate. applicant becomes your tenant you Ideally, you will have an opportuniare going to rely upon this person to ty to meet with an applicant face-tomake a series of timely payments to face before the lease is signed. Use you. The credit report will show total this interaction to verify information. debt and monthly debt payments. This Look at an applicant’s original driver’s information, along with information license and cross check its data with the information contained in the appli- about how much one earns, enables you to conduct an accurate analysis of cation. See whether the application’s whether they ought to be able to meet “current address” matches the address on the driver’s license. Insist upon see- their rent obligations.

Credit reports also will show history ing an original photo ID and compare on each credit account. The histories the photo with the applicant. A copy show whether your applicant always, can be altered easily. Identity theft is sometimes, or never pays on time. The real and prevalent. credit report will also frequently idenBeware of an applicant who asks tify prior residences. You can match you how a particular question on the these against the prior residences disapplication ought to be answered. closed by an applicant on the applicaSomeone who asks you “What’s the tion itself. Credit reports will also probest way to answer this question?” vide information about bankruptcies, raises a big red flag. accounts sent to collections, and evicAs you look into current income, tions. Similar topics appear on the TAA and have multiple paycheck stubs rental application, so you are presented from an applicant, compare them sidewith another opportunity to compare by-side. As you study them in chronoinformation from two different sources logical order, see what is happening (the credit bureau and applicant) to see with year-to-date income. If pay stubs if it is contradictory. Get an applicant’s have been altered, possibly not every credit report directly from the issuer. alteration to complete the scam has Do not accept a photocopy the tenant been made. Look for different type brings along for you. It is too easy for a fonts or print sizes. This could suggest tenant to alter the content of a report that someone altered the form to remove negative information and replace they provide.

Credit reports may provide you it with positive information. with a credit score. A credit score is If you ask for a tax return, check a single number that summarizes a to see who prepared it. Verify that the person’s credit history. The higher the tax form is actually signed. If the tax number is (which will range between preparer is identified, contact them by 300 and 850) the better. A credit score phone to see whether they indeed preis positively influenced by payments pared the tax form you are presented with. If someone has a salaried position, made on time and by the total number they ought to have a W-2 form. If some- of credit accounts an individual has at any given time. Data in the report one is a non-salaried contractor, they could suggest an undue reliance on ought to have annual 1099 IRS forms.

Make sure your leasing personnel know credit cards.

Your Criteria can include more what the important documents are, than the four suggested categories what they look like, what information from Section 92.3515(a) of the Texas they should contain, and what to look Property Code. For example, you could for to ensure their accuracy. have a category which you identify as Another item the Texas Property “NEGATIVE INFORMATION.” This Code suggests should be included section of your Criteria could refer to on your tenant selection criteria is

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things like open bankruptcies which have not been discharged, collection claims filed by a property management company or apartment complex, and what your minimum income formula would be to rent the particular unit.

This is often a multiple of the monthly rent, and three times the monthly rent is a common earnings threshold for tenant qualification.

ANIMAL POLICIES also ought to be addressed in the document containing your Criteria. Consider addressing the breed, weight, and size of an animal which a prospective resident could have. In that regard, it is noteworthy that the law draws a distinction between service animals and pets. More specifically, you can exclude pets of a particular breed, size or weight, but you cannot use breed restrictions, or size and weight restrictions, as an automatic exclusion for service animals.

Suppose you did not want pit bulls living at your property. They may be too big, too aggressive, or not covered under your insurance policy. Let us assume, in addition, that you allow pets at your community. As long as the pit bull was not an emotional support animal or service animal, you could use breed, size and weight restrictions to exclude that animal from your property. However, if someone stated that this particular pit bull was an emotional support animal or a service animal for a person with a disability, a different analysis would have to be undertaken. Neither breed, size, nor weight limitations may be applied, in and of themselves, to deny an accommodation request for an assistance animal in the context of residential fair housing law. Make that distinction clear in your Criteria.

You are within your rights to ask someone who is seeking a reasonable accommodation for an assistance animal to provide documentation. When the request is for an assistance animal that provides emotional support, documentation may be requested from a physician, psychiatrist, social worker, or other mental health professional.

You may insist, within reason, that such documentation address how, and conclude whether, the animal in question provides emotional support

that alleviates one or more of the identified symptoms or effects of an existing disability that the requesting individual currently has.

In addition, the document containing your Criteria is also an appropriate place to state your OCCUPANCY POLICY. That is where you specify how many persons may occupy the rental property. It is often based, at least in large part, upon the number of bedrooms being rented. Some landlords like a policy of two persons per bedroom. It must be understood, however, that such a hard and fast rule is complicated and may not always be legally correct. How old must one be before they are counted in a formula determining how many persons can occupy a bedroom? How are children and infants treated in the occupancy policy? Once you determine your occupancy policy, which requires careful legal analysis, you may want to include your policy in the document containing your tenant selection criteria.

The document containing your Criteria is also a good location to include your PRIVACY POLICY. Essentially, the law requires that when you ask somebody to provide you their Social Security number, you are to provide them your privacy policy. We know from earlier in this article that at the time an applicant is presented with a rental application, the landlord is to make available to the applicant printed notice of the landlord’s tenant selection criteria. Since a request for disclosure of a Social Security number is made in the application, this would also be the time that you want to disclose what you will do with private information obtained in the context of the application process.

Essentially, many landlords state they will not disclose nonpublic personal information except as permitted by law. They will also make statements to the effect that they will restrict access to nonpublic personal information

to those employees who need such information to provide products and services to the applicant and tenant.

A typical privacy policy also includes statements about the type of physical, electronic and procedural safeguards which are utilized to comply with federal standards guarding against improper disclosure of nonpublic personal information.

Who performs background checks?

A quick Google search leads to the site www.top10bestbackgroundcheck.com.

In no particular order, and without rendering an opinion as to the accuracy, quality or cost of these services, here are some of the background check services identified on this webpage: www.beenverified.com; www. instantcheckmate.com; www.Spokeo. com; www.truthfinder.com; and www. peoplelooker.com.

If you want to search for credit information, you need to have the permission of the applicant before you do so. If you utilize the TAA rental application, a grant of permission is contained on that, plus the application is signed by the applicant.

Even when using a third-party service, it is important that an individual’s rights under the Fair Credit Reporting Act be preserved. Consumers are protected against unfair or inaccurate results generated during background checks; they must be told whether information in their file has been used against them, and such consumers have a right to know what is in their file. Consumers also have a right to dispute inaccurate information about them, and the right to seek damages for violations of the Fair Credit Reporting Act. As you might expect, therefore, it is important that the company you utilize obtains and reports accurate information, and makes (or enables you to make) full and legal disclosures.

Who will your tenant selection criteria affect? As the Property Code

provides, everyone who is provided a rental application is to be provided a copy of the Criteria. Make it a practice that anyone over the age of 18 who wants to live at your community completes an application.

What do you do if you want to reject an applicant? Section 92.352 of the Texas Property Code provides that an applicant is deemed rejected by the landlord if the landlord does not give notice of acceptance of the applicant on or before the seventh day after either: (1) the date the applicant submits a completed rental application to the landlord on an application form furnished by the landlord, or (2) the date the landlord accepts an application deposit if the landlord does not furnish the applicant an application form.

The TAA application contains a similar provision in its application agreement. There, the landlord is to notify the applicant whether or not they have been approved within seven days after the date landlord receives a completed application. An application will be considered disapproved if the landlord fails to notify the applicant of approval within such seven days.

The notification of the applicant may be in person, by mail or by telephone, according to the TAA form, unless the applicant has specified that the notification is to be by mail.

Every landlord wants an ideal tenant; and an ideal tenant originates as an ideal applicant. Carefully craft your tenant selection criteria and related applicant disclosures so they work for, and not against, achievement of that goal. Then thoroughly analyze the information you receive to make an informed choice whether your applicant is a person you can approve and feel confident about. Be careful out there.

The document containing your Criteria is also a good location to include your PRIVACY POLICY.

B I L L W A R R E N is in his 37th year as a lawyer. 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 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 Law Firm, 1011 Westlake Drive, Austin, Texas 78746, (512) 347-8777, or through his firm’s website at www.WLFtexas.com.

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August 2017

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

91.4% 1,200 $/mo 137.6 c/sf/mo 872 sf

Past 12 Months: 0.5% Rental Rate growth 7,968 units absorbed Operating Supply: 912 communities 211,013 units Recently Opened (12 mo): 41 communities 9,824 units Under Construction: 31 communities 7,911 units Proposed Construction: 32 communities 9,410 units

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

History of Effective Price & Occupancy 93

1225

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.

1200

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.

1100

92 1175

1150 91 1125

A S O N D J F M A M J J A S O N D J F M A M J J 2015

2016

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 Round Rock/ Georgetown West/ Sunset Valley/ Barton Creek Northeast Cedar Park/ Leander/ Four Points

Annualized % of Mkt Growth % Absorbed 9.1% 3.1% 11.5% 2.0% 8.4% 2.0% 17.8% 1.1% 8.6% 1.6%

Class ALL A B C D

Total Units w/ Concessions 42,656 17,755 8,035 13,673 3,193

% of Total Units 20% 32% 13% 20% 12%

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

88.9% 983 $/mo 111.5 c/sf/mo 882 sf

SAN ANTONIO Occupancy: Price: Rental Rate: Size:

90.4% 913 $/mo 107.7 c/sf/mo 848 sf

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

92.1% 1,073 $/mo 123.2 c/sf/mo 871 sf

Past 12 Months: -0.2% Rental Rate growth 11,302 units absorbed

Past 12 Months: 1.3% Rental Rate growth 4,366 units absorbed

Past 12 Months: 3.9% Rental Rate growth 13,723 units absorbed

Operating Supply: 2,722 communities 637,595 units

Operating Supply: 855 communities 179,990 units

Operating Supply: 2,936 communities 681,810 units

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2017

Price ($/mo)

Occupancy %

HOTTEST SUBMARKETS Rank Submarket

90

Citywide Effect -1.3% -2.6% -0.6% -0.8% -0.5%

Average Special -6.1% -8.0% -4.7% -3.7% -4.0%

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 2.5 million apartment units in Texas, Georgia, and Arizona.

