ABODE December 2021

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Houston Apartment Association 4810 Westway Park Blvd. Houston, Texas 77041



December 2021

ABODE • DECEMBER 2021 • VOLUME 44, ISSUE 12 www.haaonline.org

y p p a H s y a Holoimd the fr s r e t t e Go-G

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CONTENTS December 2021




28 From a Nightmare to a Dream – The apartment market wakes up from the pandemic.

Happy Holidays from the Go-Getters! – The HAA Go-Getters are together again and ready for the holiday season. Learn more about the Go-Getters and how you can become one on Page 62. Don’t miss the ApartmentData.com market report and photos from the HAF Chili Fest. Cover photo by Mark Hiebert, Hiebert Photography

34 Good Works – ABODE showcases HAA’s members making Houston an even better place to live. 38 Ending Poverty One Family at a Time – Learn more about RaiseUp Families. 40 The Future of Cars and Apartments – Electric vehicles are here to stay, but where are the chargers? 44 On the Scene – Photos from the TAA Fall Quarterly Board Meeting.

COLUMNS & MONTHLY UPDATES 7 President’s Corner – A thank you to all who supported our president this year. 8 Patron of the Month – Meet and support Century A/C Supply. 9 Legislative Update – Looking back and looking ahead to 2022. 11 It’s The Law – A review of holidayrelated legal issues. 14 Resident Relations – Learn more from a recent case settled by the Resident Relations Committee.

46 On the Scene – Photos from the HAF Chili Fest.

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

54 On the Scene – Photos from the HAAPAC luncheon.

26 NAA Update – Technology revolutionized remote property management.

56 On the Scene – Photos from the October ACES Luncheon. 57 On the Scene – Photos from the Expo Committee Appreciation Party. 58 Get Out There and Network! – Learn more about HAA events from two members of the HAA Product Service Council. 64 On The Road with HAA – Photos from the Justice of the Peace and Constable Holiday Appreciation Luncheon.

60 Welcome Mat – Find out about the newest HAA members. 62 Go-Getters – Cheers to membership! 66 The Ambassador ONE Society – The Ambassadors make connections. 70 Portfolio Changes and In the News – Property updates and industry news clips from our members. 74 Index of Advertisers – See the supplier members who support this publication. 75 MarketLine – The latest area market numbers. 76 BackPage – News from around the community.

We welcome your comments. Email us at comm@haaonline.org.


December 2021



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SCOTT DOUGLAS Vice President at Large

DAVID LINDLEY, CAS President FSI Construction

GINA ERWIN Vice President at Large

DEREK DEVRIES, CAS Vice President, Camp Construction Services

SHELLEY WATSON Vice President at Large

CANDIS MOHR, CAS Secretary, AAA Plumbers

TRACIE YODER Vice President at Large

JOSEPH RODRIGUEZ, CAS Treasurer, The Urban Foresters

CLAY HICKS Immediate Past President

LAURA LESTUS, CAS Immediate Past President, The Liberty Group

STEPHANIE GRAVES Secretary/Treasurer



BOARD OF DIRECTORS John Boriack President Clay Hicks Immediate Past President Mack Armstrong Julie Batche Jeff Blevins, CAS Jill Bounds, CAM Michelle Bridges, CAS Kyle Brown Joseph Bryson, CAM, IROP Tina Cavaco Terri Clifton Michelle Croasmun Derek DeVries, CAS Ian Douglas Scott Douglas, CAM, CAPS Gina Erwin Tamara Foster Israel Garza, CAS Diane Gilbert Monica Gracia Stephanie Graves, CAM, CAPS Manu Gupta Bryan Head, CAM Melissa Herrera Deborah Holcombe Crystal Jackson, CAM, CAPS Tyler Johnson Debbie Kelm Jacob Kunath, CAS Barby Lake Laura Lestus, CAS David Lindley, CAS Sonia Lopez, CAM, CAPS Betsy Marshall, CAM, CAPS Kristin McLaughlin, CASE Candis Mohr, CAS Carlos Neto Dean O’Kelley, CAS Jenifer Paneral Mark Park, CAS Velissa Parmer Michelle Pawelek Loyal Proffitt Jackie Rhone Christy Rodriguez Kelly Scott Kurt Seidel Corri Smith Kelley Suess Debbie Sulzer

Ryan Terrell Starla Turnbo Richard Wall, CAM, CAPS Shelley Watson Quintina Willis, CAM Tracie Yoder, CAPS DIRECTORS EMERITUS Josh Allen Ken Bohan Gary Blumberg Kathy Clem Jack Dinerstein Jenard Gross Darlene Guidry Alison Hall David Hargrove Larry Hill Stacy Hunt Hap Hunnicutt David Jones Mike Koch Dick LaMarche Tim Myers P David Onanian John Ridgway Kim Small Eileen Subinsky Steve Sweet Kirk Tate Suan Tinsley H J Tollett, Jr. Pat Tollett Vic Vacek, Jr. Beth Van Winkle Jerry Winograd ADVISORY DIRECTORS Billy Griffin, CAS Amanda Kelly, CAS Cesar Lima Mary Lawler Bruce McClenny Angelee Kumar Parikh Penny Sprang Theri Tinelli Ruha Vohra, NALP, CAM Tony Whitaker 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 1961 CSC ServiceWorks 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 Carpet Installations 1994 Camp Construction Services 1997 Apartments.com 1999 FSI Construction Inc. 2006 Lowe’s Pro Supply

PRODUCT SERVICE COUNCIL MEMBERS Amanda Kelly, CAS, Angie Aversa, CAM, Brandt Electrical A/C CAPS, CAS, & Heating Services The Liberty Group Debra Knight, CAS, Chris Bell, CAS, Comm-Fit Cotton Commercial Stephanie Krop, Marivel Bownds, CASE, Poolsure CAS, Valet Living Liz Levins, CAS, Dixie Caldwell, Rasa Floors Apartments.com Tracey Moore, CAS, Shaun Callaway, CAS, Flooring Warehouse Earthworks Karen Nelsen, CAS Neal Conant, CAS, ALN Apartment Gemstar Data Construction Matthew Nunn, CAS, Development Capital Construction Sean Cunningham, Doug Oehl, CAS. CAS, Flooring Flooring Warehouse Warehouse Nikki Sekunda, CAS, Deborah DeRouen, The Liberty Group CAS, OneApp Blaise Spitaleri, CAS, Guarantee Gemstar Juana Estrada, CAS, Construction First OnSite Development Giovanna Gone, CAS, Mat Tilley, CAS, Century A/C Supply WeDoTrash Jimmie Hotz, CASE, Amber Whitaker, CAS Chadwell Supply FSI Construction Dan James, CAS, Redevelopment Services

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DECEMBER 2021 I VOLUME 44, ISSUE 12 CEO and Publisher CASEY WATTS MORGAN, MPP cmorgan@haaonline.org EDITORIAL AND DESIGN STAFF Director of Publications and Design DEBORAH NIX dnix@haaonline.org Managing Editor MORGAN TAYLOR mtaylor@haaonline.org ADVERTISING Vice President of Membership and Marketing AMANDA SHERBONDY, CAE asherbondy@haaonline.org CONTRIBUTING STAFF Vice President and General Manager SUSAN HINKLEY, CAE shinkley@haaonline.org Vice President of Professional Development EMILY HILTON, CPP, CAE. ehilton@haaonline.org Vice President of Public Affairs ANDY TEAS, CAE. ateas@haaonline.org Chief Financial Officer TREY WIMBERLY, CPA. twimberly@haaonline.org Director of Resident Relations MATILDE LUNA mluna@haaonline.org Director of Events and Meetings LAUREN RAGIN, CMP lragin@haaonline.org Director of Rental Credit Reporting TINA DEFIORE tdefiore@haaonline.org Assistant Vice President – Outreach LAUREN TURNER, CAE, CMP lturner@haaonline.org Public Affairs Coordinator MADISON POLSTON mpolston@haaonline.org Membership and Marketing Manager KAYLON NEWCOMB knewcomb@haaonline.org Member Services Coordinator CINDY DE LA RIVA cdelariva@haaonline.org Webmaster and IT Specialist WILL ALFARO walfaro@haaonline.org PRINTER TGI PRINTED www.tgiprinted.com

HOUSTON APARTMENT ASSOCIATION COMMITTEES COMMITTEE CHAIR STAFF ADVISOR Executive John Boriack Casey Morgan Nominating Clay Hicks Casey Morgan Fair Housing Mack Armstrong Casey Morgan Ethics Michelle Pawelek Casey Morgan Finance Gary Blumberg Casey Morgan ByLaws Kyle Brown Casey Morgan Past Presidents Council Kathy Clem Casey Morgan Multifamily Fire Safety Alliance Elizabeth Castro-Gray Andy Teas Developers Todd Triggs Andy Teas Legislative Christy Rodriguez Andy Teas Political Action Stacy Hunt Andy Teas Century Club Joseph Rodriguez Andy Teas Golf Mark Park Andy Teas Strategic Outreach Stephanie Graves Lauren Turner Leadership Development Alison Hall Susan Hinkley Community Outreach Jackie Aguirre Susan Hinkley Product Service Council David Lindley Susan Hinkley Expo Exhibitor Derek DeVries Amanda Sherbondy Membership Melissa Friend Amanda Sherbondy Doug Oehl Ambassador ONE Society Ryan Weis Amanda Sherbondy Marivel Bownds Independent Owners Connection Ramon Nunez Amanda Sherbondy Education Advisory Council Betsy Marshall Emily Hilton Monica Gracia Career & Community Development Penny Sprang Emily Hilton Resident Relations A Beverly Norris Matti Luna Resident Relations B Kevin Hartman Matti Luna Resident Relations Appeals Darlene Guidry Matti Luna HAF Fundraiser Mark Park Lauren Ragin Debbie Andreozzi NEXT Ruha Vohra Lauren Ragin Amanda Kelley Property Awards Susan Dear Tina DeFiore

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, DECEMBER 2021, VOLUME 44, ISSUE 12 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 © 2021 by HAA. Periodicals Postage Paid at Houston, Texas. POSTMASTER: Send address changes to ABODE, 4810 Westway Park Blvd., Houston, Texas 77041.


December 2021



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

100% Tree & Lawn Care LLC 3BeeGuys Bee Removal A + Infinity Blue Outdoors LLC AAA Staffing Ltd AAdvantage Laundry Systems ACM Contractors of Texas ACT Security Group Action Window Coverings Inc ACTIV Answer by Audio Images Adobe Floors Inc Adventure Playground Systems Inc Affinity Hot Water Technoogy Inc Alexander-Rose Associates Inc All About Doody Pet Solutions LLC All American Mailboxes of Houston Inc Allegion The Allshouse Group LLC ALN Apartment Data Inc America Outdoor Furniture American Fire Systems Inc AmRent Andrews Myers PC Apartment Lines ApartmentData.com APEX Lighting Store AppFolio Arbor Contract Carpet Inc arc electric + lighting Archcon ASAP Personnel Inc ASAP Steamers Carpet Cleaning Atom4 Security Camera AZPartsmaster Belfor Property Restoration Bell’s Laundries Benefits 4 Rent BenefitU Bentley, Bratcher & Associates - PC Bettencourt Tax Advisors LLC BGE Inc/aka Brown & Gay Engineers Inc Big Star Development LLC Bio-One Houston South BioTechs Crime & Trauma Scene Cleaning BluSky Restoration Contractors Brady Chapman Holland & Assoc Brannan Designs LLC Architecture & Interior Design BrightView Landscape LLC BSI Cano Electric Inc Cantrell McCulloch Inc Carradine Valet CashFlow Pros LLC Centex Construction Century Fire Protection Houston CFI Group Chadwell Supply Cinch – Cabinet Refacing Kits Citi Fence & Concrete Classic Same Day Blinds Classic Touch Painting Comcast Commercial Fire Protection Contractors Inc ControlByNet Cloud and Managed Video Surveillance Solutions

CORT Furniture The Crawfish Men Catering CRE Business Solutions LLC Creative Blinds Crowned Eagle Construction CSI LED & Hardware Cypress Landscaping & Irrigation Inc D&G Quality Roofing Inc DeNyse Companies Designs by Holmes Diamond Services LLC DNM Contracting Inc DoodyCalls Door Clearance Center Ecolo Environmental Inc Embark Services Emersyn Electrical Services LLC EnviroSmart Multifamily Pest Solutions Epic Air Conditioning EPICHTX Construction Fantastic Floors FAST Security, LLC Featherston Sign Partners Fedora Intertech Fiat Construction LLC Fidus Construction Services Finish Factory Inc Finishes Insurance Agency Flavor Finish Resurfacing Flexirocks Front Row Signs Frontier Waste Solutions fun abounds Furniture Refinishing Services Gambit Construction Garan Commercial Construction Inc Gateman Inc Giordano Construction Inc Go-Staff Inc Graphic Stylus Promotional Products Great American Business Products Green City Security LLC Green Garbology GT Security Solutions LLC Guardian Gutters Halo Doors Inc HARCO Insurance Services Hard Works Valet Trash & Recycling Hays Recruiting Higginbotham Hillco Building Service Hive Technology HK Morris Group LLC The Home Team Roofing & A/C Hoover Slovacek LLP Hut Services LLC IGD Plumbing LLC Industrial Disposal Supply Infinity Power Partners Innovated Homes LLC Johnstone Supply Jonah Digital Agency Kathy Andrews Interiors Keylo Painting & Construction KONE L.A. Public Adjusters LandscapesUSA

Leah McVeigh Design and Consulting The Liberty Group Lights Out Production Company Lincoln Jacob Construction Lithotech Printed Products/ Forms Center LJL DESIGN, LLC Local Roofing and Restoration Lopez Carpet Care & Painting LP Building Solutions: LouisianaPacific Corporation LSR Multifamily LVL Up Remodeling Macyas Remodeling LLC Maldonado Nursery & Landscaping Inc Marathon Solutions Group LLC Masonry Solutions Inc Matrix Construction Services McMahan’s Flooring Inc MGL Rehab Construction MPS Direct Mueller Water Conditioning Inc MX2 Commercial Paving Nations Roof Houston LLC Nationwide Eviction Nettles & Co Property Tax Consulting Norman Roofing and Construction Notifii LLC O’Connor & Associates Commercial Property Tax Division O’Conor Mason & Bone PC On Duty Tree and Landscape Outdoor Elements P.A.I. Restoration Pace Mechanical Services LLC Parking Management Company/ PMC Towing Paul Davis Restoration North Houston PCS Creative Surface LLC Perma-Pier Foundation Repair of Texas The Phoenix Staffing Pool Knights Precision Hydro Pros Precision Safe Sidewalks LLC Priority Protection & Investigations Inc Pro Turf Landscaping Professional Resurface LLC Pura Flo Corporation PuroClean Quick Roofing RAM Construction Ram Jack Foundation Solutions Redevelopment Services Redstone Payment Solutions Reliable Roofing of Texas Inc Reliant Remedy Roofing Inc RENCON Rent Debt Automated Collections RentPath RentSense LLC Residential Waste Service LLC Restoration 1 of Central Houston

