ABODE December 2023

cover spread dec 2023.qxp_Layout 1 11/15/23 1:10 PM Page 1

THE HOUSTON APARTMENT ASSOCIATION MAGAZINE GO-GETTERS • MARKET REPORT • CHILI FEST PHOTOS

Houston Apartment Association 4810 Westway Park Blvd.

Houston, Texas 77041

www.haaonline.org

December 2023

ABODE • DECEMBER 2023 • VOLUME 46, ISSUE 12

HAPPY H0LIDAYS from the Go-Getters

www.haaonline.org

saferent IFC.qxp_Layout 1 11/15/23 1:10 PM Page 1

guardian construct pg 1.qxp_Layout 1 11/15/23 1:10 PM Page 1

dixie ad pg 2.qxp_Layout 1 11/15/23 1:17 PM Page 1

Table dec pg 3.qxp_Layout 1 11/15/23 1:19 PM Page 1

CONTENTS December 2023

ON THE COVER

FEATURES & PHOTOS

60

28 On Site with ABODE– Learn more about another Honors Award winning apartment community.

Happy Holidays from the Go-Getters! – The HAA Go-Getters are ready for the holiday season. Learn more about the Go-Getters and how you can become one on Page 60. And don’t miss the biannual market report and photos from the HAF Chili Fest.

Cover photos by Mark Hiebert, Hiebert Photography

COLUMNS & MONTHLY UPDATES 6 President’s Corner – A thank you and looking back on our successes.

30 On the Scene – Photos from the TAA Fall Board Meeting.

8 Patron of the Month – Meet and support Century A/C Supply.

32 Survey Says – Learn from the HAA Compensation and Benefits Survey.

9 Legislative Update – An election recap.

36 Turbulence Ahead – Flying high, the multifamily industry braces itself as the market hits some rough currents.

42 Good Works – The stories here show how HAA members give back beyond their HAA volunteer work..

46 In Memorium – Remembering William Morgan.

48 HAA Staff Contacts – Learn who can help you with what you need from your association.

50 On the Road – Photos from the Montgomery County JP and Constables Holiday Luncheon.

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

50 On the Road – Photos from the Rosenberg Region Meeting.

11 It’s The Law – Jingle Bell Lease.

14 Resident Relations – Learn more from a recent case settled by the Resident Relations Committee.

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

60 Go-Getters – Ignite your HAA membership and recruit!

61 Welcome Mat – Find out about the newest HAA members.

62 The Ambassador ONE Society – The Ambassadors make connections.

66 Portfolio Changes and In the News – Property updates and industry news clips from our members.

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

71 MarketLine – The latest area market numbers.

72 BackPage – News from around the community.

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

www.haaonline.org

December 2023

ABODE

3

Officers pg 4.qxp_Layout 1 11/15/23 1:19 PM Page 1

OFFICERS AND ASSOCIATION LEADERSHIP PRODUCT SERVICE COUNCIL OFFICERS GINA ERWIN President-Elect

LOYAL PROFFITT Vice President at Large – East

CANDIS MOHR, CAS President AAA Plumbers

RYAN TERRELL Vice President at Large – West

JOSEPH RODRIGUEZ, CAS Vice President Greenlogic Lighting & Electric

QUINTINA WILLIS Vice President at Large – North

DEBORAH DEROUEN, CAS Secretary ClutchCity Consulting

HOWARD BOOKSTAFF General Counsel

TRACIE YODER Vice President at Large – South

BLAISE SPITALERI, CAS Treasurer Gemstar Construction Development

CASEY WATTS MORGAN CEO

CHRISTY RODRIGUEZ Immediate Past President

DEREK DEVRIES, CAS Immediate Past President Epic Multifamily Construction

STEPHANIE GRAVES President

SHELLEY WATSON Secretary/Treasurer

BOARD OF DIRECTORS Mack Armstrong Julie Batche Kristen Becker John Boriack Jill Bounds Kyle Brown Tina Cavaco Terri Clifton Michelle Croasmun Deborah DeRouen Derek DeVries Scott Douglas Gina Erwin Tamara Foster Melissa Friend Diane Gilbert Monica Gracia Stephanie Graves Elizabeth Castro Gray Manu Gupta Clay Hicks Deborah Holcombe Karen Hefner Debbie Kelm Crystal Jackson Jacob Kunath Barby Lake David Lindley Betsy Marshall Joe Melton Kristin McLaughlin Candis Mohr Katy Myrick Carlos Neto Jenifer Paneral Angelee Kumar Parikh Mark Park Velissa Parmer Michelle Pawelek Loyal Proffitt Christy Rodriguez Joseph Rodriguez Kelly Scott Ingrid Schultz Corri Smith Penny Sprang Kelley Suess Debbie Sulzer Blaise Spitaleri Ryan Terrell Starla Turnbo Richard Wall Shelley Watson Richard Whatcott

Quintina Willis Tracie Yoder 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 Mel Kieke Mike Koch Dick LaMarche Cesar Lima Tim Myers P David Onanian Jackie Rhone John Ridgway Kim Small Eileen Subinsky Steve Sweet Kirk Tate Suan Tinsley H J Tollett, Jr. Pat Tollett Vic Vacek, Jr. Beth Van Winkle Jerry Winograd ADVISORY DIRECTORS Susan Alvarado Jeff Blevins Michelle Bridges Israel Garza Billy Griffin Valerie Lacy Stacy Lastovica Mary Lawler Laura Lestus Bruce McClenny Monica Morales Dean O’Kelley 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 1993 Hire Priority Staffing & Executive Search 1994 Camp Construction Services 1997 Apartments.com 1999 FSI Construction Inc.