Cindi Reed Account Manager 512.969.1499

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A Plus Asphalt & Concrete Art Aja 512-251-8920 Brecca Construction LLC Tania Dupuis 512-563-8839 Integrity Paving & Coatings Robyn Riley 512-853-9009 Jenko Asphalt & Concrete, LLC Chris Jenkins 817-312-0256 KoolCote of Texas Stacy Perlinger 512-251-5740 Lone Star Paving Jim Ramming 512-428-5778 Oldcastle Materials Texas, Inc Kim Tiefke 512-861-7100 Precision Safe Sidewalks, LLC Dave Lardner 512-369-2558 Premium Cuts Lawn Service & Maintenance Jeannette Wagoner 512-252-2264 Stripe-It-Up Katie Youngblood 512-966-2511 Sundek of Austin Rick Hubbard 512-928-8000

Concrete Scoring & Staining Capitol Floor Brett Weiss 512-339-1555 Lone Star Carpet Lee Moerbe 512-836-9311

Construction Management Consultants Bartley Construction Dennis Bartley 512-303-9688

Construction-General All-Cor Services Steve Wingo 512-826-4542 AYS Capital & Renovations, LLC Joey Susan 512-454-5704 Brecca Construction LLC Tania Dupuis 512-563-8839

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Camp Construction Peter Flynn 512-394-1111 Capitol Construction/CPC Barbara Crawford 512-289-0227 Centex Construction Mark Herbert 281-587-5400 Crestmark Construction Services Brenda Nite 713-426-6161 Falcon Construction USA Brent McGrath 512-610-1124 Global Restoration Services Eric DeLeon 210-347-8431 JMI Contractors Melissa Vale 210-492-8181 Linder Reconstruction Services Matt Linder 512-848-3484 Renaissance Contracting, LLC Anthony Mullens 512-691-9047 TPI Painting, Inc Al Torres 713-668-7986

Consulting Broker PM Consulting Group Chad Christian 832-968-4734

Counter Top Installation Countertop & Cabinet Solutions Keri Zach 830-980-1534 Gold Star Cabinets & Countertops Trojan Tidwell 512-251-9279 Synergy Granite LLC Demetri Montez 512-778-9007 The CounterSource, Inc Todd Keesee 512-587-2160

Counter Top Refinishing Countertop & Cabinet Solutions Keri Zach 830-980-1534 Quality Surface Solutions,Inc. Karma Delgado 512-441-2909 Surface Connection Mike Canfield 512-507-8202

Counter Tops-Granite Gold Star Cabinets & Countertops Trojan Tidwell 512-251-9279 Synergy Granite LLC Demetri Montez 512-778-9007 The CounterSource, Inc Todd Keesee 512-587-2160

Credit Reporting Agencies AmRent Lisa Rusie 855-532-2883 National Credit Systems, Inc Kristin Muse 800-367-1050 National Tenant Network Stacy Howell 800-801-1371 Tenant Tracker, Inc Troy Pate 800-658-9369

Criminal Record Search Liberty Group, The Shay Mickler 512-225-1860 Tenant Tracker, Inc Troy Pate 800-658-9369

D

Deck Builders

A-1 Service/Prop Maint Contractors Ron Little 512-443-2222 Bartley Construction Dennis Bartley 512-303-9688 Brecca Construction LLC Tania Dupuis 512-563-8839 JMI Contractors Melissa Vale 210-492-8181

Decks KoolCote of Texas Stacy Perlinger 512-251-5740 Sungrow Landscape Services Patrick Goulding 512-331-1700

Demolition Contractors JMI Contractors Melissa Vale 210-492-8181

Descaling Superior Descaling Inc - SDI John Bune 512-748-9480

Detention Pond Maintenance & Recovery Sungrow Landscape Services Patrick Goulding 512-331-1700

Directories & Guides ForRent.com Danielle Archuleta 512-326-1133 RentPath Chelsea Kneeland 469-662-3097

Door Hardware Longhorn Mobile Glass Service Inc Fred Vierna 512-443-9000

Doors & Door Products Cedar Park Overhead Doors Todd Gilstrap 512-335-7441 Longhorn Mobile Glass Service Inc Fred Vierna 512-443-9000

Doors-Patio Affordable Screens & Glass Rick Middleton 512-358-1560 Ameristar Screen and Glass CJ Reed 512-910-3050 Brecca Construction LLC Tania Dupuis 512-563-8839

Drain & Sewer Cleaning Airco Mechanical Brandi Dathe 512-837-2917

Drainage Contractors A Plus Asphalt & Concrete Art Aja 512-251-8920

Complete Landscapes, Inc. Susan Bishop 512-252-0141 Premium Cuts Lawn Service & Maintenance Jeannette Wagoner 512-252-2264 Sungrow Landscape Services Patrick Goulding 512-331-1700

Dry Cleaning Services Love Lockerz Jason Jones 512-718-7940 MW Cleaners Frank Duffy 281-734-5104

Dryer Vent Cleaning Blackmon Mooring of Austin Serena Nikonowicz 512-574-8043 Top Hat Chimney Sweeps Home & Commercial Services Ann Miller 512-352-0313 WASH Multifamily Laundry Systems, LLC Mike Gagliardi 737-226-2597

Drywall Contractors Brecca Construction LLC Tania Dupuis 512-563-8839 Quality Service of Texas, Inc Jessica Hernandez 512-244-2777 TBC Services, LLC Tom Burghart 512-217-8020

E

Electric-Contractors All-Cor Services Steve Wingo 512-826-4542 Facility Innovations Group, LLC Ed Fahrenkrug 512-655-3676 Fixed Maintenance and Repair Mark Ezell 512-574-5117 Fox Service Company James Bagby 512-442-6782 Lightning Electrical, LLC Rick Morgan 512-642-4417 Mtech 512-929-7090

Electric-Equipment & Supplies HD Supply Kendall Wood 512-584-7432 Interstate All-Battery Center Joel Walker 512-955-2165 Maintenance Supply HQ Jeff Feldhaus 512-335-6700

Electronic Rent Collection ResMan Amanda Mabrey 972-349-1406

E-Mail Video Marketing Solutions Capture The Market Beth Doty 866-778-7719

Products and Services

SEPTEMBER / OCTOBER /

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Emergency Phones

Employment Services

Kings III Emergency Communications Gary Weldon 512-992-4134 On Guard, Inc Bill White 713-664-8273

Hire Priority Staffing Loa McManus 512-338-4473 Liberty Group, The Shay Mickler 512-225-1860 Radley Staffing Jon Lantrip 512-502-3030 The Personnel Store, Inc Damion White 512-236-1400

Emergency Water Services Abluent Cleaning Services Daniel Salazar 512-777-9249 Belfor Property Restoration John Keenan 512-610-3015 Blackmon Mooring of Austin Serena Nikonowicz 512-574-8043 Camp Construction Peter Flynn 512-394-1111 UCS Ben Wells 512-385-6600

Employee Morale Programs Nfinite Pursuit Brandon Hill 229-942-4300

Employee Screening

Products and Services

Liberty Group, The Shay Mickler 512-225-1860 Tenant Tracker, Inc Troy Pate 800-658-9369 The PI Company Mary Derby 800-260-0079 TSGI Samantha Kool 512-832-5300

Employment Agencies-Permanent BG Multifamily Nikki Burleson 512-481-1234 Hire Priority Staffing Loa McManus 512-338-4473 Liberty Group, The Shay Mickler 512-225-1860 TSGI Samantha Kool 512-832-5300

Employment Agencies-Temporary BG Multifamily Nikki Burleson 512-481-1234 Hire Priority Staffing Loa McManus 512-338-4473 Liberty Group, The Shay Mickler 512-225-1860 Radley Staffing Jon Lantrip 512-502-3030 Star Personnel Victor Garcia 832-242-6800 The Personnel Store, Inc Damion White 512-236-1400 TSGI Samantha Kool 512-832-5300

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Energy Auditing 1st Choice Energy David Malone 512-345-0956 BEST Ari Kahn 512-522-2378

Energy Conservation Consultation 1st Choice Energy David Malone 512-345-0956 BEST Ari Kahn 512-522-2378

Energy Service 1st Choice Energy David Malone 512-345-0956 Austin Energy Jaime Gomez 512-482-5332 Blackmon Mooring of Austin Serena Nikonowicz 512-574-8043

Entertainment Apartment Life Randy Ginnan 817-685-2963x.321

Evictions Connect2Court J Daniel Maggard 404-500-5743 Law Offices of Brian P Cweren Brian Cweren 713-622-2111 Law Offices of R. David Fritsche David Fritsche 210-227-2726 Nationwide Eviction Eddie Young 512-551-0357

Executive Search Services Hire Priority Staffing Loa McManus 512-338-4473 Liberty Group, The Shay Mickler 512-225-1860

Exercise Equipment-Dealers Advanced Exercise Equipment Ryan McAfee 512-800-0959 Comm-Fit Marcus Ling 512-378-3581 Fit Supply Joshua Nichols 512-971-7399 Kraftsman Commercial Playgrounds & Water Parks Melissa Valdez 281-353-9599 Marathon Fitness Demariee Anderson 800-391-9496

Exercise EquipmentService & Repair Advanced Exercise Equipment Ryan McAfee 512-800-0959 Comm-Fit Marcus Ling 512-378-3581 Fitness In Motion Ron Adams 512-658-2860 Marathon Fitness Demariee Anderson 800-391-9496

F

Fences & Rails

2 S-D, Inc Kevin Seelhammer 830-627-2734 All-Cor Services Steve Wingo 512-826-4542 Associated Time & Parking Patrick Dolan 512-693-9200 Brecca Construction LLC Tania Dupuis 512-563-8839 Camp Construction Peter Flynn 512-394-1111 Falcon Construction USA Brent McGrath 512-610-1124 Metroflor Corporation Matthew Fooshee 832-444-7611 Meyer Smith, Inc Jay Esmay 713-862-7339 Premium Cuts Lawn Service & Maintenance Jeannette Wagoner 512-252-2264

Financial Planning Brown Insurance Group Cory Brown 512-523-4002

Financing CBRE Capital Markets Peter Gineris 915-585-3883 TruWest Credit Union Michael Gandy 512-252-6007

Fire Alarm System Monitoring Ace Fire Equipment Ashley Stein 512-835-2020 Alarmtechs, Inc. Terry Delzeit 281-391-6066 Alliance Safety and Fire Protection LP Seth Smith 512-461-7890 Firetrol Protection Systems, Inc. John Rogers 512-687-0115 GSC Fire & Security Mark Cummings 512-697-8723 TriStar Commercial LLC Tim Walker 512-733-0944 Western States Fire Protection John Couch 512-832-8069

Fire Alarm Systems Ace Fire Equipment Ashley Stein 512-835-2020 Alarmtechs, Inc. Terry Delzeit 281-391-6066 Alliance Safety and Fire Protection LP Seth Smith 512-461-7890 Firetrol Protection Systems, Inc. John Rogers 512-687-0115 GSC Fire & Security Mark Cummings 512-697-8723 Impact Fire Services Rob Thomas 512-243-7788 TriStar Commercial LLC Tim Walker 512-733-0944 Valor Fire Protection John Couch 512-846-4142 Western States Fire Protection John Couch 512-832-8069

Fire Extinguishers Ace Fire Equipment Ashley Stein 512-835-2020 Firetrol Protection Systems, Inc. John Rogers 512-687-0115 GSC Fire & Security Mark Cummings 512-697-8723 Impact Fire Services Rob Thomas 512-243-7788 StoveTop FireStop Joanna Osborne 817-870-8081 Western States Fire Protection John Couch 512-832-8069

Fire Hydrant Inspection Repair Service & Testing Ace Fire Equipment Ashley Stein 512-835-2020 Hyden Construction Services, LLC Brian Hyden 512-947-1945 Western States Fire Protection John Couch 512-832-8069

Fire Protection Equipment & Supply Firetrol Protection Systems, Inc. John Rogers 512-687-0115 Interstate All-Battery Center Joel Walker 512-955-2165 StoveTop FireStop Joanna Osborne 817-870-8081 TriStar Commercial LLC Tim Walker 512-733-0944