REVS (Refuel Electric Vehicle Solutions) RezClean Houston RG Miller Engineers RLB Construction Ltd dba RoofTec Roosevelt General Contracting Roto-Rooter Services Co SafeRent Solutions Saifee Signs & Graphics Saint Clair & Sons Inc Scoop Troop HTX SEAL Security Solutions LLC Secure Insurance Sherwin Williams Company Sign-Ups & Banners Signal 88 Security Skyline Highrise Services SOS-ASAP Softwashing South Central Electric LLC Southern Shingles Steward Trash Valet Service Storm Maintenance & Monitoring Stormwater Professionals Group Strata Roofing and Construction LLC Structural Concrete Systems LLC Swain & Baldwin Insurance & Risk Management Texas Apartment Pool Services Texas Concrete Professional Company Texas Engineered Roofing & General Contracting Texas Landscape Group LLC Texas Management Group LLC Texas Southwest Floors Inc Texas Waste Management Solutions LLC Texas Window Cleaning Co Inc Text Services LLC The J.P. Barnes Law Firm PLLC The Lane Law Firm Three Amigos Texas LLC Threshold Agency LLC Tidal Renovations LLC Top Brass Services Group Tpo Pros Roofing & Restoration Triangle DJ Contractors Two Brothers Foundation Repair United Protective Services USA Patrol Division Valet Living VBM Waste LLC VERO Vima Decor WASH Multifamily Laundry Systems Watermark Restoration and Construction Wayfinder Tax Relief LLC Webb Pest Control Westco Grounds Maintenance LLC Whitmans Contracting and Roofing Willbanks & Associates Inc Winhill Advisors World Cinema Inc WRLD PRO Vending LLC

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Letter from the President

By JOHN BORIACK, 2021 HAA President

AT THE START OF 2021, WE WERE SUPER EAGER FOR #COMEBACKSEASON. We were hit with a few curveballs this year, such as Winter Storm Uri, the Delta variant, supply chain issues and a labor shortage, but as an entire industry, we absolutely crushed it. I’m so proud of the way our industry has adapted to face any challenge it gets hit with and how it has rebounded. From the end of the third quarter in 2020 to 2021’s third quarter, Houston experienced a 12.8% rent growth. That’s the best 12-month trailing growth we have ever seen, according to ApartmentData.com. Occupancy rates are booming, too. Every property seems to be fuller than before the pandemic and the data proves that to be very true. The only other time we’ve experienced such an extreme high level of absorption was in 2005 when thousands of people relocated to Houston following Hurricane Katrina. Overall, Houston’s economy has rebounded as well, and quicker than other parts of the country. Over the last 12 months, the Houston economy added 148,100 new jobs, which is the best 12-month performance since 1991, according to the U.S. Bureau of Labor Statistics. We’ve watched the economy and the apartment market begin to recover, and it feels like we are going to continue on this path through 2022. Bruce McClenny with ApartmentData.com goes into much greater detail about Houston’s economy and apartment market on Page 28. You can read what he predicts for 2022. I also want to give some recognition to the Houston Apartment Association. We somehow pulled off the HAA Installation Gala in June, an HAA Education Conference and Expo in September, the HAA Chili Cookoff in October and the HAA Honors Awards in November with about 900 attendees. It was so great to be back in person for all of these major HAA events. And, despite a financially challenging year for everyone, HAA raised $77,804 in fundraising from HAA events alone for the HAA Political Action Committee. It was another year filled with challenges, but our local industry has proved to be one of the best in the country. Houston remained one of the only cities in the country that never had its own eviction moratorium. Instead, because of HAA’s influence, we were able to help the city develop a successful rental assistance program that was modeled by other communities around the nation. As I look to 2022, I know HAA will be in incredibly capable hands under the leadership of Christy Rodriguez (Judwin Properties). She has already been an incredible asset to HAA as secretary/treasurer in 2020 and to me as president-elect this year. She was fantastic at keeping up with the heartbeat of members at a grassroots level this year, and it was extremely valuable to me. No matter what challenges we face in 2022, I can guarantee Christy and the HAA team will deliver a positive, uplifting energy that will be felt throughout the association.


December 2021



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

Houston Planned Energy Systems

HAA Member since 1997

Cotton Commercial USA Inc.

Gemstar Construction Development Inc.

HAA Member since 1982

Lowe’s Pro Supply

HAA Member since 1985

CSC ServiceWorks

HAA Member since 1984

HAA Member since 2006

HAA Member since 1961

Craven Carpet

HAA Member since 1986

Camp Construction Services

HAA Member since 1994

December Patron of the Month



December 2021


HAA Member since 1978

AAA Plumbers

FSI Construction Inc.

HAA Member since 1999

Dixie Carpet Installations

HAA Member since 1987

Century A/C Supply

HAA Member since 1968


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Legislative Update

By CHRISTY RODRIGUEZ, HAA Legislative Chair, with ANDY TEAS, CAE, Vice President of Public Affairs

LOOKING BACK, LOOKING AHEAD Moving from pandemic to pandemonium in 2022.


from the COVID-19 vaccine to booster shots, vaccines for kids and the development of a “Tamiflu approach” to treat COVID-19 to alleviate symptoms, the apartment industry seems to be moving from a period of endless payment plans and eviction moratoria to something resembling normal operations. Meanwhile, 2022 promises to be far from normal in many ways. 2022 Elections The first election following a decennial census is always an event. The entire Texas Senate is up for election instead of the usual half, along with the entire Texas House of Representatives and U.S. Congress. To make things more interesting, they will all be running in new districts created by the state legislature to reflect Texas’ growing and shifting population. The Houston area will see a new congressional seat – the 38th District, which will include both sides of the Katy Freeway and stretch up into Northwest Harris County. Other state house, senate and congressional seats will look vastly different than during the past decade, and many voters will find themselves being represented by new elected officials. Adding to the mix, Representative Jim Murphy, longtime business ally and Houston Apartment Association member, is retiring from the legislature next year. Greg Travis is resigning from the Houston City Council to run for the position, creating the need for a special election to fill his West Houston Council seat. Other potential candidates for the Murphy seat include attorney Mano DeAyala, former City Council member Bert Keller

Your Vote Matters www.haaonline.org

and precinct chair Shelley Barineau. An early favorite for Travis’ position on City Council appears to be Mary Nan Huffman, a former assistant district attorney who specialized in prosecuting crimes committed against children. Harris County commissioner precincts are being substantially redrawn, mostly in an attempt by Democrats to create a 4-1 Democratic majority commissioners’ court – the target being West Harris County Commissioner Tom Ramsey, the only practicing engineer on a panel that provides infrastructure for a county with a population larger than 26 states. Ramsey, along with Commissioner Adrian Garcia, will face reelection in 2022. Ramsey and fellow Republican Commissioner Jack Cagle have been able to use a parliamentary maneuver the past two years to prevent the large property tax increases sought by their colleagues, an option that requires two commissioners willing to break quorum. Eight of Harris County’s 16 justices of the peace positions will be up in 2022. These courts are critical to the apartment industry but receive little attention from voters and little support from traditional campaign contributors. Electing JPs who will manage dockets efficiently and follow Texas law on evictions will be the top HAA Political Action Committee priority next year.

preparing to propose an annual pool inspection fee, and property tax valuations are expected to soar as the market continues to improve.

Taxes and Fees As local governments begin their own recovery from the pandemic, many are looking for money. Houston, as detailed in previous columns, has enacted the first in a series of significant water and sewer rate increases that will raise rates sharply each April through 2026. Harris County is

If you have a regulatory problem or question, call the HAA main line at 713-595-0300 and ask for Public Affairs. If a particular code requirement or issue concerns you, let us know by emailing Andy at ateas@haaonline.org.

Evictions We never want to evict a resident, but the apartment industry doesn’t function without residents paying rent. The pandemic exposed a serious disconnect with many elected officials who don’t seem to understand that providing housing costs money. As courts begin to resume normal operations and pandemic rental assistance programs wind down, 2022 will create new challenges for the industry helping elected officials understand the need to allow owners to regain possession of units in a timely manner when rent isn’t being paid. HAAPAC For the apartment industry to face these challenges, we all need to be a part of the industry’s voice in government and politics. If you are not already a member, make 2022 the year you join the Houston Apartment Association Political Action Committee. For as little as $100, you can join all of us in making sure the industry’s voice is heard. Visit https://www.haaonline.org/haapac for details.

The Houston Apartment Association Political Action Committee is the PAC of the Houston Apartment Association, a non-profit trade association representing the area apartment industry. Without political capital, our industry would not be as successful in representing you or your clients’ interests, and thus, your financial well-being. The HAAPAC participates in local and state political campaigns, helping candidates who support the apartment industry and its supplier businesses. You can participate in the HAAPAC on several levels.

For more on HAAPAC, visit www.haaonline.org/haapac

December 2021



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It’s the Law

By HOWARD BOOKSTAFF, Hoover Slovacek LLP , HAA General Counsel

LET’S PARTY! A review of holiday-related issues.

A holiday poem by Howard M. Bookstaff, HAA General Counsel Twas the night before Halloween, when all through the night, Residents were stirring, ready to take flight; Some were waiting with a great deal of care In hopes that friends soon would be there; Family and guests were also coming to have fun; You begin to worry about what might be done. Making memories and celebrating will ease their pain, From the COVID pandemic which drove them insane. Resident parties, parking problems, package deliveries could all bring you down, Complaints about ugly, bright, loud decorations can also make you frown. And don’t forget about crime, it’s here to stay This time of year, crime could pay. So what can be done, you have many needs, You need advice to put your mind at ease.

THE HOLIDAYS ARE HERE! It’s the most wonderful time of the year! Yeah, right! The holidays may be great for your residents, but what about you? While residents party, eat excessively and showoff holiday decorations, you just want to survive the holidays without damage, destruction or liability. There are a number of issues to consider. Let’s discuss a few. Resident Parties Residents have been cooped up for almost two years waiting to get out and have fun. Residents want to party. There will be a number of guests and an excessive amount of noise and traffic from and around various apartment units. www.haaonline.org

How can you control the crazy atmosphere? Pursuant to the standard lease, there are a number of party-like activities that are prohibited including: • behaving in a loud or obnoxious manner; • disturbing or threatening the rights, comfort, health, safety, or convenience of others (including you) in and near the apartment community; • disrupting your business operations. A resident is required to follow the rules of the property with respect to their conduct and the conduct of their guests. If a resident's party causes problems for other residents, that resident might be deemed to be in default of his or her lease and action could be taken. Since once the party is over, the damage would have already been done, it may be a

good idea under certain circumstances to send a letter to residents, who you know are planning a party, advising them of the requirements under the lease and that the residents are responsible for the actions of their guests. This may minimize potential problems and, if problems do arise, you have given fair warning to the resident that action would be taken. Excessive Traffic There are a number of issues you may face regarding parking problems during the holidays. Family, friends and delivery trucks may all contribute to the problem. Some people stay for an extended period time and need a place to park. Can you adopt or change parking rules during the holidays? The Texas Property Code provides that if an owner changes the vehicle towing or parking rules or policies during the term of the lease, the owner must provide written notice of the change to the residents before the residents are required to comply with the rule or policy change. If a rule or policy change is made during the term of the lease, the change must apply to all residents and must be based on necessity, safety or security of residents, reasonable requirements for construction on the premises, or respect for other residents’ parking rights. Alternatively, the change could be adopted with the resident’s written consent. The change may not be effective before the 14th day after the date notice of the change is delivered to the resident unless the change is the result of a construction or utility emergency. Keep in mind that, while you are allowed to tow vehicles in certain situations, any tow must be done in compliance with the Texas Towing and Booting Act. Although there are multiple circumstances under which you would have the right to tow, the most comDecember 2021



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mon approach is to post signage that is in compliance with the towing law. Signage can be posted to restrict the entire lot, certain areas of the lot or individual spaces. People get upset when you tow their vehicle! Be careful before towing, especially during the holidays. Holiday Decorations A number of issues may arise as a result of holiday decorations. Decorations might be unsightly, bright, loud, cluttered or create a fire hazard. Can you avoid ugly, loud, cluttered decorations? If you allow decorations that are lit, but do not have any rules regarding the hours that the decorations can glow, you may run into problems from residents claiming that the lights shine in their units causing a disturbance. Disturbances may also occur if holiday decorations have sound capability and create excessive noise. Flammable holiday decorations cluttered in a closed-in area such as a balcony or patio could create a fire hazard and be a potential safety issue for the entire property. Disturbing decorations aren’t the only issues you may see. Any time you adopt a rule that



December 2021

could be offensive to any resident, you might be subject to a fair housing complaint. Any time you enforce a rule unequally or inconsistently, a fair housing complaint could also arise. If you have a decoration contest, you run the risk of offending persons who do not celebrate the holidays. Even a lighting contest can turn into a fair housing issue. If you have a contest, be careful to label it as a “holiday” contest, not a “Christmas” contest. If you don’t mind the risk, encourage all residents to participate in any contest, not just those who may celebrate a holiday during the last week of December. You may want to adopt special decoration rules for the holidays. If you use the standard lease, you may make reasonable changes to written rules, effective immediately, if they are distributed and applicable to all units in the apartment community and do not change dollar amounts on pages 1 or 2 of the lease. If you are allowing decorative arrangements on patios and balconies during the holidays that aren’t allowed during the rest of the year, you can adopt rules that apply on a temporary basis. Pursuant to the lease, you would need to distribute a copy of the rules to all units and the rules would have to be applied property wide.

Package Deliveries There’s nothing like getting a package over the holidays. It’s a wonderful feeling to get a surprise in the mail. The problem is, it’s equally frustrating when a package that was supposed to be delivered is damaged or missing. What do you do when Santa (Amazon) delivers toys to the management office? Many communities accept packages as a service to residents. Many package policies have been abated or changed during COVID19. While a package acceptance policy is a necessity at any time of the year, the issues become especially important during the holidays. If you accept packages, you and the resident will likely be considered to have a bailee (you)/bailor (the resident) relationship. If the bailment is one of mutual benefit, you, as bailee, will have a duty to exercise ordinary care over the property delivered into your possession. This means that you will have some responsibility to keep the property safe, undamaged, and secure while you have it. In order to proceed with a case, all the resident has to show is that the property was / See Law, Page 69


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Resident Relations from the RESIDENT RELATIONS COMMITTEE

WATER WATER BILLS, Y’ALL A resident disputes water bills following move out.

A RESIDENT FILED a complaint with

the Houston Apartment Association to dispute water bills and to receive a refund on his security deposit. In his complaint, the resident requested a refund of $100 dollars of his $150 security deposit. Following move out, the resident was charged $141.84 for water. As stated in the lease contract, any unpaid utilities are deducted from the security deposit. Management responded to HAA, and that response was forwarded to the resident. Management felt the resident was charged accordingly. According to management, the outstanding

water charges were billed from The HAA Resident Relations Committees provide Oct. 2 through Dec. 30, totaling $141.84. an impartial review of resident complaints using Enclosed in management’s the documentation provided by both the resident response were copies of the and management. application, lease, move-in and move-out condition forms, final account statement, the resident’s notice to move out, resident ledger ment provided valid proof. The resident was and the water and sewer breakdown provided refunded $8.16.The resident may pursue this by the Spring West Municipal Utility District complaint in small claims court if he wishes. monthly charges. The reason for the large water bill was because the water was billed in The HAA Resident Relations Committee the rear at the time of the resident’s move out. provides an impartial review of resident comThe committee ruled in favor of manageplaints using the documentation provided by ment. Charges were justified, and manageboth the resident and management. I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”



December 2021


I wasn surprise said, lau busines anythin or get it don’t ne resident owner a good ex way. I d watchin

I wasn’t expecting it at all. I surprised that they nominate said, laughing. “ I’ve been wit business for 15 years. I never anything. For me, if I get my or get it right, I’m satisfied wi don’t need recognition. As lo resident and my managemen owner are happy, I’m happy. good experience, though, fee way. I didn’t know that some watching!”