PRODUCT SERVICE COUNCIL MEMBERS Susan Alvarado, CAS Century A/C Supply Chris Bell, CAS, Greenlogic Lighting & Electric Marivel Bownds, CAS, Valet Living Tammy Broadway, CAS American Fire Systems Shaun Callaway, CAS, Earthworks Neal Conant, CAS, Gemstar Construction Development Sean Cunningham, CAS, Flooring Warehouse Deborah Derouen, CAS ClutchCity Consulting Derek DeVries, CAS, Epic Multifamily Construction Marcelino “Tito" Estrada, CAS One Source Realty Advisors Giovanna Gone, CAS, Century A/C Supply Dan James, CAS, Redevelopment Services Amanda Kelly, CAS, Brandt Electrical A/C & Heating Services Debra Knight, CAS, Comm-Fit

Stephanie Krop, CASe, Poolsure Liz Levins, CAS, Gemstar Construction Development Jim Martensen, CAS Epic Multifamily Construction Candis Mohr, CAS, AAA Plumbers Tracey Moore, CAS, Flooring Warehouse Karen Nelsen, CAS ALN Apartment Data Matthew Nunn, CAS, Capital Construction Doug Oehl, CAS, Flooring Warehouse Arely Pena, CAS The Liberty Group Nikki Sekunda, CAS, The Liberty Group Joseph Rodriguez, CAS, Greenlogic Lighting & Electric Blaise Spitaleri, CAS, Gemstar Construction Development Amber Whitaker, CAS FSI Construction

Mast pg 5.qxp_Layout 1 11/15/23 1:19 PM Page 1

ABODE

DECEMBER 2023 I VOLUME 46, ISSUE 12 Chief Executive Officer and Publisher CASEY WATTS MORGAN, MPP cmorgan@haaonline.org EDITORIAL AND DESIGN STAFF Director of Publications and Design DEBORAH NIX dnix@haaonline.org Communications Manager MADISON O’BAR mobar@haaonline.org ADVERTISING Vice President of Membership and Marketing AMANDA SHERBONDY, CAE asherbondy@haaonline.org CONTRIBUTING STAFF Chief Operating Officer SUSAN HINKLEY, CAE shinkley@haaonline.org Vice President of Government Affairs BRADLEY PEPPER bpepper@haaonline.org Chief Financial Officer TREY WIMBERLY, CPA twimberly@haaonline.org Vice President of Education and Outreach LAUREN TURNER, CAE, CMP lturner@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 Membership and Marketing Manager KAYLON NEWCOMB knewcomb@haaonline.org Education & Outreach Manager CINDY DE LA RIVA cdelariva@haaonline.org Director of IT WILL ALFARO walfaro@haaonline.org PRINTER TGI PRINTED www.tgiprinted.com

HOUSTON APARTMENT ASSOCIATION COMMITTEES COMMITTEE Executive Nominating Fair Housing Ethics Finance ByLaws Past Presidents Council Multifamily Fire Safety Alliance Legislative Political Action Golf Century Club Strategic Outreach Education Advisory Independent Owners Connection Leadership Development Community Outreach Product Service Council Expo Exhibitor Membership Ambassador ONE Society Resident Relations A Resident Relations B Resident Relations Appeals HAF Fundraiser NEXT Property Awards

CHAIR Stephanie Graves Christy Rodriguez Mack Armstrong Michelle Pawelek Gary Blumberg Kyle Brown Kathy Clem

STAFF ADVISOR Casey Morgan Casey Morgan Casey Morgan Casey Morgan Casey Morgan Casey Morgan Casey Morgan

Elizabeth Castro-Gray Gina Erwin Stacy Hunt Starla Turnbo Blaise Spitaleri Shelley Watson Betsy Marshall Lindsay Torres-Smith

Bradley Pepper Bradley Pepper Bradley Pepper Bradley Pepper Bradley Pepper Lauren Turner Lauren Turner Lauren Turner

Elizabeth Castro-Gray Kyle Brown Joe Melton Candis Mohr Joey Rodriguez Monica Gracia Matt Nunn Liz Levins Blaise Spitaleri Diane Totten Jana Gragg Darlene Guidry Stephanie Krop Brandon Coleman Monica Morales Susan Alvarado Norma Alvear Diane Gilbert

Lauren Turner Susan Hinkley Susan Hinkley Susan Hinkley Amanda Sherbondy Amanda Sherbondy Amanda Sherbondy Matti Luna Matti Luna Matti Luna Lauren Ragin Lauren Ragin 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 2023, VOLUME 46, 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 © 2023 by HAA. Periodicals Postage Paid at Houston, Texas.

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

www.haaonline.org

December 2023

ABODE

5

sponsors pg 6.qxp_Layout 1 11/15/23 1:21 PM Page 1

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.