Fire Restoration Belfor Property Restoration John Keenan 512-610-3015 Blackmon Mooring of Austin Serena Nikonowicz 512-574-8043

Camp Construction Peter Flynn 512-394-1111 Capitol Construction/CPC Barbara Crawford 512-289-0227 Crestmark Construction Services Brenda Nite 713-426-6161 DFW Housing Partners Clark Crawford 817-806-8147 Falcon Construction USA Brent McGrath 512-610-1124 Gage Multifamily Services Rich Trepanier 512-903-9173 JMI Contractors Melissa Vale 210-492-8181 The Ironwood Group Todd Pirtle 512-298-2004 TPI Painting, Inc Al Torres 713-668-7986

Fire Sprinkler SystemsInstallation Service & Inspection Ace Fire Equipment Ashley Stein 512-835-2020 Alliance Safety and Fire Protection LP Seth Smith 512-461-7890

American Fire Systems Craig Branstetter 713-466-9898 Firetrol Protection Systems, Inc. John Rogers 512-687-0115 GSC Fire & Security Mark Cummings 512-697-8723 Western States Fire Protection John Couch 512-832-8069

Fire/Water Damage Restoration Abluent Cleaning Services Daniel Salazar 512-777-9249 Bartley Construction Dennis Bartley 512-303-9688 Belfor Property Restoration John Keenan 512-610-3015 Blackmon Mooring of Austin Serena Nikonowicz 512-574-8043 Capitol Construction/CPC Barbara Crawford 512-289-0227 Contractors, Inc. Brian Scott 512-733-0600 FIDUS Construction Services Lauren Hudler 512-590-2707 Hurcon, Inc Bobby Griggs 281-847-3600

TBC Services, LLC Tom Burghart 512-217-8020 The Steam Team Ashtynn Smith 512-739-7237 UCS Ben Wells 512-385-6600

Fitness Design & Management Advanced Exercise Equipment Ryan McAfee 512-800-0959 Fit Supply Joshua Nichols 512-971-7399 Nfinite Pursuit Brandon Hill 229-942-4300

Fitness Equipment Repair & Service Advanced Exercise Equipment Ryan McAfee 512-800-0959 Fitness In Motion Ron Adams 512-658-2860

Flags Banners & Pennants Image 360 Gordon Stehr 512-436-0134

Floor Covering Distributors Floor King, Inc Roy Whitaker 512-346-7034 Mohawk Industries Ty Thompson 512-203-4833

Floor Coverings Sales & Installation Arbor Contract Carpet Tiffany Strong 512-339-1075x.7115 Capitol Floor Brett Weiss 512-339-1555 Colors Unlimited Rob Tatrow 512-339-3023 Criterion Brock Art Lopez 512-230-5635 Dixie Carpet Installation, Inc Tristian Schwenke 512-442-6927 Floor King, Inc Roy Whitaker 512-346-7034 Flooring Warehouse Matt Naylor 512-335-8138 Impact Floors Moises Gonzalez 512-833-6399 McMahan’s Flooring, Inc Brenda Carpenter 855-472-7585 Rasa Floors Daniel Pena 512-371-9966 Redi Carpet Tony Boatman 512-383-1314

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Floor Restoration-Hardwood Brecca Construction LLC Tania Dupuis 512-563-8839 Floor King, Inc Roy Whitaker 512-346-7034

Floorcovering Manufacturer Metroflor Corporation Matthew Fooshee 832-444-7611 Mohawk Industries Ty Thompson 512-203-4833

Flooring-Vinyl/Laminate

Products and Services

Brecca Construction LLC Tania Dupuis 512-563-8839 Capitol Floor Brett Weiss 512-339-1555 Colors Unlimited Rob Tatrow 512-339-3023 Floor King, Inc Roy Whitaker 512-346-7034 Impact Floors Moises Gonzalez 512-833-6399 McMahan’s Flooring, Inc Brenda Carpenter 855-472-7585 Metroflor Corporation Matthew Fooshee 832-444-7611 Readers Wholesale Jason May 713-224-8300

Foundation Contractors Church Services Stephanie Meatto 713-722-5000 Foundation Specialists Managers Office 512-291-4374 FSI Construction Inc Gary Greene 512-291-4374 JMI Contractors Melissa Vale 210-492-8181 Perma-Pier Foundation & Plumbing Repair of Texas Katie Findahl 512-422-7553

Framing Contractors Bartley Construction Dennis Bartley 512-303-9688 Brecca Construction LLC Tania Dupuis 512-563-8839 Camp Construction Peter Flynn 512-394-1111

Furniture-Outdoor Leisure Creations Davy Johnson 866-765-6726 Texacraft Susan Leigh 205-486 6027

Furniture-Outdoor Park TF Harper & Associates LP Elayne Haynes 512-440-0707

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Furniture-Rentals Brook Furniture Rental Erin Mungovan 832-590-8005 Charter Furniture Rental, Inc. Nicki Granberry 512-705-2669 CORT Lindsey Osborne 512-719-9040

Furniture-Sales Charter Furniture Rental, Inc. Nicki Granberry 512-705-2669 CORT Lindsey Osborne 512-719-9040

Furniture-Swimming Pool Leisure Creations Davy Johnson 866-765-6726 Texacraft Susan Leigh 205-486 6027

G

Garage Doors & Openers Cedar Park Overhead Doors Todd Gilstrap 512-335-7441 R&S Overhead Garage Door of Austin Mandy Jones 512-794-3667

Garbage Collection Bulk Services LLC Morgan Beard 512-770-9060 Central Texas Refuse, Inc Vic Thomas 512-243-2833 Texas Disposal Systems Dennis Hobbs 512-421-1359 VIP Waste Solutions, LLC Timothy Abney 877-349-0340

Gates-Automatic & Manual Associated Time & Parking Patrick Dolan 512-693-9200 Austin Estate Gate Anthony Bruno 512-296-2671 Bartley Construction Dennis Bartley 512-303-9688 Cedar Park Overhead Doors Todd Gilstrap 512-335-7441 Compound Security Specialist Robert Palmerton 512-444-4283 GateCode Liam Pope 512-571-1001 Meyer Smith, Inc Jay Esmay 713-862-7339 R&S Overhead Garage Door of Austin Mandy Jones 512-794-3667 TriStar Commercial LLC Tim Walker 512-733-0944

General Contractors 2 S-D, Inc Kevin Seelhammer 830-627-2734 A-1 Service/Prop Maint Contractors Ron Little 512-443-2222 All-Cor Services Steve Wingo 512-826-4542 AYS Capital & Renovations, LLC Joey Susan 512-454-5704 Bartley Construction Dennis Bartley 512-303-9688 Blackmon Mooring of Austin Serena Nikonowicz 512-574-8043 Brecca Construction LLC Tania Dupuis 512-563-8839 Build Right Construction Fortunato Gomez 512-545-5080 Camp Construction Peter Flynn 512-394-1111 Capitol Construction/CPC Barbara Crawford 512-289-0227 Contractors, Inc. Brian Scott 512-733-0600 Crestmark Construction Services Brenda Nite 713-426-6161 CTI Construction Ray Logan 830-857-5944 DFW Housing Partners Clark Crawford 817-806-8147 FIDUS Construction Services Lauren Hudler 512-590-2707 Foundation Specialists Managers Office 512-291-4374 FSI Construction Inc Gary Greene 512-291-4374 Gage Multifamily Services Rich Trepanier 512-903-9173 Global Restoration Services Eric DeLeon 210-347-8431 Guardian Construction Bill Holcomb 512-250-9478 Hurcon, Inc Bobby Griggs 281-847-3600 Infinite Capital Construction Chris Macias 512-386-3854 JMI Contractors Melissa Vale 210-492-8181 Linder Reconstruction Services Matt Linder 512-848-3484 M&M Painting & Construction Karen Iosue 210-614-9994 Mr Patch & Repairs Jorge Gonzalez 512-792-9539

PCI Texas Jeff Pancone 512-983-6831 Protractor Services Maisie Dickerson 512-282-5722 RLG Contracting Justin Shedrock 210-850-7465 Smart Companies, Inc Misty Garwood 512-452-4554 Swet Construction Group Frank Hutchinson 321-594-5569 TBC Services, LLC Tom Burghart 512-217-8020 The Ironwood Group Todd Pirtle 512-298-2004 TiCon Texas Construction Services Trey Murphy 281-932-8521 UCS Ben Wells 512-385-6600 Woods General Contracting, LLC John Woods 817-203-8710

Glass-Sales & Service Affordable Screens & Glass Rick Middleton 512-358-1560 Ameristar Screen and Glass CJ Reed 512-910-3050 Apartment Glass Products EdyLyn Dean 512-662-7036 Longhorn Mobile Glass Service Inc Fred Vierna 512-443-9000

Golf Cars & Carts-Rentals Golf Cars of Austin Austin Evans 512-312-4115 Golf Cart Zone Aaron Gouldie 512-258-9663 Mission Golf Cars Chad Bachhofer 800-324-7868

Golf Cars & Carts-Sales Golf Cars of Austin Austin Evans 512-312-4115 Golf Cart Zone Aaron Gouldie 512-258-9663 Mission Golf Cars Chad Bachhofer 800-324-7868

Gutters Kidd Roofing Ken Johnson 512-671-7791

Gutters & Downspouts Brecca Construction LLC Tania Dupuis 512-563-8839 Camp Construction Peter Flynn 512-394-1111 Five Star Gutters & Services, Inc Joann Rogers 512-944-3924 JMI Contractors Melissa Vale 210-492-8181

Kidd Roofing Ken Johnson 512-671-7791

Gutters-Cleaning & Repair Five Star Gutters & Services, Inc Joann Rogers 512-944-3924 Keith Barker Roofing & Solar Keith Barker 512-447-7663 Sungrow Landscape Services Patrick Goulding 512-331-1700

Hardware

H

HD Supply Kendall Wood 512-584-7432 Home Depot, The Richard Salinas 830-613-9453 Maintenance Supply HQ Jeff Feldhaus 512-335-6700

Heating SystemsSupplies & Parts Aces A/C Supply Robert Arroyo 512-832-7881 HD Supply Kendall Wood 512-584-7432 Maintenance Supply HQ Jeff Feldhaus 512-335-6700

Holiday Lighting Sungrow Landscape Services Patrick Goulding 512-331-1700

Hot Tubs & Spas Hines Pool And Spa Andy Hines/ Brandon Doucet 512-873-8565

HVAC Aces A/C Supply Robert Arroyo 512-832-7881 AGES Consulting Casey Conlon 844-533-4547 All-Cor Services Steve Wingo 512-826-4542 Blackmon Mooring of Austin Serena Nikonowicz 512-574-8043 Ferguson Facilities Supply Dustin Stucker 888-334-0004 Robert Madden Industries Tiffany Paluso 512-837-8521

CELEBRATING 40 YEARS OF PARTNERSHIP WITH THE APARTMENT INDUSTRY! We’ve led the way in developing creative solutions to help increase occupancy and resident satisfaction. n

Furniture to fit any style and budget

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Model staging

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Corporate/guest suite program

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Quality new and previously leased furniture for sale in our Clearance Centers

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Benefit of CORTpoints and Visa Gift Cards

Products and Services

Contact us to learn how other communities have benefited by asking the question, “FURNISHED OR UNFURNISHED?”