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Gala pg 16.qxp_Layout 1 11/17/21 1:08 PM Page 1

ociation partment Ass A n o st u o H The llation u to the insta yo s te vi in uez and cordially hristy Rodrig C t en d si re P of 2022 HA A f Directors ers, Board o ic ff O A A H 2 the 202 l Officers. ervice Counci S ct u d ro P d an

Friday, January 28

Presented by

7 p.m. to 11:30 p.m. Marriott Marquis. •. 1777 Walker St., 77010 Formal Attire • Sneakers Encouraged www.haaonline.org/gala Staying the night? Book your room in HAA's block at the host hotel Marriott Marquis, rooms starting at $229: https://book.passkey.com/event/50205310/owner/14793349/home


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Visit the HAA website for the full Auction Program with the list of events up for sale at

t t u u o o B B o o c c a a T T s ’ s ’ t t e L Le ! ! s s p p i i h h s s r r o o s s n n o po S Sp www.haaonline.org/sponsor/

your p u e Spic ing t e k Mar 22!! 0 2 for

rs nt, Hono ourname T ll a ia, b n y a e e Voll ance M Mainten such as th r, ts e n is e ra s v u e d un ero s we sell AAPAC F , and num Join us a Spring H ncheons y u n L o S m E re C e o, A Awards C inars. ce & Exp and sem Conferen s e n o rs ti u a o c c u Ed dential n and cre educatio

HAF Dinerstein Reed Prokop Education Center 4810 Westway Park Blvd. off Clay Road just east of Beltway 8


Sponsor an upcoming meeting or event and gain recognition for your company. Sponsoring is a great way to get in front of a concentrated market and make contacts. If this is your first time to attend the HAA Sponsorship Auction, come early for the Auction 101 session and we’ll walk you through the process. If you cannot attend the live auction proxy bidding is available. Contact Amanda Sherbondy to find out more.

to all supplier members Auction 101: 2:30 p.m. Registration: 3 p.m. Drawings close: 3:45 a.m. Live Auction begins: 4 p.m.

RSVP to Amanda Sherbody at asherbondy@haaonline.org

January January 11 11

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State Industry of the

Join HAA and industry leaders as we assess the current and future state of Houston’s multifamily market. Topics will include the latest issues, recent economic trends, job growth, forecasts, rental rate and occupancy trends, new construction developments, technology, marketing trends and much more.

State of the Industry Breakfast Thursday, February 3 Breakfast and Registration: 7:30 a.m. to 8:30 a.m. Program: 8:30 a.m. to 10 a.m. Location To Be Announced Program cost: $99/person if prepaid with a credit card; $125/person if invoiced See www.haaonline.org for more information.

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Jingle Bell R ock Karaoke Night

Ho Ho Hold

that microp hone!

Come sing your heart out for the holiday season with the HAA NEXTers!

Bring out your best holiday attire for the costume contest and don't miss out on a chance to win $100! All attendees will be entered into three drawings for tickets to the 2022 HAA Installation Gala on January 28 at Marriott Marquis! Must be present to win.

Thursday, De cember 2

Spotlight Ka ra 6 p.m. to 9 p.moke Galleria, 5901 Westheimer Road . $25/person Register a t www.haaon

y Sponsored b truction s Gemstar Con lements E and Outdoor


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DECEMBER S M T W 1 5 6 7 8 12 13 14 15 19 20 21 22 26 27 28 29

Calendar HAA Education, Events and Meetings SCHEDULE

T 2 9 16 23 30

F 3 10 17 24 31

S 4 11 18 25



2 3 4 5 6 7 9 10 11 12 13 14 16 17 18 19 20 21 23 24 25 26 27 28 30 31

S 1 8 15 22 29




Certified Apartment Maintenance Technician Course Wednesday, December 1 through Friday, December 3 8:30 a.m. to 5 p.m.

ACES Luncheon Friday, December 3 11:30 a.m. to 2 p.m. Brennan’s 3300 Smith St., 77006 The Apartment Community Executives and Supervisors will return to their annual holiday luncheon with a festive lunch at one of Houston’s iconic restuarants and pop-up shopping. Sponsored by Lowe’s Pro Supply and Texas Southwest Floors

Certified Apartment Portfolio Supervisor Course: Asset Evaluations and Preservation Thursday, December 9 8:30 a.m. to 5 p.m. Sponsored by Contractors Inc.

1 New Supplier Member Orientation Wednesday, December 1 10 a.m. Via Zoom All new supplier members are welcome. Contact members@haaonline.org for the link to join.

2 Fort Bend Justice of the Peace and Constable Appreciation Luncheon Thursday, December 2 11:30 a.m. Contact outreach@haaonline.org for more information. Legal Lowdown Thursday, December 2 3 p.m. HAA’s monthly legal series is brought to you virtually with HAA’s General Counsel Howard Bookstaff. Sponsored by BluSky Restoration HAA NEXT Jingle Bell Rock Karaoke Night Thursday, December 2 6 p.m. to 9 p.m. Spotlight Karoake Galleria 5901 Westheimer Road Bring out your best holiday attire for our costume contest. Best dressed will win $100. Additionally, all attendees will be entered into three drawings for tickets to the 2022 HAA Installation Gala Visit www.haaonline.org/next for more information or see Page 19. Sponsored by Gemstar Construction and Outdoor Elements

6 Certified Apartment Portfolio Supervisor Course: Client Services and Stakeholder Relations Monday, December 6 8:30 a.m. to 5 p.m. All in one week, you can become CAPS certified. Classroom attendance requires at least four of the five scheduled days. Lunch is provided. See Page 24 for more information. Sponsored by Best Plumbing

7 Certified Apartment Portfolio Supervisor Course: Investment Management Tuesday, December 7 8:30 a.m. to 5 p.m. All in one week, you can become CAPS certified. Classroom attendance requires at least four of the five scheduled days. Lunch is provided. See Page 24 for more information. Sponsored by Dixie Carpet Installations

8 Certified Apartment Portfolio Supervisor Course: Improving Occupancy Wednesday, December 8 8:30 a.m. to 5 p.m. All in one week, you can become CAPS certified. Classroom attendance requires at least four of the five scheduled days. Lunch is provided. See Page 24 for more information. Sponsored by Hoffer Furniture Rental and Sales

Go-Getter Holiday Happy Hour Thursday, December 9 4 p.m. Cottonwood 3422 N Shepherd Drive, 77018 New and prospective members are welcome to attend this holiday happy hour. Learn more by visiting www.haaonline.org/gogetters. See Page 62 to learn more. Sponsored by AAA Plumbers and American Fire Systems

10 Certified Apartment Portfolio Supervisor Course: Talent Management and Leadership and Contemporary Issues in Multifamily Housing Friday, December 10 8:30 a.m. to 5 p.m. Sponsored by Earthworks Harris County Justice of the Peace and Constable Appreciation Luncheon Friday, December 10 Contact govaffairs@haaonline.org for more information.

14 HAAPAC Year-end Wrap Up with Congresswoman Lizzie Fletcher Tuesday, December 14 2 p.m. to 3 p.m. Join us as we review 2021 for the HAA PAC and look ahead to highly anticipated elections in 2022. Snacks, iced tea and lemonade will be served. For more information contact mpolston@haaonline.org. Sponsored by ALN Apartment Data

15 Certified Apartment Manager Exam Wednesday, December 15 11:30 a.m.

16 Fair Housing Seminar Thursday, December 16 8:30 a.m. Led by HAA’s General Counsel, Howard Bookstaff, learn about the latest in fair housing law. See Page 23 for more details. Sponsored by Steward Trash Valet Service

24-31 Offices Closed Friday, December 24 through Friday, December 31 The HAA office is closed in observance of the Christmas and New Years holidays.

14 Avenues: Leadership 3 – “Play to Your Team’s Strengths: Adapt Your Leadership Style to Bring Out the Best in All” with Amy Kosnikowski Dilisio Tuesday, December 14 8:30 a.m. to noon Today, leaders are challenged to manage multi-generations with varying perspectives and a range of experience levels. Each employee is as unique as their fingerprint, so should the manner in which they are engaged and motivated. When leaders adapt their style, it will increase productivity, engagement and overall happiness at work. Sponsored by Texas Southwest Floors

UNLESS OTHERWISE NOTED, all events meet at our Dinerstein Reed Prokop Education Center, 4810 Westway Park Blvd., second floor, in either the Direct Energy and Liberty Personnel & Executive Search or the Camden and Michael Stevens Interests Room. Meetings located at the HAA Offices, 4810 Westway Park Blvd., first floor, will be held in the Redi Carpet and Winograd Families/Judwin Properties Conference Room. See www.haaonline.org for an interactive calendar. 20


December 2021


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Please note that dates and times are subject to change. Check the calendars at www.haaonline.org for the most up-to-date information.


New Supplier Member Orientation Wednesday, January 5 10 a.m. Via Zoom All new supplier members are welcome. Contact members@haaonline.org for the link to join. Ambassador ONE Society Happy Hour Wednesday, January 5 3:30 to 5 p.m. Kirby Ice House Memorial City 1015 Gessner Road Ambassador members only. Contact Amanda at asherbondy@haaonline.org for details.


Sponsorship Auction 101 Tuesday, January 11 2:30 p.m. If you’ve never attended a sponsorship auction, please consider joining us at 2:30 p.m. to learn the ins and outs of HAA’s Sponsorship Auction. Sponsorship Auction Tuesday, January 11 3 p.m. to 5 p.m. FREE to all supplier partners “Let’s Taco-Bout-Sponsorships!” Sponsoring an event in 2022 is a great way to gain recognition for your company. HAA-member supplier partners have the opportunity to enter in drawings and proxy biddings will also be available. Contact Amanda at asherbondy@haaonline.org for more information. See Page 17 for details.


Resident Relations Committee A Meeting Wednesday, January 12 2 p.m. Via Zoom


HAA Membership 101 Webinar Thursday, January 13 12:30 p.m. to 1:30 p.m. Via Zoom. Contact members@haaonline.org for more information. HAA Board of Directors Meeting Thursday, January 13 4:30 p.m. Sponsored by Hoffer Furniture Rental and Sales


HAA Open House Tuesday, January 18 3 p.m. to 5 p.m. HAA is opening our doors to those who want to learn more about HAA and all of our member benefits. If you’re considering joining HAA, please swing by our office to learn more. If you’re an existing HAA member and you want to learn how to get more involved, this is a great opportunity to do just that and meet the HAA staff.


Expert Exchange: A Micro Webinar Series Wednesday, January 19 12 p.m. to 12:30 p.m. Topic: TBD HAA’s micro webinar series made available to you via Zoom and YouTube (subscribe to HAATV). Every third Wednesday of the month.


Steering Committee Tuesday, January 24 For more info contact govaffairs@haaonline.org.


FEATURED EVENT Installation Gala presented by Camp Construction Services Friday, January 28 7 p.m. Marriott Marquis 1777 Walker Street, 77010 You’re invited to HAA’s Installation and Gala where we will install the 2022 HAA President Christy Rodriguez and the 2022 leadership. See Page 16 for details. Presenting sponsor: Camp Construction Services Premier sponsors: Century A/C Supply Crestmark Construction Services Lowe's Pro Supply Reliant

Don’t miss the final Go-Getter Meeting for 2021 on December 9 4 p.m. at Cottonwood 3422 N Shepherd Drive, 77018 Join the club and learn how you can recruit for HAA. Be the top recruiter for each quarter and win $500 cash! Plus, for each new member you recruit, you’ll earn a chance to win gift cards ranging from $25 to $250! JOIN A TEAM and build relationships with likeminded members. Get involved with Go-Getters and make lasting industry connections. See Page 62 for more details.

For the most up-to-date information, see the calendar on the HAA website:



December 2021



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HAA 2022 EVENT CALENDAR FOR THE GENERAL MEMBERSHIP MARK YOUR CALENDARS for these fabulous networking and professional development events in 2022. Please note that dates and prices are subject to change. Check the calendar pages at www.haaonline.org/events for the most up-to-date information and registration links, or contact members@haaonline.org for more information.




Sponsorship Auction – January 11 #HAAAuction Free for supplier members

Spring HAA Political Action Committee Fundraiser – April 14 at Top Golf Katy #HAAPAC $550 to $650 per team

40 Under 40 – September 15 Location TBA #HAA40Under40 $65 early | $75 regular

Sports Challenge – April 22 at Houston Sportsplex #HAAAllStars $20/spectator | $400 team

Fall State of the Industry Breakfast – September 28 Locaton TBA #HAASOI $99


Go-Getters Happy Hour – September 29 Location TBA Free for all new members and recruiters

Annual Open House – January 18 #HAAOpenHouse Free for all members Installation Gala presented by Camp Construction Services – January 28 at the Mariott Marquis #HAAGala $120 early/$140 regular | $1,300/$1,500 table of 10

FEBRUARY State of the Industry Breakfast – February 3 at the Houstonian #HAASOI $99 State of the Submarket-Fort Bend County – February 10 Location TBA #HAASOSFBCO $80 prepaid | $110 invoiced or at door Maintenance Mania – February 16 at the Bayou City Event Center #MaintMania $70 competitor | $60 spectator State of the Submarket-Montgomery County – February 17 Location TBA #HAASOSMOCO $80 prepaid | $110 invoiced or at door

MARCH Go-Getters Happy Hour – March 10 Location TBA Free for all new members and recruiters Volleyball Tournament – March 25 at District 249 #HAAVBall $300 team | $35 spectator State of the Submarket-Brazoria County – March 30 Location TBA #HAASOSBRCO $80 prepaid | $110 invoiced or at door

HAA Education Conference & Expo – May 19 at NRG Center #HAAExpo Expo only is FREE to attend for owner/management members. Non-exhibiting suppliers not admitted. Education Conference $175 | $135 early bird Booth prices for supplier members start at $1,065 *Exhibitors only

JUNE Go-Getters Happy Hour – June 9 Location TBA Free for all new members and recruiters Honors Awards – June 16 at the Hilton Americas #HAAHonors $100 early/$120 regular | $1,100/$1,300 table of 10 Sponsorship Auction – June 30 #HAAAuction Free for supplier members

JULY Bowling Tournament – July 8 at Copperfield Bowl #HAABowl $320 team | $30 spectator

AUGUST Business Exchange – August 11 at Ayva Center #HAABizX For Suppliers: Up to three representative per company Registration opens June 1

OCTOBER Dinerstein Golf Tournament – October 3 Location TBA #HAAGolf $720 per foursome. Two owner/management and two suppliers per team. Chili Fest – October 22 at Humble Civic Center #HAAChili Prepaid: $12/person | $8 children under 12 | Free children under 5 On site: $15/person | $10 children under 12 | Free children under 5

NOVEMBER Annual Business Meeting – November 10 Location TBA #HAAHonors $65 early/$85regular | $700/$900 table of 10

DECEMBER Go-Getters Happy Hour – December 15 Location TBA Free for all new members and recruiters

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Learn about the New Lease 2.0 and the 2022 Redbook


Choose your day. Choose your location.