1st United Construction LLC 3BeeGuys Bee Removal 5 Star Plumbing Houston A&A Fence & Iron A1 Appliance Plug AAA Staffing Ltd AAdvantage Laundry Systems ABC Supply ACM Contractors of Texas ACT Security Group Action Buggies Action Towing Inc Action Window Coverings Inc Adobe Floors Inc Advanced Building Supply LLC Adventure Playground Systems Inc Advocate Construction Inc Alcaraz Lawn Care Alexander-Rose Associates Inc All American Mailboxes of Houston Inc All Dry Service All Power Solutions Allen Lockers ALN Apartment Data Alpha Patrol Officer Ambassador Services LLC America Outdoor Furniture American Builders Group LLC American Fire Protection Group American Fire Systems Inc American Platinum Builders AmRent Andrews Myers PC Apartment Lines Apex Multifamily AppFolio Arborworks TX ASAP Personnel Inc Assurance Electric LLC Asurety Dryer Vent & Fireplace Inspections Atom4 Security Camera AZP Multifamily B&G Construction Belfor Property Restoration Bell’s Laundries Bettencourt Tax Advisors LLC BGE Inc/aka Brown & Gay Engineers Inc BioTechs Crime & Trauma Scene Cleaning Blue HERON Technologies LLC Blue Marlin Maintenance & Services Blue Star Security LLC BluSky Restoration Contractors Brady Chapman Holland & Assoc Brokerology Properties Brown & Brown Lone Star Insurance Agency Inc BSI C3 Building Solutions C4 Protection Cano Electric Inc Capital Disaster Solutions Capital Security Solutions Cast Iron Construction and Remodeling LLC Centex Construction Century Fire Protection Houston CEP Construction Services LLC Certified Apartment Staffing CFI Group Chadwell Supply Chicago Title Commercial Division Citi Fence & Concrete City Pups City Wide Facility Solutions Houston West Classic Same Day Blinds Clean & Green Solutions CNM Roofing

CoAdvantage Code Red Security Systems PLLC Cody's Wrecker Service Comfort Systems USA (South Central) Inc Comiskey Capital Insurance Agency Inc Commercial Fire Protection Community Roofing Texas Contractors Inc Contratista Direct Core 24/7 Restoration & Construction Core Multifamily Fabrication CRE Business Solutions LLC Cromatik LLC Crowned Eagle Construction CSC Serviceworks CWC Renovation Inc Cypress Landscaping & Irrigation Inc D&G Quality Roofing Inc D&M Roofing DeNyse Companies Designs by Holmes DNM Contracting Inc DoodyCalls Double Oak Erosion Dryer Vent Wizard Elite Roofing LLC Embark Services Emersyn Electrical Services LLC Encore Services TX, LLC EnviroSmart Multifamily Pest Solutions Epic Air Conditioning Epic Multifamily Construction Exo Edge Fantastic Floors FASTSIGNS Missouri City Featherston Sign Partners FFH Inc DBA Liberty Builders Fiat Construction LLC Fidus Construction Services Finish Factory Inc Fire Reconstruction Inc Flavor Finish Resurfacing Fortified General Contractors Foxen Frontier Waste Solutions fun abounds Gambit Construction Gateman Inc Gemstar HVAC Get It Done Cleaning Service LLC Giordano Construction Inc Go-Staff Inc Graphic Stylus Promotional Products GraphTec Inc GRASSA Construction Great American Business Products Green City Security LLC Green Garbology Greenlogic Lighting & Electric Grindstone General Contracting GT Security Solutions Gulf Storm Roofing and Construction Gulf-Tex Roofing & Services Halo Doors Inc Hamilton-Steele Outdoor Accents Hartland Roofing & Construction Hell N High Water Construction Higginbotham Hive Technology Homeland Protective Services Inc Hoover Slovacek LLP Houston Trash Valet Service LLC Hut Services LLC Ideal Towing Infinity Power Partners Infinity Roofing & Restoration

Innovative Roofing Company Inc Insgroup Interior Logic Group Property Services Iris MF LLC J.P. Morin Company LLC JAK Environmental LLC Jenkins Restorations Johnstone Supply Leah McVeigh Design and Consulting Ledge Lounger Lee & Barrier Builders LLC LGC Builders LLC Lift-Texas Construction/PlumbKrazy Plumbing Lincoln Jacob Construction Lithotech Printed Products/ Forms Center LM Lawns LM Lawns Test B Long Point Roofing Lopez Carpet Care & Painting LSR Multifamily LVL Up Remodeling Maldonado Nursery & Landscaping Inc Mandalay Construction LLC Marchand Lighting Masonry Solutions Inc Matrix Construction Services McMahan's Flooring Inc Merk Electric Co Mohawk Industries Monge Contracting Group Montana Pavement Group LLC MPS Direct MRI Software Mueller Water Conditioning Inc MVI Construction MVP Same Day Signs MX2 Commercial Paving National Renovations LLC DBA Repipe Specialists Inc NEI General Contracting Nelson Painting and Construction Norman Roofing and Construction NorthMarq Capital Northwood Construction On Duty Tree and Landscape On Site Towing LLC OnCall Patrol LLC DBA ParkingPass.Com Outdoor Elements Over the Top Roofing and Remodeling Pace Mechanical Services LLC Pack It Movers Parking Management Company/ PMC Towing Pasadena Insurance Agency Inc Paul Davis Restoration of Greater Houston PCS Creative Surface LLC Phoenix Staffing Power Services of Texas Precision Safe Sidewalks LLC Pro-Tex Contracting Group Property Guardians Protos Security Pura Flo Corporation PuroClean Quatro Tax LLC Qwikkit RAM Construction Ram Jack Foundation Solutions Real Floors Inc Redevelopment Services Reliable Roofing of Texas Inc Reliant RENCON

Rent Debt Automated Collection Services Inc Rent.

