ABODE August 2025 by HAA Publishing

ABODE

August 2025

ON THE COVER 26

2025 Honors Awards –

In this month’s ABODE, we recognize our Honors Awards nominees and recipients with photos from the event and introduce the management and corporate office recipients. Stay tuned next month for Part 2, with our maintenance and supplier recipients.

FEATURES & PHOTOS

16 On the Road – Photos from The Woodlands Region Meeting.

18 On the Scene – Photos from the ACES Managers Appreciation Luncheon.

24 HAA Compensation and Benefits Survey – Taking a closer look at the 2025 survey.

26 On the Scene – Photos from the 2025 Honors Awards.

32 Honors Individual Nominees and Property Finalists – Here is the list of all the nominees and finalists for 2025.

34 Meet the Honorees – Meet the best of the best in apartment management for the 2025 Honors Awards.

40 On Site with ABODE – Take a closer look at the first of our 15 HAA 2025 Honor Award-winning communities.

42 On the Scene – Photos from the “Starry Nights & Campfire Lights” Sponsorship Auction.

COLUMNS & MONTHLY UPDATES

7 President’s Corner – Be Texas Strong and support Hill Country Flood Relief.

8 Patron of the Month – Meet and support Gemstar Construction.

9 Legislative Update – The latest news from HAA Government Affairs.

11 It’s The Law – Part 2 on the Texas Legislative Session.

14 Resident Relations – Resident disputes are settled by the committee.

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

46 The Ambassador ONE Society –Meet HAA’s supplier network.

49 Welcome Mat – A list of HAA’s newest members.

50 Portfolio Changes – Property updates and volunteer information.

52 Go-Getters – Learn how to become a Go-Getter.

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

55 Market Review – The latest area market numbers.

OFFICERS AND ASSOCIATION LEADERSHIP

RYAN TERRELL President-Elect

SHELLEY WATSON President

MONICA GRACIA Secretary/Treasurer

HOWARD BOOKSTAFF General Counsel

MELISSA FRIEND

Vice President at Large –West

VALERIE LACY

Vice President at Large –South

CORRI SMITH

Vice President at Large –North

RICHARD WALL

Vice President at Large –East

PRODUCT SERVICE COUNCIL OFFICERS

DEBORAH DEROUEN, CAS President

Brandt Electrical, A/C & Heating

BLAISE SPITALERI, CAS Vice President Rasa Floors

CASEY WATTS MORGAN CEO

BOARD OF DIRECTORS

Mack Armstrong

Julie Batche

Kristen Becker

John Boriack

Michelle Bridges

Kyle Brown

Elizabeth Castro Gray

Tina Cavaco

Terri Clifton

Michelle Croasmun

Deborah DeRouen

Derek DeVries

Scott Douglas

Gina Erwin

Tamara Foster

Melissa Friend

Diane Gilbert

Monica Gracia

Stephanie Graves

Billy Griffin

Manu Gupta

Karen Hefner

Clay Hicks

Deborah Holcombe

Crystal Jackson

Nathan Kelley

Debra Knight

Valerie Lacy

David Lindley

Betsy Marshall

Kristin McLaughlin

Joe Melton

Candis Mohr

Katy Myrick

David Nargang

Jenifer Paneral

Mark Park

Velissa Parmer

Michelle Pawelek

Kelly Robinson

Christy Rodriguez

Joey Rodriguez

Nikki Sekunda

Ingrid Shultz

Corri Smith

Blaise Spitaleri

Penny Sprang

Kelley Suess

Debbie Sulzer

Ryan Terrell

Lindsay Torres-Smith

Starla Turnbo

Richard Wall

Shelley Watson

Richard Whatcott

Tracie Yoder

DIRECTORS EMERITUS

Josh Allen

Ken Bohan

Gary Blumberg

Roger Camp

Kathy Clem

Jack Dinerstein

Jenard Gross

Darlene Guidry

Alison Hall

David Hargrove

Larry Hill

Hap Hunnicutt

Stacy Hunt

David Jones

Mel Kieke

Mike Koch

Dick LaMarche

Cesar Lima

Bruce McClenny

Tim Myers

P David Onanian

Jackie Rhone

John Ridgway

Kim Small

Eileen Subinsky

Steve Sweet

Kirk Tate

Suan Tinsley

H J Tollett, Jr.

Pat Tollett

Vic Vacek, Jr.

Beth Van Winkle

Tony Whitaker

Jerry Winograd

ADVISORY

DIRECTORS

Jeff Blevins

Karen Briggs Gwin

Emily Frost

Israel Garza

Pam Higdon

Sara Hinson

Jacob Kunath

Stacy Lastovica

Laura Lestus

Beth Levine

Cari Luetge

Kathy Motis

Carlos Neto

Arely Pena

Ryan Raser

Ruth Reyes

Jake Slosburg

NIKKI SEKUNDA, CAS Secretary The Liberty Group

DEBRA KNIGHT, CAS Treasurer Comm-Fit

GINA ERWIN

Immediate Past President

GENERAL COUNSEL

EMERITUS

Joe Bax

HONORARY

LIFE MEMBERS

Claude Arnold

Kenn Brown

Tina Cavaco

Terri Clifton

Kevin Fenn

Diane Gilbert

Anita Harrison

Dwayne Henson

Mike Koch

Merry Mount

Monette Reynolds

Sherry Stevenson

Kirk Tate

Suan Tinsley

Sonny Unverzagt

Del Walmsley

Nancé Wells

H.P. Paul Young

Jeanne Marie Zublin Dicks

PATRON MEMBERS

1968

Century A/C Supply

1978

Houston Planned Energy Systems

1982

Cotton Commercial USA Inc.

1984

AAA Plumbers

1985

Gemstar Construction Development

1986

Craven Carpet

1987

Dixie Interiors

1993

Hire Priority Staffing & Executive Search

1994

Camp Facility Services

1997

Apartments.com

1999

FSI Construction Inc.

2006

Lowe’s Pro Supply

JOSEPH RODRIGUEZ, CAS Immediate Past President Ameritex Movers

PRODUCT SERVICE COUNCIL MEMBERS

Grant Almquist, CAS, Texas Apartment Pool Services

Susan Alvarado, CAS, Redi Carpet Sales of Houston Ltd.

Chris Bell, CAS, Century A/C Supply

Marivel Bownds, CAS, Chadwell Supply

Tammy Broadway, CAS, American Fire Systems

Carina Bryars, Valet Living

Shaun Callaway, CAS, Earthworks

Brandon Coleman, CAS, Chadwell Supply

Neal Conant, CAS, Gemstar Construction

Sean Cunningham, CAS, Impact Property Solutions

Deborah DeRouen, CAS, Brandt Electrical, A/C & Heating

Xochitl Flores, Church Foundation & Pool Services

Giovanna Gone, CAS, Century A/C Supply

Dan James, CAS, Redevelopment Services

Debra Knight, CAS, Comm-Fit

Stephanie Krop, CAS, Emeritus, Poolsure

Liz Levins, CAS Emeritus, Gemstar Construction

Jim Martensen, CAS, Epic Multifamily Construction

Tracey Moore, CAS, Flooring Warehouse

Karen Nelsen, CAS, ALN Apartment Data

Arely Pena, CAS, The Liberty Group

Joseph Rodriguez, CAS, Ameritex Movers

Nikki Sekunda, CAS, The Liberty Group

Blaise Spitaleri, CAS, Rasa Floors

Ryan Weis, Crestmark Construction Services

ABODE

AUGUST 2025 I VOLUME 48, ISSUE 8

Chief Executive Officer and Publisher CASEY WATTS MORGAN, MPP cmorgan@haaonline.org

EDITORIAL AND DESIGN STAFF

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

ADVERTISING

Vice President of Membership Development RANDA DICK, CAPS randa@haaonline.org

CONTRIBUTING STAFF

Chief Operating Officer AMANDA SHERBONDY, CAE asherbondy@haaonline.org

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

Vice President of Education LAUREN RAGIN, CMP lragin@haaonline.org

Vice President of Facility Management/RCR TINA DEFIORE tdefiore@haaonline.org

Vice President of Government Affairs BEN MCPHAUL bmcphaul@haaonline.org

Events and Meetings Director KASAUNDRA WRIGHT kwright@haaonline.org

Director of Resident Relations MATILDE LUNA mluna@haaonline.org

Director of IT WILL ALFARO walfaro@haaonline.org

Government Affairs Manager ALEX CHADWELL achadwell@haaonline.org

Strategic Outreach Manager MORGAN WATERMAN mwaterman@haaonline.org

Member Services Coordinator BIANCA REYNA breyna@haaonline.org

Member Services Manager JAKKI POSADA jposada@haaonline.org

PRINTER TGI PRINTED www.tgiprinted.com

HOUSTON APARTMENT ASSOCIATION COMMITTEES

COMMITTEE CHAIR

Executive Shelley Watson

Nominating Gina Erwin

Fair Housing Howard Bookstaff

Ethics Michelle Pawelek

Finance Gary Blumberg

Past Presidents Council John Boriack

Legislative Ryan Terrell

Political Action Stacy Hunt

Golf Starla Turnbo

Century Club Debra Knight

Education Advisory Lindsay Torres-Smith

Michelle Bridges

Independent Rental

Owners Connection Alan Yu

NEXT Young Professionals Emily Frost

STAFF ADVISOR

Casey Morgan

Alex Chadwell

Lauren Ragin

Lauren Ragin Arely Pena

Leadership Development Kyle Brown

Community Outreach Melissa Friend

Product Service Council Deborah DeRouen

Expo Exhibitor Blaise Spitaleri

Amanda Sherbondy

Randa Dick

Membership Brandon Coleman Randa Dick Karen Heffner

Ambassador ONE Society Tito Estrada

Randa Dick Karen Nelsen

Resident Relations A Jessica Wheeler

Resident Relations B Karah Carrillo

Resident Relations Appeals Darlene Guidry

HAF Chili Fundraiser Neal Conant

Matti Luna

Kasaundra Wright Ryan Weis

Honors Property Awards Beth Levine

Ruha Vohra

Kasaundra Wright

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

ABODE, AUGUST 2025, VOLUME 48, ISSUE 8

ABODE (USPS 024-962) is published monthly by the Houston Multi Housing Corporation. Publishing, editorial and advertising offices are located at 4810 Westway Park Blvd., Houston, Texas 77041. Telephone 713-595-0300. The $50 annual ABODE subscription rate is included in all member dues and additional subscriptions are available. The annual subscription rate is $50 for members, $65 for non-members. Advertising rates are available upon request. Contributed material does not necessarily reflect the views and opinions of the Houston Apartment Association. Copyright © 2025 by HAA.

Periodicals Postage Paid at Houston, Texas.

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

Works!