March 22 or March 24 in Houston Location – HAF Education Center, 4810 Westway Park Blvd. (off Clay Road and the Beltway)

April 7 in Pearland, location to be announced April 12 in The Woodlands, location to be announced April 21 in Baytown, location to be announced Registration – 8:30 a.m. Program – 9 a.m. to 4:30 p.m. Program Fee (includes lunch) – $145 prepay; $180 invoice Sharpen your knowledge of your legal rights and responsibilities as a rental housing owner or manager by participating in one of the REDBOOK seminars being offered around the state. Seminars emphasize changes in management practices required by new laws passed during the last legislative session as well as updates on key regulatory issues that affect property management.

Presented by Howard Bookstaff, HAA General Counsel

For more information and to register, see online at www.haaonline.org.

Each section will include an interactive exercise to help you learn how to apply the law to your job. Full of videos and interactive tools, the 2022 REDBOOK seminar will deliver the quality legal instruction you expect from TAA. Here’s your chance to hear from the experts and get answers to your questions. Learn the major changes to TAA’s Rental Application, Lease and other major forms. Understand major operational issues and get comfortable with the newly updated REDBOOK.

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CAPS off to a great career All in one week: December 6-10

and hands up to a bright future.

Credential Qualifications: • Minimum of 24 months of multisite property management experience or be a CAM or ARM credential holder in good standing and have 24 months of management experience in a management role or position • Classroom attendance in at least four of the five scheduled class days • A passing score on parts I and II of the CAPS exam within 12 months of enrollment Course Schedule and Fees: • The CAPS curriculum is comprised of six modules and is administered by HAA in five days • Check-in and registration begins at 8:30 a.m. • Modules vary in length; classes generally will conclude by 5 p.m. or earlier • Lunch is provided • Total Program Cost: $1,310 • All textbooks, exam fees and meals are included in the course fee

CAPS Course Calendar: December 6: Client Services and Stakeholder Relations December 7: Investment Management Decemer 8: Improving Occupancy December 9: Asset Evaluation and Preservation December 10: Talent Management and Leadership December 10: Contemporary Issues in Multifamily Housing For a more detailed synopsis of individual course content, please visit the education page of our website at www.haaonline.org/education.



December 2021

Sponsored by: Best Plumbing

Contractors Inc. Earthworks Inc.

Dixie Carpet Installations Inc.

Hoffer Furniture Rental & Sales

For a more detailed synopsis of individual course content, please visit the education page of our website at www.haaonline.org. For more information on the CAPS credential, contact the HAA Education Department at 713-595-0319, email education@haaonline.org or see online at www.haaonline.org. www.haaonline.org

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Congratulations, 2021 National Apartment Association Credential Holders! Certified Apartment Portfolio Supervisor Mary Araiza Kimberley Baker Brenda Grasha Stephanie Lawless Jacob Leatham Kortney Mitchell Michele Swilley Amanda Walker Certified Apartment Supplier Tammy Broadway Giovanna Gone Amanda Kelly Ashley Wiggin National Apartment Leasing Professional Natalie Carrillo Maria Jaramillo Ariann Neville Joanna Hernandez Keisha Howell Papia Santra

Certified Apartment Manager Andrea Arias Cathy Bodi Brandy Bowman Casey Clark Suzy Dalton Tia Diaz Jennifer Fargo Miriam Flores Antonio Flores Lindsey Freels Silvia Ham Maranda Lenz William LeVeck Lauren Levy Mallory Littell Sasha Long Elise Luongo Thalia Martinez Gail Masters Krista Mohn Bibiana Moreno Marianna Sullivan Richard Taylor Stephanie Viesca Susan Wisdom Leslie Aiello Theresa Arnold Jeslyann Charriez-Tirado Daniela Flores Earl Lacey Kenya Sheppard Vanessa Sullivan Megan Williams MaryMargaret Ambler

Certified Apartment Leasing Professional Paige Lary Earl Lacey Certified Apartment Maintenance Technician Eric Albright Jaime Alvarado Jaime Garcia Paul Loredo Arturo Millan Karlos Murphy Independent Rental Owner Professional LaQuitta Barnes Clayton Bownds Georgia Bownds Shawn Carter Corrie Da Vera Cruz Barry Donaldson Chad Haglin Jose Antonio Milke Franklin Rosas Kelly Shelburne

Thank You Volunteer Instructors! Betsy Marshall, CAM, CAPS Tradewind Residential

Stephanie Graves, CAM, CAPS, IROP Q10 Property Advisors

Shelley Russell MORGAN

Jennifer Ramos, CAM, CAPS, CAS Cushman & Wakefield

Tanya Dusek Davis Development

Nola Gordon, CAM, CAPS Rockstar Capital Management

Lindsay Torres-Smith, CAM Sentinel Peak/Summit Properties

Terri Clifton Better World Properties

Monica Gracia DayRise Residential

Lori Lindley, CAPS MLDC Management LLC

Karen Nelsen ALN Apartment Data

Darron Bethea Dominium Management Services

Rebecca Shirley, CAPS Grayco Partners

Brandon Coleman, CAM, CAPS, NALP Point Reyes Residential

Kay Goings, CAM Francis Property Management

Mollie Witt, CAM, CAPS Venterra Realty


December 2021



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While technology was needed immediately to maintain operations during the early stages of the pandemic, it is important to assess whether these solutions are temporary or viable in the long term. VIRTUAL TECHNOLOGY WAS a necessity during the pandemic as operators rewrote their practices and procedures to accommodate a remote workforce. But virtual is now a reality, and the technology is here to stay. During the Apartmentalize 2021 session, “Virtually Unstoppable: Managing Properties from Anywhere,” industry leaders discussed the virtues of the technological advances introduced to multifamily housing during 2020. “There has never been a year that has presented more operational changes,” said Lisa Domm, Vice President of Strategic Business Services for Preferred Apartment Communities. “We’re in a very human industry, and losing that personal touch during COVID was really challenging. We really had to think about how we can better use the tools available to us.” Online payment portals, maintenance workflow systems and inspection platforms all quickly became required aspects of operations during 2020, as offices closed and leasing teams worked remotely. But operators were still cautious to retain their person-to-person connections with residents. “People still like to lease from people, even if we have to focus on remote sales strategies to do that and ensure that personal touch is still an option,” said Kaycee Kisling, Managing Director of Multifamily Investments at Mark-Taylor Residential. “We knew response times could be impacted, so we implemented remote

strategies to make sure we were keeping up with communication during the pandemic.” Finding the right technology partners to maintain or even raise the level of onsite service was critical to avoid the resident perception that property teams were phoning it in. “I think we all looked at what platforms could help us to overcome the obstacles we were facing,” Kisling said. “We needed to improve our internal communication and really create radical transparency throughout the company. We also looked at who we were partnered with for smart-home technology. It was critical that we were able to conduct self-guided tours and virtual tours through our website. And on the maintenance side, we were looking at platforms that could help us improve our response time and resolution times so that we could continue to improve our online reputation scores.” While technology was needed immediately to maintain operations during the early stages of the pandemic, it was important to assess whether the solutions were temporary or viable in the long term. “We have the mindset to never let a good crisis go to waste, so we really focused on what changes are here to stay and what things are going to transform our industry moving forward,” Kisling said. Successfully transitioning to a more digital business model has hinged on integration and avoiding disconnected data silos.

“It is important to make sure that everything is streamlined and that all the data is flowing and working, and making sense holistically,” Domm said. “Another really big thing for me is getting rid of all the extra logins. Everyone wants to sell you something that requires you to log in. The more that we’re able to get things working together and get them plugged into the same location, the easier it’s going to be for our leasing teams.” With technology now firmly a part of multifamily operations, it’s up to property teams to maximize its potential. “We’re going to take advantage of this new velocity, this new speed at which things are moving, to make sure that we’re staying ahead,” Domm said. “The multifamily industry has been the industry that technology forgot, from a lot of perspectives, but we’re no longer that, that’s for certain.” Doug Pike is a Content Manager at LinnellTaylor Marketing. If you missed 2021 Apartmentalize, the largest rental housing industry networking and education event, or just missed a few sessions while attending, then you’re in luck. Order NAA’s REWIND program to access 80+ PowerPoint-synced audio and video sessions from Apartmentalize. You’ll also get a chance to earn continuing education credits (CECs) with purchase. Share the knowledge and relive the experience by ordering REWIND today.

Did you know you have access to more member benefits than just the lease contracts and forms? If you’re receiving this magazine, your company has joined and made your company and YOU part of the largest local apartment association in the nation! Every employee of your team is a member of HAA and also a member of the TAA and NAA. Check us out online at www.haaonline.org. This is YOUR HAA! 26


December 2021


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Despite this steady stream of dread persisting into 2021, vaccinations and strong doses of resolve and spirit brought back the beginning stages of returning to the office, events and inperson gatherings. Such activity jump-started the economic recovery.



December 2021


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From a

nightmare to a

dream By

BRUCE MCCLENNY, ApartmentData.com

Suspended in a Dream State

Images © Grandfailure, thawats and Sundry Photography | iStock by Getty Images

Since March of 2020, the beginning of the pandemic and the economic lockdown, to the transition of an economic recovery in 2021, it has seemed dream like. We keep muttering to ourselves, this can’t be real! It would be safe to say that we have never seen such extremes. 2020 was nightmarish with overwhelming amounts of fear, emotional isolation and global death. 2021 continued with elements of adversity and terror by way of Winter Storm Uri and the Delta variant. Despite this steady stream of dread persisting into 2021, vaccinations and strong doses of resolve and spirit brought back the beginning stages of returning to the office, events and in-person gatherings. Such activity jumpstarted the economic recovery, as evidenced by the 148,100 jobs created over the last 12 months. This is the best 12-month performance for the Houston metro ever recorded by the U.S. Bureau of Labor Statistics, which began reporting in 1991. This is a perfect example of extremes, with 2021’s job growth being the best recorded, preceded by 2020’s job losses of 206,600 representing the worst job lost recorded for the Houston Metro. The graph on the next page is another illustration of extremes and historical highs from rent growth and absorption. The 12.8% rent growth realized as of the end of the third quarter of 2021 represents the best 12-month trailing growth we have ever seen. It towers over 2014’s 7.8% rent growth reached at the height of the oil fracking boom. The 12.8% rent growth of 2021 also exemplifies a polar extreme when compared to 2020’s negative rent growth of 0.8% driven down by the economic lockdown. Scanning the X-axis timeline for other occasions when rent faded, look at 2016’s absolutely flat 0.0% rent performance that occurred during

Image © Dilok Klaisataporn | iStock by Getty Images


December 2021



12.8 34,742

Absorption Rent Growth


25,000 6.2 5.5


















3.9 15,000






20,000 5.9





0.0 -0.8


-2.3 2021















Occupancy (%)









30,000 25,000 20,000 15,000




87.6 88.0













Occupancy and Absorption




-4.0% 2005



The Dream Stats Reoccur Absorption is experienceing an extreme level of activity as the graphs at right depict with 34,742 units generated during the past 12 months. The only other time that absorption was exceptionally similar was in 2005, when thousands of people came to Houston fleeing the devastation of Hurricane Katrina. The current forces behind such historically, explosive demand is all pandemic driven. The historically-significant reopening job growth of 148,100 accounts for almost 30,000 units of the total, when a conversion ratio is used, which assumes that for every five jobs created, one unit of absorption is produced. Population growth derived from people leaving the East and West Coasts, also known as in-migration, plus a singlefamily market that has priced out would-be home buyers have combined to super charge demand to reach such levels. Absorption is the change in the number of occupied units during a period of time. Absorption is an expression of demand. As absorption ebbs and flows so does occupancy and as the previous graph demonstrated, rent growth is directly related to movements in absorption. Absorption is the key character in this beautiful dream by being the force that drives the other supporting characters of rent and occupancy. The graph at lower right illustrates the relationship of occupancy to absorption. The current 12-month absorption performance has moved overall average occupancy, as of the end of


Rent Growth and Absorption


the fracking bust and the negative 2.3% rent drop in 2009 courtesey of the Great Recession or subprime loan crisis. Another memorable occasion that produced positive blips in rent and absorption was in 2017 when Hurricane Harvey moved absorption to a peak of 17,328 units and rent growth to 4.4%.


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-3,010 -5,000



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Houston Class Rent Change 2020 and 2021 Rent





Mar 2020



Dec 2020



Sept 2021









Class A








Class B








Class C








Class D








1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21

22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42

Submarket Area Rental Rate Trend 12 months Overall 12.8% Med Center/ Braes Bayou 21.4% Downtown 21.1% Katy/ Cinco Ranch/ Waterside 20.1% Woodlands/ Conroe South 20.0% Heights/ Washington Ave 19.5% Highland Village/ Upper Kirby/ West U 19.4% Montrose/ Museum/ Midtown 18.6% Hwy 288 South/ Pearland West 17.7% Tomball/ Spring 16.3% Conroe North/ Montgomery 15.7% Sugar Land/ Stafford/ Sienna 15.6% Jersey Village/ Cypress 15.0% Energy Corridor/ CityCentre/ Briar Forest 14.2% Galleria/ Uptown 13.3% Clear Lake/ Webster/ League City 13.2% Bear Creek/ Copperfield/ Fairfield 13.1% Memorial/ Spring Branch 12.8% Lake Houston/ Kingwood 12.0% Brookhollow/ Northwest Crossing 11.7% Woodlake/ Westheimer 11.4% Willowbrook/ Champions/ Ella 10.3% Top Half Sub Markets 15.5%

Absorption 12 Months 34,742 1,187 -26 4,008 1,805 2,991 1,680 1,672 204 3,206 843 1,086 592 1,098 837 757 927 884 2,358 1,123 223 1,359 28,814

Submarket Area Rental Rate Trend 12 months Overall 12.8% Friendswood/ Pearland East 9.9% Westchase 9.7% Richmond/ Rosenberg 9.4% Almeda/ South Main 8.5% I-10 East/ Woodforest/ Channelview 8.2% Dickinson/ Galveston 7.8% Baytown 7.6% Beltway 8 / I-45 South 7.3% FM 1960 East/ IAH Airport 6.9% I-69 North 6.8% Pasadena/ Deer Park/ La Porte 6.2% Alief 6.2% Westpark/ Bissonnet 4.9% Inwood/ Hwy 249 4.5% U of H/ I-45 South 4.2% Braeswood/ Fondren SW 4.1% Alvin/ Angleton/ Lake Jackson 3.6% Greenspoint/ Northborough/ Aldine 2.7% Sharpstown/ Westwood 2.3% Northeast Houston/ Crosby 2.1% Northline -0.5% Bottom Half Sub Markets 5.6%

Absorption 12 Months 34,742 69 86 405 115 198 120 564 615 344 132 374 435 441 53 404 276 642 30 290 129 206 5,928


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September, to an all-time high of 91.8%. ApartmentData.com records go back to 1989. Other notable points on this graph are the 91.0% occupancy achieved during the fracking boom, the all-time low occupancy of 83.9% in 2009 during the Great Recession and the absorption performance of 2005 and 2006 when Katrina evacuees came in 2005, ballooning absorption, and then leaving in 2006 causing the only negative absorption that we have recorded. Lost in a Day-Dream The current pandemic-induced dream sequence of personal and professional horrors in 2020 to blissfulness in 2021 brought back daydream reflections on other times. It seems that Houston has more than its fair share of times when market conditions are driven by local economic events (the fracking bubble) or weatherrelated events (Hurricanes Harvey and Katrina). We have found that neither weather nor economic events can even come close to moving the market as compared to the forces of a pandemic. The pandemic has also produced dream-like results for Houston’s single family market. According to the Houston Association of REALTORS, local home sales are 15.3% ahead of 2020’s record pace and up 21.6% when compared to 2019. Prior to the pandemic, great performanc-



December 2021

es by the single family market usually came at the expense of the multifamily market. Now, all residential markets are overflowing with demand driving multifamily occupancy and rent as well as single-family sales volume and median prices. Rent Changes by Class Over the last 18 months, rent levels made drastic moves, up and down. At the onset of the economic lockdown in 2020, rents plummeted and then with the dawning of 2021, as the reopening economy emerged, rent levels skyrocketed. The table on the previous page shows rent levels by class at three points in time, March 2020, December 2020 and September 2021. The change columns show how rent changed, nominally as well as percent-wise, before and after December 2020. During 2020, overall rent levels fell by 1.6% with the largest declines suffered by Class A at 6.4%. Other classes were under pressure earlier in the year, during April and May, but were able to limit losses, except for Class C being the only one to eke out rent growth during 2020. During 2021, conditions changed beyond our wildest dreams! Overall rent growth has advanced by 12.8% with Class A leading the pack at 16.5%. Other classes showed outstanding levels of rent growth, most notably Class B at 11.6%. Living this dream is good.