I

Indoor Air Quality Testing & Consulting Biosweep of Austin Yemi Ayeni 512-373-8118

Insulation-Contractors 1st Choice Energy David Malone 512-345-0956

Insurance Beneke Adjusters International Jim Beneke 512-328-1851

Rental Showroom & Clearance Center 9821 IH 35 North, Suite A Austin, TX 78753 512.719.9040 cort.com LIVE. WORK. CELEBRATE.

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Blancken Insurance Group Russ Blancken 512-246-2122 Capitol City Insurance Carol Baker 512-343-0280 Colonial Life Spencer Cobb 337-501-8174 Evans, Ewan, & Brady Insurance Agency Ken Ewan 512-869-1511 Jansen International, LLC Charles Dale 800-779-8714 Strategic Risk Specialists, LLC Justin Curnel 830-500-3033 Whorton Insurance Services Michael Whorton 512-338-1191

Insurance-Commercial

Products and Services

Blancken Insurance Group Russ Blancken 512-246-2122 Brown Insurance Group Cory Brown 512-523-4002 Capitol City Insurance Carol Baker 512-343-0280 Evans, Ewan, & Brady Insurance Agency Ken Ewan 512-869-1511 Insurance Claim Recovery Support Scott Friedson 512-904-9900 Strategic Risk Specialists, LLC Justin Curnel 830-500-3033 Whorton Insurance Services Michael Whorton 512-338-1191

Insurance-Health Blancken Insurance Group Russ Blancken 512-246-2122 Brown Insurance Group Cory Brown 512-523-4002 Evans, Ewan, & Brady Insurance Agency Ken Ewan 512-869-1511 Whorton Insurance Services Michael Whorton 512-338-1191

Insurance-Property Blancken Insurance Group Russ Blancken 512-246-2122 Brown Insurance Group Cory Brown 512-523-4002 Evans, Ewan, & Brady Insurance Agency Ken Ewan 512-869-1511 Strategic Risk Specialists, LLC Justin Curnel 830-500-3033 Whorton Insurance Services Michael Whorton 512-338-1191

Insurance-Renter Blancken Insurance Group Russ Blancken 512-246-2122

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Brown Insurance Group Cory Brown 512-523-4002 CoreLogic SafeRent Jason Pitzel 713-252-8515 Evans, Ewan, & Brady Insurance Agency Ken Ewan 512-869-1511 Liberty Rent Guarantee Mike Abraham 402-206-1840 RealPage, Inc. Stacey Blackwell 972-820-3000 Renters Legal Liability LLC Cheryl Leonard 801-994-0237

Insurance-Workers Comp Blancken Insurance Group Russ Blancken 512-246-2122 Brown Insurance Group Cory Brown 512-523-4002 Evans, Ewan, & Brady Insurance Agency Ken Ewan 512-869-1511 Strategic Risk Specialists, LLC Justin Curnel 830-500-3033 Whorton Insurance Services Michael Whorton 512-338-1191

Interior & Decorator Service Charter Furniture Rental, Inc. Nicki Granberry 512-705-2669 Michelle Thomas Design Michelle Thomas 512-934-8107

Internet Listing Service Apartment List Ben Coussens 404-735-1288 RealPage, Inc. Stacey Blackwell 972-820-3000 Zillow Gen Martin 210-430-9129

Internet-Marketing Costar David Arnold 512-865-0483 ForRent.com Danielle Archuleta 512-326-1133 Moveforfree.com Bubba May 210-691-3178 Realtor.com Carol Andrews 281-460-6307 Respage Linda Lunn 800-390-1776 Ruby Red Frog Design & Media Group Trent Robertson 214-636-4114

Internet-Service Providers Enterprise Risk Control Lonnie Derden 469-304-3354 Gigafy Stuart Aceituno 855-544-2359

Google Fiber Evan Vandarwarka 425-442-7498 Grande Communications Joseph Markosfeld 512-650-5486 Time Warner Cable Javier Salinas 877-859-9922

Internet-Web Site Developers Threshold Agency, LLC John Wilkinson 512-375-3169

Irrigation Maintenance & Repair Absolute Commercial & Environmental Services, Inc Matt Proctor 512-560-1099 JMI Contractors Melissa Vale 210-492-8181

Irrigation Systems Installation & Equipment Benchmark Landscapes Stephen Connell 512-266-3167 Complete Landscapes, Inc. Susan Bishop 512-252-0141 Gratr Landscapes, Ltd Greg Von Quintus 210-764-7773 Landscapes USA Heath Deen 512-350-5761 Maldonado Nursery & Landscaping Inc Lynn Jauregui 512-252-0198 Premium Cuts Lawn Service & Maintenance Jeannette Wagoner 512-252-2264 PS Landscapes, Inc Terri Needham 512-335-4769

J Janitorial Equipment & Supplies Bulk Services LLC Morgan Beard 512-770-9060 HD Supply Kendall Wood 512-584-7432 Maintenance Supply HQ Jeff Feldhaus 512-335-6700

Janitorial Service Bulk Services LLC Morgan Beard 512-770-9060 Crew Indigo, Inc Kevin Castello 512-465-2978 Crime Clean of Texas Deborah Gerhards 512-669-2999 Maid Of Honor, Inc John Hartley 512-323-6243 UCS Ben Wells 512-385-6600

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Landscape Contractors Bulk Services LLC Morgan Beard 512-770-9060 Gratr Landscapes, Ltd Greg Von Quintus 210-764-7773 Keller Commercial & Home Services INC. Nick Keller 512-930-4769 Native Land Design Chris Rhodes 512-918-2270

Landscape Installation & Maintenance Greater Texas Landscapes, Inc. Deborah Cole 512-462-2311 JMI Contractors Melissa Vale 210-492-8181 Sungrow Landscape Services Patrick Goulding 512-331-1700

Landscape Installation/ Irrigation Keller Commercial & Home Services INC. Nick Keller 512-930-4769 LMI Landscapes Justin Birchmeier 512-670-5000

Landscaping-Contractors & Maintenance Benchmark Landscapes Stephen Connell 512-266-3167 Complete Landscapes, Inc. Susan Bishop 512-252-0141 Gratr Landscapes, Ltd Greg Von Quintus 210-764-7773 Greater Texas Landscapes, Inc. Deborah Cole 512-462-2311 GreenScapes Landscaping Maegan Kelley 512-263-3669 JMI Contractors Melissa Vale 210-492-8181 Keller Commercial & Home Services INC. Nick Keller 512-930-4769 Landscapes USA Heath Deen 512-350-5761 LMI Landscapes Justin Birchmeier 512-670-5000 Maldonado Nursery & Landscaping Inc Lynn Jauregui 512-252-0198 Merit Service Solutions Matt Tenbush 512-834-0123 Native Land Design Chris Rhodes 512-918-2270 Premium Cuts Lawn Service & Maintenance Jeannette Wagoner 512-252-2264

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CELEBRATING 30 YEARS IN STAFFING Compliance Depot National Account • Fully Insured • On-Call Available

TEMPORARY • TEMP-TO-HIRE • SMART HIRE • DIRECT HIRE • RECRUITING

ON-SITE SERVICES • Certified & Lead Maintenance Technicians • Make Ready Technicians & Assistants • Porters, Groundskeepers & Housekeepers

• Experienced Leasing & Bilingual Consultants • Tomorrow's Talent™ Leasing Graduates • Community & Assistant Managers

• Administrative Support & Package Management • Student Housing Turn • Severe Weather Clean-up CELEBRATING

CONTACT INFO 512.481.1234 / Austin.Orders@BGMultifamily.com

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PS Landscapes, Inc Terri Needham 512-335-4769 RLG Contracting Justin Shedrock 210-850-7465

Landscaping-Designers Complete Landscapes, Inc. Susan Bishop 512-252-0141 Gratr Landscapes, Ltd Greg Von Quintus 210-764-7773 GreenScapes Landscaping Maegan Kelley 512-263-3669 Keller Commercial & Home Services INC. Nick Keller 512-930-4769 Maldonado Nursery & Landscaping Inc Lynn Jauregui 512-252-0198 Premium Cuts Lawn Service & Maintenance Jeannette Wagoner 512-252-2264 Sungrow Landscape Services Patrick Goulding 512-331-1700

Laundry Equipment-Leasing AAdvantage Laundry Systems Russell Williams 817-915-0431

Best Wash, Inc James West 281-441-2465 Commercial Equipment Company Andy Northup 972-991-9274 CSC Service Works Danielle Courtney 210-286-7786 WASH Multifamily Laundry Systems, LLC Mike Gagliardi 737-226-2597

Laundry Equipment-Sales AAdvantage Laundry Systems Russell Williams 817-915-0431 Best Wash, Inc James West 281-441-2465 Commercial Equipment Company Andy Northup 972-991-9274 CSC Service Works Danielle Courtney 210-286-7786 WASH Multifamily Laundry Systems, LLC Mike Gagliardi 737-226-2597

Leak Detection & Repair Airco Mechanical Brandi Dathe 512-837-2917

Roto-Rooter Service Co. Jason Carter 512-836-8925

Leasing Sales Programs ResMan Amanda Mabrey 972-349-1406

Leasing Specialist Hire Priority Staffing Loa McManus 512-338-4473 Liberty Group, The Shay Mickler 512-225-1860

Legal Service Connect2Court J Daniel Maggard 404-500-5743 Girling Law Marc Girling 817-659-2033 Law Offices of R. David Fritsche David Fritsche 210-227-2726 Snell Law Firm, PLLC, The Jason Snell 512-477-5291 Troilo Law Firm, P.C. Arthur Troilo 512-391-9117 Warren Law Firm Bill Warren 512-347-8777

Products and Services

Light Bulbs AGES Consulting Casey Conlon 844-533-4547

Lighting Fixtures & Supplies AGES Consulting Casey Conlon 844-533-4547 Facility Innovations Group, LLC Ed Fahrenkrug 512-655-3676 Ferguson Facilities Supply Dustin Stucker 888-334-0004 Lightning Electrical, LLC Rick Morgan 512-642-4417 Maintenance Supply HQ Jeff Feldhaus 512-335-6700 RVLT/E Lighting Justin Krenicki 972-231-8882

Locators Apartment Experts Companies Bryan Tindall 512-372-8700 ATX Apartment Locators Angela Krausse 512-947-0707 Austin City Realty Eric Freytag 512-477-2489 Citywide Apartment Locators Susan Albertson 512-835-7368

SEPTEMBER / OCTOBER /

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ForRent.com Danielle Archuleta 512-326-1133 Moveforfree.com Bubba May 210-691-3178 RentPath Chelsea Kneeland 469-662-3097

Locks Allegion Mark Howell 512-865-0375 Carterro Chris Weldon 703-310-6409

Lumber-Retail & Wholesale Home Depot, The Richard Salinas 830-613-9453

M

Magazine-Apartment Listings ForRent.com Danielle Archuleta 512-326-1133 SMART Apartment Data Nichole Williams 800-594-2133x.604