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

RCR provides Houston’s apartment industry with the most effective rental credit reporting tool available. RCR gives your leasing staff immediate access to information about which prospects have fulfilled their leases and who have been residents in good standing. RCR also tells you who hasn’t paid rent, who has broken leases and who has received their deposit refund.

a service of in partnership with

EXECUTIVE SUPPLIER MEMBERS

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

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

1-Tom Plumber Houston

3BeeGuys Bee Removal

A+ Aquatic Services

AAA Staffing Ltd

Achilles Security Services LLC

ACT Security Group

Action Towing Inc

Action Window Coverings Inc

Adams Roofing

Adobe Floors Inc

Adventure Playground Systems Inc

Advocate Construction Inc

Aerwave

Affinity Waste Solutions

Air Express Construction and Plumbing

ALD Outdoors

Alexander-Rose Associates Inc

All American Mailboxes of Houston Inc

All Power Solutions

ALN Apartment Data

Ambassador Services LLC

American Builders Group LLC

American Fire Systems Inc

American Platinum Builders

Apartments Services Group

Apex Multifamily

AppFolio

ARC Glass LLC

ARR Commercial Services

& Sheet Metal

Artisent Floors

ASAP Personnel Inc

Asurety Dryer Vent & Fireplace Inspections

Audio Images International Inc

B&G Construction

Bar-B-Clean Southwest Houston

Beacon Restoration Services

Belfor Property Restoration

Bend Construction

Bettencourt Tax Advisors LLC

Beyond Blue Pools

BGE Inc/aka Brown & Gay Engineers Inc

Binswanger Glass

BioClean

BioTechs Crime & Trauma

Scene Cleaning

Blakan Grey Media

Blue Marlin Maintenance Air Conditioning and Renovation

Blue Stream Fiber

BluSky Restoration Contractors

Brady Chapman Holland & Assoc

Brazos Commercial Roofing

Briggs Equipment

Brown & Brown Insurance

Services Inc

BSI

ByteTime Computing Inc

Cameras Onsite LLC

Cano Electric Inc

Capital Disaster Solutions

Catalyst Construction

Centex Construction

CEP Construction Services LLC

Chadwell Supply

Chesapeake Finishing

ClaimsMate Adjusters

Classic Same Day Blinds

Code Red Security Systems PLLC

Commercial Fire Protection

Compactor Rentals of America

Contractors Inc

Core Distributing

Corey Construction Commercial & Multi-Family Roofing

CORT Furniture Rental

CoverAll Pests

CRE Business Solutions LLC

Crisis Care

Crossroads Insurance Recovery Advocates

Crowned Eagle Construction

CSC ServiceworksAppliance Warehouse

Cypress Landscaping & Irrigation Inc

D & S Fire & Safety LLC

D&G Quality Roofing Inc

DeNyse Companies

Designs by Holmes

Diamond Services LLC

DNM Contracting Inc

DoodyCalls

Double Oak Erosion

Dry Force Corp

DVF Company

ECC Exteriors

Eco-Blade

EDT Construction Services

EHEAT

Elite Roofing LLC

Emersyn Electrical Services LLC

Empire Fire and Safety

Encore Services TX

EnviroSmart Multifamily Pest Solutions

Epic Multifamily Construction

EPremium Insurance Agency

Exo Edge

Exterior Inspections

Extollo Construction

Ezee Fiber

Fantastic Floors

Featherston Sign Partners, LLC

Fiat Construction LLC

Fire Ant Professionals

Fire Reconstruction Inc

Flavor Finish Resurfacing

FlipLok

Floor Merchant

FSD Protection

fun abounds

Gambit Construction

GM Cleaning Service Pro LLC

Go Painting of N. Houston

Go-Staff Inc

Golden Armor Security and Investigations LLC

Golden's Pro-Wash & Windows

GQ Landscaping

Grace Painting and Remodeling

Great American Business Products

Greater Houston Pool Management

Green City Security LLC

Green Garbology

Green Leaf Pro

Green Pride Landscaping

Greenlogic

Grindstone General Contracting

GSR Construction Group

H&R Operator Services Inc

Hakimo

Hallmark Hardwoods

Hamilton-Steele Outdoor Accents

Hive Technology

Hoover Slovacek LLP

Houston Cleaning Crew LLC

Houston Furniture Rental

Houston Granite Marble Center

Houston Home and Patio

Hut Services LLC

Hybrilux LLC

Ideal Parking Management

Infinity Power Partners

Innovative Recovery

Interior Logic Group -

Property Services

Ironwood Connection

J G Amador Construction

J National Contractors

J Turner Research

J&B Carpet Services

Johnstone Supply

Junk Shot and Doorstep Details of Houston

Kings III Emergency Communications

Lanyard Construction Services

Laser Answering Service LLC

Leah McVeigh Design and Consulting

Ledge Lounger

Lee & Barrier Builders LLC

Lift-Texas Construction

Lincoln Jacob Construction

Lithotech Printed Products/ Forms Center

Lopez Carpet Care & Painting

LP Building Solutions

Maid U Shine LLC

Maldonado Nursery

& Landscaping Inc

Matrix Construction Services

Minol USA

Mohawk Industries

Montana Pavement Group LLC

Mueller Water Conditioning Inc

Multifamily Access Control

Nationwide Energy Partners

NEI General Contracting

Nelson Painting and Construction LLC

New Generation Home Pro Inc

Norman Roofing and Construction

Northwest Construction Group

On Site Towing LLC

OnCall Patrol LLC

dba ParkingPass.Com

OneApp Guarantee

Optima General Contractor LLC

Pace Mechanical Services LLC

Parking Management Company/ PMC Towing Partners

Paul Davis Restoration of Greater Houston

Penco Access Control LLC dba

Penco Gate and Fence

Platinum Pool and Spa LLC

PooPrints

Power Services of Texas

Precision Appliance Leasing

Precision Safe Sidewalks LLC

Premier Protective Security

Premium Improvements

Pro-Tex Contracting Group LLC

Professional Resurface LLC

Properteese

Pura Flo Corporation

Qwikkit

R&L Global Inc

R4 Solutions

RAM Construction

Ram Jack Foundation Solutions

Ready 2 Respond

Real Floors Inc

Redevelopment Services

Redux Construction

Reliable Roofing of Texas Inc

Reliant

RENCON LLC

Renova Appliance Center LTD

Renova One

Rent.

Resident IQ

REVS (Refuel Electric

Vehicle Solutions)

Richmond & Associates

Landscaping

Riverway Title

Robles Roofing & More LLC

Roe General Contractors

Roof Top Innovations

Rose Paving

Roto-Rooter Services Co

Royalty Landscape

SafeRent Solutions

Sayan Renovations & Construction

Score Construction & Remodeling

SEAL Security Solutions LLC

Secure Insurance

ServiceMaster Recovery Management

Servpro Friendswood Pearland

Servpro Team Shaw

Sherwin Williams

Sign-Ups & Banners

Signal of Houston

Southern Star Building LLC

Spartan Fire Protection

Spire Roofing Solutions

SSC Glass LLC

Stealth Renovations

Steward Trash Valet Service

Stormwater Professionals Group

Strata Roofing and Construction LLC

Strickland Law Firm PLLC

STX Roofing

Superscapes Landscape and Irrigation

Surface Experts

Surface Experts of Katy/ West Houston

Swain & Baldwin Insurance & Risk Management

Tejas Softwash

Tex-Air Filters

Tex-Star A&I

Texan Landscaping Rivera

Texas Apartment Pool Services

Texas Concrete Professional Company

Texas Southwest Floors Inc

Texas Window Cleaning Co Inc

Texstar Construction LLC

TextByChoice

The Apartments Concierge

The Legends Group LLC

The Liberty Group

The Phoenix Staffing

The Window Source of Houston

Tidal Electrical Services Inc

Tillman Roofing Inc

Top Choice Roofing & Restoration GC

Tower Steel Services

Trash Butler

Tree Care USA LLC

Tri County Specialties LLC

Turbo Pass

Two Brothers Foundation Repair

TX Hydrojet

Umbrella Enforcement Agency

United Protective Services

Urban Design Constructors

Urban Outreach, Inc

Urban Value Corner Store

Valet Living

Webb Pest Control

Westpark Communications

Whitman's Contracting and Roofing

Woodforest Acceptance Solutions

WorldVue

XTRM Restoration

XXL Construction Inc

Yellowstone Landscape

BE TEXAS STRONG AND SUPPORT HILL COUNTRY FLOOD RELIEF.

As people all over the country were starting the July 4th weekend, a horrific tragedy unfolded in the Texas Hill Country as it was devastated by severe flash flooding with families and communities facing unimaginable destruction and loss.

Following the lead of the Texas Apartment Association, we are asking our membership to please consider making a donation to support the recovery efforts at www.communityfoundation.net

The Kerr County Flood Relief Fund supports urgent relief and longterm rebuilding. The Community Foundation of the Texas Hill Country – a 501(c)(3) public charity based in Kerrville – will directly distribute funds to vetted local organizations providing rescue, relief, recovery services and flood assistance. The Fund will support impacted communities including Hunt, Ingram, Kerrville, Boerne, Center Point and Comfort. All donations are taxdeductible, and you will receive a receipt for your gift. Thank you for your support of this worthy fund and our Texas Hill Country communities.

Our Honors Awards Coverage Starts Here

As promised, Part 1 of our full coverage of the 2025 Honors Awards is here. A sold-out crowd of more than 1,100 multifamily professionals celebrated the best in the industry on June 26th at the Hilton Americas with our amazing emcee Joel Zeff. Congratulations to all of the winners and nominees listed on Pages 32 and 33. Photos from the event start on Page 25 with many more available at the link on our home page at www.haaonline.org. We also have profiles of our individual winners from the management categories starting on Page 34, with our maintenance and supplier profiles, along with our Go-Getter of the Year, coming up in the September issue. So read on and stay tuned for even more.

Property Management Supervisors and Executives: We Need You

Supervisors and executives: Please join me in supporting our industry and our suppliers on August 7 for the 19th annual HAA Summer Business Exchange. In fact, if you are an owner/manager board member, we especially request that you attend this event and send team members. HAA requires very little of our board members, but this is an important ask as it demonstrates the much-deserved appreciation we have for our supplier partners. The event is also a great free opportunity to learn about the latest industry products and services in a controlled environment, while supporting your association. Find supplier partners that can help with your needs with CapEx projects, renovations, staffing, amenity add ons, technology and more. We sincerely appreciate the leadership of our Business Exchange Chairs: Kristen Becker and Deborah DeRouen, so please plan to attend and help them pull off a successful event. More details are available at www.haaonline.org/events

Show Your Star Maintenance Professionals Some Appreciation

Step up to the plate and give your maintenance team the grand-slam treatment: A Maintenance Appreciation Night with the Houston Astros! It’s all about the VIP experience on August 27. All attendees will have exclusive access to the designated HAA section to watch the game and receive monetary food/beverage credit via gift card upon checking in at the HAA gate. See Page 23 for details and register at www.haaonline.org/events.

HAA’s Compensation and Benefits Survey is Now Available.

Employee engagement, retention, staffing shortages, economic worries and difficulty filling vacant positions continue to create significant challenges for the multifamily industry. Due to the severity of staffing issues, HAA partnered with Swift Bunny to revisit the employee compensation and benefits survey and evaluate trends since the 2023 survey. See Page 24 for more on the results of this important new survey.

Stay strong Texas, “Keep on Trucking” HAA and thank you to our members, for all you do,

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

Houston Planned Energy Systems HAA Member since 1978

Cotton Commercial USA Inc. HAA Member since 1982

Hire Priority Staffing & Executive Search HAA Member since 1993

Lowe’s Pro Supply HAA Member since 2006

Craven Carpet HAA Member since 1986

Camp Facilty Services HAA Member since 1994

This Month's Exclusive Supplier Member

HAA Member since 1997

Gemstar Construction Development Inc. HAA Member since 1985

AAA Plumbers HAA Member since 1984

FSI Construction Inc. HAA Member since 1999

Dixie Interiors HAA Member since 1987

Century A/C Supply HAA Member since 1968

By RYAN TERRELL, HAA Legislative Chair, with BEN MCPHAUL, Vice President of Government Affairs

APARTMENT INSPECTIONS?

The latest information on the Plummer Apartment Ordinance.

THERE HAS BEEN recent conversation regarding the “Apartment Inspection Ordinance” being proposed by Houston City Councilmember Leticia Plummer. The ordinance was discussed on May 27th at the newly formed Proposition A Committee and voted out of committee. While it was voted out of committee, it was done so with an understanding that it would likely be amended and altered before the final version would be submitted to the administration for review.

The Prop A Committee was formed when Houstonians passed Proposition A via constitutional amendment in November of 2023. As you may or may not know, the City of Houston has a strong mayoral form of government, meaning the mayor has historically been the only one able to set the council’s agenda. The Prop A committee gives councilmembers an avenue to place an item on the City Council agenda.

According to the Ordinance explanation, the proposal will amend Chapter 10 of the Houston Code of Ordinances, by adding new sections to the Houston Multi-Family Habitability Code of Chapter 10 to help ensure that multi-family unit properties are safe for residents.