Rent Changes by Submarket The Houston Metro has 42 submarkets which are sorted by rent growth performance in the top and bottom of the table on the previous page. Absorption is added to give additional guidance that supports rent performance. The top 21 submarkets’ rent growth ranges from 21.4% in the Med Center/Braes Bayou area to 10.3% in Willowbrook/Champions/Ella. The best rent growth submarkets are found in the Inner Loop 610 and some high-flying suburbs, namely Katy/Cinco Ranch/Waterside and Woodlands/Conroe South. As a group, the top submarkets aggregate average rent growth is 15.5% and more telling is that the total absorption of these submarkets is 28,814 units representing 83% of the total absorption of 34,742 units. These submarkets are overwhelmingly on the west side of town with I-45 being the dividing line. The bottom half submarkets based on rent growth have an aggregate average rent growth of 5.6%, ranging from 9.9% in Friendswood/Pearland East to -0.5% in Northline, which had the dubious distinction of being the only submarket with negative rent growth. The label of “bottom half” is not a very fair description in that many of the submarkets / See Dream Market, Page 73


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Good Works Compiled by


Photos courtesy of



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t the end of each year, ABODE highlights Houston Apartment Association members and companies that positively impact the Houston-area community through acts of kindness, volunteer work and donations. The stories below show how HAA members give back beyond their HAA volunteer work. Thank you, HAA members for being part of the good in Houston. Please consider emailing us throughout the year when you and your teams do good things in the Houston area. You can email comm@haaonline.org with photos and a summary of the action.

SMI Realty SMI Realty is an HAA-member company that positively impacts the communities its apartments are located in, all year long. At the beginning of the year, SMI Realty donated computers and related equipment to Urban Outreach Inc. (UOI), an organization that invests in the growth and development of at-risk youth and their families though after school and summer programs. In total, SMI donated 42 computer monitors, 32 central processing units and three keyboards. According to UOI’s Executive Director Robert www.haaonline.org

Armendariz, this donation will help hundreds of children with homework and their computer skills, especially when its programs transitioned to online learning. “We also greatly appreciate the support and approval of Ms. Loretta (Wiley) and Ms. Starla (Turnbo) to provide this technological support for our clubhouse kiddos. Thank you so much on behalf of the hundreds of children and families that we touch every week,” Armendariz said. In addition to this generous donation, SMI’s onsite teams are passionate about uplifting its residents and their children who are less fortunate than others. SMI Realty surprised the children of their apartment community during the UOI afterschool program with a St. Patrick’s Day party in March. “Even though we are still in this pandemic, I love seeing them (the children) smile, even if it’s under their masks. It’s always a pleasure getting involved with my residents,” Norma Alvear, a community manager for SMI Realty, said at the time of the party. Not long after, SMI Realty hosted an easter egg hunt for the children at Stone Forest Apartments. You can see in the photos how much effort SMI Realty puts into these events for the children. If you thought the children-friendly fun ended December 2021



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with an easter egg hunt, Alvear and her team hosted a Cinco De Mayo party for the children who participate in their UOI afterschool program. According to Alvear, the pinata was a hit. “We are making memories in their lives so they can treasure them throughout their lifetime,” Alvear said. On May 13, SMI Realty had the privilege, Alvear said, of helping put on a barbecue appreciation luncheon for the Houston Fire Department and Houston Police Department. SMI Realty worked with the Police and Clergy Team, Gulfton Citizens Advisory Council and the City of Houston Department of Neighborhoods. In 1962, President John F. Kennedy signed a proclamation designating May 15 as Peace Officers Memorial Day and the week in which that date falls as Police Week. For the last 12 years, this group has held a police prayer luncheon to commemorate. Due to COVID-19, they celebrated with a drive-through barbecue. Sponsors for this event were Tree Source Wholesale Nursery, Next Gen Preventive Care, ReVita Life Health Spa, Justice of the Peace Israel Garcia, Council Member Edward Pollard. Event Partners were Bee Busy Wellness Center, Houston Royal Oaks Lions Club Azeb Yusuf, Community volunteers SMI Realty Management Norma Alvear and Jenny Rodriguez, Richfield Investments Dorothy Fuentes. Special thanks to Veronica Hernandez with the Mayor’s Assistance Office – City of Houston, Tammy Rodriguez with President of Gulfton Citizens Advisory Council, Azeb Yusuf and Bee Busy Wellness Center and Royal Oaks Lions Club. Together, they prepared 150 plates. Amy Davis from KPRC Channel 2 stopped by to cover the story. At the end of the school year, SMI Realty threw one last party for the children who participated in its kid’s club afterschool program. Of course, it was a graduation party to celebrate the children’s hard work throughout the year!



December 2021

Infinity Power Partners Infinity Power Partners (IPP) is proudly involved in many organizations. The top charities and organization it gives back to are the Holocaust Museum Houston, the H.E.A.R.T. Program and the Spirit Golf Association. IPP’s founding partner, Nick Altman is a thirdgeneration Holocaust survivor. Altman is very passionate about the Houston Holocaust Museum of Houston and the work the museum does to educate people about the Holocaust. The H.E.A.R.T. Program (Housing, Entrepreneurship And Readiness Training) was founded to create new opportunities for adults with intellectual/developmental disabilities. This program strives to provide opportunities to children with disabilities following their time in school. IPP’s Senior Energy Consultant Gary Yeoman was a parent of a child with a disability who was a participant in this program. Through this program, Yeoman was able to see his son achieve way beyond his potential. Finally, IPP is involved with the Spirit Golf Association, an organization dedicated to promoting amateur golf events for philanthropic purposes. SGA Membership consists of individuals, corporations and charitable partners who make an annual contribution to support SGA charitable beneficiaries: The Spirit International Amateur Golf Championship, Houston-Harris County Immunization Registry, Medical Bridges and Baylor College of Medicine Teen Clinic and The Houston Food Bank. Will you and your company be taking part in any community outreach and good works in 2021? Let ABODE know about it! Email comm@haaonline.org with your news.


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Learn more about an organization that has a big impact on the multifamily industry and the families who live in apartments. By

ANGELA BURGESS, RaiseUp Families

Photo by Koralee Boucher, RaiseUp Families

Ending Poverty One Family at a Time


When a family qualifies for the RaiseUp Families nine-month Hand-Up program, the organization pays any back rent or utility bills to ensure the family won’t be evicted and that children remain in their same school so that they experience an uninterrupted school year.

ince 1994, RaiseUp Families has guided families out of the poverty maze, one family at a time, through its unique and exceptional program. The organization has successfully stabilized hundreds of families, allowing school children to remain in the same school. This consistency increases their odds of graduating from high school and avoiding poverty when they become adults. Hard-working adults can easily fall behind in rent and other bills due to circumstances beyond their control. The COVID19 pandemic, medical bills, car repairs and other problems stretch a tight budget to the breaking point. Combine a lack of basic money management tools with one, large unanticipated expense or loss of a job and suddenly a family drops from barely getting by to extreme hardship. That starts a chain reaction that compounds problems until the family is desperate and destitute. This often results in evictions, which then leads to children changing schools or missing school altogether. That reality impairs each child’s education and social development as relationships with teachers and peers are disrupted. One in four children in Harris County live below the federal poverty line ($26,850 annually for a family of four), totaling more than 300,000 children. Low-income students drop out of school five times faster than their higher income peers, and 28% of Texas students fail to graduate from high school. When a family qualifies for the RaiseUp Families ninemonth Hand-Up program, the organization pays any back rent or utility bills to ensure the family won’t be evicted and that children remain in their same school so that they experience an uninterrupted school year. Then, the organization augments the client family’s living expenses as a case manager / See RaiseUp, Page 72


December 2021



Many studies say that the one prohibiting factor in the movement towards EV acceptance is the lack of convenient places to refuel the vehicle. Similarly, when gas vehicles were coming of age, the overriding concern was how to refuel. Today, there are gas stations on every corner providing the infrastructure for gas powered vehicles.



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Image © Makhbubakhon Ismatova | iStock by Getty Images

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Electric vehicles are here to stay, but where are the chargers? By

DAVID AARONSON, Refuel Electric Vehicle Solutions

The Future of Cars and Apartments


s society adopts electric vehicles (EV), the most pressing question is, "How will the EV be refueled?" Many studies say that the one prohibiting factor in the movement towards EV acceptance is the lack of convenient places to refuel the vehicle. Similarly, when gas vehicles were coming of age, the overriding concern was how to refuel. Today, there are gas stations on every corner providing the infrastructure for gas powered vehicles. EVs first came on to the scene around 1890 with its popularity really beginning to grow in 1910 as electricity became readily available. However, Henry Ford’s Model T gas-powered vehicle ended the regime of EVs in the 1900s as gas vehicles became two times cheaper than electric. Additionally, with the discovery of Texas crude oil, gas became cheap and readily available for Americans all over the country. By the mid-1930s, electric vehicles were no longer a player in the automobile industry. That is, until the 60s and 70s, which were filled with gas shortages and increasing gas prices that led to a push into the research and development of EVs once again. As environmental concerns were brought to the forefront in the early 90s, EVs slowly moved back on the scene and never left. EVs are extremely beneficial to the environment as they minimize greenhouse gas emissions. Tailpipes on gas vehicles emit direct emissions into the air, which include harmful pollutants and greenhouse gas. These emissions significantly affect the air quality, especially in more urban areas. Life cycle gas emissions are produced when petroleum is taken from the ground, refined to gasoline, distributed to stations and then burned in the vehicles.


Similar to direct emissions, life cycle emissions spread harmful pollutants and greenhouse gases to the atmosphere. Since EVs do not have tailpipes, the ability to emit direct emissions into the air is automatically eliminated. While all vehicles, electric or otherwise, do produce life cycle emissions, electric vehicles produce significantly less. Additionally, according to the U.S. Department of Energy, the current prices (at print) of gasoline in Texas is $2.58, whereas an electric eGallon is priced at $1.08, making electric prices much cheaper than gas. While it is obvious that EVs provide exceptional benefits for the environment, what continues to be a driving factor to not install more charging stations is the cost to establish the charging stations based on the revenue it generates. Outside of a few states (i.e., California), most apartment owners and builders that host EV charging stations are doing it as an amenity to their residents. However, as more people adopt EVs as their primary form of transportation, it will become necessary to establish EV charging stations everywhere. There are currently 56 EV models on the market today, and that number is expected to increase by 400% in the U.S. over the next four years alone. The prices for EVs are coming down and many more will now be affordable to the masses. In fact, an electric vehicle costs 50% to 70% less to operate when compared to a gas-powered vehicle. These cost savings are significant for people living on a restricted budget. Cost savings will also be the driving force in creating demand for EV charging stations in multifamily properties. Currently, 80% of EV owners refuel at their home, however, as EVs become more accessible, charging stations need to be as well. There are only about 800 charging stations across the greater Houston area, many of which December 2021



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are saturated in the southeast part of the city. EVolve Houston estimates that there will be 600,000 electric vehicles on the Houston roads and about 2 million on the roads in Texas by 2030. As the world continues to embrace EVs, there is an even greater opportunity for multifamily property owners to provide for charging needs. Installing fee-based charging stations can make this initiative profitable to the majority of properties. For companies that want to install and own EV charging stations, the federal government currently offers financial assistance in the form of tax credits to properties that qualify. In addition, many state and local governments and electricity providers offer incentives to companies that install and own EV charging stations. While these jurisdictions offer different enticements for making the investment today, there is no guarantee that these incentives will last forever. Commercial real estate owners come across roadblocks related to the cost of providing adequate electricity to the charging station. Many properties might not have enough electricity capacity to host an EV charging station, and it can become costly to get it. The EV revolution is here, and it would behoove property owners to consider installing charging stations at the onset of development to ensure electrical needs are appropriately handled. There are currently two EV chargers on the market that serve multifamily properties well: Level 2 and DC Fast. Most multifamily properties install Level 2 chargers, as they provide 10 to 60 miles of charge per hour, they are ideal for overnight charges and provide an excellent return on the investment. Importantly, there is a difference in the Level 2 chargers. They are not alike, and technology has improved the capabilities of the Level 2 charger. DC Fast chargers are best utilized in heavily commercialized properties where EV drivers receive a meaningful charge in 30 minutes, but they are too expensive for most multifamily properties to generate an acceptable return. There is a crucial need for accessible charging stations as EVs are only going to become more prevalent. Recently, President Biden has taken efforts to make charging stations accessible as part of his proposed Bipartisan Infrastructure Agreement. President Biden has pledged $15 billion of the budget to place 500,000 EV chargers along highways and rural and disadvantaged communities. One of the qualms of purchasing an EV is the fear of not being able to find charging stations on long distance road trips. This investment could quite possibly eliminate the hesitation of purchasing EVs and set the stage for EV domination across the country. If, and when, this agreement will be passed through the Senate is a pressing issue, but the moral of the story is that the need for EV charging stations is here. And, charging station accessibility needs to be at the forefront of the conversation. Many states, countries and car manufacturing companies vowed to only sell electric vehicles by 2035. In states like California, new gaspowered vehicles will no longer be sold and will only be able to be purchased as used cars. Multifamily housing and commercial real estate properties will provide the infrastructure to refuel the vast amount of EVs that are projected to be on the road in just a few years. Property owners need to start preparing now for the EV revolution. David Aaronson recently launched Refuel Electric Vehicle Solutions (REVS) and serves as the organization's founder and CEO. Prior to founding REVS, David was a successful commercial mortgage banker for over 40 years.