Maintenance Parts & Supplies Chadwell Supply Michael Stewart 888-341-2423

Maintenance Service

Products and Services

A-1 Service/Prop Maint Contractors Ron Little 512-443-2222 Hire Priority Staffing Loa McManus 512-338-4473 Liberty Group, The Shay Mickler 512-225-1860 Turn Construction Brandon McFarling 512-484-3096 WASH Multifamily Laundry Systems, LLC Mike Gagliardi 737-226-2597

Maintenance Supplies Ferguson Facilities Supply Dustin Stucker 888-334-0004 HD Supply Kendall Wood 512-584-7432 Maintenance Supply HQ Jeff Feldhaus 512-335-6700 Wilmar Crystal Stranahan 800-345-3002

Make Ready Service ATX Unlimited David Cisneros 512-736-9929 Bulk Services LLC Morgan Beard 512-770-9060 Crew Indigo, Inc Kevin Castello 512-465-2978 Fixed Maintenance and Repair Mark Ezell 512-574-5117

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Hire Priority Staffing Loa McManus 512-338-4473 Liberty Group, The Shay Mickler 512-225-1860 Maid Of Honor, Inc John Hartley 512-323-6243 Radley Staffing Jon Lantrip 512-502-3030 Turn Construction Brandon McFarling 512-484-3096 UCS Ben Wells 512-385-6600

Market Research Analysis Apartment Data Services Inc David Koenig 800-595-8730 Austin Investor Interests Robin Davis 512-261-0100 ResMan Amanda Mabrey 972-349-1406 SMART Apartment Data Nichole Williams 800-594-2133x.604

Marketing Consultants & Service Apartment Life Randy Ginnan 817-685-2963x.321 Catalyst Marketing & Design Jamie Matusek 512-579-5461 Rentping Mike Wittmann 402-570-0648 Ruby Red Frog Design & Media Group Trent Robertson 214-636-4114 Threshold Agency, LLC John Wilkinson 512-375-3169 Visual Marketing Ann Poehl 512-918-0131

Masonry Contractor Brecca Construction LLC Tania Dupuis 512-563-8839 Camp Construction Peter Flynn 512-394-1111 Complete Landscapes, Inc. Susan Bishop 512-252-0141 Jenko Asphalt & Concrete, LLC Chris Jenkins 817-312-0256 JMI Contractors Melissa Vale 210-492-8181

Millwork/Cabinetry Austin Apartment Renovations David Coulter 512-924-6976

Mirrors-Sales & Service Affordable Screens & Glass Rick Middleton 512-358-1560 Ameristar Screen and Glass CJ Reed 512-910-3050

Apartment Glass Products EdyLyn Dean 512-662-7036 Longhorn Mobile Glass Service Inc Fred Vierna 512-443-9000

Mobile Advertising Apartment Mobile Apps Andrew Barber 512-431-7161

Mobile Applications Apartment Mobile Apps Andrew Barber 512-431-7161

Mobile Glass Longhorn Mobile Glass Service Inc Fred Vierna 512-443-9000

Mold-Remediation Austin Decon, LLC James Lynch 512-582-8554 Belfor Property Restoration John Keenan 512-610-3015 Bio-One Austin Matt Mistica 512-897-9193 Biosweep of Austin Yemi Ayeni 512-373-8118 Blackmon Mooring of Austin Serena Nikonowicz 512-574-8043 Camp Construction Peter Flynn 512-394-1111 PCI Texas Jeff Pancone 512-983-6831 UCS Ben Wells 512-385-6600

Mold-Testing Biosweep of Austin Yemi Ayeni 512-373-8118

Mortgage Commercial Banking CBRE Capital Markets Peter Gineris 915-585-3883

Movers 3 Men Movers Tom Britton 713-230-8693 Bulk Services LLC Morgan Beard 512-770-9060 EDC Moving Systems Tom Kelner 512-832-1995 Moveforfree.com Bubba May 210-691-3178 Two Men And A Truck 512-410-2407

N Natural Gas Utility Service Texas Gas Service Kimberly Carter 512-407-2014

Newsletters & Brochures Ramstedt Enterprises, Inc Jackie Ramstedt 512-255-2226

Odor Control

O

Austin Decon, LLC James Lynch 512-582-8554 Biosweep of Austin Yemi Ayeni 512-373-8118 Blackmon Mooring of Austin Serena Nikonowicz 512-574-8043 ScentAir Beverly Boyd-Miller 512-797-4503 UCS Ben Wells 512-385-6600

Office Equipment & Supplies Longhorn Office Products Billy Lyles 512-672-4567

Office Furniture Longhorn Office Products Billy Lyles 512-672-4567

On-line Property Management Connect2Court J Daniel Maggard 404-500-5743 HousingManager.com Mary Derby 855-979-0770

Overhead Doors Cedar Park Overhead Doors Todd Gilstrap 512-335-7441

P

Paint Contractors ATX Unlimited David Cisneros 512-736-9929 Camp Construction Peter Flynn 512-394-1111 Colors Unlimited Rob Tatrow 512-339-3023 Painting Connection Robier Rodriguez 806-445-6791 TBC Services, LLC Tom Burghart 512-217-8020 Zuniga Lone Star Painting and Cleaning, Inc Oscar Zuniga 512-832-5728

Paint Sales Landmark Paint & Supply Preston Sams 214-905-3436 PPG Paints Gregory Wagner 512-827-6292 Sherwin Williams Company Jay Piersall 512-844-2309

Paint-Contractors 2 S-D, Inc Kevin Seelhammer 830-627-2734 A-1 Service/Prop Maint Contractors Ron Little 512-443-2222

Products and Services

Alfred’s Construction & Renovation Nelson Jimenez 512-339-0780 Bartley Construction Dennis Bartley 512-303-9688 Behr Process Corporation Tim Turner 512-947-0003 Brecca Construction LLC Tania Dupuis 512-563-8839 C&Z Enterprises Jimmy Zientek 512-989-8377 Capitol Construction/CPC Barbara Crawford 512-289-0227 Centex Painting, Inc 512-554-8303 Contractors, Inc. Brian Scott 512-733-0600 Crestmark Construction Services Brenda Nite 713-426-6161 Crew Indigo, Inc Kevin Castello 512-465-2978 Excalibur Painting, Inc Omar Reyes 512-459-8600 Falcon Construction USA Brent McGrath 512-610-1124 FIDUS Construction Services Lauren Hudler 512-590-2707 Guardian Construction Bill Holcomb 512-250-9478 Hurcon, Inc Bobby Griggs 281-847-3600 JMI Contractors Melissa Vale 210-492-8181 M&M Painting & Construction Karen Iosue 210-614-9994 Nadeau Painting Specialist Dennis Nadeau 512-442-3700 Protractor Services Maisie Dickerson 512-282-5722 Quality Service of Texas, Inc Jessica Hernandez 512-244-2777 Smart Companies, Inc Misty Garwood 512-452-4554 Texas Commercial Painting & Drywall, LLC Paul James 512-710-8554 TPI Painting, Inc Al Torres 713-668-7986

Paint-Equipment & Supplies Behr Process Corporation Tim Turner 512-947-0003

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Landmark Paint & Supply Preston Sams 214-905-3436 PPG Paints Gregory Wagner 512-827-6292 Sherwin Williams Company Jay Piersall 512-844-2309 Wilmar Crystal Stranahan 800-345-3002

Parking Lot Maintenance & Marking 2 S-D, Inc Kevin Seelhammer 830-627-2734 A Plus Asphalt & Concrete Art Aja 512-251-8920 Alpha Paving Industries LLC Bobby Edwards 512-605-9937 Bennett Paving Inc. Christina Rountree 512-740-8603 Contractors Asphalt Seth Ritta 512-388-9540 Integrity Paving & Coatings Robyn Riley 512-853-9009 Oldcastle Materials Texas, Inc Kim Tiefke 512-861-7100 RDC Paving Ryan Rowland 512-920-9155 Stripe-It-Up Katie Youngblood 512-966-2511

Parking Permits PPOA Group, LLC Erika Cabriales 844-873-7648

Paving Contractors A Plus Asphalt & Concrete Art Aja 512-251-8920 Alpha Paving Industries LLC Bobby Edwards 512-605-9937 Asphalt Care of Texas Bernie Smith 512-872-3500 Bennett Paving Inc. Christina Rountree 512-740-8603 Contractors Asphalt Seth Ritta 512-388-9540 Oldcastle Materials Texas, Inc Kim Tiefke 512-861-7100 RDC Paving Ryan Rowland 512-920-9155 TexAsphalt Ross Williams 512-497-9601

Personnel Services Hire Priority Staffing Loa McManus 512-338-4473 Liberty Group, The Shay Mickler 512-225-1860

Radley Staffing Jon Lantrip 512-502-3030

Pest Control Service Absolute Pest Management David Burnett 512-444-0262 Certified Termite & Pest Control Scott Young 512-676-0828 Ecoteam, LLC Jon Polenz 512-201-4100 EnviroSMART Pest Solutions Blair Holden 512-997-1000 Heat Wave Bed Bug Control Cody Hardin 512-994-0141 LP Pest Solutions David Pritchard 512-922-4577 Pest Management, Inc Sarah McElwee 512-288-1007 The Bug Master Rod Howard 512-250-1500 Worldwide Pest Control Arleen Valdez 512-476-2847

Pet Care Dog Paws Chris Thomas 281-627-1657 Poo Prints Mike Stone 877-213-7817

Playground Equipment Kraftsman Commercial Playgrounds & Water Parks Melissa Valdez 281-353-9599 TF Harper & Associates LP Elayne Haynes 512-440-0707

Plumbing Contractors A-1 Service/Prop Maint Contractors Ron Little 512-443-2222 Airco Mechanical Brandi Dathe 512-837-2917 All-Cor Services Steve Wingo 512-826-4542 Fixed Maintenance a nd Repair Mark Ezell 512-574-5117 Fox Service Company James Bagby 512-442-6782 Mtech 512-929-7090 Perma-Pier Foundation & Plumbing Repair of Texas Katie Findahl 512-422-7553 Roto-Rooter Service Co. Jason Carter 512-836-8925 Steve’s Plumbing Repair Steve Brougher 512-276-7476

Vamvoras, Ltd Jeff Fox 512-994-7527

Plumbing-Descaling Superior Descaling Inc - SDI John Bune 512-748-9480

Plumbing-Equipment & Supplies Ferguson Facilities Supply Dustin Stucker 888-334-0004 HD Supply Kendall Wood 512-584-7432 Maintenance Supply HQ Jeff Feldhaus 512-335-6700

Pool Compliance Crystal Clear Pools & Spas Rene Flores 512-339-9304

Pool Equipment/Sales/ Supplies/Maintenance Crystal Clear Pools & Spas Rene Flores 512-339-9304 Poolsure Lisa Simpson 281-914-0284