Among other things, it also aims to mandate training for owners or operators of buildings that are classified as “High-Risk Rental Buildings” however, what will ultimately classify a property as such is still being evaluated.

It is important to note a few things:

• When this passed out of committee there was news coverage of the first iteration of the proposal, but at the time of printing this article, the ordinance has yet to be voted on by the full council or gone into effect.

• The proposed ordinance that passed out of the Prop A Committee has changed (to the version submitted in late June) and will likely continue to evolve.

• The new version of the proposed ordinance has yet to appear on the City Council Agenda at the time this was sent to press.

What’s next? HAA is continuing to monitor the situation and is in communication with Mayor Whitmire’s Administration as well as

council members. Until then, stay tuned and stay informed. If you have any questions, please contact our VP of Government Affairs, Ben McPhaul at bmcphaul@haaonline.org

House Bill 4753 Previously a municipality could require a property owner who had lost an original certificate of occupancy to go through the application process for another certificate of occupancy, including the payment of the application fees, even though the municipality had a record of the original certificate's issuance. H.B. 4753 amended current law to require municipalities to allow owners to display a non-original CO obtained from the municipality. This bill passed this legislative session and took effect on June 20, 2025.

Special Session Alert!

How long will the session last? It depends. According to Article 3, Section 40 of the Texas Constitution, a special session can last up to 30 days, although the session can end before that.

The Governor can call more sessions if there are any issues that still need to be addressed. There is no limit to the number of special sessions that can be called.

What’s On the Agenda? Governor Abbott has called legislators back to Austin to deal with a few items that did not get passed in the Regular Session that he deems emergency items. There are several consequential bills that will affect all Texans that are worth noting

The Special Session agenda items include:

FLOOD WARNING SYSTEMS: Legislation to improve early warning systems and other preparedness infrastructure in flood-prone areas throughout Texas.

FLOOD EMERGENCY COMMUNICATIONS:

Legislation to strengthen emergency communications and other response infrastructure in flood-prone areas throughout Texas.

RELIEF FUNDING FOR HILL COUNTRY

FLOODS: Legislation to provide relief funding for response to and recovery from the storms which began in early July 2025, including local match funding for jurisdictions eligible for FEMA public assistance.

NATURAL DISASTER PREPARATION & RECOVERY: Legislation to evaluate and streamline rules and regulations to speed preparedness for and recovery from natural disasters.

ELIMINATE STAAR TEST: Legislation to eliminate the STAAR test and replace it with effective tools to assess student progress and ensure school district accountability.

CUT PROPERTY TAXES: Legislation reducing the property tax burden on Texans and legislation imposing spending limits on entities authorized to impose property taxes.

PROTECT CHILDREN FROM THC: Legislation making it a crime to provide hemp-derived products to children under 21 years of age.

REGULATE HEMP-DERIVED PRODUCTS : Legislation to comprehensively regulate hempderived products, including limiting potency, restricting synthetically modified compounds, and establishing enforcement mechanisms, all without banning a lawful agricultural commodity.

PROTECT UNBORN CHILDREN: Legislation further protecting unborn children and their mothers from the harm of abortion.

BAN TAXPAYER-FUNDED LOBBYING: Legislation prohibiting taxpayer-funded lobbying, including the use of tax dollars to hire lobbyists and payment of tax dollars to associations that lobby the Legislature.

PROTECT HUMAN TRAFFICKING VICTIMS: Legislation, similar to Senate Bill No. 1278 from the 89th Legislature, Regular Session, that protects victims of human trafficking from criminal liability for non-violent acts closely tied to their own victimization.

POLICE PERSONNEL RECORDS: Legislation that protects law enforcement officers from public disclosure of unsubstantiated complaints in personnel files.

PROTECT WOMEN’S SPACES: Legislation protecting women’s privacy in sex-segregated spaces.

ATTORNEY GENERAL ELECTION POWERS: Legislation proposing a constitutional amendment allowing the Attorney General to prosecute state election crimes.

2025 LEGISLATURE ACTS!

Part 2 of our two-part series on the 2025 Texas Legislative Session.

LAST MONTH’S ARTICLE

summarized the changes to the eviction process made in the 2025 legislative session that ended in June. This article will summarize changes to several other laws that affect the apartment industry.

Flood Disclosure

SB2349; amends section 92.0135 of the Property Code; applies to leases entered into or renewed on or after September 1, 2025.

• A section has been added to section 92.0135 of the Property Code stating that the flood disclosure notice is not required for a resident under a lease with a term of less than 30 days or a temporary residential tenancy created by a sales contract for a specific term not greater than 90 days.

• The law has also been modified to provide that the lease disclosure notice can be in a paragraph of the lease or an addendum to the lease signed by the owner and resident.

Repairs

SB2037; amends section 92.0561 and adds sections 92.112 and 92.113 to the Property Code; applies to leases entered into or renewed on or after September 1, 2025.

Last month, we summarized changes to the eviction process. This article will summarize changes to several other laws that affect the apartment industry.

• Section 92.0561 has been clarified to provide that if the unit needing repair pursuant to a resident’s notice is located in a municipality requiring the contractor to be licensed, the person or entity performing the repair must be licensed in accordance with the municipality’s requirements.

• Sections 92.112 and 92.113 have been added to the Security Deposit subchapter of the Property Code and provide that a managing agent, leasing agent, or resident manager is the agent of the owner for purposes of notice and other communications required or permitted under the subchapter.

• Notice and other communications required or permitted by the Security Deposit subchapter may be sent by e-mail if the resi-

dent and owner or the owner’s agent has previously communicated by e-mail. The owner or owner’s agent may designate a specific email address for a resident to use for the purpose of this requirement.

Squatters

SB1333; amends section 28.03 of the Penal Code, adds sections 32.56 and 32.57 to the Penal Code and adds chapter 24B to the Property Code; applies to offenses committed on or after September 1, 2025.

• Section 28.03 of the Penal Code (criminal mischief) has been changed to upgrade the offense of criminal mischief to a second-degree felony if the amount of the loss is $1,000 or more but less than $300,000, the property

damaged or destroyed is a habitation and the actor committing the offense was trespassing.

• Chapter 32 of the Penal Code (fraud) has been changed to add provisions stating that a person commits a Class A misdemeanor if, with the intent to enter or remain on property, the person knowingly presents to another person a false, fraudulent, or fictitious document purporting to be a lease, deed, or other instrument conveying property or an interest in property. A person commits a firstdegree felony if the person knowingly: (i) lists or advertises for sale, rent, or lease residential property while knowing that the person offering to sell, rent, or lease the property does not have legal title or authority to sell, rent, or lease the property; or (ii) sells, rents, or leases to another person residential property to which the person does not have legal title or authority to sell, rent or lease.

• Chapter 24B has been added to the Property Code and pertains to the removal of certain unauthorized occupants of property. An owner of residential property or the owner’s agent may request that the sheriff or constable immediately remove a person who unlawfully entered and is occupying a dwelling without the owner’s consent if the property:

(i) was not open to the public when the person entered the property; (ii) is not the subject of pending litigation between the owner and the person; (iii) the owner or the owner’s agent has directed the person to leave the property and the person has not done so; and (iv) the person is not a current or former resident of the owner under an oral or written lease or an immediate family member of the owner. The sheriff or constable is authorized to investigate a sworn complaint that someone is acting in violation of this chapter, verify the claims of the owner, serve notice to the unauthorized occupant to immediately vacate the dwelling, put the owner in possession of the dwelling and arrest any person found in the dwelling for trespass.

Immigration

SB17; adds subchapter H to chapter 5 to the Property Code; applies to acquisition of interest and property on or after September 1, 2025.

• The new law restricts certain individuals from purchasing or acquiring an interest in real property which includes a leasehold interest if the duration of the interest is one year or more.

• The persons restricted from leasing the property are persons that are domiciled in a designated country (which is a country designated by the United States Director of National Intelligence that poses a risk to the national security of the United States). Currently, the designated countries are China, Russia, Iran and North Korea.

• A citizen of a designated country who is unlawfully present in the United States is prohibited from leasing property with a term of one-year or more.

• The attorney general is required to establish procedures to examine an acquisition of property and to determine whether an investigation of a possible violation of this new law is warranted.

Sexual Assault

HB47; amends section 92.0161 of the Property Code; effective September 1, 2025.

• The law that allows a resident who is the victim of a sexual assault to terminate the lease has been modified to remove the requirement that the sexual assault took place on the premises.

• For a victim of sexual assault to exercise

/ See Law, Page 53

HE SAID, SHE SAID

Residents receive mixed results in two complaints about differing expectations.

A RESIDENT FILED a complaint with HAA seeking a refund of $175. The resident stated that she had discussed her previous rental history with a representative when she applied for an apartment and was told they would be able to work with her but was not told that her $175 was not refundable. The resident was under the impression that her money would be refunded if she did not move in. Management stated that they would need an additional deposit because of her credit history, and the resident stated she could not afford to pay that amount.

Management responded to HAA with an explanation that the resident, looking to move in immediately, applied for an apartment on November 5, completed the application and paid the $175 non-refundable fee. (The original ap-

plication fee was waived per a special.) Based on the company’s guidelines for credit approval, the application was approved with conditions of a one-month security deposit or guarantor. The resident was notified of approval with the conditions.

Management was still waiting on her rental check to clear. It was explained to the resident that if her rental check cleared, she would be able to move in. She was upset about having to pay the additional deposit, as she did not have a guarantor, and she canceled her move-in. Management processed the cancellation per the resident’s request and did not continue any further with the follow-up regarding the rental history.

On November 9 the company vice president made some modifications to the company’s credit scoring criteria. The leasing consultants

were encouraged to contact any previous applicants who had cancelled because of the need for additional deposit requirements. This new scoring would possibly change the previous applicant’s approval conditions and make it more feasible for her to lease.

The resident was contacted to see if she was still interested, and the new requirements were explained to her. Based upon her previous score and the new criteria, she no longer needed to pay the entire one-month deposit and could be approved pending review of her rental history. A review of the resident’s rental history revealed that she had been evicted from her previous apartment community and had failed to disclose that information on her application. Enclosed was a copy of the application.

The committee decided in favor of the resident. The committee noted that on the rental history request sent to the previous property, the question about the filing of an eviction on this resident was answered “no” by the previous property. The committee also noted that the resident was approved with conditions due to her credit, but the application did not state that she had agreed to move in with conditions. Management is to refund the resident her $175.

Resident leaves keys before walkthrough, seeks refund for charges

A resident filed a complaint with HAA to receive a refund of his security deposit and dispute charges, stating that the property is unlawfully holding his security deposit and the gate access remote control deposit of $50. He stated that he moved out and cleaned the apartment on January 25 and returned all keys, the access gate card and access remote control on February 28.

The resident also stated that he requested a walk-through of his apartment and was told by the assistant manager that no maintenance personnel were available to walk the apartment. On January 31, he went back to the apartment to do the move-out inspection and met the leasing consultant, who told him the man-

ager and her assistant were out to lunch. He stated that he waited almost an hour, but no one showed up, and the leasing consultant told him to leave his cell number so they could call to schedule the inspection. The resident stated that he left his number and a forwarding address, but no one called him. He later received a bill for $162.16.

Management responded to HAA with an explanation that the resident went into the office at 12:30 p.m. on January 28 to return keys, asked for the manager and was told she was at lunch and that he could return in an hour. Management stated that the resident did not wait an hour in their office but did return an hour later. The manager was in the office, but she was busy with a prospective resident and asked him to wait. He said he just wanted to turn in keys and needed her to walk the unit, adding that he had to leave and everything was fine in the apartment.

The manager stated that she did not deny the walk-through as the resident stated. Management walked the unit and took pictures. Management believes the resident was charged accordingly. Enclosed were copies of the lease, final account statement, application, move-in condition form and notice to vacate. Pictures were also provided.