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On the Scene Photos by MARK HIEBERT, Hiebert Photography Texas Apartment Association Fall Board Meetings Wednesday, October 12 through Friday, October 14 in Houston A distiguished group of HAA members were recognized at the TAA Fall Board Meetings. HAA Immediate Past President Clay Hicks, The Dinerstein Companies, was installed as TAA President by HAA and TAA Past President Jackie Rhone, Greystar. HAA Presidentelect Christy Rodriguez, Judwin Properties, was awarded the Frank P. Finch Presidential Award by 2020-2021 TAA President Hugh Cobb. HAA Past Presidents Michelle Pawelek, Greystar, and Starla Turnbo, SMI Realty, were installed as TAA Vice Presidents at Large. Nichole Williams with SMART Apartment Data was installed as TAA Product Service Council Chair. HAA Vice President at Large Shelley Watson, MORGAN, and HAA Board Member Tina Cavaco, Centra Partners, were recognized for graduating from the TAA Leadership Lyceum program. HAA Community Outreach Committee Chair Jackie Aguirre, Veritas Equity Management, was honored with the TAA Community Service Star award. Congratulations to all! Photos courtesy of TAA.



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Need Meeting Space? The Houston Apartment Foundation Dinerstein Reed Prokop Education Center is here for you.

The HAF Education Center is located at the HAA/HAF facility, 4810 Westway Park Blvd. in the Westway Park Development at Clay Road and Sam Houston Parkway. This premier location with easy access for members and their employees offers several options to choose from. • Large Conference Room • Open Event/Training Space • Presentation/Projection Equipment Available Keep the education center in mind when your company is in need of a facility for your next meeting or employee training. The center is available for rental to members and is the perfect venue for budget meetings, planning sessions and more. For more information, contact Susan at 713-595-0300, e-mail shinkley@haaonline.org or visit us online at www.haaonline.org.

For more information, visit us online at www.haaonline.org www.haaonline.org

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On the Scene Photos by MARK HIEBERT, Hiebert Photography HAA 2021 Chili Fest Saturday, October 23 at the Humble Civic Center Thank you to our many generous sponsors: “Habanero” Top Sponsors AAA Plumbers Earthworks Gatewise Texas Apartment Pool Services “Jalapeno” Sponsors American Fire Systems ApartmentData.com AZPartsmaster BluSky Restoration Camp Construction Services Century Air Conditioning Supply Contractors Inc Flooring Warehouse FSI Construction HD Supply Ideal Towing Lowe’s Pro Supply Matrix Construction Services Perma-Pier Redevelopment Services Steward Trash Valet Valet Living WeDoTrash

Best Chili Winners 1st Place – Dixie Carpet Installations 2nd Place – First Onsite Restoration 3rd Place – Earthworks Double Booth Winners 1st Place – Earthworks 2nd Place – Crestmark Construction Services 3rd Place – TriArc Living Single Booth Winners 1st Place – SMI Realty 2nd Place – Q10 Property Advisors 3rd Place – Better World Properties Chairman’s Choice Booth Winner Gemstar Construction Development

Chili-Tizer Station Sponsors Core Landscape Group Scoop Troop “Over 21” Wristband Sponsor Contractors Inc. Award Sponsor Contractors Inc. For more photos, visit the photo galleries on www.haaonline.org.



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On the Scene Photos by MARK HIEBERT, Hiebert Photography HAA 2021 Chili Fest



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On the Scene Photos by MARK HIEBERT, Hiebert Photography HAA 2021 Chili Fest



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On the Scene Photos by MARK HIEBERT, Hiebert Photography HAA 2021 Chili Fest

For more photos, visit the photo galleries on www.haaonline.org. 52


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On the Scene with the HAAPAC


HAAPAC Luncheon Thursday, October 14 at the HAF Dinerstein Reed Prokop Education Center Sponsored by 1 Apartmentdata.com On October 14, the Houston Apartment Association Political Action Committee hosted Houston City Councilmember David Robinson, an at large council member and the only building design professional on Houston City Council. Robinson gave an update on the city regarding housing, transportation and infrastructure, as well as his next steps to advocate for the Gulf Coast community in Washington D.C. for hurricane damage and flood prevention. Councilmember Robinson closed the meeting by taking notes as HAA members asked questions and gave feedback about their experiences with the City of Houston.

WE’RE ALL ABOUT BETTER GOVERNMENT Threats from government are coming at the apartment industry at a rapid pace. The HAAPAC, the political action committee of the Houston Apartment Association, needs your help to fight bad legislation. HAA members can participate in the PAC on several levels. Committee application forms are available. To join, renew or learn how to become involved with the PAC, see online at www.haaonline.org/haapac or contact govaffairs@haaonline.org. 54


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On the Scene with ACES ACES Luncheon Sponsored by 1 AZPartsmaster and Friday, October 29 at Tony’s


Recycle NOW

The Apartment Community Executives & Supervisors Luncheon featured “The Future of Work is Here” with presenter and futurist Crystal Washington.



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 Emily Hilton at ehilton@haaonline.org. 56


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On the Scene with the HAA Expo Committee Expo Committee Appreciation Party Wednesday, October 27 at The General Public The 2021 HAA Education Conference & Expo Exhibitor Chair Derek DeVries and the top producing members of the committee enjoyed an afternoon celebration in appreciation of their hard work. Congratulations to our top producers: The top individual producers – first place Anita Alberger, The Liberty Group; second place Natalie Spratt (not pictured), The Life Properties; third place, Liz Levins, Rasa Floors; and Rookie of the Year Victoria Tiemann, Redi Carpet.


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Get Out There and


The Houston Apartment Association’s PSC is here to help supplier partners navigate the association. Learn how you can get the most out of your membership.

Which HAA event or committee do you personally feel you get the most networking out of and why? Neal Conant: I have been involved in HAA in some capacity for over 20 years with the last seven being more involved in committees and events. I can tell you that all of these events give you ample time to network, you just must make the opportunities work best for you. There are events where you can spend time with anyone from property level staff all the way up to owners. Opportunities are always there to be had. Sean Cunningham: The Ambassador ONE Society has been my go-to committee. Not only do you learn about the upcoming events and different ways to participate within HAA, you also get to meet a lot of other suppliers. Some are industry vets willing to share all their knowledge and some are new to HAA with fresh ideas. I have made many friends and connections through this committee that have helped grow my business. What advice can you offer about navigating HAA networking events? Neal: Put yourself out there. One thing about this industry, no one started out knowing everyone. There are always people out there willing to help, make introductions and answer any questions you have. Sean: I can be a shy, quiet person at times. My best advice when networking is to find someone and just start asking them questions. Keep it simple at first and grow from there. Everyone likes talking about themselves! How can supplier partners make the most out of HAA networking events? Neal: Using HAA events to network is a great way to get yourself out there in front of decision makers. As I have learned over the years, most people like to work with people they have relationships with. It isn’t about the company name on the business card, but your name on that card.



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Sean: There are many different HAA events you can attend. To make the most out of your time and money, you should always have a goal in mind. If your goal is to work with a specific company, make a point to meet people who work at that company. If your goal is brand awareness, you should have your brand visible to all, so people remember who you are. First step is to show up and participate. As a PSC member, how can new supplier members reach out to you for guidance about HAA’s events, member benefits and services? Neal: As a PSC member, we are all here for new suppliers. Reaching out to any of us to answer any of your questions or to help direct you is what we are here for. We have all been the new supplier at some point, and we can help steer you along. You can call us, email us and even text us. Reach out to any of us and we will each be willing to help. Sean: As PSC members, we have the experience and connections to help anyone grow in HAA. Reach out to us in person, by phone or email. It can be overwhelming to figure out where to start. We can help guide you on the right path.



Font © pialhovik | iStock by Getty Images


his month, we interview Houston Apartment Association Product Service Council members Neal Conant, CAS with Gemstar Construction Development Inc. and Sean Cunningham, CAS with Flooring Warehouse about the value of networking at HAA events.

SUPPLIER PARTNERS SERVING TO FACILITATE GROWTH AND STRENGTHEN THE INDUSTRY. The Product Service Council is a group of active supplier members whose objectives are to promote the active involvement and participation of supplier members. For more information on the council and how you can make your membership work for you, see online at www.haaonline.org/psc or contact Susan Hinkley at shinkley@haaonline.org.



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Do you really know your applicant?

Comprehensive applicant screening tools available today can uncover financial and criminal 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 was established in 1977 to solve screening problems HAA founders felt plagued the local apartment industry. RCR has unsurpassed data on resident rental histories in the Houston region and gives your leasing staff immediate access to information about which prospects have fulfilled their leases and who have been residents in good standing. The Houston Apartment Association’s Rental Credit Reporting and SafeRent Solutions have partnered to offer numerous searches in one bundled report with immediate and unlimited inquiry access.

a service of

in partnership with

To subscribe or to learn more, call RCR at 713-595-0300, email rcr@haaonline.org or visit www.haaonline.org.

Welcome Mat OWNERS

Autumn Properties Kathleen Henningsen 5044 Willow Point Drive Conroe, TX 77303 936-827-7754 Autumn Properties Properties

Boa Vida Group Suzette Smith 1910 Terracina Drive Sacramento, CA 95834 916-432-3298 Grand Oaks Homes Referred by Kristen Martindale Brookeast Management David Shentu 12645 Memorial Drive #F1-711 Houston, TX 77024 908-547-7611 Kingstanding Apartments Devonshire Real Estate & Asset Management Brad Nedved 17770 Preston Road Dallas, TX 75252 972-960-6800 The Heights at Post Oak Apartments Avondale Highline Element National Management Dorothy Ward 1515 S. Federal Hwy #204 Boca Raton, FL 33432 713-540-9390 Airport Crossing The Plaza at Hobby Airport Townhomes at 8030 West Terrace The Casa Grande Goldenwrist Capital Libertse F. Sanchez 223 Kingsfisher Drive Sugar Land, TX 77679 Redstone Apartments Investors’ Property Services Todd Edwards 26020 Acero #200 Mission Viejo, CA 92691 949-900-6180 Emerson Pines Pathfinder Development TJ Andrews 6000 US-290 W. Austin, TX 78735 865-227-1998



December 2021

Introducing HAA’s NEW MEMBERS

Peak Property Management Natasha Ellestad P.O. Box 495 Mound, MN 55364 767-377-0437 Willowbrook Apartments Willowbend Apartments

D&G Quality Roofing Katie Kowalski 4305 E. FM 1187 #100 Burleson, TX 76028 817-568-8300 Roofing Contractors, Roofing Consultants Dog Paws - DNA Pet Waste Solutions Bano Benavides 238 S Egret Bay Blvd. #251 League City, TX 77573 281-627-1657 Pet Services, Pet Waste Removal

West Wind Enterprises Vivian Strong 1515 The Alameda #200 San Jose, CA 95126 408-998-8558 Bella Palazzo Apartments


EPICHTX Construction David Vasquez 12440 Oxford Park Drive #C103 Houston, TX 77082 281-670-5099 Building Contractors, Carpenters, Carports, Dog Parks, General Contractors, Gutters & Downspouts, Masonry Contractor, Painting Contractors, Roofing Contractors, Remodeling & RepairBuilding Contractors

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

A & A Fire and Security Solutions Angel Arceo 29526 Patricias Way Katy, TX 77494 281-375-9361 Alarm Systems, Fire Alarm Systems A & S Commercial and Residential Alejandro Sanchez P.O. Box 840894 Houston, TX 77284 832-248-2252 Drywall Contractors, Tile Ceramic Contractors Referred by Richard Wall, CAM, CAPS ACR Paint & Construction Martha Hurtado 5107 Trevors Trace Lane Katy, TX 77494 713-392-7855 General Contractors, Painting Contractors Referred by Donna Farthing

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

Ageint Security Michael Barrow 15487 Pin Oak Drive Conroe, TX 77384 713-962-3558 Security Control Equipment/ Systems, Alarm Systems Caralex Carlos Ponce 35014 Price Lane Pinehurst, TX 77362 832-642-8736 General Contractors, Make Ready Referred by Jennifer Whiteman, CAM

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

Find Me A Vendor Aaron Potier 13504 Schroeder Road #4312 Houston, TX 77070 281-630-1875 Advertising-Directory & Guide, Marketing Consultants & Services Grandstone Mortgage Corporation Dwight Sung 5433 Westheimer Road #410 Houston, TX 77056 713-688-5130 Commercial Lending, Investments - Real Estate Referred by Tina Cavaco Hentana Construction Samantha Harris 11222 Disco San Antonio, TX 78240 210-520-0066 Cabinets, Carports, Disaster Recovery/Relief, Fences, Fire/ Water Damage Restoration, General Contractors, Roofing Contractors

Houston Texas Towing Salvador Rodriguez 11430 Bissonnet St #B8 Houston, TX 77099 281-498-1738 Towing Service, Wrecker Service Referred by Richard Wall, CAM, CAPS

PuroClean Nilo Quiroz 3615 Willowbend Blvd. #400 Houston, TX 77054 832-856-5900 Make Ready, Fire/Water Damage Restoration, Mold Remediation Referred by Debra Moore

Innovated Homes Bryan Ortiz 3137 Sleepy Hollow Drive Sugar Land, TX 77479 713-962-8532 Granite, Make Ready Referred by Amanda Kelly

Skyline Highrise Services Nicholas Ferguson 4212 San Felipe St. #223 Houston, TX 77024 832-549-5295 Painting Contractors, Waterproofing Contractors, Window Cleaning

L.A. Public Adjusters Eric Ramirez 1110 Nasa Pkwy #510 Houston, TX 77058 713-592-2482 Adjusters, Appraisers, Building Inspection Service, Claims Processing Specialists, Construction Mgmt-Consultants, Disaster Preparedness Service, Disaster Recovery/ Relief, Insurance, Insurance Consultants, Public Adjusters, Roofing Consultants LVL Up Remodeling Victoria Jones 2219 Bell Castle Court Richmond, TX 77406-6790 832-600-1298 Drywall Contractors - Equip & Supply, Paint Mighty Dog Roofing 130 Jennifer Young 22010 Erincrest Court Katy, TX 77450 832-952-3170 Roofing Contractors, Gutters & Downspouts Outdoor Lighting Perspectives Kristen Parker 9926 Porto Rico Road Houston, TX 77041 713-597-7626 Landscape - Lighting Referred by Grace Medley P&L - Services Diana Cruz 1795 N Fry Road #269 Katy, TX 77449 832-931-4277 Maid Services, Janitorial Services

T-Rex Plumbing Amanda Williamson 850 Ragsdale Springs Road Shepherd, TX 77371 936-306-5208 Plumbing Contractors, Plumbing Drain/Sewer Cleaning Referred by Debbie Sulzer, CAPS The Crawfish Men Catering Greg Drouin 3330 Twelve Oaks Lane Missouri City, TX 77459 713-269-3020 Caterers, Food Preparation The Phoenix Staffing Desiree Boykin 2950 N. Loop W. #500 Houston, TX 77092 281-626-7627 Employment Agencies, Temporary Personnel Referred by Melissa Friend VERO Richard Philpot 2305 Worthington St. Dallas, TX 75204 703-850-8730 Leasing Services, Resident Screening Service, Application Software Winhill Advisors Lacie Lugo 5757 Woodway #276 Houston, TX 77057 713-561-3038 Real Estate Consultants, Manufacturers Agents & Representatives Referred by Brandon Coleman I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”


I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

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CHEERS TO MEMBERSHIP! Join the Go-Getters so everyone knows your name and they’ll be glad you came!