Resia Construction LLC Resident IQ Restoration 1 of Central Houston Revelation Windows & Doors REVS (Refuel Electric Vehicle Solutions) Right Scope LLC Roadrunner Restoration Company LLC Roto-Rooter Services Co Rotolo Consultants Inc (RCI) RTC Restoration & Glass Inc SafeRent Solutions Saint Clair & Sons Inc Santos Contracting LLC Scoop Troop HTX SEAL Security Solutions LLC Secure Insurance Sergeant Fifty-Five Insurance ServiceMaster Recovery Management SERVPRO of Cypress Servpro of Sugar Land Sherwin Williams Shipman Fire Protection Sign-Ups & Banners Signal of Houston Smart City Locating Snappt South Central Electric LLC Southern Exposure Landscaping LLC Space CT Towing Sprout Marketing State Patrol Services LLC Steward Trash Valet Service Stormwater Professionals Group Strata Roofing and Construction LLC Strategic Protection Solutions Structural Concrete Systems LLC Sunny Pressure Washing LLC Surface Experts Sutton AC Contractors LLC Swain & Baldwin Insurance & Risk Management Texas Apartment Pool Services Texas Concrete Professional Company Texas Southwest Floors Inc Texas Window Cleaning Co Inc The Ambrose Group The Apartments Concierge The Dick Law Firm The Legends Group LLC The Liberty Group Threshold Agency LLC TradeCon Industries Tradition Services Two Brothers Foundation Repair United Protective Services Urban Design Constructors Urban Value Corner Store USA Heroes Coalition dba USA Real Estate Professionals (USAREP) USA Patrol Division Valet Living VBM Waste LLC Vima Decor WASH Multifamily Laundry Systems Watermark Restoration and Construction Webb Pest Control Whitmans Contracting and Roofing Wilsonart LLC WorldVue XXL Construction Inc Yulf Decoration Group LLC

pres pg 7.qxp_Layout 1 11/15/23 2:13 PM Page 1

Letter from the President

By STEPHANIE GRAVES, CAPS, CAM, IROP, 2023 HAA President

2023 HAS BEEN A REMARKABLE YEAR IN MANY WAYS. WHEN WE STARTED THIS YEAR TOGETHER AT A MAGICAL GALA, I TOLD YOU THAT THIS WAS GOING TO BE A YEAR OF DEDICATION AND ACTION. MY THEME FOR THE YEAR WAS “ASK NOT WHAT HAA CAN DO FOR YOU, BUT WHAT YOU CAN DO FOR HAA” – AND I HAVE TO SAY THAT EACH OF YOU BROUGHT IT! This year’s sponsors did not disappoint. The Sponsorship Auction set a record after raising $291,350 in sponsorships!

Our Volleyball and Bowling Tournaments had the highest attendance to date, and record-breaking fun might I add.

The Take 5 Business Exchange raised more than $60,000 for the Houston Apartment Foundation – launching the need for two Business Exchanges in 2024.

The Dinerstein Memorial Golf Tournament launched a new non-competitive course for the first time and received overwhelming support from sponsors with over $56,000 sponsorship dollars raised and $40,000 for the PAC. In education, HAA had more than 700 people attend our Expo’s Education Conference, and we even held our first ever Spanish-speaking education session at the event.

We were able to offer a new Technology Track in our Avenues education program this year and opened Supplier pricing for Avenues.

We also saw a record-breaking attendance in all credential courses throughout the year!

I see a theme happening here: Our members show up and show out for HAA! In advocacy, HAA opened the Texas Apartment Association’s Lobby Day to the membership and our association had the most representation across the state with over 100 members attending, totaling 20 legislative teams that visited a whopping 42 legislative offices! And for the first time, HAA is taking proactive steps to address the rising costs of real estate operations by initiating an association-driven cap rate study!

This year HAA wanted to expand our newly-established partnerships with three board-adopted charities, NestQuest, Entryway (formerly Shelters to Shutters) and the YMCA. On May 5, HAA raised more than $22,000 for the YMCA Apartment

www.haaonline.org

Outreach Program. These funds allowed children living in apartment communities across Houston to enroll in summer camp. In April, HAA Ambassadors and PSC members raised $5,000 for Entryway and we have started to enroll Entryway students into Leasing 101 classes. HAA also remains active in lobbying the City of Houston on behalf of NestQuest so that the program may remain viable and provide quality rental housing to families across the city.

Our Executive Committees initiated Strategic Initiatives Working Groups focusing on four major components of the association, membership, advocacy, education and leadership!

The objective of the groups is to develop guiding principles that will help members evolve over time so that HAA may continue to serve the growing needs of the association.

Not only do I want to thank everyone who has been apart of making all these accomplishments happen, but I wanted to also thank the HAA staff for helping me throughout this year as President. So, thank you, Casey, for being professional and politically savvy. Trey for taking HAA’s financials to a new level.