The committee’s decision

The committee decided in favor of management with an adjustment made, because the committee believed the pictures provided by management did not substantiate the charges. The charges for a kitchen fire, the stove not being clean and for the bathroom not being clean should be removed. All other charges were justified. After the adjustments, the resident owes the property $52.16 and may wish to pursue this complaint in small claims court.

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

Renters can be referred to HAA to speak to a trained consultant Wednesdays from 9 a.m. to 1 p.m., and Thursdays and Fridays from 9 a.m. to 1 p.m. and 2 p.m. to 4 p.m. Residents can also be directed to www.haaonline.org/renters.

On the Road with HAA

Woodlands Region Meeting

Wednesday, June 4

On the Scene with ACES

ACES Managers Appreciation Luncheon

Sponsored by Apartments.com and Century A/C Supply

Thursday, June 5 at Haywire

The Apartment Community Executives & Supervisors

June Luncheon celebrated property managers and featured Rebecca Rosario presenting “Dealing with Difficult People in Difficult Times.”

IN PURSUIT OF AN EVER-INCREASING LEVEL OF PROFESSIONALISM,

the Apartment Community Executives & Supervisors group was created to offer executive-level members a way to network and exchange information and knowledge. It offers them an opportunity for educational programs and presentations, along with greater knowledge of the political and legislative needs of the industry. ACES is intended for those on the property management side of HAA membership in an executive or leadership role. For more on ACES, see online at www.haaonline.org or contact education@haaonline.org.

AUGUST

6

New Supplier Orientation

Wednesday, August 6

10 a.m. to 11 a.m. Via Zoom

All new supplier members or representatives can attend this online orientation. Learn how to get involved and take advantage of member benefits. Email members@haaonline.org for details.

Ambassador ONE Society

Wednesday, August 6

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

Kirby Ice House Memorial Supplier partners can join this committee for HAA Ambassadors to find out how to promote HAA Events, contact properties to survey them on benefits, and network with other supplier partners. Supplier members only. Email members@haaonline.org for details.

Featured Event:

2025 Summer Business Exchange

Thursday, August 7

8 a.m. to 11 a.m.

HCC West Houston Institute

2811 Hayes Road

Join us for the 2025 Summer Business Exchange. An opportunity for property management professionals to meet face to face with a number of supplier partners as they move around the room in a speed dating for business format every 4 minutes. See Page 18 for more details.

Sponsored by Blue Stream Fiber, Precision Appliance Leasing, LP Building Solutions and Sprinkler Repair Professionals

12

Avenues: Marketing Place 3

Tuesday, August 12

8:30 a.m. to Noon

The Avenues series of seminars features nationally-acclaimed speakers within the multifamily industry covering topics geared toward every level of multifamily professional. This program counts for 3 CECs. See Page 22 for details.

19-20

Leasing 101

Tuesday, August 19 through Wednesday, August 20

8:30 a.m. to 5 p.m. on Tuesday 8:30 a.m. to Noon on Wednesday From Fair Housing and the TAA lease paperwork, to today’s terminology and techniques, the industry’s most seasoned and dynamic instructors are on hand to educate students on the boundless potential that awaits those who choose the apartment management industry as their career.

20

Fulshear/Katy Region Meeting

Wednesday, August 20 11:30 a.m. to 1 p.m.

HAA is reaching out to better serve our members by bringing targeted networking and educational events to different parts of our 12-county service area. Contact mwaterman@haaonline.org for details.

26

HAA PAC Luncheon

Tuesday, August 26 11:30 a.m. to 1:30 p.m.

Contact govaffairs@haaonline.org for details.

27

Featured Event: 2025 Maintenance Appreciation Night with the Astros

Wednesday, August 27 Check-in begins at 6 p.m. Game at 7:10 p.m.

Daikin Park

Join HAA as we celebrate the maintenance professionals that remain dedicated to our properties and residents. Treat your teams to a night out with the Houston Astros! Register early, space is limited! Register at www.haaonline.org/events.

Sponsored by Hire Priority Staffing & Executive Search, Precision Appliance Leasing and Sherwin Williams

2025 Fair Housing Seminar

Wednesday, August 27

8:30 a.m. to Noon

This comprehensive and interactive seminar is packed with Fair Housing compliance information to help you and your team stay proactive, not reactive.

Sponsored by BluSky Restoration and Ferguson Facilities Supply

28

Avenues: Main Street 4

Thursday, August 28

8:30 a.m. to Noon

The Avenues series of seminars features nationally-acclaimed speakers within the multifamily industry covering topics geared toward every level of multifamily professional. See Page 22 for details.

SEPTEMBER

1

HAA Offices Closed

Monday, September 1

The HAA Offices will be closed in observance of Labor Day.

3

NEXT Professional Development Breakfast

Wednesday, September 3

8:30 a.m. to 10 a.m.

This niche group within HAA is dedicated to the networking and professional development needs of HAA members aged 39 and under. Network with your peers at this lowcost educational breakfast.

Eligible for 1 CEC.

10

Resident Relations

Committee A Meeting

Wednesday, September 10

2 p.m. to 4 p.m.

Closed committee meeting Via Zoom

11

ACES Luncheon

Thursday, September 11

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

ACES (Apartment Community Executives and Supervisors) is an exclusive special interest group at HAA for management executives. Lunches are hosted at venues around town and feature a visiting speaker. This luncheon will feature Mindy Price, Inside The Why, presenting “Leadership Isn't Just About Where You're Going ... It's About WHY It Matters: A real-talk session for leaders who want to build something that lasts. Contact education@haaonline.org for details.

Sponsored by Apartments.com and Chadwell Supply

Go-Getter Meet & Greet

16-17

Leasing 101

Tuesday, September 16 through Wednesday, September 17

8:30 a.m. to 5 p.m. on Tuesday 8:30 a.m. to Noon on Wednesday

From Fair Housing and the TAA lease paperwork, to today’s terminology and techniques, the industry’s most seasoned and dynamic instructors are on hand to educate students on the boundless potential that awaits those who choose the apartment management industry as their career.

23-24

Certified Pool Operator Course (CPO) in Spanish

Tuesday, September 23 through Wednesday, September 24

8:30 a.m. to 5 p.m.

The Certified Pool Operator certification is a 5-year national certification issued by the Pool and Hot Tub Alliance (PHTA) and is required by the state of Texas.

24

25

HAA Board Meeting

Thursday, September 25

4 p.m. to 6 p.m.

29

Featured Event: 2025 Bill Dinerstein Memorial Golf Tournament

Monday, September 29

7 a.m. to 3 p.m.

Sugar Creek Country Club

Join HAA for our annual tournament raising funds to support the HAA Political Action Committee. For details, visit www.haaonline.org/events or contact govaffairs@haaonline.org.

30

Excel 102

Tuesday, September 30

8:30 a.m. to Noon.

Join speaker Julie Hartman, B2G Victory, and go beyond the basics and master Microsoft Excel and many of its powerful features. This program counts for 3 CECs. Sponsored by AAA Plumbers Please

Ambassador ONE Society

Wednesday, September 3

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

Thursday, September 11

4 p.m. to 6 p.m.

Cottonwood

Reignite your involvement and join the Go-Getter Club! You can help strengthen your association with new members and increase engagement. New & prospective members are welcome to attend to meet current members to build their network and build lasting connections.

Discover the Ultimate Roadmap to Success with new speakers for 2025

What is Avenues?

A series of seminars presenting nationally-acclaimed speakers who are experts in their fields, with sessions for every level of multifamily professional.

How can I attend?

We offer two subscription options:

• Annual Property Subscription

• based on the number of units.

• Annual Individual Subscription You can also register for each individual session.

What does this get me?

Once you sign up, you receive access to 13 education sessions throughout the year. All you need to do is respond to the reminder email to confirm attendance.

Pricing:

Property Subscription:

• Fewer than 200 units: $210/annually

• 201-350 units: $410/annually

• More than 351 units: $510/annually

Individual Subscription:

• Corporate or Suppier Individual: $210/annually

• Individual sessions: $60/person Three (3) CEC credits awarded per session.

View the series schedule and register online at www.haaonline.org Contact the HAA Education Department at education@haaonline.org

Celebrate Our star Maintenance professionals with

Maintenance Appreciation NIGHT

Step up to the plate and give your maintenance team the grand-slam treatment: a night with the Houston Astros!

Wednesday, August 27

Houston Astros vs. Colorado Rockies

Check-In Begins @ 6:00 PM

Game @ 7:10 PM

Daikin Park - 501 Crawford Street, Houston

$65/person

It's all about the VIP experience! All attendees will have exclusive access to the designated HAA section to watch the game and receive monetary food/beverage credit via gift card upon checking in at the HAA gate. No electronic or physical tickets will be allocated prior to game day.

This event is open to management, maintenance professionals and sponsors only.

Visit www.haaonline.org/events for details and to register.

Evaluate and address competitiveness to impact property staffing and performance.

By DOUG MILLER, Partner and Chief Research Officer, Swift Bunny

HAA Compensation and Benefits Survey

Thank you to AAA Plumbers for sponsoring the survey.

The goals of this anonymous study are focused on helping members to:

• Evaluate the competitiveness of their compensation and benefits versus the market.

• Identify adjustments that can enhance the competitiveness of the company’s compensation and benefits offered to existing and prospective new employees to improve engagement and retention, address staffing issues, enhance reputation and new employee recruitment, improve resident retention, and the drive bottom line growth.

There was strong interest among the association’s members, with 86 companies participating. Reporting includes the Swift Bunny Index, a national benchmark based on feedback from hundreds of management companies. You can download a copy of the full report at https://haaonline.org/imis15/HAAOnline/HAA/E ducation/Resources/Compensation_Survey.aspx

Boosting Engagement Drives Results

The rationale for evaluating employee compensation is tied to the Employee Profit Chain (1), a business management framework that establishes a direct connection between employee satisfaction and profitability.

The Employee Profit Chain principle states that the key to performance is employee engagement and retention, and thus maximizing portfolio NOI and asset values requires being fully staffed with highly engaged on-site teams. The Chain explains how engagement impacts results: engaged employees remain with the company, which reduces staff vacancies, burnout, and hir-

ing challenges; leads to superior service delivery, which impacts resident satisfaction and minimizes costly move-outs; reputation and the recruitment of new employees and residents is boosted as a result; all of this leads to NOI growth. This is why it is so important to evaluate compensation and benefits and adjust to reduce employee turnover and boost engagement.

Research validates the negative impact of employee disengagement and turnover. In workplaces where employee engagement is low, studies find:

• 18% lower productivity and 37% higher absenteeism (Gallup).

• 59% higher employee turnover (Forbes).

• 44% lower profitability for companies ranked in the bottom half of engagement (Gallup).

• Properties hemorrhage on-site employees, with nearly a quarter departing during the first 90 days with the company (Swift Bunny).

• Swift Bunny estimates the cost of employee turnover to be at least 34% of a departing employee’s compensation, lower than the Society for Human Resource Management (SHRM) 50% estimate.

The Role Compensation Plays in Engagement and Retention

The goal of a company’s leadership team is to grow NOI and asset values, so it is clear why firms should evaluate issues impacting employees. One of the critical issues to review when seeking to boost employee engagement, retention, and recruitment is compensation and benefits. A Swift Bunny Index analysis of results from surveys completed with thousands of employees shows that compensation and benefits impact engagement and retention, with benefits meeting employee needs having a notable correlation with the likelihood that they plan to stay with the company. Therefore, the 2025 survey results can help companies by identifying opportunities to improve the compensation and benefits offered to current and future employees.

Compensation and Benefits Impact Employee Wellbeing

Employee wellbeing is a significant topic facing the industry. Due to this, Swift Bunny has been conducting annual national employee mental health surveys since 2021. Results from over 10,000 employees surveyed show that stress levels not only remain high but are worsening, with respondents continuing to report that this impacts their performance at work. Key 2024 findings include: the overall score is in the warning range and has continued a downward trend since 2022; all topics but one earned a warning or red flag score; all but three topic scores dropped from 2023, and the three that increased only did so by less than one point.