Pressure WashingEquipment & Service Alpha Paving Industries LLC Bobby Edwards 512-605-9937 Bulk Services LLC Morgan Beard 512-770-9060 CG Environmental The Cleaning Guys, LLC Chad Liles 855-483-8181 Oldcastle Materials Texas, Inc Kim Tiefke 512-861-7100 Premium Cuts Lawn Service & Maintenance Jeannette Wagoner 512-252-2264 Roto-Rooter Service Co. Jason Carter 512-836-8925 Stripe-It-Up Katie Youngblood 512-966-2511 Under Pressure Powerwashing Taylor Stuart 512-815-2616 Westlake Home & Commercial Joshua Nichols 512-280-1649

Printing & Graphic Service CND Signs Christian Martinez 512-888-9788 Executive Signs Austin Jacob Dotson 512-292-9939 Ramstedt Enterprises, Inc Jackie Ramstedt 512-255-2226

Private Investigations Sentry Security & Investigations, LP Alan Trevino 512-206-0515

Promotional Specialties Ice Blue Advertising Chuck Littlepage 832-437-0904 Longhorn Trophies, Inc. Don McGraw 512-454-8684 Visual Marketing Ann Poehl 512-918-0131

Property Management JLD Apartment Consulting Services John Dennis 512-345-1673 PM Consulting Group Chad Christian 832-968-4734

Property Management Software Carterro Chris Weldon 703-310-6409 HousingManager.com Mary Derby 855-979-0770 RealPage, Inc. Stacey Blackwell 972-820-3000 ResMan Amanda Mabrey 972-349-1406 Yardi Systems Tracy Ayres 805-699-2040

R

Real Estate-Consultants ATX Apartment Locators Angela Krausse 512-947-0707 JLD Apartment Consulting Services John Dennis 512-345-1673 Lifestyles Unlimited Renee Manes 210-787-2236

Real Estate-Investment Lifestyles Unlimited Renee Manes 210-787-2236

Real Estate-Loans TruWest Credit Union Michael Gandy 512-252-6007

Real Estate-Reports Austin Investor Interests Robin Davis 512-261-0100

Real EstateResidential Sales Apartment Experts Companies Bryan Tindall 512-372-8700 ATX Apartment Locators Angela Krausse 512-947-0707 Moveforfree.com Bubba May 210-691-3178

Recycling Services Austin Resource Recovery Chase Norris 512-974-4324 Green City Recycler Michael Derosa 240-481-9532

Remodeling BAC Products Inc Chris Hoker 512-259-1660 Brecca Construction LLC Tania Dupuis 512-563-8839 Build Right Construction Fortunato Gomez 512-545-5080 Painting Connection Robier Rodriguez 806-445-6791

Remodeling & RepairBuilding Contractor A-1 Service/Prop Maint Contractors Ron Little 512-443-2222 Bartley Construction Dennis Bartley 512-303-9688 Belfor Property Restoration John Keenan 512-610-3015 Brecca Construction LLC Tania Dupuis 512-563-8839 Camp Construction Peter Flynn 512-394-1111 Capitol Construction/CPC Barbara Crawford 512-289-0227 Champion Contractors & Ser. LLC Customer Service 877-242-6748 Contractors, Inc. Brian Scott 512-733-0600 Crestmark Construction Services Brenda Nite 713-426-6161 Gage Multifamily Services Rich Trepanier 512-903-9173 Infinite Capital Construction Chris Macias 512-386-3854 J-Conn Roofing & Repair Service, Inc. Jon Conner 512-479-0510 JMI Contractors Melissa Vale 210-492-8181 Lightning Electrical, LLC Rick Morgan 512-642-4417 Mr Patch & Repairs Jorge Gonzalez 512-792-9539 One Eighty Construction Travis Case 512-505-1023 Protractor Services Maisie Dickerson 512-282-5722 Renaissance Contracting, LLC Anthony Mullens 512-691-9047 Swet Construction Group Frank Hutchinson 321-594-5569 TBC Services, LLC Tom Burghart 512-217-8020

Take your Laundry Room from Resource Drain to

Profit Center

Keep your laundry rooms running Products smoothly and profitably with WASH. and Services

With WASH managing your laundry rooms, you’ll get: • Regular reporting so you can stay on top of laundry room usage and profitability.

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• FIXLAUNDRY mobile app and online service portal.

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• Six-month, no obligation trial on all new laundry room leases.

The bottom line is that when your laundry room contract comes up for renewal, we want you to switch to WASH. WASH offers superior laundry equipment, and service and support that is unparalleled in the industry.

800.777.1484 www.washlaundry.com/profit

UCS Ben Wells 512-385-6600

Renovation Products BAC Products Inc Chris Hoker 512-259-1660 Cinch Kit Brooks Laser 281-607-4400 VIMA Decor, Ltd Maia Jimenez 512-522-8130

Renovations

Products and Services

Alfred’s Construction & Renovation Nelson Jimenez 512-339-0780 Austin Apartment Renovations David Coulter 512-924-6976 Capitol Construction/CPC Barbara Crawford 512-289-0227 Centex Construction Mark Herbert 281-587-5400 Central Renovations Solutions Jeff Calvery 469-567-2400 Cinch Kit Brooks Laser 281-607-4400 Crestmark Construction Services Brenda Nite 713-426-6161 CTI Construction Ray Logan 830-857-5944 Gage Multifamily Services Rich Trepanier 512-903-9173 Lightning Electrical, LLC Rick Morgan 512-642-4417 One Eighty Construction Travis Case 512-505-1023 PCI Texas Jeff Pancone 512-983-6831 TiCon Texas C onstruction Services Trey Murphy 281-932-8521 UCS Ben Wells 512-385-6600

Renter Insurance ePremium Insurance Ann Padgett 830-708-8970 RealPage, Inc. Stacey Blackwell 972-820-3000

Replacement Windows Brecca Construction LLC Tania Dupuis 512-563-8839

Resident Screening Service National Tenant Network Stacy Howell 800-801-1371 RealPage, Inc. Stacey Blackwell 972-820-3000

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ResidentCheck Ian McIntosh 800-491-2580 Tenant Tracker, Inc Troy Pate 800-658-9369

Resurfacing Centex Painting, Inc 512-554-8303 Excalibur Painting, Inc Omar Reyes 512-459-8600 KoolCote of Texas Stacy Perlinger 512-251-5740 Painting Connection Robier Rodriguez 806-445-6791 Quality Service of Texas, Inc Jessica Hernandez 512-244-2777

Retaining Walls Camp Construction Peter Flynn 512-394-1111 JMI Contractors Melissa Vale 210-492-8181 Wallco Retaining Walls, Inc Kevin Smotherman 817-561-4901

Risk Management Liberty Rent Guarantee Mike Abraham 402-206-1840 Renters Legal Liability LLC Cheryl Leonard 801-994-0237

Rodent Control Absolute Pest Management David Burnett 512-444-0262 Pest Management, Inc Sarah McElwee 512-288-1007

Roof Waterproofing Austin Roofing and Construction Christine Bowen 512-629-4949 Blue Sky Roofing Chad Robinson 512-495-9770 D&G Quality Roofing, Inc Christa Weatherby 817-568-8300 GPS Roof Leak Repair Trey King 888-958-5048x.101 JMI Contractors Melissa Vale 210-492-8181 LSR Multifamily June Hunter 214-869-4479 Southern Shingles Sheldon Jones 512-670-5300

Roofing Consultants Austin Roofing and Construction Christine Bowen 512-629-4949 Oliver Roofing Systems Rick Brier 512-834-7500 Southern Shingles Sheldon Jones 512-670-5300

Roofing Services Alpha Roofing Industries, LLC Peter Brady 512-587-0898 Assurance Roofing Dan Keiderling 512-731-9446 Austin Roofing and Construction Christine Bowen 512-629-4949 Camp Construction Peter Flynn 512-394-1111 Heritage Construction Co, LLC Daphne Flores 512-528-5559 J-Conn Roofing & Repair Service, Inc. Jon Conner 512-479-0510 JD Sheet Metal & Roofing Billy Gwin 512-904-0893 Kidd Roofing Ken Johnson 512-671-7791 Oliver Roofing Systems Rick Brier 512-834-7500 Petersen Dean Roofing & Solar Rodney Powers 512-252-8196 Sanders Roofing & Exteriors Kimberly Sanders 512-550-0000 Southern Shingles Sheldon Jones 512-670-5300

Roofs-Cleaning Austin Roofing and Construction Christine Bowen 512-629-4949 J-Conn Roofing & Repair Service, Inc. Jon Conner 512-479-0510 Southern Shingles Sheldon Jones 512-670-5300

Roofs-Contractors 2 S-D, Inc Kevin Seelhammer 830-627-2734 A-1 Service/Prop Maint Contractors Ron Little 512-443-2222 Alpha Roofing Industries, LLC Peter Brady 512-587-0898 Assurance Roofing Dan Keiderling 512-731-9446 Austin Roofing and Construction Christine Bowen 512-629-4949 Bartley Construction Dennis Bartley 512-303-9688 Blue Sky Roofing Chad Robinson 512-495-9770 Brecca Construction LLC Tania Dupuis 512-563-8839

Camp Construction Peter Flynn 512-394-1111 Capitol Construction/CPC Barbara Crawford 512-289-0227 Champion Contractors & Ser. LLC Customer Service 877-242-6748 Contractors, Inc. Brian Scott 512-733-0600 Crestmark Construction Services Brenda Nite 713-426-6161 D&G Quality Roofing, Inc Christa Weatherby 817-568-8300 Falcon Construction USA Brent McGrath 512-610-1124 FIDUS Construction Services Lauren Hudler 512-590-2707 GPS Roof Leak Repair Trey King 888-958-5048x.101 Guardian Construction Bill Holcomb 512-250-9478 Heritage Construction Co, LLC Daphne Flores 512-528-5559 J-Conn Roofing & Repair Service, Inc. Jon Conner 512-479-0510 JD Sheet Metal & Roofing Billy Gwin 512-904-0893 JMI Contractors Melissa Vale 210-492-8181 Keith Barker Roofing & Solar Keith Barker 512-447-7663 Kidd Roofing Ken Johnson 512-671-7791 LSR Multifamily June Hunter 214-869-4479 Oliver Roofing Systems Rick Brier 512-834-7500 Petersen Dean Roofing & Solar Rodney Powers 512-252-8196 Protractor Services Maisie Dickerson 512-282-5722 Sanders Roofing & Exteriors Kimberly Sanders 512-550-0000 Southern Shingles Sheldon Jones 512-670-5300 TBC Services, LLC Tom Burghart 512-217-8020 Wilson Roofing Co, Inc Laramie Doyle 512-263-3157 Woods General Contracting, LLC John Woods 817-203-8710

Roofs-Materials D&G Quality Roofing, Inc Christa Weatherby 817-568-8300 JD Sheet Metal & Roofing Billy Gwin 512-904-0893 Southern Shingles Sheldon Jones 512-670-5300 Wilson Roofing Co, Inc Laramie Doyle 512-263-3157

S Screens-Door & Window 1st Choice Energy David Malone 512-345-0956 Affordable Screens & Glass Rick Middleton 512-358-1560 Ameristar Screen and Glass CJ Reed 512-910-3050