Lauren Turner and Cindy, who have set records in education this year. Lauren Ragin, who makes events look easy. Madison and Deborah, who make the ABODE a master piece every month. Amanda for her continued dedication and ability to run like a well-oiled machine. Susan who makes us all look better and feel better, and to Melanie, Tina, Matilda, Lan, Cindy, Will, Kaylon, Brianna and Bradley for their commitment to our mission at HAA. You can put a face to the names on Page 48.

To finish up, I also want to express my extreme gratitude to my Q10 family. Every team member has stepped up in a huge way, Amanda Walker – YOU ARE AMAZING – I legit would not be here if I didn’t have you. Thank you!

This year has been a whirlwind, and I am so appreciative for the honor and responsibility to serve each of you. As I stated in January, the state of HAA is solid and the future is bright. As I look back on this year, I am grateful for the support I have seen from membership and from all of those around me.

Thank you, thank you, thank you!

I have seen what YOU can do for HAA - and it is amazing!!!

December 2023

ABODE

7

Patron pg 8 century.qxp_Layout 1 11/15/23 1:22 PM Page 1

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

December Patron of the Month

8

ABODE

December 2023

Houston Planned Energy Systems

Apartments.com

HAA Member since 1978

HAA Member since 1997

Cotton Commercial USA Inc.

Gemstar Construction Development Inc.

HAA Member since 1982

Hire Priority Staffing & Executive Search

HAA Member since 1985

AAA Plumbers

HAA Member since 1993

HAA Member since 1984

CSC ServiceWorks

FSI Construction Inc.

HAA Member since 1961

HAA Member since 1999

Craven Carpet

Dixie Carpet Installations

HAA Member since 1986

HAA Member since 1987

Camp Construction Services

Century A/C Supply

HAA Member since 1994

HAA Member since 1968

www.haaonline.org

leg update pg 9,26.qxp_Layout 1 11/15/23 2:14 PM Page 1

Legislative Update By GINA ERWIN, HAA Legislative Chair, with BRADLEY PEPPER, Vice President of Government Affairs

ALMOST THERE

Here’s a City of Houston General Election recap and runoff preview.

ON NOVEMBER 7, for the first time since November of 2019, the City of Houston held an election that included every position at City Hall, including Mayor, Controller and all 16 council seats on the ballot.

Mayor Sylvester Turner, Controller Chris Brown and six current council members were unable to seek reelection because of term limits, which resulted in eight open races. The remaining 10 incumbent council members all sought reelection.

With the City of Houston switching from two-year terms to four-year terms for the 2015 election, every city election now generates a lot of interest because potential candidates have had to wait four years to run instead of just two.

As a result, 79 people filed for these positions.

The HAA Political Action Committee has met and screened candidates throughout the year in preparation for this election. We made endorsements and contributions to pro-housing candidates in a majority of these races.

After all the votes were counted, the HAA PAC was successful in 92.3% of the races where we chose to take a position. In all, 12 of the 13 candidates we supported either won outright or have moved on to the December 9 runoff.

Seven Incumbent Council Members were reelected (HAA PAC endorsed in bold): Amy Peck (District A), Tarsha Jackson (District B), Abbie Kamin (District C), Tiffany Thomas

Your Vote Matters www.haaonline.org

(District F), Edward Pollard (District J), Martha Castex-Tatum (District K), and Sallie Alcorn (At-Large #5).

Two new Council Members were elected: Fred Flickinger (District E) and Joaquin Martinez (District I).

In the nine remaining races, no candidate received more than 50% of the vote and as such, the top two vote getters will be in the December runoff election. We made endorsements in five of those (in bold): Mayor: John Whitmire (42.5%) will face Sheila Jackson Lee (35.6%). The race had 18 candidates.

District G: Incumbent Mary Nan Huffman (49.4%) will face Tony Buzbee (41.3%). The race had three candidates.

District H: Mario Castillo (46.4%) will face Cynthia Reyes-Revilla (24.7%). The race had five candidates.

At-Large #2: Willie Davis (32.2%) will face Nick Hellyar (22.7%). The race had six candidates.

At-Large #3: Richard Cantu (21.9%) will face Twila Carter (20.6%). The race had nine candidates.

The HAA PAC will continue to endorse and financially support these candidates in the runoff. It is critical that we help provide them with resources to win in December. If you live in the City of Houston, we ask that you consider voting for these candidates in the December 9 runoff election.

Additional runoff races (at the time of printing, no endorsements had been made in these races): Controller: Chris Hollins (44.8%) will face Orlando Sanchez (27.3%). The race had four candidates.

District D: Incumbent Carolyn Evans-Shabazz (48.9%) will face Travis McGee (16.9%). The race had five candidates.

At-Large #1: Julian Ramirez (24.9%) will face Melanie Miles (24.9%). The race had six candidates.

At-Large #4: Incumbent Letitia Plummer (47.9%) will face Roy Morales (33.3%). The race had four candidates.

Local Ballot Measures Pass City of Houston In addition to the candidates on the ballot, the City of Houston elections also included two propositions.