According to the 2025 Swift Bunny Index, a third of multifamily workplaces are short staffed. Ongoing staff vacancies and the resulting increased workloads and burnout impact disengagement and employee turnover, service delivery, resident turnover, reputation, recruitment, and NOI.

SHRM reports that finances are also impacting employee wellbeing:

• Half of U.S. workers expressed at least moderate concern about their financial wellbeing: http://www.ebri.org/health/WorkplaceWellness-Survey.

• High costs of living contributing to soaring financial stress: https://www.shrm.org/topicstools/news/benefits-compensation/inflationworkers-high-cost-of-living.

While companies cannot control external issues such as social and political issues, they can address compensation and benefits to positively impact employee wellbeing, engagement, retention, and recruitment.

Agreement Regarding the Employee Profit Chain

The survey asked respondents to rate their level of agreement with each component of the Employee Profit Chain (2). The findings

were surprising and raise concerns: a lowerthan-expected percent agreed with several of the Chain’s components.

• 18% did not agree resident turnover has a negative financial impact on property performance.

• 15% did not agree that employee turnover impacts resident satisfaction.

• 12% did not agree that employee turnover has a negative financial impact on property performance.

Employee Turnover, Staffing Shortages

The discussion about the need to evaluate and enhance employee packages cannot occur in a vacuum. Therefore, the study also evaluated employee turnover rates and position vacancies. Positively, 31% of companies reported employee turnover to be 0%-9%, 48% only 10%-39%. 12% reported the rate to be above 40%. The challenges to maximizing property performance are clear when almost half of a property’s staff depart each year.

It is concerning that 10% did not know their employee turnover rate. All management companies track resident turnover, however many do not track employee turnover (overall or by position). Because employee turnover is controllable, companies should monitor this important metric. As the adage says, “you can’t manage what you don’t measure.”

Despite a challenging labor market, the findings positively showed that 30% of respondents reported their employee turnover rate had decreased from last year; this was better than the Swift Bunny Index. However, 56% reported the rate was unchanged or higher. All firms should evaluate where compensation and benefits are not competitive, and adjust to impact engagement, retention, recruitment, and thus results. Like the prior question, surprisingly 14% did not know if turnover had changed. It is critical to track the stability of on-site teams so as to effectively manage operations, service delivery, and resident retention. (3)

Far more than any other position, two-thirds of respondents reported maintenance technicians have a higher-than-desired number of position openings. This is serious as these vacancies cause service delivery delays and can increase costly and unnecessary resident turnover. The other positions noted to have a higher-than-desired level of openings were leasing consultants and maintenance supervisors.

The high cost of employee and resident turnover validates the need to review and adjust current and

On the Scene Photos by

HIEBERT PHOTOGRAPHY

2025 Honors Awards

Thursday, June 26 at the Hilton Americas

More than 1,100 attendees honored the best of 2025 in multifamily, with our emcee for the evening Joel Zeff presenting the awards.

Want to see more? All the photos from the event are available on the HAA website at www.haaonline.org. Scroll down the homepage and click the “Photos by Partners” link on right side.

1. Leasing Professional of the Year Reiney Gilbert 2. Maintenance Technician of the Year Ricardo Garay 3. Owner/Management Executive of the Year Karen Hefner 4. On-Site Manager of the Year, 1-199 Units, Amanda Hernandez 5. OnSite Manager of the Year, 200-299 Units, Angelica Uscanga 6. On-Site Manager of the Year, 300-399 Units, Gabbrielle Kimball 7. Maintenance Supervisor of the Year, Single Property, Jason Moore 8. Marketing Director of the Year Courtney Bastian 9. Training Director of the Year Lori Latham 10. On-site Maintenance Support of the Year Freddie Sanchez

2025 Honors Individual Nominees

units

Club Place

Krystal Balay Cushman and Wakefield

Lizet

Parker

Dvorak

Living

Apts. Clute TX

Ashley Leticia Flores

RPM Living

Echelon on 99

Mirian Garcia American Landmark

Haven at Liberty Hills

Vanessa Gutierrez AOG Living

at Six

Paigelynn Guzman Nolan Living Imperial Lofts

Jennifer Haney Marquette Management East End Lofts

Consuelo Hernandez Asset Living

Coop at Med Center

Erika Hernandez

GWR Management

Century Park Apartments

Jasmine LeDoux

Asset Living Vargos on the Lake Joey Lewis

Banyan Equity Management Live Montrose

Jasmin Lozano Greystar

Gregory Brice Navarro

Ascension CRE Commons at Westchase

Tamara Orebo

Venterra Realty Vinings

Ramiro

at Park Row

On-Site Manager,

Communities

The Haven on Buoy Fernando

Westchase West

Diego Villatoro

Trinity Property Consultants

Arrive Upper Kirby

Fredis Zamora

Nolan Living Discovery at Kingwood

Maintenance Supervisor,

Properties

Liliana Alvarado Dayrise Residential Jorge de la Fuente Q10 Property Advisors

DeGraw

Adan Ferman

Venterra Realty

Shore Lakes Felipe Gomez Penn Apartment Staffing Deseo at Grand Mission Apartments/ Westchase Creek Apartments Amarildo Machado

MLDC Management

Alara

Manrique Stonemark Management Company

The Spencer Park Row

Marcos Marquez

Cushman & Wakefield

Montecito Apartments

Rosa Martinez

Greystar Creekside Park

The Grove

Antonio Mejia

Summit Property Management

The Edge at Clear Lake

Bonefacio Perez

Summit Property Management Waterside /Madison

Alfredo Rodriguez

Asset Living

Stonegrove Fall Creek

Freddie Sanchez Quarterra

Taylor Heights

Cody Wall

Nolan Living Avenues at Tuscan Lakes

Marketing Director

Kylen Abarca-Kanoa The Hanover Company

Nicole Alvarez

Ashford Communities

Margaret Bailey Asset Living

Courtney Bastian

Dayrise Residential

Merideth Bunting

The Dinerstein Companies

Erica DeBato

ParaWest Management

Jessica Friedsam

Unified Residential

Bess Grimm

Greystar

Emily Jones

Advenir Living

Karen Martin

Morgan Group

Joe Melton

Morgan Group

Kyle Wood Ascension CRE

Training Director

Jeff Crump

The Hanover Company

Michael Johnson

AOG Living

Lori Latham

Morgan Group

Rosi Martinez

Q10 Property Advisors

Lidney Molina Ashford Communities

Brian Smith Underground Towing and Recovery Crystal Varela

A/C Supply

Villarreal

2025 Honors

Property Finalists

10X Heights Waterworks, RPM Living/Cardone

2222 Smith Street, Morgan Group

Bowen at River Oaks, Quarterra Brava, Brava

Cadence Creek by Caldwell, Greystar/Caldwell Companies

Camden Greenway, Camden

Camden Plaza, Camden

Cendana District West, Venterra Realty

Country Club Place Apartments, Lumen Capital

Crossing at Timbergrove, Cushman & Wakefield

Cypress Creek Crossing, Westdale Asset Management

Dian Street Villas, Texas InterFaith Management

Domain Memorial, Knightvest Residential

Dominion Post Oak, Westdale Asset Management

Grand Palms, Vidalta Residential

Hanover Parkview, The Hanover Company

High Point Uptown, Greystar

Inspire Homes Missouri City, The Dinerstein Companies

Lofts at Springlake, Banyan Equity Management

NHH Reed, New Hope Housing

Park Trails, Vicinia Property Management/Quattro Capital

Pearl Rosemont, Morgan Group

Pearl Woodlake, Morgan Group

Pelican Reef, Banyan Equity Management

Preserve at Baywood, Venterra Realty

Reserve at Braes Forest, Judwin Properties

Residences at Kingwood, Greystar/HighStreet Residential

Retreat at the Woodlands, Greystar/CBRE

Seagrove Luxury Living, Knightvest Residential

South Shore Lakes Apartments, Venterra Realty

The Abbey at Energy Corridor, Abbey Residential

The Abbey at Spring Town Center, Abbey Residential

The Abbey on Lake Wyndemere, Abbey Residential

The Bryson, ParaWest Management/S1P Bryson LLC

The Commons at Hollyhock, RPM Living/Post Real Estate Group

The Mark at CityPlace, Martin Fein Interests

The Museum Tower, Greystar

The Parker, Morgan Group

The Star, Morgan Group

Vargos on the Lake, Asset Living

Villas at Birnham Woods, Kaplan Management Company

Villas at West Road, RPM Living/Tru America

Villas by the Bay, Banyan Equity Management

Windfern Pointe, Veritas Equity Management

The Best of the Best in On-site Management

The HAA Honors Awards recognizes members for their commitment to their communities and the apartment industry. Here is the first group of 2025 Houston Apartment Association Honors Award recipients. See next month’s issue for our maintenance and supplier award winners.

Owner/Management

Karen Hefner, Asset Living

Karen Hefner is Senior Vice President of Asset Living and has been in the multifamily industry and with Asset for 41 years.

She currently oversees 11 sites with one regional and nine managers, and 2,425 units with two of those being brand new lease ups. She previously had oversight of 21 properties with two regionals before taking over new construction lease ups.

Karen received the Asset Plus’ coveted Bohon Award in previous years, has been an Asset Ambassador for three years and is going on her second year serving on Asset’s Culture Committee.

Karen’s numerous years of mentorship to her team has resulted in many sites winning Property of the Year Awards, and team members have won numerous HAA Manager of the Year and Maintenance of the Year awards over the years.

Loyalty, hard work and mentorship has helped her to build a team that is very well tenured and respected both in her company and the industry.

Karen is a graduate of HAA’s 2024 Leadership Lyceum Class, has been a member of the HAA Board of Directors for three years. She sits is a member of the HAA PAC and the Membership Committee and is currently Go-Getter Co-chair. She has been a Honors Committee Judge and a HAA Chili Fest Judge for three years.

Karen holds a Bachelors of Science Degree Texas A&M - 1983.

Congratulations, Karen!

Independent Owner of the Year

Alan Yu, CAM, IROP,

Lumen Capital

Alan Yu is responsible for all aspects of the success of his company, Lumen Capital. As an independent owner, he “wears all hats” and constantly identifies improvement areas and implements solutions that drive results at his properties, Country Club Place and Decker Place, totaling 272 units. He has 10 years of experience in the multifamily industry.

His leadership has resulted in average occupancy across the portfolio of over 94%, up from a low of 82% of approximately 12 months ago.

He has played a key role in mentoring and developing team members, ensuring they have the skills and confidence needed to succeed. He consistently leads by example and checks in with his team daily to see how he can assist them with their roles. He is heavily involved in this process and has personally created hundreds of training videos utilizing Loom to train and guide his team. He leads a diverse team with five virtual assistants in the Philippines who handle many back office operations, including accounting, payroll, investor relations, and accounts payable. He also leads the on-site team members and handles IT.

He is not afraid to do the hard work alongside the rest of his team and has been known to pick up trash around the properties to help the maintenance team when they are already swamped with work orders.

Alan is currently the chair of HAA’s IRO committee and is a current candidate for the HAA Leadership Lyceum Class of 2025. He recently attended TAA/HAA’s Day at the Capitol in Austin, visiting with state legislators as an HAA owner/management representative. Congratulations, Alan!

Property Supervisor of the Year

Jenny Juarez, RPM Living

Jenny Juarez is Regional Vice President for RPM Living and has been in the industry for 14 years and two years with RPM.

Jenny has approximately 95 employees across her portfolio and has four Regional Managers that directly report to her.

Jenny oversees a very diverse group of properties. Dealing with everything from Class A, lease up, repositioning to high crime ridden properties. Her attention to detail must always be on point. With the success of two properties selling and a portfolio coming in, she continually pivots.