2021 Chairs:

Join our Quarterly Meetings!

Win $500 Holiday Cash!

Plus, for each new member you recruit, you’ll earn a chance to win gift cards ranging from $25 to $250! Melissa Friend Greystar

JOIN A TEAM and build relationships with like-minded members. Get involved with Go-Getters and make lasting industry connections. Visit www.haaonline.org/gogetters to get all the information you need.

Doug Oehl, CAS Flooring Warehouse

Don’t miss the final meeting for 2021: Thursday, December 9, 4 p.m. at Cottonwood 3422 N Shepherd Drive

Win $500 HOLIDAY cash!!! 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 Amanda and Kaylon in the Membership Department at members@haaonline.org. 62


December 2021


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On the Road with HAA Justice of the Peace and Constable Holiday Appreciation Luncheon Thursday, November 4 at Churrascos-The Woodlands HAA’s Annual Justice of the Peace and Constable Holiday Appreciation Luncheon returned for 2021. HAA was able to update the members on upcoming events for 2022 and area managers had the opportunity to say thank you to their local elected officials for their service this year. Thank you to all who attended. We look forward to seeing you next year at future HAA Outreach events!



December 2021


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The Ambassadors head into year’s end continuing their outreach to members.

Mark your calendars for 2022 and join us! Ambassador ONE Society meetings are held on the first Wednesday of each month. Keep an eye out for the HAA calendar with dates for 2022. Visit www.haaonline.org for details.

Photo below: “ONE of the Month” Tammy Broadway, American Fire Systems with seven points for October. Second place is Cesar Silva Jr,, Done Deal Co-Sign, with five points and Arely Pena, The Liberty Group, with three points.

Ambassador ONE Society members with at least 10 points, ranked by points earned: Janell Richter-Cornelius Susan Alvarado Giovanna Gone Amanda Kelly Dimas Turcios Tammy Broadway Karen Nelsen Tracey Leach-Moore Mike Andrade Xochitl Flores Blaise Spitaleri Marcy Holmes Brian Alvarado Gena Bean Ashley Wiggin Kevin Thomas Tim Broxson Tiffany Torres Phillip Price Austin Lawley Cesar Silva Jr Juana Estrada Ryan Carson Andrew Middleton Brian Clayton Danyell Wilkerson Tito Estrada Grace Medley Lindsey Veliz Marcus Wheatfall Shaun Callaway Alex (Marquez) Fanning Bo Hang Eddie Maher Eden Thomas James Gregory Kyle Turney Bill Pilkington Casey Lund Ramon Martinez Ryan Weis Matthew Nunn Arely Pena Candis Mohr Crystal Varela Derek DeVries Harvey Martin Justin Krautz Mallory Hess Mario Erazo Amber Whitaker Chad McBride Chris Bell Daviana Cearley Pete Lopez Rachel Sedelmyer Liz Levins Marivel Bownds Amador Aguilar Stacy Proctor Will McGinnis Abraham Kaboutari Brandon Coleman Debra Knight Jammy Malone William Plows Joey Rodriguez Dane Anderson Ali Alfadel Angel Lopez Christopher Green Diane Smith Gilbert Escobedo Samantha Hernandez Shannon Lyons Souheil Sassi

JMI Contractors Century A/C Supply Century A/C Supply Brandt Electrical A/C & Heating Platinum Copier Solutions LLC American Fire Systems, Inc. ALN Apartment Data, Inc Flooring Warehouse BenefitU Zumper Gemstar Construction Designs by Holmes Interior Design Done Deal Consign Belfor Infinity Power Partners Waste Consolidators, Inc Dixie Carpet Installations Inc Johnstone Supply HD Supply Furniture Refinishing Services Done Deal Co-Sign First Onsite Gemstar Construction Behr Paint Company McMahan's Flooring Inc ApartmentData.com One Source Realty Advisors Restoration 1 of Central Houston Matrix Construction Services Triple Seal Insulation Earthworks, Inc Johnstone Supply Redi Carpet Redi Carpet Texas Pride Disposal Fidus Construction Camp Construction Services Bentley, Bratcher & Associates - PC Hive Technology BrightView Crestmark Construction Services Capital Construction The Liberty Group AAA Plumbers Century A/C Supply Camp Construction Services Allied Consulting & Security Services Dixie Carpet Installations Inc Century A/C Supply Contractors Inc FSI Construction Earthworks, Inc Cotton Commercial Earthworks, Inc HD Supply Texscape Services Rasa Floors Valet Living Pavement Services BG Multifamily Infinity Power Partners Behr Paint Company Cinema Anywhere Comm-Fit FTK Construction Services Earthworks, Inc The Urban Foresters Outdoor Elements Johnstone Supply Metropolitan Staffing Solutions Johnstone Supply Karndean Behr Paint Company Houston Waste Services Johnstone Supply The Package Center

460 179 144 109 72 38 36 34 34 34 28 27 26 26 25 25 24 24 22 22 22 21 21 20 20 20 18 18 18 18 17 17 17 17 17 16 16 15 15 15 14 14 14 14 14 14 14 14 14 14 13 13 13 13 13 13 12 12 12 12 12 11 11 11 11 11 10 10 10 10 10 10 10 10 10 10

Ambassadors earn points by sharing leads, making introductions and visiting communities to promote HAA events and news.

THE AMBASSADOR ONE SOCIETY is an organized network exchange that helps supplier partners build their business contacts within HAA. It’s the perfect way for new suppliers to get started with the association. Group members share leads, make introductions and support HAA and its members. For details on how to join and for meeting dates, visit www.haaonline.org/ambassadors or contact Amanda in the Membership Department at 713-595-0316, or email asherbondy@haaonline.org. 66


December 2021


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Team photos at left, from top: First place team Stay Classy with 70 points for October. The Green Machine (middle photo) and The Bomb Squad (bottom photo) tied for second place with 55 points each. See the January issue for the final results for 2021.


December 2021



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December 2021


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Law, continued from Page 12 delivered and either that the property was damaged while in the possession of the bailee or failed to be returned by the bailee at all. If the resident can prove these things, the bailee can still defend the case by showing that the loss was not due to the bailee’s negligence. You want to be able to show that you exercised care at every step of the way. Was the property locked up? Was the property out of the elements? Were there safeguards in place to assure the property was given to the right party? The decision of whether to accept packages is up to you. There is no obligation under the law to do so. If you choose not to accept packages, it would be beneficial to explain to your residents that you do not accept packages and that they should have packages delivered directly to their unit. If you accept packages, it would be beneficial to adopt a policy regarding the acceptance of packages and any limitations to the types or sizes of packages you will accept. If you adopt a policy, the policy should be in writing and agreed to in advance by residents. Holiday Crimes With residents out of school or work during the holidays, there will be more people on your property during all hours of the day and night. This means potential victims of crime as well as well as more opportunities for people to get into trouble. People often have valuables on hand during the holidays, which may also lead to issues. Don’t forget…crime can flourish during the holidays! Depending upon your resources, you may want to talk to police personnel to provide residents with security tips for the holidays. Although these tips may be useful during any time of year, due to the special circumstances of the holidays, police may have valuable information that can be shared with your residents. This also would confirm your position with respect to security issues. Remember, you are the messenger when it comes to security issues, not the provider of security-related services. The holidays can be stressful for a lot of reasons. In the apartment industry, stress for management and ownership is directly related to the various resident activities during the holidays. To avoid these issues, you may want to plan ahead. Good luck and happy holidays! Want more Howard? He’s online! Go to http://issuu.com/haa_abode for past columns and more. www.haaonline.org

December 2021



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Portfolio Changes The following owner/management companies have added the listed properties to their portfolios: • AMG Shadow Bay Apartments: Shadow Bay Apartments, 232 units at 1700 Baywood Drive, Bay City. • Asset Living: The Peri on Westheimer, 300 units at 13328 Westheimer Road; City West, 510 units at 2828 Hayes Road; Campus Vue, 145 units at 4459 N. Macgregor Way; Life Tower, 483 units at 1020 Holcombe Blvd.; Icon, 344 units at 3509 Eglin St.; Fall Lake, 124 units at 1415 Greens Parkway; Turle Creek, 93 units at 2800 W. T.C. Jester Blvd; and Avaya Steeplechase, 290 units at 11150 Steeplepark Drive. • Artium Circle GP: The Presserve at Oyster Creek, 94 units at 3115 Shady Creek Lane, Oyster Creek. • Better World Properties: Skylar Pointe, 449 units at 1110 El Camino Village Drive. • Boa Vida Group: Grand Oaks Homes, 188 units at 30410 Valley Oaks Drive, Magnolia. • Boyd Legacy: Oaks at Wayside, 60 units at 6520 Jamail Drive. • Brownstone Residential: South Rice Apartments, 115 units at 5612 S. Rice Ave. • CAF Management: Residences at Pearland Town Center, 234 units at 11200 Broadway St. #2400, Pearland. • Centra Partners: Gateway Grove Apartments, 88 units at 315 N. 2nd St., La Porte. • City Gate Property Group: Augusta North, 212 units at 12655 Kuykendahl Road. • Cortland Partners: Cortland West Houston, 236 units at 15000 Park Row Drive.



December 2021

• Cushman & Wakefield: Ashford Court, 442 units at 12777 Ashford Point Drive; East Heights, 78 units at 770 Stawberry Pines Court; and Balcara at Balmoral, 163 units at 15866 Mountlong Drive, Humble. • Devonshire Real Estate & Asset Management: Avondale Highline, 50 units at 214 Avondale St. • The Dinerstein Companies/TDC Management Co: Aspire Post Oak, 383 units at 1616 Post Oak Blvd. • Element National Management: Townhomes at 8030 West, 73 units at 8030 W. Airport Blvd.; Terrace, 428 units at 9475 W. Sam Houston Parkway S.; The Plaza at Hobby Airport, 328 units at 8501 Broadway St.; The Casa Grande, 268 units at 9445 Concourse Drive; and Airport Crossing, 178 units at 8300 W. Airport Blvd. • Goldenwrist Capital: Redstone Apartments, 66 units at 5401 Werner St. • Greystar: Prose Champions, 336 units at 6701 FM 1960 W.; Ivy Point Kingwood, 150 units at 2302 Ladbrook Drive, Kingwood; Broadwater, 248 units at 5045 Crenshaw Road, Pasadena; and Metropole, 289 units at 3616 Richmond Ave. • Hawthorne Residential Partners: 27Seventy Lower Heights, 375 units at 2770 Summer St. • Headway Property Management: Esperanza at Queenston, 168 units at 5212 Queenston Blvd. • Herron Property Management: The Grove At Oak Forest, 11 units at 2527 Judiway St. • Investors’ Property Services: Emerson Pines, 390 units at 10100 Kempwood Drive. • JKR Residential: Halstead, 301 units at 4620 N. Braeswood Blvd. • Knightvest Management: Kimpton, 362 units at 7500 Kirby Drive; Seagrove, 405 units at 245 FM 1488 Road, Conroe; Lyndon, 384 units at 10325 Cypresswood Drive; and Florence, 270 units at 2250 Eldridge Parkway. • Krishna Management: Star Braeswood Apartments, 153 units at 4055 S. Braeswood Blvd. • The Lynd Company: The Bammel, 132 units at 13222 Bammel N. Houston Road. • Monument Property Management: 600 Nottingham, 200 units at 600 Nottingham Oak Trail. • The Morgan Group: Highpoint at Cypresswood, 336 units at 13920 Mandolin Drive; The Carter, 305 units at 4 Chelsea Blvd.; and Caroline on Voss, 307 units at 2525 S. Voss Road. • Oak Leaf Management: Oak Villa Apartments, 298 units at 3500 W. Little York Road; Hunter Cove, 436 units 5300 De Soto St.; New Haven One Apartments, 107 units at 5001 Avenue F, Bay City; New Haven Two Apartments, 84 units at 2300 Hamman Road, Bay City; and The Grove at 43rd Apartments, 80 units at 2006 W. 43rd St. • OAR Property Management: OAR Property Management - Properties at various locations. • Pequet II: Hermann Park Lofts, 380 units at 1 Hermann Park Court. • Pioneer Property Management: The Villages at Meyerland, 714 units at 8900 Chimney Road Road. • Q10 Property Advisors: Broadmead Apartments, 235 units at 2801 Broadmead Drive; Copperwood at Katy, 24 units at 202 W. Kay St., Dayton; Silverwood at Hackberry Creek, 156 units at 7711 FM 3180 Road, Baytown; Miramar Apartments, 143 units at 5222 Cypress Creek Parkway #216; Loop Crossing Apartments, 55 units at 5222 Cypress Creek Parkway #216; Fairfield Cove Apartments, 135 units at 5222 Cypress Creek Parkway #216; Avenue M at 1720 Crestdale, 75 units at 5222 Cypress Creek Parkway #216. • RPM Living: Cypress Parc, 200 units at 18001 Cypress Trace Road. • RREAF Residential: San Remo, 333 units at 1502 Partnership Way, Katy; San Marino, 241 units at 15255 Vintage Preserve Parkway; and www.haaonline.org

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Ventura Lofts, 265 units at 2401 S. Gessner Road. • SunRidge Management Group: Arden Woods, 308 units at 24530 Gosling Road, Spring. • Trinity Multifamily: Serenity Townhomes, 40 units at 1200 Hospital Drive, Angleton. • United Apartment Group: Dominion Square at Oak Forest, 136 units at 1001 Pinemont Drive and Montabella at Oak Forest, 178 units at 4000 W. 34th St. • Wehner Multifamily: Magnolia Manor, 36 units at 180 W. Texaco Ave #23, West Columbia. • West Wind Enterprises: Bella Palazzo Apartments, 242 units at 13098 Westheimer Road. • WGA Legacy Property Management: Cardiff at ouetta Lakes, 168 units at 3400 Louetta Road, Spring. • WRH Realty Services: Vista at Park Row, 342 units at 13710 Park Row Drive.

In the News Q10 Property Advisors welcomes Rosi Martinez as property supervisor and Britney Leamon to its accounting team. The Conerly Group and Allied Orion Group won Better Business Bureau awards. Congratulations to The Conerly Group and Allied Orion! Martinez

On October 20, The Houston Chronicle reported The Finger Cos. will sell 20 properties from its national portfolio to Greystar. The sale is expected to close in December. As part of the deal, Greystar will keep Finger’s onsite employees. The locations and number of units were not disclosed, but represent roughly half of the Finger Cos. portfolio, the article read.