Passed by more than 83% of Houston voters, Proposition A will amend Houston’s charter to allow any three council members to join together to place an item on the council’s weekly agenda. Currently, the mayor has almost full control in determining the agenda, including the ability to block measures that are being pushed by council members. / See Legislative, Page 26

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 HAA PAC participates in local and state political campaigns, helping candidates who support the apartment industry and its supplier businesses. You can participate in the HAA PAC on several levels.

For more on HAA PAC, visit www.haaonline.org/haapac

December 2023

ABODE

9

gemstar pg 10.qxp_Layout 1 11/15/23 2:15 PM Page 1

Law pg 11,12, 69.qxp_Layout 1 11/15/23 2:15 PM Page 1

It’s the Law By HOWARD BOOKSTAFF, Hoover Slovacek LLP , HAA General Counsel

JINGLE BELL LEASE Many answers to your holiday questions are already in the lease.

A holiday tune by Howard M. Bookstaff, HAA General Counsel Jingle Bell Lease (to the tune of “Jingle Bell Rock”) Jingle bell, jingle bell, jingle bell lease Jingle bells swing and jingle bells ring Snowin' and blowin' up bushels of fun Now, holiday fun has begun Jingle bell, jingle bell, jingle bell twist Jingle bells chime in jingle bell time Shootin' and messin' all over the space Hey, what’s wrong with this place!

What a glad time, should be a great time To enjoy the holiday Tenant fun time can be a tough time Let’s see what the lease has to say Gettin’ tough with the crowd, so help you seek Parties around the clock We want peace so let’s take a peek Into the jingle bell lease Jingle bell, jingle bell, jingle bell lease Jingle bells swing and jingle bells ring Snowin' and blowin' up bushels of fun Now, holiday fun has begun It’s about time, let’s take the time To keep problems at bay It is go time, to make it time For those causing problems to pay Some will say you’re too tough, you disagree The peace you must enforce Order is needed and order there will be That's the jingle bell That's the jingle bell That's the jingle bell lease

www.haaonline.org

IT’S THE MOST WONDERFUL TIME OF THE YEAR!!

So many things to think about during the holidays. More people visit your community. Residents are on vacation. Kids are on break.

You have always run a tight ship, but there are so many issues that could come up during this time of year. You have questions about how to enforce rules, what to do about increased crime and how to deal with residents and their guests that may get out of control.

You wonder where to find answers. Well, we are here to help! You would be surprised as to how many answers are already included in the lease.

Let’s take a look at some common holiday situations and how the lease might help.

Holiday Situation: You have had rules regarding decorations, signs, deliveries and parties. However, residents may not like the normal non-holiday rules. You think about changing the rules on a temporary basis during the holidays, but you wonder how you can change rules during the term of a lease and have them be enforceable.

Lease: Section 10 of the lease provides that “Community Policies” become part of the lease and must be followed. You can make changes, including additions, to the written Community Policies. Those changes can become effective immediately if the Community Policies are distributed and applicable to all units in the apartment community and do not change the dollar amounts in the “Lease Details” page of the lease. Keep in mind that the term “Community Policies” is defined in Section 1.5 as the written apartment rules and policies, including property signage and instructions for care of the property and amenities, with

which the resident, occupants and guests must comply.

If you want to make changes to rules on a temporary basis during the holidays, you can do so by following Section 10 of the lease.

This could be accomplished by sending a letter to all residents with the revised policies and explaining to residents the time period that the changed rules will be effective and enforced.

Holiday Situation: You are not comfortable with your current photographs on social media. People just don’t look happy.

Wouldn’t it be nice to snap a few pictures of residents having a good time during the holidays? You wonder whether residents would get upset if you publish their picture without getting their consent.

Lease: Section 10.1 provides that the resident gives you permission to use any photograph, likeness, image or video taken of the resident while the resident is using property common areas or participating in any events sponsored by you. By signing the lease, the resident has given you a certain amount of latitude to take pictures at least while they are using the common areas or participating in your sponsored events.

Holiday Situation: You come into the office on a Monday morning. You know that crime is up during the holidays, but you were surprised to hear that the police visited the property on Saturday afternoon and were investigating one of your residents. The police asked to see the resident’s lease. The “weekend guy” in your office got nervous and disregarded your policy of requiring a subpoena and shared the lease with the police. You are concerned about violating your policy.

Lease: Fortunately, Section 10.2 provides that, at your sole option, you may, but are not December 2023

ABODE

11

Law pg 11,12, 69.qxp_Layout 1 11/15/23 2:16 PM Page 2

obligated to, share and use information related to the lease for law-enforcement, governmental, or business purposes.

If you have accidently disregarded your policy of requiring a subpoena, you have a defense that the resident has already consented to you sharing the information with law enforcement personnel.

Holiday Situation: So many people visit your property during the holidays. Your residents have been quite social and family and friends have come and stayed at the property during all hours of the night and, on some occasions, for several days. You receive a number of complaints that guests are involved with drug activity and harassing and disturbing others. Can you exclude the troublemakers?

Lease: Section 10.3 provides that you may exclude from the community any guests or others who, in your sole judgment, have been violating the law, violating the lease or Community Policies, or disturbing other residents, neighbors, visitors or the owner’s representatives. You may also exclude from any outside area or common area anyone who refuses to show photo identification or refuses to identify himself or herself as a resident, an authorized occupant, or a guest of a specific resident in the community.