Here nomination says it all: “Jenny is always willing to raise her hand and help anyone, not just her team but anyone that is in need. Her leadership to her team and those that work alongside her day-to-day shines. She is organized, holds her team accountable and mentors in a fashion that comes from having a servant's heart. Her smile is infectious, and her dedication, passion and drive is shown in her work, her stats, and her ability to retain a team that is loyal tried and true.”

She received the RVP of the Year for RPM Houston, and one of her Regional Managers received Regional Manager of the Year, which is a testament to her leadership.

She exudes what RPM is by “Being a Good Human.”

Jenny is a graduate of the HAA Lyceum Class of 2024 and a member of the HAA Expo Committee.

Congratulations, Jenny!

Training Director of the Year

Lori Latham, CAM, Morgan Group

Lori Lathum is the Learning & Development Manager for Morgan Group, with a 25,000 units portfolio. She has 20 years of industry experience and has been with Morgan for three years.

Lori conducts nationwide training courses for Morgan, leads Morgan’s upward mobility program (LEAD) and helps the recruitment team by referring professional associates.

Lori built The Morgan Group’s entire training department into a powerful resource filled with learning and professional development opportunities in less than three years. She has a passion for creating impactful training experiences that elevate team performance.

A recipient of Alliance Residential's “Team Player of the Year” award, Lori's pleasant, upbeat and dependable nature makes her an outstanding ambassador for the multifamily industry.

Her company recognitions include Best Team Safety, Combat Award for Excellence in Crisis Management and she has been a Circle of Excellence Nominee in thee quarters.

Lori is a NAA Education Institute - Faculty and Advanced Instructor, has spent three years on the HAA Education Committee and is a member of the 2024 Class of the HAA Leadership Lyceum.As a dedicated Lyceum member, Lori recently advocated at the Texas State Capitol to streamline the eviction process for greater efficacy.

Lori volunteers with “Morgan Gives Back” and remains committed to community involvement, particularly in animal welfare, humanitarian relief, housing and workforce development.

Congratulations, Lori!

Marketing Director of the Year

Courtney Bastian, CAM, Dayrise Residential

Courtney Bastian is Senior Marketing Director for Dayrise Residential. She has 10 years of industry experience with three years at Dayrise.

Courtney oversees digital marketing for a more than 16,000 unit portfolio, ensuring strategies drive real, measurable results.

She has created and successfully onboarded G5 websites across the portfolio, ensuring seamless transitions and an improved digital presence, revamped PPC and ILS campaigns to improve lead quality, reduce wasted spend and drive more qualified prospects to property websites, helped turn around occupancy at key properties by aligning marketing efforts with leasing goals and making data-driven adjustments, played a key role in rolling out AI-driven leasing technology, improving engagement with leads and increasing conversions, identified reporting gaps and worked to enhance Power BI dashboards for better marketing performance tracking, and worked closely with operations and leadership to ensure marketing strategies support business goals and drive real leasing impact.

She was awarded Dayrise Rookie of the Year in 2022.

Courtney served as a panelist at multifamily marketing events and webinars.

She promotes health and fitness in the community by mentoring and training individuals who need guidance and support on their fitness journey. She has organized and assembled bags of essentials to give to the homeless and provided workwear to women in need.

Congratulations, Courtney!

On-Site Manager (More

than 400 Units) of the Year

Hogan Campbell, CAM, Indio Management

Hogam Campbell is the Senior Community Director of Indio Management’s The Redford, a 10-year-old property of 844 units. Hogan has spent 20+ years in industry and more than two years with Indio.

Hogan took on the challenge of evicting 300 units and reduced delinquences from $2 million to an average of $45k, with a 127.67% increase in income in just 12 months. Hogan also reduced crime at The Redford by an impressive 73%, ensuring a safer and more welcoming environment for residents and staff alike.

Hogan also played a pivotal role in ensuring the property’s compliance with the City of Houston’s Chapter 125 requirements, which were placed on the community prior to foreclosure in April 2023. Through his diligent efforts and attention to detail, he successfully navigated these regulations.

Hogan has cultivated a strong team culture by mentoring and empowering his staff. He has developed four dedicated mentors within his team who play a crucial role in training and supporting new hires, fostering an environment of continuous learning and professional development. Additionally, Hogan serves as a key support figure for the Regional Director in procurement and reporting, ensuring accuracy, efficiency, and compliance in these critical operational areas.

Within two years, he was promoted to Senior Community Director, was named Manager of the Year 2024, with an Assistant Manager of the Year 2025, and Porter of the Year 2024.

Congratulations, Hogan!

On-Site Manager (300-399 Units) of the Year

Gabbrielle Kimball, CAM, Francis Property Management

Gabbrielle Kimball is the Manager of Telfair Lofts, built in 2015 with 317 units. She has 20 years of industry experience with three years at Telfair and a 96% average property occupancy.

Under Gabby’s leadership, Telfair Lofts has thrived, achieving remarkable occupancy/preleased percentages, resident satisfaction and operational efficiency. Through her vision and proactive approach, she has successfully implemented initiatives that have enhanced the overall living experience.

She engages with residents through effective communication, resident events and problemsolving initiatives, ensuring that every resident feels valued and heard. Her responsiveness to addressing concerns promptly has contributed to a high retention rate and strong resident relationships.

Additionally, beyond her interactions with residents, Gabby has built and nurtured an exceptional team.She leads with professionalism and motivation. Her hands-on management style and commitment to excellence have created a positive and productive work environment that benefits both employees and residents.

She has earned a Leasing Elite Gold within Francis Propery Management, is a Certified Pool Operator. She was a member of the HAA 40 Under 40 Class of 2018 and is a member of HAA NEXT.

Congratulations, Gabbrielle!

On-Site Manager (200-299 Units) of the Year

Angelica Uscanga, Westdale Asset Management

Angelica Uscanga is the Community Manager of Allusion at West Univeristy, and 11 year-old property with 231 units. She has been in the multifamily industry for 11 years and has been with Westdale for more than two years.

The Allusion holds a 95.6 occupancy rate.

As the newly-promoted Community Manager in August 2023. Angelica finalized community and amenity renovations and trained an all new office team of three. After receiving her promotion, she hired a new assistant manager as well as a leasing consultant and began building her own team.

She led her team to success in 2024 by winning numerous awards including Community Manager of the Year and Community of the Year. She continued mentoring four assistant managers within the region and offered one on one training to three new assistant managers in 2024, all while adjusting to her new role.

She stepped up quickly and assisted construction with completing community renovations and became more involved with the HAA by joining Go Getters.

Here company awards include 2024 Community Manager of the Year, 2024 Community of the Year, 2024 Best NOI, Best Expenses to Budget, Lowest Turnover, and Highest Renewal Gain.

She is a member of the 2024 and 2025 Membership Committee/Go Getters.

She takes part in the annual Houston Food Bank Food Drive, Toy Drive and Back to School Supply Drive.

Congratulations, Angelica!

On-Site Manager (1-199 Units) of the Year

Amanda Hernandez, CAM, CAPS,

Q10 Property Advisors

Amanda Hernandez is the Manager of Montebello/Bella Capri, built in 1973 with 155 units and 97% occupancy rate. She has been in the industry for seven years with more than a year at her property.

Despite the economy and challenges faced this past year, Amanda was instrumental in successfully refinancing the property at the end of the year.

She has successfully mentored and promoted team members, including advancing two assistant managers to managers, a ticket runner to lead, and a lead to maintenance supervisor.

Amanda actively trains new employees and shares her Excel expertise, enhancing team efficiency. Her professionalism and commitment to performance management have significantly contributed to our company’s success.

All of the properties she’s had a hand in have excelled and beat all proforma numbers.

Amanda is a HAA NEXT Committee member and attends many events and programs.

She is active in the Cypress Station Above Parc Enrichment Program, Cypress Station PIP and CPOP.

Amanda holds her CAM, CAPS, CPO and ARM certifications.

Congratulations, Amanda!

On-Site Assistant Manager of the Year

Virgia-Ree Moore, Greystar

Virgia-Ree Moore is the Manager of Estates at Memorial Heights, a 437 units, 24-year-old property with a 96% occupancy rate. She has been in the industry for 34 years with six years at Estates.

Virgia-Ree demonstrated incredible dedication and responsibility in the absence of a direct manager, stepping up to ensure that operations ran smoothly and efficiently.

In the first instance, when her original manager was on leave, Virgia-Ree acted as the interim manager, leading her team through a challenging period. During the second managerial leave, she took proactive steps to improve site operations, implementing a highly effective system to catch up on work orders. Thanks to her efforts, the team has maintained this system successfully, greatly reducing the overflow of orders.

Throughout both periods of managerial absence, Virgia-Ree kept the team motivated and focused. She also took the initiative to lead client visit tours, showcasing her ability to represent the site and ensure strong client relationships. Additionally, she played a pivotal role in overseeing the exterior paint project, demonstrating her hands-on leadership. Moreover, Virgia-Ree's contributed significantly to an extensive audit of receivables, a thorough process that reviewed three years’ worth of data for both Estates and Avanti Cityside. She went above and beyond by traveling to different sites to assist in training team members.

She was named Greystar’s 2024 Assistant Manager of the Year.

Congratulations, Virgia-Ree!

Leasing Professional of the Year

Reiney Gilbert, NALP, MAA

Reiney Gilbert is a Leasing Consultant for MAA Legacy Pines, a 25-year-old, 308 units property. She has 15 years of industry experience with more than a year with MAA.

Reiney has accomplished her first Star Sales Club member with MAA, which is an elite club for top sales. She also received most tours given for 2024, two perfect Lease Hawks for 2024 and most perfect scores on her shopping report.

Reiney has been leasing since college. She has held assistant manager positions in the past but always returns to leasing. She grew up in the industry, always tagging along with her mom, Diane Gilbert, for Chili Cookoffs and property tours. She credits her mom with mentoring her to success.

Her enthusiasm, big personality and customer-focused approach make her a standout team member. She is passionate about helping people find homes that meet their needs and enrich their lives.

Reiney leads by example with consistent professionalism and dependability. She’s always prepared, punctual, and brings a positive attitude to every task. Her attention to detail and strong follow-through help ensure smooth leasing experiences for both residents and the team.

Reiney contributes directly to the property’s success through high conversion rates, strong resident relationships, and consistently positive feedback. She’s a team player, a problem solver, and a true asset to the company.

Reiney Gilbert has been involved in the HAA with the Chili Fest and the Sports Challenge.

Congratulation, Reiney!

Corporate Support Professional of the Year

Emily Gaal, Q10 Property Advisors

Emily Gaal, is Financial Analyst for Q10 Property Advisors, with a portfolio of 9,569 units. She has been in the multifamily industry for eight years and has been with Q10 for two years.

Emily is extremely knowledgeable and a great mentor for Q10’s CEO Stephanie Graves, regionals and all employees within Q10. She assists with monthly training webinars, budget creation and adherence, and weekly report reviews. She provides valuable feedback for company wide growth. Emily is stellar at training and building the teams’ knowledge when handling finances. Her overall expertise in property management is a big support for the Q10 team.

Her niche is analyzing budgets and daily property data, to help propel the company’s system of operations to ensure they are working smarter, not necessarily harder!

Emily is a HAA 40 Under 40 recipient and was part of the HAA Chili Cook Off booth set up crew for the Q10 team and is a HAA Food Drive ambassador within Q10.

Emily attends Legal Seminars, Fair Housing Trainings and participates in IROP trainings with Stephanie Graves.

She also takes part in charity initiatives including Backpack Drives, is a Young Adults Group founder - Saint Jerome Catholic Church and is a Houston Barc Animal Shelter Volunteer. Congratulations, Emily!

Congratulations to all of our Honors Award recipients!

See next month’s issue for our maintenance and supplier award winners Freddie Sanchez, Ricardo Garay, Jason Moore, Humberto Rios, Courtney Hill, Victoria Sepulveda and Nikki Sekunda, plus our Go-Getter of the Year Paola Rodriguez.