Corrections Need Meeting Space? Erika Foster, senior multisite manager; Grace Rocha, regional supervisor; and Kristal Jimenez, accounting were recently hired by Q10 Property Advisors.

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


The Houston Apartment Foundation Dinerstein Reed Prokop Education Center is here for you. The HAF Education Center is located at the HAA/HAF facility, 4810 Westway Park Blvd. in the Westway Park Development at Clay Road and Sam Houston Parkway. This premier location with easy access for members and their employees offers several options to choose from.

Keep the education center in mind when your company is in need of a facility for your next meeting or employee training. The center is available for rental to members and is the perfect venue for budget meetings, planning sessions and more. For more information, contact Susan at 713-595-0300, e-mail shinkley@haaonline.org or visit us online at www.haaonline.org. December 2021



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RaiseUp, continued from Page 39 who coaches the family through an intensive financial management process while also helping them find better paying jobs. The organization also provides peer support groups and individual counseling to help them learn to manage and overcome obstacles. Over the past five years, all the school children of client families stayed in the same school system, changing schools only to move to the next grade level. Equally significant, families that completed the program experienced an average income increase of 40% and were still living in stable housing a year after completing the program. Every $1 invested in RaiseUp Families generates approximately $20 in social benefit. This includes both future lifetime earnings and avoided social costs for children, who are less likely to drop out of school as a result of a stable home environment. The truth is, apartment owners never want to evict renters, which is why apartment managers have been eager to partner with people who can help them keep their residents and still collect the rent. RaiseUp Families is always happy to forge new relationships with apartments serving families in the asset limited, income constrained, employed population



December 2021

or what is known more commonly as the ALICE population. These are folks who, on average, are working full-time but bringing in less than $64,000 a year in household income. A former client named Stephanie, whose last name is omitted for privacy, has a story that is typical of how families come to need the help of RaiseUp Families and how the organization guides them from desperation to renewed stability and security. Stephanie is a single mom of three girls. She had a great job with the U.S. government, but when the government shut down in 2018, she was furloughed. Due to the nature of her job, she still had to go to work every day, but she was no longer being paid. Combine that with a car accident and insurance that had lapsed (unbeknownst to her, as her ex-husband stopped paying and did not inform her), she found herself getting further and further behind on rent and other bills. In June 2020, RaiseUp Families expanded its reach beyond its roots in Spring Branch and Katy to serve all of greater Houston area as the issues facing low-income families compiled. Having heard about RaiseUp Families through her apartment manager, Stephanie was the first client to enter their program under the new expansion.

During the nine months Stephanie was in the program, she managed to repair her credit, clean up her driving and insurance record from her accident, learn how to set and stick to a budget, engage in peer support groups, take a parenting class, participate in individual counseling sessions and learn how to grow her own business to give her children the best life possible. Today, the future is bright for Stephanie. (Scan the QR Code on Page 38 to learn more about Stephanie’s journey.) RaiseUp Families partners with apartment properties and owners throughout the city. The organization works hand-in-hand with apartment managers, so they know what to expect when one of their residents is enrolled with RaiseUp Families. All rent subsidies are paid directly to the apartment community and/or manager. For a family to qualify, they must have school-aged children, be legally willing and able to work full-time in the U.S. and struggling to pay their rent or utilities in full at least one month throughout the year. Families can apply by calling 713-973-8083, ext. 106 or complete a pre-screen form at raiseupfamilies.org/our-process/need-help/.


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Dream Market, continued from Page 32 in this category have outstanding rent growth in these historically significant times. Other notable characteristics of this group is that it is predominantly made up of Class C and Class D properties with an average year of construction of 1985 and, geographically, this group is overwhelmingly located in the northeast and southeast parts of the Houston metro. Can the Dream Continue Market followers and forecasters did not see this explosion of absorption and rent growth coming in 2021. What can be expected for 2022? It seems unrealistic for these conditions to continue. Yet, all the factors, such as good job growth, strong in-migration and a high-priced single family market with limited supply will continue to exist in moderating degrees during 2022. Houston employment lost over 360,000 jobs to the economic lockdown in the months following March of 2020. We have recovered around 244,000 of those jobs, leaving us 115,800 jobs short of the employment level in February 2020. Assume that by the end of 2022, Houston gets back to pre-pandemic employment levels as other Texas metros like DFW, Austin and San Antonio have already done. This level of job growth would be great and represent a 4.0% growth rate. Given this amount of jobs and a 5 to 1 conversion ratio, absorption should be around 23,000 units next year. New supply will register near 18,000 for 2021 and developers will be scrambling to deliver 15,000 new units in 2022. Look for a continued improvement of occupancy to 92.8% by year-end 2022. Overall rent growth for 2022 is primed for a 5.0% improvement with Class A leading the way with 7.5%, B getting 6.0%, C achieving 4.0% and D coming in with 3.0%. A few words of caution, forecasting over the last two years have been an impossible dream. Hopefully, we are past such wild fluctuations and moving on to more realistic but good results. Bruce McClenny is president of ApartmentData.com. For more details, call 281759-2200, email bruce@apartmentdata.com, see Marketline on Page 75 and subscribe to his YouTube channel at https://www.youtube.com/channel/UCaPmY9AevdjCpqe4UeQU7xw/featured

Want to see current and previous issues of ABODE online? Go to http://issuu.com/haa_abode.


December 2021



ad index pg 74.qxp_Ad Index pg 74 11/17/21 2:10 PM Page 1

Index of Advertisers By CATEGORY

A/C Supplies

Internet Provider

Security Deposit Alternatives

Century A/C Supply . . . . . . . . . . . . . . . . . . . . . . . . . .42 281-530-2859 . . . . . . . . . . . . . . . . . .www.centuryac.com

Dish Fiber . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .63 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .www.dish.com/fiber

RentSense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .65 833-500-5959 ext,105 . . . . . . . . . . .www.rentsense.us

Carpet Installation

Landscape Contractors

Dixie Carpet Installations . . . . . . . . . . . . . . . . . . . .37 281-261-6334 . . . . . . . . . . . . . . . . .www.dixiecarpet.com

Outdoor Elements . . . . . . . . . . . . . . . . . . . . . . . . . . .73 713-955-0990 . . . . . .www.outdoorelementstx.com

Texas Southwest Floors . . . . . . . . . . . . . . . . . . . . . .14 800-719-4321 . . . . . . . . . . . . . .www.texasswfloors.com

Texscape Services . . . . . . . . . . . . . . . . . . . . . . . . . . . .55 281-846-3779 . . . . . . . . . .www.texscapeservices.com

Collection Agencies

Laundry Equipment & Supplies

Alexander-Rose Associates Inc. . . . . . . . . . . . . . .71 713-644-4441 . . . . . . . . . . .www.alexanderrose-inc.com

Scott Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . .69 713-686-7268 . . . . . . . . .www.scott-equipment.com

Swimming Pool Service

WASH Multifamily Laundry Systems . . . . . . . . . .5 281-967-9507 . . . . . . . . . . . . . .www.washlaundry.com

Electric Contractors Affordable Quality Electric . . . . . . . . . . . . . . . . . . .13 713-695-5992 . . . . . . . . . . . . . . . . .www.acuityelectric.com

Locks & Locksmiths

Brandt Electrical A/C & Heating Services . . . . .61 281-693-3383 . . . . . . . . . . .www.brandtelectrical.com

CKI Wholesale Lock Supply . . . . . . . . . . . . . . . . . .73 713-462-0704 . . . . . . . . . . . . . . . . . . . . .www.ckilock.com

Foundation Repair

Maintenance Supplies

Church Foundation Repair . . . . . . . . . . . . . . . . . . . .2 713-468-8400 . . .www.churchfoundationrepair.com

Lowe’s Pro Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . .12 . . . . . . . . . . . . . . . . . . . . . . . . . . .www.lowesprosupply.com

Poolsure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12 800-858-POOL . . . . . . . . . . . . . . . . .www.poolsure.com

HAA Products & Services Rental Credit Reporting . . . . . . . . . . . . . . . . . . . . .59 713-595-0300 . . . . . . . . . . . . . . .www.haaonline.org/rcr

HAA reserves the right to reject any advertising if its content is inappropriate or inconsistent with HAA’s standards for publication or HAA’s business interests, in HAA’s sole opinion.

Outdoor Furniture

General Contractors Camp Construction Services . . . . . . . .Back Cover 713-413-2267 . . . . . . . .www.campconstruction.com

Texacraft . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5 800-327-1541 . . . . . . . . . . . . . . . . . . . .www.texacraft.com

Cotton Commercial USA Inc. . . . . . . . . . . . . . . . . .10 877-511-2962 . . . . . . . . . . . . . . . . . . . .www.cottongds.com

Personnel Agency

Crestmark Construction Services . . . . . . . . . . . .53 713-426-6161 . . . . . . . . . . .www.crestmarkservices.com

ASAP Personnel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71 972-432-6667 . . . . . . . . . . . . . . . . . . . . .www.asapdo.com

FSI Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15 832-767-1115 . . . . . . . . . . . . .www.fsiconstruction.com Gemstar Construction & Development . . . . . . . .1 281-821-1195 . . . . . .www.gemstarconstruction.com

Plumbing Contractors AAA Plumbers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .43 713-462-4753 . . . . . . . . . . . . . . . . . .www.aaaplumbers.com

Guardian Construction . . . . . . . . . . . . . . . . . . . . . . .33 832-672-4196 . . . . . . . . . . . .www.guardianconst.com MultiFamily Services . . . . . . . . . . . . . . . . . . . . . . . . .70 713-266-9100 RENCON . . . . . . . . . . . . . . . . . . . . . .Inside Back Cover 713-666-3636 . . . . . . . . . . . . . . . . . . . . . .www.rencon.com

Resident Screening Service SafeRent Solutions . . . . . . . . . .Inside Front Cover 888-297-8821 . . . . . . . . . . . . . . . . . . .www.corelogic.com

Resurfacing Glass – Plate, Window, Etc. Ameristar Screen and Glass . . . . . . . . . . . . . . . . .69 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com

Perfect Surface . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .27 713-952-0202 . . . . . . . .www.perfectsurfaceinc.com

Screens Insurance Harco Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .73 713-681-2500 . . . . . . . . . . . . . . . . . . .www.harco-ins.com

Ameristar Screen and Glass . . . . . . . . . . . . . . . . .20 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com

Security Control Equipment/Systems Insurance Adjusters L.A. Public Insurance Adjusters . . . . . . . . . . . . . .72 713-592-2482 . . . . . . . . . . . . . . . . . . . . . . . .www.la-pia.com

SentriForce . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .35 888-671-2202 . . . . . . . . . . . . . . . . .www.sentriforce.com

TARGET QUALIFIED LEADS With HAA’s job board, you’ll discover a professional community that’s committed to helping you find the right candidate or your next job opportunity in the greater Houston and surrounding areas.

www.haaonline.org jobs@haaonline.org 713-595-0300

Want to see current and previous issues of ABODE online? Go to http://issuu.com/haa_abode. Or view this issue on your computer, iPad or smartphone at http://issuu.com/haa_abode/docs/abode_dec2021.



December 2021


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MarketLine By BRUCE MCCLENNY, President, ApartmentData.com •

• •

• • • • • • • • • • • • • • • 1050 – • • • •

HOUSTON Snapshot 91.9% $1,171/mo. $1.32/sq.ft./mo. 887 sq.ft.

Recently Opened (12 months): 84 communities 22,474 units

1000 –

– 90.0

975 – – 89.0

– 88.0

Under Construction: 50 communities 13,467 units

Occupancy (%)

Operating Supply: 2,970 communities 701,909 units

Rental Rate (¢/sq.ft./mo.)

Past 12 Months: 14.6% rental rate growth 36,872 units absorbed

– 91.0 1025 –

Occupancy: Price: Rental Rate: Size:

Oct 21

Sep 21

Jul 21

Aug 21

Jun 21

May 21

Apr 21

Feb 21

Mar 21

Jan 21

Dec 20

Oct 20

Nov 20

Sep 20

Aug 20

Jul 20

May 20

Jun 20

Apr 20

Mar 20

Jan 20

Feb 20

Proposed Construction: 96 communities 28,601 units

Dec 19

Nov 19

– 87.0

History of Effective Rental Rate & Occupancy for All Units

Hottest Submarkets Over the Past Three Months


Annualized % of Market Rank Submarket Absorbed 1 Lake Houston/Kingwood 16.6% 2 Tomball/Spring 15.0% 3 Bear Creek/Copperfield/Fairfield 21.1% 4 Richmond/Rosenberg 16.2% 5 Katy/Cinco Ranch/Waterside 13.9%

Rental Rate Growth % 3.9% 4.1% 1.1% 1.2% 1.5%

Total Units Class w/Concessions All 193,306 A 66,022 B 49,432 C 65,045 D 12,807

% of Total Units 28% 35% 22% 31% 17%

Average Special -1.8% -2.6% -1.0% -1.6% -1.0%

Citywide Effect -5.9% -6.8% -4.9% -5.1% -5.8%

One Month Free = -8.33%

THE FIRST TABLE ABOVE GIVES A SNAPSHOT of the current market conditions. The graph displays the overall occupancy and effective rental rates over the past 24 months. These statistics are derived from a continuous survey of all apartment communities in the Houston region. The effective rental rates are the calculated net of concessions and utility adjustments. The second table lists the five hottest submarkets in the Greater Houston area. There are a total of 42 submarkets, and the ranking is based on the best combination of rental rate growth and absorption over the past three months. The third table distributes and analyzes concessions (specials) by classification. Concessions generally are represented by three types of specials: move-in, months free or floor plans. The effect of these specials is captured and prorated over a lease term to arrive at a percentage reduction in market or street rents.


Dallas/Ft. Worth

San Antonio


Occupancy: Price: Rental Rate: Size:

Occupancy: Price: Rental Rate: Size:

Occupancy: Price: Rental Rate: Size:

93.4% $1,369/mo. $1.56/sq.ft./mo. 879 sq.ft.

93.5% $1,127/mo. $1.32/sq.ft./mo. 856 sq.ft.

92.7% $1,549/mo. $1.77¢/sq.ft./mo. 875 sq.ft.

Past 12 Months: 19.6% rental rate growth 43,987 units absorbed

Past 12 Months: 16.3% rental rate growth 11,285 units absorbed

Past 12 Months: 29.1% rental rate growth 21,586 units absorbed

Operating Supply: 3,331 communities 797,864 units

Operating Supply: 968 communities 208,349 units

Operating Supply: 1,111 communities 263,726 units


ApartmentData.com has been providing apartment data and marketing products since 1986. ApartmentData.com provides real-time access for property specific information, market surveys and historic submarket data for more than 3.5 million apartment units in Texas, Florida, Georgia, Arizona, North Carolina and Tennessee. For more information, contact Bruce McClenny at 800-595-8730. © 2021 ApartmentData.com December 2021



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Back Page

with News from around the COMMUNITY

Questions? help@webscribble.com 888-995-2244 Ext 1056 Working in multiple Texas markets? Visit the TAA Career Center at www.taa.org/careers/ 76


December 2021


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December 2021

ABODE • DECEMBER 2021 • VOLUME 44, ISSUE 12 www.haaonline.org

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