Security & Surveillance Alarmtechs, Inc. Terry Delzeit 281-391-6066 Allegion Mark Howell 512-865-0375 Compound Security Specialist Robert Palmerton 512-444-4283

Falcon Patrol Protection, LLC Adam Lee 512-566-8866 Firetrol Protection Systems, Inc. John Rogers 512-687-0115 Kastle Systems Sultana Nailor 713-620-6748 Pro-Vigil Inc. Jeremy Powell 866-616-1318 SentriForce John Smith 888-671-2202 Signal 88 Security Texas Justin Nordhausen 512-394-6234 TriStar Commercial LLC Tim Walker 512-733-0944

Security Cameras ACT Security Group James Dennehy 512-420-9988 Alarmtechs, Inc. Terry Delzeit 281-391-6066 Firetrol Protection Systems, Inc. John Rogers 512-687-0115 MPG Security Solutions Martha Guzman 512-944-6885

Pro-Vigil Inc. Jeremy Powell 866-616-1318 SentriForce John Smith 888-671-2202 Statewide Patrol, Inc James McClure 512-326-9411 TriStar Commercial LLC Tim Walker 512-733-0944

Security Deposits ePremium Insurance Ann Padgett 830-708-8970

Security Guard/ Patrol Service ACT Security Group James Dennehy 512-420-9988 Falcon Patrol Protection, LLC Adam Lee 512-566-8866 GuardTexas Shauna Gibson 512-458-2258 MPG Security Solutions Martha Guzman 512-944-6885 Sentry Security & Investigations, LP Alan Trevino 512-206-0515

Signal 88 Security Texas Justin Nordhausen 512-394-6234 Statewide Patrol, Inc James McClure 512-326-9411

Security Systems Firetrol Protection Systems, Inc. John Rogers 512-687-0115 GSC Fire & Security Mark Cummings 512-697-8723 Kastle Systems Sultana Nailor 713-620-6748 TriStar Commercial LLC Tim Walker 512-733-0944

Sewer & Drain Cleaning-Service Airco Mechanical Brandi Dathe 512-837-2917 Roto-Rooter Service Co. Jason Carter 512-836-8925 Steve’s Plumbing Repair Steve Brougher 512-276-7476 Vamvoras, Ltd Jeff Fox 512-994-7527

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Sewer Contractors Airco Mechanical Brandi Dathe 512-837-2917 Roto-Rooter Service Co. Jason Carter 512-836-8925 Vamvoras, Ltd Jeff Fox 512-994-7527

Sheet Metal Oliver Roofing Systems Rick Brier 512-834-7500

Sheetrock Repair Brecca Construction LLC Tania Dupuis 512-563-8839 Crew Indigo, Inc Kevin Castello 512-465-2978 Excalibur Painting, Inc Omar Reyes 512-459-8600 Nadeau Painting Specialist Dennis Nadeau 512-442-3700

Short Term Leasing BNB Shield Jacques Casimir 832 229 4984

Shower Pans

Products and Services

Lone Star Carpet Lee Moerbe 512-836-9311 Roto-Rooter Service Co. Jason Carter 512-836-8925

Siding Brecca Construction LLC Tania Dupuis 512-563-8839

Siding-Contractors A-1 Service/Prop Maint Contractors Ron Little 512-443-2222 Bartley Construction Dennis Bartley 512-303-9688 Brecca Construction LLC Tania Dupuis 512-563-8839 Capitol Construction/CPC Barbara Crawford 512-289-0227 Contractors, Inc. Brian Scott 512-733-0600 Crestmark Construction Services Brenda Nite 713-426-6161 FIDUS Construction Services Lauren Hudler 512-590-2707 Guardian Construction Bill Holcomb 512-250-9478 JMI Contractors Melissa Vale 210-492-8181 Protractor Services Maisie Dickerson 512-282-5722 Texas Commercial Painting & Drywall, LLC Paul James 512-710-8554

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Signs Alpha Paving Industries LLC Bobby Edwards 512-605-9937 CND Signs Christian Martinez 512-888-9788 Executive Signs Austin Jacob Dotson 512-292-9939 Facility Innovations Group, LLC Ed Fahrenkrug 512-655-3676 Hardman Signs Anna Giles 713-957-2324 Image 360 Gordon Stehr 512-436-0134 Oldcastle Materials Texas, Inc Kim Tiefke 512-861-7100 Signs West Jim Ashley 512-282-5001 Stripe-It-Up Katie Youngblood 512-966-2511

Small Business Bank TruWest Credit Union Michael Gandy 512-252-6007

Sound Systems & Equipment Alarmtechs, Inc. Terry Delzeit 281-391-6066

Speakers-Educational Ramstedt Enterprises, Inc Jackie Ramstedt 512-255-2226

Sprinklers-Automatic-Fire American Fire Systems Craig Branstetter 713-466-9898

Sprinklers-Garden & Lawn Premium Cuts Lawn Service & Maintenance Jeannette Wagoner 512-252-2264

Staffing Services BG Multifamily Nikki Burleson 512-481-1234 Hire Priority Staffing Loa McManus 512-338-4473 Liberty Group, The Shay Mickler 512-225-1860 Radley Staffing Jon Lantrip 512-502-3030 Star Personnel Victor Garcia 832-242-6800

Stairs Meyer Smith, Inc Jay Esmay 713-862-7339 TBC Services, LLC Tom Burghart 512-217-8020

Storage Unit Facility Two Men And A Truck 512-410-2407

Stucco & Exterior Coating Contractor 2 S-D, Inc Kevin Seelhammer 830-627-2734 Brecca Construction LLC Tania Dupuis 512-563-8839 Camp Construction Peter Flynn 512-394-1111 Contractors, Inc. Brian Scott 512-733-0600 FIDUS Construction Services Lauren Hudler 512-590-2707 Guardian Construction Bill Holcomb 512-250-9478 JMI Contractors Melissa Vale 210-492-8181 Keith Barker Roofing & Solar Keith Barker 512-447-7663

Subfloor Repair Capitol Floor Brett Weiss 512-339-1555 Colors Unlimited Rob Tatrow 512-339-3023 Lone Star Carpet Lee Moerbe 512-836-9311 McMahan’s Flooring, Inc Brenda Carpenter 855-472-7585 Rasa Floors Daniel Pena 512-371-9966

Submetering Systems Guardian Water & Power, Inc Chris Apostolos 877-291-3141 Minol USA Lynne Young 713-516-0377 National Exemption Service Donna Ismajili 800-241-8651 RealPage, Inc. Stacey Blackwell 972-820-3000

Swimming Pool & Patio Furniture-Dealers Kraftsman Commercial Playgrounds & Water Parks Melissa Valdez 281-353-9599

Swimming Pool Code Compliance Crystal Clear Pools & Spas Rene Flores 512-339-9304 Hines Pool And Spa Andy Hines/ Brandon Doucet 512-873-8565 Texas Apartment Pool Services Grant Almquist 713-542-4560

Swimming Pool-Contractors Crystal Clear Pools & Spas Rene Flores 512-339-9304

Hines Pool And Spa Andy Hines/ Brandon Doucet 512-873-8565 Jenko Asphalt & Concrete, LLC Chris Jenkins 817-312-0256 Texas Apartment Pool Services Grant Almquist 713-542-4560

Swimming Pool-Maintenance Equipment & Supplies Crystal Clear Pools & Spas Rene Flores 512-339-9304 HD Supply Kendall Wood 512-584-7432 Hines Pool And Spa Andy Hines/ Brandon Doucet 512-873-8565 Maintenance Supply HQ Jeff Feldhaus 512-335-6700 Texas Apartment Pool Services Grant Almquist 713-542-4560

Swimming PoolRepair & Renovation Crystal Clear Pools & Spas Rene Flores 512-339-9304 Hines Pool And Spa Andy Hines/ Brandon Doucet 512-873-8565 JMI Contractors Melissa Vale 210-492-8181 KoolCote of Texas Stacy Perlinger 512-251-5740 Sundek of Austin Rick Hubbard 512-928-8000 Texas Apartment Pool Services Grant Almquist 713-542-4560

T

Tax Consultants

Allshouse Group Kurt Allshouse 713-396-5745 Marvin F Poer & Company Kevin Kirkpatrick 210-377-3400 Morrison & Head, LP Kelli Morrison 512-302-5800

Telecommunications Service Grande Communications Joseph Markosfeld 512-650-5486 Kings III Emergency Communications Gary Weldon 512-992-4134 Slingshot, Inc Colin Lancashire 512-965-5720

Telephone-Answering Service ACTIV Answer By Audio Images Sarah Bearden 800-487-0206x.231

Telephone-Coin/ Card Operated Kings III Emergency Communications Gary Weldon 512-992-4134

TelephoneEquipment & Repair Bulk Services LLC Morgan Beard 512-770-9060

Telephone-Service Bulk Services LLC Morgan Beard 512-770-9060

Television Google Fiber Evan Vandarwarka 425-442-7498

Television-Cable Time Warner Cable Javier Salinas 877-859-9922

Temporary Personnel BG Multifamily Nikki Burleson 512-481-1234 Hire Priority Staffing Loa McManus 512-338-4473 Liberty Group, The Shay Mickler 512-225-1860

Tenant Screening Service AmRent Lisa Rusie 855-532-2883 CoreLogic SafeRent Jason Pitzel 713-252-8515 RealPage, Inc. Stacey Blackwell 972-820-3000 Tenant Tracker, Inc Troy Pate 800-658-9369 The PI Company Mary Derby 800-260-0079

Termite Control Absolute Pest Management David Burnett 512-444-0262 Certified Termite & Pest Control Scott Young 512-676-0828 EnviroSMART Pest Solutions Blair Holden 512-997-1000 Pest Management, Inc Sarah McElwee 512-288-1007 The Bug Master Rod Howard 512-250-1500 Worldwide Pest Control Arleen Valdez 512-476-2847

Tile and Grout Cleaning Abluent Cleaning Services Daniel Salazar 512-777-9249 Blackmon Mooring of Austin Serena Nikonowicz 512-574-8043 Colors Unlimited Rob Tatrow

512-339-3023 Floor King, Inc Roy Whitaker 512-346-7034 UCS Ben Wells 512-385-6600

Glass – Mirrors – Screens Window & Patio Door Frame Repairs/Replacements Bevel Strip Mirror Enhancements Custom Window and Door Screens • Window and Door Glass Replacements Delivery & Installation Available • 24 Hour Emergency Service

Tile Sales & Installation-Ceramic Brecca Construction LLC Tania Dupuis 512-563-8839 Capitol Floor Brett Weiss 512-339-1555 Colors Unlimited Rob Tatrow 512-339-3023 Floor King, Inc Roy Whitaker 512-346-7034 Lone Star Carpet Lee Moerbe 512-836-9311 Rasa Floors Daniel Pena 512-371-9966

Tile Sales & InstallationNon-ceramic Brecca Construction LLC Tania Dupuis 512-563-8839 Colors Unlimited Rob Tatrow 512-339-3023 Floor King, Inc Roy Whitaker 512-346-7034 Rasa Floors Daniel Pena 512-371-9966