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

Each month, On Site with ABODE takes a closer look at winning HAA Honors Awards properties. This month, we visit the first of our 15 award recipients for 2025. See future ABODEs for more.

PELICAN REEF

Less than 100 Units Property of the Year

Property: Pelican Reef

Owner/Management: Banyon Equity Management

Location: 3802 NASA Road 1, Seabrook, TX 77586

Units: 89

Web: www.pelican-reef.com

Photos from Pelican Reef

Pelican Reef’s newly-renovated units feature high-end finishes, including granite countertops, stylish backsplashes, updated fixtures and stainless steel appliances, giving them a luxury feel. Outdoors, the property features a lovely walking trail within the community, providing residents with a peaceful and enjoyable way to stay active and explore, and a beautifully-designed outdoor space with comfortable seating and an elegant overhead covering to relax. The property’s amenities include a state-ofthe-art laundry facility offering convenience for all residents and a modern fitness center, a well-equipped space to support an active lifestyle.

The Pelican Reef team is consistently available to assist residents, always quick to respond to their needs. Each month, they reach out to their client list and provide a unique gift to 10 residents, along with personalized birthday cards to celebrate. The property holds monthly resident events including Thursday bingo nights that are a huge hit. 25% of the residents have lived at our communities more than four years.

Community events include quarterly events, such as a community garage sale on site. Doggie treats are provided to the local pet shelter. Pelican Reef actively collaborates with the NASA Police and Fire Departments to ensure their presence at community events. Each month, the staff reaches out to all residents on their contact list, demonstrating a commitment to support during difficult times and achievements within their lives. Pelican Reef has provided meals for residents facing challenges such as the loss of a loved one, cancer treatments, and even assistance for those listed on the delinquency report by delivering frozen pizza to the children.

new hire packages as this will positively impact employee retention and new team member recruitment.

Respondents were asked if their company invested in technologies to reduce on on-site staff work burdens, or to replace positions; much higher than the Swift Bunny Index, 48% responded “yes.” The downloadable report includes respondent comments, which provide more detail.

Performance Evaluations and Raises

It was noted earlier that there is a clear correlation between compensation/benefits meeting needs and the likelihood an employee plans to remain with the company; research was also shared that reported about the financial concerns many U.S. employees have. The following results were of concern:

• 10% of companies reported they do not conduct annual performance reviews. This is problematic as it is important for employees to obtain feedback, both for personal and professional reasons, and it provides the opportunity to establish department and personal performance goals.

• A dramatic 64% received a 0% - 3% raise, much worse than the Swift Bunny Index, with this being below 2024’s 3.2% cost-of-living adjustment (COLA). Another 31% received a slightly better than COLA raise of 4%-5%.

The study found that 85% of respondents reported utilizing merit-based raises, while 38% offer Consumer Price Index (CPI) raises, and 39% offer merit and CPI raises.

Salary/Hourly

The table (4) on Page 25 shows the average income by position; full details are in the report.

Bonuses and Commissions

Incentives are especially meaningful when employees are coping with financial stress plus the burdens of their property being short-staffed. Rewarding performance can boost motivation, engagement, and retention.

Most companies surveyed pay leasing commissions, slightly fewer pay renewal commissions, less than three-quarters pay Property Manager bonuses, only slightly more than half pay Assistant Manager or maintenance bonuses, and fewer than half pay pooled team incentives; the latter are strongly suggested due to the positive impact they can have on engaging the entire on-site team. The most common bonus for onsite team members was 6-10% of annual compensation, with an equal percentage paid more or less this, while 4% did not pay an annual bonus, and 7% paid more than 21%.

The norm for leasing commission was 1-5% and 6-10% (for those that pay a percentage)

and 54% pay $1-$100 and 33% $101-$200 (per lease). Regarding renewal commission, the most common percentage was 1%-5%, while the typical fixed amount was $1-$100 (60%) and $101-$200 per lease (27%). Swift Bunny suggests making renewal commissions a team pool because the entire staff plays a role in service delivery and resident retention. The report includes the full details.

Insurance

Due to the cost of healthcare, insurance coverage can impact engagement and retention.

92% offer health insurance and cover a healthy percentage of the premium, however 8% do not offer health insurance, and 4% offer health insurance but do not contribute. 90% offer dental insurance, however 31% do not contribute. Short and long-term disability, and life insurance, are not offered by more than 20% of responding companies; for those that do, about one-third do not contribute towards the premiums. Lastly, companies offer various options:

• HSAs and Flexible Spending Plans are offered by more than half of companies.

• Despite the significant wellbeing issues validated by Swift Bunny, only 59% offer an Employee Assistance Program (EAP).

• Only 11% offer childcare assistance.

/ See Survey, Page 56

On the Scene

“Starry Nights & Campfire Lights”

Sponsorship Auction

Wednesday, June 18 at the HAF Education Center

There was “smore” than enough marketing opportunities for everyone during our June Auction. Thanks to our sponsors, more than $280,000 was raised for HAA’s education, events and meetings.

Big thanks and a “bear” hug to our auctioneers

Billy Griffin and Mack Armstrong!

For more photos, visit www.haaonline.org.

Thank you to our generous supplier sponsors:

Camp Facility Services

Chadwell Supply

Tidal Electrical Services

Texas Apartment Pool Services

Reliant

Blue Stream Fiber

Apartments.com

Century A/C Supply

Best Plumbing

TriArc Construction

Precision Appliance Leasing

BluSky Restoration

Sherwin Williams

Valet Living

AAA Plumbers

Hire Priority Staffin & Executive Search

TiCon Texas Construction

Redevelopment Services

Core Distributing

Impact Property Solutions

Ameritex Movers

Epic Multifamily Construction

American Fire Systems

Ferguson

ServPro Team Shaw

ALN Apartment Data

Brandt Electrical A/C & Heating

Texas Pride Disposal

GoPainting of N. Houston

Cweren Law Firm

Platinum Pools

Foundation Specialist

Earthworks Inc.

GoPainting of Bayou City

LP Building Solutions

Sprinkler Repair Professionals

Renova One

New Creations

WeDoTrash

Flooring Warehouse

Gambit Construction

Gemstar Construction

Appliance Warehouse

Richmond & Associates

Steward Trash Valet

CSC Serviceworks-Appliance Warehouse

Frontier Service Group

Redux Construction

Church Foundation and Pools

Furniture Options

Guardian Construction

Green, Klein, Wood & Jones

Poolsure

THE SUPPLIER NETWORK

Top Producers:

Mark

First

Second

Third

Team photos at left, from top:

place – Purple Rain with 638 points

place – Brown SugHAA with 352 points

place – Orange Crush with 142 points

OWNERS

Aroh Asset Management LLC

Kaivalya Battula

2735 Villa Creek Dr. #A287

Dallas, TX 75234 (972) 535-4409

Northchase Village

Rental Property

Management Company

Eric Samet 4987 Valkeith Dr Houston, TX 77096-4234 (713) 825-5788

Southmore Apts Mt Pleasant Properties

Chelsea Associates LLC

Willow Asset Management LLC

Ryan Smidt 2121 Sage Rd, Ste 120 Houston, TX 77056 (281) 407-6466

Willow at Sierra Vista

SUPPLIERS

Amtex Associated Contractors Inc

Leonard R. Nunez 10223 Russet Field Ct Houston, TX 77070-3448 (281) 447-5555

Roofing Contractors, General Contractors

Apex General Services

Jaime Alvarado 9234 Windswept Grove Dr Houston, TX 77083 (832) 420-9982

A/C Contractors, General Contractors

ATB Solutions

Luis Martinez

20212 Champion Forest Dr #700-177 Spring, TX 77379 (267) 850-3026

Best Trash

Jarrod Boyle 19430 FM 1093 Rd Richmond, TX 77407 (281) 313-2378

Waste Reduction/Disposal/Recycling, Dumpster Service

Clean Spaces TX

Maureen Saduwa 4711 LJ Parkway #7105 Sugarland, TX 77479 281909513

Cleaning Specialists, Janitorial Services

Referred by Donna Farthing

CoverAll Pests

Khyri Thomas 7075 Fm 1960 Rd W Box 49 Houston, TX 77069 (713) 589-2262

Pest Control Services, Termite Treatment, Animal Removal Services

Referred by Lindsay Torres-Smith, CAM

SUPPLIERS

Everlance

Candice Cain 595 Pacific Ave., 4th Floor San Francisco, CA 94133 (872) 814-6308

Computers - Software & Service

GSR Construction Group

Jonah Thomas 6830 N Eldridge Pkwy #405 Houston, TX 77041 (346) 448-6710

General Contractors, Fire/Water Damage Restoration, Remodeling & Repair-Building Contractors, Roofing Contractors

Houston Cleaning Crew LLC

Kelsey Hodge 20322 Palomar Pointe Dr Cypress, TX 77433 (713) 680-3493

Janitorial Services, Make Ready, Cleaners

Referred by Patrick Yorek

Luxer One - Locker Solutions

Stacy Proctor 3720 Benson Dr #202 Raleigh, NC 27609 (866) 378-8157

Package Management

Mooring USA

Haley Bellanger 2110 113th St Grand Prairie, TX 75050-1240 (409) 781-5722

Disaster Recovery/Relief, Mold Remediation

Rescue Cooling Rentals

Dylan Naatjes 15711 W Hardy Rd Ste 6 Houston, TX 77060 (832) 284-9747

A/C Supplies & Parts

Referred by Andrew Najar

SUPPLIERS

SSC Glass LLC

Brittany Sitler 24 Greenway Plaza #1800 Houston, TX 77046 (713) 823-2948

Swift Bunny LLC

Tiffany Tamminen PO Box 211526

Augusta, GA 30197 (706) 750-8844

Resident Retention Services, SurveysEmployee and Consumer

Tejas Softwash

James Seay 20011 Appaloosa Ridge Dr Humble, TX 77338 (832) 851-3363

Pressure Washing - Equipment & Service, Roof Cleaning

Referred by Donna Farthing

Turbo Pass

Santiago Mendoza 12274 Bandera Rd #218 Helotes, TX 78023 (855) 667-8477

Identity Verification, Apartment Leasing, Computers-Software Property Mgmt

Referred by Karen Nelsen, CAM

VETS Junk Removal

Tedd Schonsheck 1807 Coe Rd Pinehurst, TX 77362 (832) 761-4533

Trash Hauling, Junk Removal

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

Portfolio Changes

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

• AOG Living: The Avalon Apts, 192 units at 21751 Cimarron Pkwy in Katy, and Park at Fallbrook, 280 units at 10155 Bammel North Houston Rd.

• Asset Living: Cathedral Lakes, 300 units at 698 Basilica Bay Dr in Spring, and Pearl Midtown, 154 units at 3101 Smith St.

• Avenue5 Residential: Maverick Station, 122 units at 4900 Loop Central Dr.

• Balfour Beatty Developments Inc: River Pointe Apts, 300 units at 1600 River Pointe Dr in Conroe.

• CAF Management LLC: Regalia Bella Terra, 227 units at 24151 Bella Dolce Ln in Katy.

• CWS Apartment Homes LLC: Marquis Champions Forest, 404 units at 5959 Cypress Creek Pkwy, and Cortland Seven Meadows, 300 units at 6800 Gaston Rd in Katy.

• Eenhoorn LLC: Mission Woods Apts, 304 units at 25469 Borough Park Dr in Spring.

• Esther Acres LLC: Esther Acres Properties, 7 units at various locations.

• Greystar: Summit at Renaissance Park, 325 units at 12121 Greenspoint Dr; Broadstone at Sierra Vista, 297 units at 10203

Karsten Blvd in Rosharon; Willowbend, 456 units at 9393 FM 1960 Bypass Rd in Humble; Haven at Main, 256 units at8700 Main St; and Sycamore Heights, 171 units at 5730 Blue Harvest Drive in Spring.

• Morgan Group: Hadley Midtown, 337 units at 2303 Louisiana St.