12

ABODE

December 2023

Holiday Situation: Presents are great! Decorations show enthusiasm for the holidays!

However, packaging for presents and old unused decorations tend to accumulate in the common areas as trash. What can you do to make residents understand that it is not acceptable to place trash anywhere but in the appropriate dumpsters?

Lease: Section 11 provides that the resident must use customary diligence in maintaining the apartment and not damaging or littering the common areas and that trash must be disposed of at least weekly. The resident also agrees that the resident will use the apartment and all other areas, including any balconies, with reasonable care. The resident further agrees that the owner regulates the use of passageways, patios, balconies, porches, and activities in common areas.

Holiday Situation: You may get a number of complaints during the holidays regarding disturbing conduct. Some may be criminallike conduct, but some may just be loud disturbances or threatening or offensive comments towards others. What does the lease say about this?

Lease: Section 11.1 prohibits criminal conduct which specifically includes drug-related

activity, engaging in or threatening violence or displaying or possessing a weapon in the common area or in a way that may alarm others.

Section 11.1 also prohibits behaving in a loud, obnoxious or dangerous manner, disturbing or threatening the rights of others and disrupting the owner’s business operations.

Holiday Situation: Since residents are home, they want to relax. This often involves hanging out at the pool in groups that may cause issues. At the very least, residents love to have their glass containers in the pool area. What can you do about this?

Lease: Section 11.1(l) prohibits using glass containers in or near pools. If a resident or a guest has glass containers in or near the pool area, you can use this provision to ask the resident to refrain from this kind of activity.

Of course, you may also have pool signs and other community policies that address this type of conduct.

Holiday Situation: Parking may be an issue during the holidays. Since residents throw parties which attract others, you may need to regulate where and how vehicles are / See Law, Page 69

www.haaonline.org

Afford Quality Electric pg 13.qxp_Layout 1 11/15/23 2:17 PM Page 1

res relations pg 14.qxp_Layout 1 11/15/23 2:17 PM Page 1

Resident Relations from the RESIDENT RELATIONS COMMITTEE

DATE CONFUSION

A resident requests rent charges to be dropped after providing a move out notice.

A RESIDENT FILED a complaint with the Houston Apartment Association. The resident filed a move out notice with her apartment property, but was surprised when she received a bill showing $1,583.29 due the month after her May 15 move out date. The resident filed a complaint form with HAA disputing the management companies’ charges. She included a copy of her lease and copies of her written move out notice.

HAA reached out to the property, passed along the information and that response was forwarded to the resident. Enclosed in the management’s response were copies of the application, move-in condition form, resident ledger, final account statement and photos of the unit after the resident moved out. They also included

14

ABODE

December 2023

charges showing a carpet repair and removal of a dresser that was left behind. The resident submitted her notice on April 25, making her official move out date June 15, the 60 days notice required by her lease. After the resident’s $200 deposit was subtracted from the final account balance her total came to $1,583.29.

The case was heard during a Resident Relations Committee meeting where the committee decided in favor of management. The committee noted that 60 days after the written notice was submitted would have been June 15, not May, so the charges were justified. The resident owed the management company $1,583.29.

The HAA Resident Relations Committees provide an impartial review of resident complaints using the documentation provided by both the

resident and management. When the committee finds in favor of the resident, HAA appreciates a direct response from the property to the resident within two weeks and a copy of the payment sent to HAA for our records. When the committee finds in favor of the resident, management may file an appeal. When the committee finds in favor of the management owner, the decision is final.

If you are a manager with a resident issue, call HAA at 713-595-0300 for direct assistance.

Renters can be referred to HAA by calling 713-595-0300 to speak to a trained consultant, fluent in English and Spanish, Monday through Friday from 9 a.m. to 4 p.m.

Residents can also be directed online to www.haaonline.org/renters.

www.haaonline.org

aaa pg 15.qxp_Layout 1 11/15/23 2:18 PM Page 1

events calendar 2024 pg 16.qxp_Layout 1 11/15/23 2:18 PM Page 1

HAA 2024 Event Calendar FOR THE GENERAL MEMBERSHIP MARK YOUR CALENDARS for these fabulous networking and professional development events in 2024. Please note that dates and prices are subject to change.

Check the calendar pages at www.haaonline.org for the most up-to-date information and registration links, or contact members@haaonline.org for more information.

JANUARY Annual Open House – January 11 #HAAOpenHouse Free for all members Gala presented by Camp Construction Services – January 18 at the Houston Country Club #HAAGala $200 individual | $1,900 group of 10 State of the Industry Luncheon and Winter Business Exchange – January 30 Omni Hotel Riverway #HAASOI $400 supplier for both events | $125 all members for State of the Industry only | $95 executive level member for both events Sponsorship Auction – January 31 #HAAAuction Free for supplier members

FEBRUARY State of the Industry-Montgomery County – February 28 at The Woodlands Country Club #HAASMOCO $95 prepaid | $125 at door

MAY Sports Challenge – May 10 Location TBA #HAAAllStars $20/spectator | $400 team HAA Education Conference & Expo – May 16 at NRG Center #HAAExpo Education Conference $160 early | $185 regular Credential Holders Pricing $125 early | $145 regular Walk up attendee $195 Booth prices for supplier members start at $1,065 *Exhibitors only