Towing-Impound Service A&A Wrecker and Recovery Tasha Mora 512-670-7578 ASAP Towing Justin McGehee 512-556-5105 G&G Impounding, LLC Ricardo Guerra 512-373-8353 Park Right Solutions of Austin, LLC Freddy Ximenez 512-582-3000 Reliant Towing Mark Schroeder 512-363-5900 Space Makers Towing Jason Wright 512-961-3076

Towing-Wrecker Service A&A Wrecker and Recovery Tasha Mora 512-670-7578 ASAP Towing Justin McGehee 512-556-5105 G&G Impounding, LLC Ricardo Guerra 512-373-8353 Park Right Solutions of Austin, LLC Freddy Ximenez 512-582-3000 Reliant Towing Mark Schroeder 512-363-5900 Space Makers Towing Jason Wright

www.ameristarglass.com PHONE

512.910.3050 •

FAX

512.910.2003

Serving the Apartment Industry Exclusively Since 1989

512-961-3076

Training-Sales & Marketing Ramstedt Enterprises, Inc Jackie Ramstedt 512-255-2226

Transportation Capital Metro Lonny Stern 512-389-7509 EDC Moving Systems Tom Kelner 512-832-1995

Trash Containers Republic Services Stephen Kanarek 512-247-5647

Trash Hauling Bio-One Austin Matt Mistica 512-897-9193 Bulk Services LLC Morgan Beard 512-770-9060 Central Texas Refuse, Inc Vic Thomas 512-243-2833 IREP Veronica Diaz 512-587-2186 Pro Valet Trash Patrick Kelley 512-751-2900 Progressive Waste Solutions Kim Stone 512-251-5622 Republic Services Stephen Kanarek 512-247-5647 Valet Living Braden Gore 737-701-8413

Trash Removal Austin Resource Recovery Chase Norris 512-974-4324 Bio-One Austin Matt Mistica 512-897-9193 Bulk Services LLC Morgan Beard 512-770-9060 IREP Veronica Diaz 512-587-2186 Pro Valet Trash Patrick Kelley 512-751-2900 Republic Services Stephen Kanarek 512-247-5647

Tree-Insect & Disease Control Certified Arbor Care, Inc Lee Evans 512-671-8733 Davey Tree Expert Co Mark Mann 512-451-4986 Pest Management, Inc Sarah McElwee 512-288-1007

Tree-Maintenance Service Certified Arbor Care, Inc Lee Evans 512-671-8733 Davey Tree Expert Co Mark Mann 512-451-4986 JMI Contractors Melissa Vale 210-492-8181 Merit Service Solutions Matt Tenbush 512-834-0123 Premium Cuts Lawn Service & Maintenance Jeannette Wagoner 512-252-2264

Products and Services

Trophies & Plaques Longhorn Trophies, Inc. Don McGraw 512-454-8684

U

Utilities-Billing Service Guardian Water & Power, Inc Chris Apostolos 877-291-3141 Hocutt, Inc. Kevin Hammer 214-381-9991 National Exemption Service Donna Ismajili 800-241-8651 Performance Utility Management & Billing, LLC Jonathan Rice 512-394-8359

Utilities-Management Guardian Water & Power, Inc Chris Apostolos 877-291-3141 National Exemption Service Donna Ismajili 800-241-8651 Performance Utility Management & Billing, LLC Jonathan Rice 512-394-8359

SEPTEMBER / OCTOBER /

59

Utility Billing

Video Marketing

Guardian Water & Power, Inc Chris Apostolos 877-291-3141 Hocutt, Inc. Kevin Hammer 214-381-9991 Minol USA Lynne Young 713-516-0377 National Exemption Service Donna Ismajili 800-241-8651

Utility Consultant Performance Utility Management & Billing, LLC Jonathan Rice 512-394-8359

Utility Evaluation Performance Utility Management & Billing, LLC Jonathan Rice 512-394-8359

Valet Trash

Products and Services

V

Garbage Grabbers Valet Trash Kacie West 512-299-1609 Invisible Waste Services Chad Christian 281-710-3800 Pro Valet Trash Patrick Kelley 512-751-2900 Trojan Waste Solutions Cameron McCreary 844-876-5269 VIP Waste Solutions, LLC Timothy Abney 877-349-0340 WeDoTrash Mat Tilley, CAS 281-783-6123

Valet Waste Pick Up Bulk Services LLC Morgan Beard 512-770-9060 Green City Recycler Michael Derosa 240-481-9532 GreenThumb Compost LLC Tom Rutz 512-369-0998 Invisible Waste Services Chad Christian 281-710-3800 Pro Valet Trash Patrick Kelley 512-751-2900 Trojan Waste Solutions Cameron McCreary 844-876-5269 Valet Living Braden Gore 737-701-8413 Waste Away, LLC Ron Walser 866-999-2929x.704 WeDoTrash Mat Tilley, CAS 281-783-6123

Vending American Beverage Consolidators DAnne Doga 512-418-1160

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

Helix Media 360 Brandon Laubach 832-620-0691

Video Productions Capture The Market Beth Doty 866-778-7719 ForRent.com Danielle Archuleta 512-326-1133 Helix Media 360 Brandon Laubach 832-620-0691

W

Wallpaper & Wallcoverings-Installation C&Z Enterprises Jimmy Zientek 512-989-8377

Washer/Dryer-Rental Appliance Warehouse Tina LeBlanc 512-748-7515 AZUMA Leasing Clint Borchgardt 800-707-1188 Best Wash, Inc James West 281-441-2465 Commercial Equipment Company Andy Northup 972-991-9274 Luxe Appliances Mitchell Andrus 512-940-1023 WASH Multifamily Laundry Systems, LLC Mike Gagliardi 737-226-2597

Washer/Dryer-Sales Appliance Warehouse Tina LeBlanc 512-748-7515 Best Wash, Inc James West 281-441-2465 Commercial Equipment Company Andy Northup 972-991-9274 Ferguson Facilities Supply Dustin Stucker 888-334-0004 WASH Multifamily Laundry Systems, LLC Mike Gagliardi 737-226-2597

Waste & Recycling Consulting Waste Management Daniel Rumsey 512-272-6232

Waste Disposal/Recycling Dog Paws Chris Thomas 281-627-1657 Garbage Grabbers Valet Trash Kacie West 512-299-1609 GreenThumb Compost LLC Tom Rutz 512-369-0998 Pro Valet Trash Patrick Kelley 512-751-2900

Progressive Waste Solutions Kim Stone 512-251-5622 Republic Services Stephen Kanarek 512-247-5647 Texas Disposal Systems Dennis Hobbs 512-421-1359 Waste Away, LLC Ron Walser 866-999-2929x.704 Waste Management Daniel Rumsey 512-272-6232

Water Heaters & Boilers A-1 Service/Prop Maint Contractors Ron Little 512-443-2222 Ferguson Facilities Supply Dustin Stucker 888-334-0004 Roto-Rooter Service Co. Jason Carter 512-836-8925 Sustain-Ability Solutions Gerardo Medrano 888-657-7582 Vamvoras, Ltd Jeff Fox 512-994-7527

Water Services Texas Portable Water Softener Co Blain Abbott 512-413-2140

Water-Conservation Absolute Commercial & Environmental Services, Inc Matt Proctor 512-560-1099 Hocutt, Inc. Kevin Hammer 214-381-9991 Sustain-Ability Solutions Gerardo Medrano 888-657-7582

Water-Extraction Abluent Cleaning Services Daniel Salazar 512-777-9249 Belfor Property Restoration John Keenan 512-610-3015 Blackmon Mooring of Austin Serena Nikonowicz 512-574-8043 Colors Unlimited Rob Tatrow 512-339-3023 Green One Services Derrick Glasper 512-945-4143 Quality Service of Texas, Inc Jessica Hernandez 512-244-2777 The Steam Team Ashtynn Smith 512-739-7237 The Steamery ATX Tres Davis 512-551-9753 UCS Ben Wells 512-385-6600

Welding Excalibur Painting, Inc Omar Reyes 512-459-8600 JMI Contractors Melissa Vale 210-492-8181 Meyer Smith, Inc Jay Esmay 713-862-7339 TBC Services, LLC Tom Burghart 512-217-8020 TriStar Commercial LLC Tim Walker 512-733-0944

Windows-Coverings Classic Same Day Blinds Reed Way 512-926-7700 HD Supply Kendall Wood 512-584-7432

Windows-Dealers Ameristar Screen and Glass CJ Reed 512-910-3050 Longhorn Mobile Glass Service Inc Fred Vierna 512-443-9000

Wireless Internet Service Gigafy Stuart Aceituno 855-544-2359

Wood Floor Sales & Installation Brecca Construction LLC Tania Dupuis 512-563-8839 Capitol Floor Brett Weiss 512-339-1555 Colors Unlimited Rob Tatrow 512-339-3023 Lone Star Carpet Lee Moerbe 512-836-9311

INTRODUCING: ONLINE SERVICE PORTAL FEATURES: * INVOICE ACCESS 24/7 * UNIT HISTORY DETAIL * UPCOMING SCHEDULED ORDERS * ACCOUNT STATEMENT MAKING IT EASIER TO DO BUSINESS WITH DIXIE CARPET. * CONTACT YOUR LOCAL www.dixiecarpet.com SALES REP TODAY!*

(512) 442-6927

Rick Bastian (512) 497-1457

Ben Parker (512) 809-8441

Pennie Pyterek (512) 845-0734

*CARPET * VINYL * *VINYL PLANK * *LAMINATE* * HARDWOOD * *CERAMIC TILE * *SUBFLOOR REPAIRS* *BACKSPLASHES*

Chris Romeo (512) 565-2793

Derek Wallace (512) 298-7773

* Serving Houston, Austin, Dallas, San Antonio, Corpus Christi & surrounding areas Since 1970 *

PRST STD U.S. Postage PAID Permit No. 3123 Austin, TX Austin Apartment Association 8620 Burnet Rd. #475 Austin, TX 78757

WE WEARE AREYOUR YOUR ONE ONESTOP STOPSHOP SHOP CONTRACTOR CONTRACTOR Roofing Roofing- Hail - HailDamage DamageInspections Inspections Painting Painting- Exteriors - Exteriors Siding Siding& &Trim TrimRepairs Repairs Life LifeSafety SafetyIssues Issues

LET LETUS USSHOW SHOWYOU YOU THE THEJMI JMIDIFFERENCE. DIFFERENCE.

WeWe focus focus onon taking taking thethe strain strain outout of of difficult difficult projects projects byby making making it easier it easier onon you. you.

Whether Whether youyou require require tenant tenant improvements, improvements, additions, additions, or or conversions, conversions, JMIJMI is your is your one one stop stop shop shop forfor allall your your contracting contracting needs. needs.

Stairs Stairs& &Hand HandRailing RailingRepairs Repairs Gutters Gutters& &Downspouts Downspouts Fire FireRestoration Restoration Landscape Landscape& &Irrigation IrrigationInstall Install Landscape LandscapeEnhancement Enhancement

“A“Aroof roofover overyour yourhead headand andeverything everythingininbetween” between”

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Landscape LandscapeMaintenance Maintenance

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