• Mosaic Residential Inc: NOVU New Forest, 300 units at 6301 Pale Sage Dr.

• The Murland Group: Link Valley Apts, 61 units at 3811 Link Valley.

• Oak Leaf Mgmt Co: The Verve Apartments, 56 units at 3201 Garth Rd in Baytown; Whispering Oaks, 140 units at 1200 N Loop 336 W in Conroe; Cambridge Village, 303 units at 12945 S Post Oak Rd; and Vail Apartments, 60 units at 1015 Gunnison St in Sealy.

• Portico Property Management: Caldera Apartment Homes, 520 units at 8791 Hammerly Blvd.

• ResProp Management: Life at Jackson Square, 1326 units at 5410 N Braeswood Blvd.

• Seldin Company: Oakwood Trails, 203 units at 6131 Louetta Rd in Spring.

• SIR Properties LLC: Highland Square Apts, 104 units at 2401 S Johnson St in Alvin.

• Tarantino Properties Inc: Gateway on Cullen, 190 units at 1901 Cullen Blvd.

• Tipton Asset Group Inc: Miramar, 143 units at 13150 Bissonnet St.

Have something to report from your company or for yourself? New staff? New job? Email us your news and photos at comm@haaonline.org.

Do you need to find a product or service for your property on the go? The Buyer’s Guide is online! Simply search for a member by name or category to find the most up-to-date HAA supplier member listings. You can contact the companies directly or use our “Request for Information” tool. It's quick and easy! www.haabuyersguide.com

Volunteer HAA

The Houston Apartment Association’s committees and clubs are some of the most productive tools we have to ensure that we remain the nation’s largest and most effective apartment association. Committee and club members face the challenge of getting involved to carry out the duties and purpose of each club and committee.

Some general responsibilities of committee and club members include a commitment to attend all meetings and help develop marketing strategies (i.e. telemarketing, developing handouts, fliers, articles). To serve on any of these committees and clubs, please contact the HAA office at 713-595-0300, online at www.haaonline.org or email the departments listed below.

Education education@haaonline.org Education Advisory Council

Government Affairs govaffairs@haaonline.org HAA PAC*

Membership members@haaonline.org Ambassador ONE Society Go-Getter Membership Recruitment Club Expo Exhibitor Committee*

Community Outreach asherbondy@haaonline.org Community Outreach Committee Product Service Council*

Resident Relations resrel@haaonline.org Resident Relations Committee

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

Mark your calendars!

For the quarterly Go-Getter meetings hosted at Cottonwood, 3422 N Shepherd Drive

Meeting Dates (on Thursdays): September 11 • December 11

“BEE” THE FUTURE

Help the Go-Getters start a buzz by recruiting and networking!

Every new member you recruit this year earns you a chance to draw for gift cards and other prizes. There will be a $250 cash prize awarded to the top recruiter for each quarter and a $1,000 cash prize awarded to top recruiter for the year! In addition to top recruiter prizes, each recruitment earns a chance to select a sealed envelope containing a surprise reward, with values ranging from $25 to $100!

Meetings will be held from 4 p.m. to 6 p.m. at Cottonwood, 3422 N Shepherd Drive Meeting Dates (on Thursdays): September 11 • December 11

Visit www.haaonline.org/gogetters for more information.

THE GO-GETTERS ARE THE BACKBONE of the Houston Apartment Association. By recruiting new members, the Go-Getter Club helps both new management and supplier companies and the association grow for the future. To join the club and get going on recruitment, see online at www.haaonline.org or contact Randa and Maryann in the Membership Department at members@haaonline.org.

Brandon Coleman Chadwell Supply

Karen Hefner Asset Living

2025 Chairs:

the termination right, the sexual assault must still have occurred during the proceeding six-month period; however, the sexual assault is no longer required to have been committed on the property.

Housing Finance Corporations

HB21; amends Chapter 394 of the Local Government Code; some provisions apply retroactively; other provisions have various other application dates, but the new law has a general effective date of May 28, 2025.

• Modifies and contains certain requirements with respect to the areas of operations a housing finance corporation can own property.

• Modifies tax exemption requirements.

• Creates audit requirements governed by the Texas Department of Housing and Community Affairs.

PUC Water Complaints

SB790; adds 13.5051 to the Water Code; effective September 1, 2025.

• Authorizes the Public Utility Commission (PUC) by rule to adopt a simplified procedure to resolve complaints by a resident against an owner about a bill for water or wastewater service brought under certain sections of the water billing statute.

• The applicable statutes involve complaints regarding violations of the submetering rules, nonsubmetering rules and restitution to residents for overcharges.

Senior Retirement Communities

SB1283; adds Chapter 786 to the Health and Safety Code; effective September 1, 2025.

• The new law contains various requirements regarding criminal activity at a senior retirement community and applies to any senior retirement community that is designated as housing for older persons under the Fair Housing Act, contains not fewer than 20 residential units, and provides common amenities.

• Senior retirement communities are required to: (i) conduct employee criminal history record checks; (ii) disclose in a contract with residents for providing common amenities whether the community requires each business hired by the community to provide services to conduct a criminal history record check of each of the business’s employees who will provide services; and (iii) maintain a resident safety and communication policy regarding criminal activity that requires the community to send each resident, and post in a conspicuous manner, information on known reports of potential criminal activity made to law enforcement and known instances of criminal trespassing at the community.

• A senior retirement community may not be held civilly or criminally liable for the community’s compliance with the requirements pertaining to conducting criminal history record checks on the community’s employees and maintaining the appropriate resident safety and communications policy.

As always, there may be unintended consequences with respect to any new laws. However, it would be beneficial to review your policies and procedures to be sure that you can maintain compliance with the new laws that may affect your operations. Good luck!

Want more Howard? He’s online! Visit the ABODE online archives at http://issuu.com/haa_abode for past issues of ABODE and “It’s the Law’ columns.

Index of Advertisers By

Pension Plan, Profit Sharing and Stock Plans

Only 75% of companies reported offering a 401k program, well below the Swift Bunny Index, while 21% offer IRAs, and only 8% offer profit sharing. Regarding 401ks, 27% have no waiting period, while 19% require a year or more; 48% match 3%-4% of contributions, 14% match 5% or more; 3% do not match. The report includes the full details.

Housing Allowance/Discount

8% of respondents reported not offering housing allowances, while 58% offer 20%-39%, and a 58% dramatic pay 50% or more. Companies should re-evaluate these allowances due to the benefits: employee convenience and cost savings; resident benefit of staff living on-site; the cost of employee disengagement and turnover. The report includes the full details.

Personal Time Off and Holidays

Personal Time Off (PTO) plays an important role as it can help reduce burnout; therefore, companies should encourage this time being used. Most companies surveyed offer two to three weeks of PTO in the first three years of employment; at least three weeks are offered by the majority after three years of employment, 73% offer three to four weeks after five years, and the majority of respondents offer four or more

weeks after ten years of employment. The report includes the full details.

Negatively, 35% of respondents require at least a 90-day waiting period before employees can use PTO. Also, 31% do not permit PTO to be carried forward (much higher than the Swift Bunny Index); possibly not permitting carrying forward PTO is done to motivate its use. 43% allow one to two weeks to be carried forward.

Only 76% of companies reported offering at least 7 days of paid holidays, ten points lower than the Swift Bunny Index. As with the Index, oddly fewer than one quarter of responding employers give employees their birthday off.

Other findings include: more than half offer vacation and sick days instead of PTO; volunteerism has become an important topic, however only 20% of companies offer Volunteer Time Off (VTO) (less than half the Swift Bunny Index).

Leave of Absence

Companies reported the following regarding their leave of absence policy for on-site employees:

• Nearly all companies offer Leave of Absence benefits (i.e., maternity, military, personal); among these firms, 18 points offer leave that exceeds requirements.

• A strong 53% offer 10 days of parental leave, much higher than the Swift Bunny Index.

• 13% offer one-week of maternity leave for each year with the company, however only 27% offer paternity leave (well below the Swift Bunny Index).

• 47% offer up to 6 weeks for any illness, double the Index.

Commuting, Cell Phone and Auto Expenses

Regarding reimbursements, 67% offer auto, 56% cell phone, and 15% for commuting; all are lower than the Swift Bunny Index. 29% offer partor-full-time work from home and 38% flextime, both above the Index.

Education and Industry Events

Education and development are important to employees. Companies reported the following support to help employees develop their careers:

• 94% pay for work-related courses and nearly have pay for vocational programs.

• Only 23% support associate or undergraduate education (well below the Swift Bunny Index).

• 73% pay for event attendance, lower than the Swift Bunny Index.

Conclusion

Due to the challenges facing the industry regarding employee retention and recruitment, the goal of this study was to provide association members with valuable data regarding compensation and benefits offered in the market. With this information, firms can evaluate and adjust the competitiveness of what they offer current and future employees, with the ultimate goal being to boost employee retention, reputation, recruitment and the bottom line.

Doug Miller is Partner and Chief Research Officer with Swift Bunny (www.SwiftBunny.com). Before creating Swift Bunny with Grace Hill founder Joe Bailey, from 2000-2015 Doug was Founder and President of SatisFacts Research. Doug started his property management career in the 1980’s as Director of Marketing for two NMHC Top 50 firms. He earned his BSBA from Washington University/St. Louis and MBA/Marketing from The American University. Swift Bunny services include: Ingage, an employee lifecycle feedback system; Inquire, a custom survey builder; Introduce, an employee on-and-offboarding workflow manager; and Intouch, a resident lifecycle feedback system. For more information, please email Doug@SwiftBunny.com.

Download the Summary Report with your HAA log in at https://haaonline.org/imis15/HAAOnline/HAA/Education/Resources/Compensation_Survey.aspx Thank

ABODE August 2025

ABODE

CONTENTS

August 2025

ON THE COVER 26

FEATURES & PHOTOS

COLUMNS & MONTHLY UPDATES

OFFICERS AND ASSOCIATION LEADERSHIP

ABODE

Works!

EXECUTIVE SUPPLIER MEMBERS

BE TEXAS STRONG AND SUPPORT HILL COUNTRY FLOOD RELIEF.

Our Honors Awards Coverage Starts Here

Property Management Supervisors and Executives: We Need You

Show Your Star Maintenance Professionals Some Appreciation

HAA’s Compensation and Benefits Survey is Now Available.

This Month's Exclusive Supplier Member

APARTMENT INSPECTIONS?

Special Session Alert!

2025 LEGISLATURE ACTS!

LAST MONTH’S ARTICLE

Flood Disclosure

Repairs

Squatters

Immigration

Sexual Assault

HE SAID, SHE SAID

Resident leaves keys before walkthrough, seeks refund for charges

On the Road with HAA

On the Scene with ACES

AUGUST

6

12

19-20

20

26

27

28

SEPTEMBER

1

3

10

11

16-17

23-24

24

25

29

30

Discover the Ultimate Roadmap to Success with new speakers for 2025

What is Avenues?

How can I attend?

What does this get me?

Pricing:

Celebrate Our star Maintenance professionals with

Maintenance Appreciation NIGHT

Evaluate and address competitiveness to impact property staffing and performance.

HAA Compensation and Benefits Survey

Boosting Engagement Drives Results

The Role Compensation Plays in Engagement and Retention

Compensation and Benefits Impact Employee Wellbeing

Agreement Regarding the Employee Profit Chain

Employee Turnover, Staffing Shortages

On the Scene Photos by

2025 Honors Awards

2025 Honors Individual Nominees

2025 Honors

Property Finalists

The Best of the Best in On-site Management

Owner/Management

Karen Hefner, Asset Living

Independent Owner of the Year

Alan Yu, CAM, IROP,

Lumen Capital

Property Supervisor of the Year

Jenny Juarez, RPM Living

Training Director of the Year

Lori Latham, CAM, Morgan Group

Marketing Director of the Year

Courtney Bastian, CAM, Dayrise Residential