OCTOBER JUNE Sponsorship Auction – June 12 #HAAAuction Free for supplier members Honors Awards – June 27 at the Hilton Americas #HAAHonors $115 early | $130 regular | $1,200/$1,350 table of 10

JULY MARCH Go-Getter Happy Hour – March 7 Location TBA Free for all new members and recruiters Volleyball Tournament – March 22 at District 249 #HAAVBall Team $325 early/$375 regular | Spectator $45 early/$50 regular

Go-Getter Happy Hour – July 11 Location TBA Free for all new members and recruiters Bowling Tournament – July 26 at Copperfield Bowl #HAABowl Team $350 early/$500 regular | Spectator $40 early/$50 regular

Chili Fest – October 19 at Humble Civic Center Arena #HAAChili Prepaid: $20/person | $15 children under 12 | Free children under 5 On site: $30/person | $20 children under 12 | Free children under 5

NOVEMBER Industry Achievement Luncheon and Annual Meeting – November 14 at the Westin Memorial City #HAAAchievements $75 early | $95 regular | $800/$1,000 table of 10

DECEMBER Go-Getter Happy Hour – December 12 Location TBA Free for all new members and recruiters

AUGUST APRIL Spring HAA Political Action Committee Fundraiser: Top Golf – April 11 at Top Golf Katy #HAAPAC $600 to $700 per team

Summer Business Exchange – August 8 at West Houston Institute #HAABizX For suppliers: $400 per person for first two per company | $425 for third person

Visit www.haaonline.org for more.

SEPTEMBER Go-Getter Happy Hour – September 19 Location TBA Free for all new members and recruiters Dinerstein Golf Tournament – September 30 Sugar Creek Country Club #HAAGolf $800 per foursome on competitive course $600 per foursome on non-competitive course

gala 2024 pg 17.qxp_Layout 1 11/15/23 2:19 PM Page 1

next pg 18.qxp_Layout 1 11/15/23 2:20 PM Page 1

BE A PART OF THE NEXT GENERATION OF HAA LEADERSHIP. This niche group within HAA is dedicated to the networking and professional development needs of HAA’s young professionals and it is open to all members. Network with your peers and grow your career together among the next generation of HAA leadership! To learn how to become involved with NEXT, see online at www.haaonline.org/next.

NEXT Mission Statement: A network of young professionals committed to the growth of future leaders with the Houston Apartment Association through education, peer-to-peer networking, and legislative and community involvement.

HAA NEXT programs include networking socials hosted at various venues across Houston and professional development breakfasts held at the HAF Education Center. The Professional Development programs feature special guest speakers on timely topics relevant to enhancing and furthering your multifamily industry career.

Thank you to our 2023 NEXT Co-Chairs:

Register online at www.haaonline.org/next or email us at events@haaonline.org for more information.

We look forward to meeting you!

Monica Morales, CAM, Q10 Property Advisors

Susan Alvarado, CAS, Century A/C Supply

s and r a d n e EXT! our cal y N s k ’ r t a a M r wh o f d e n stay tu

2024 NEXT Events: Professional Development Breakfasts: February 21 June 11 September 24 Socials: April 18 August 15 December 5

thanks advertisers pg 19.qxp_Layout 1 11/15/23 2:21 PM Page 1

Thank you, ABODE Advertisers!

Thank You!

Thank you for your support in 2023 and here’s to a prosperous New Year!

AAA Plumbers

HD Supply Multifamily

Affordable Quality Electric

Ideal Towing

Alexander-Rose Associates Inc

Johnstone Supply

American Wrecker Company

MPS Direct

Ameristar Screen & Glass

MultiFamily Services Inc

Ameritex Movers Inc

Outdoor Elements

ASAP Personnel Inc Behr Paint Company

Penco Access Control LLC dba Penco Gate and Fence

Best Plumbing LLC

Poolsure

Brandt Electrical, A/C and Roofing Services

Precision Appliance Leasing

Camp Construction Services

RENCON

Century Air Conditioning Supply

SafeRent Solutions

Church Foundation Repair

Santos Contracting LLC

Cotton Commercial USA Inc

Scott Equipment Inc

Crestmark Construction Services

Texas Southwest Floors Inc

Dixie Carpet Installations Inc

Texscape Services

Epic Multifamily Construction

Three Amigos Texas LLC

Freedom Construction LLC

TPI Construction & Painting Inc

Gemstar Construction Development Inc

Urban Value Corner Store

Guardian Construction

WASH Multifamily Laundry Systems

www.haaonline.org

December 2023

ABODE

19

calendar pg 20,21 dec.qxp_Layout 1 11/15/23 2:22 PM Page 1

DECEMBER S M T W T

Calendar HAA Education, Events and Meetings SCHEDULE

F S 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

JANUARY S M T W T F S 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

DECEMBER 1

6

14

ACES Holiday Luncheon Friday, December 1 10:30 a.m. to 1 p.m.

Attendance for this event is open to property supervisors, executives, and program sponsors only.

Sponsored by American Fire Systems and Crestmark Construction Services

New Supplier Orientation Wednesday, December 6 10 a.m. to 11 a.m.

Via Zoom All new supplier members or representatives can attend this online orientation. Learn how to get involved and take advantage of member benefits. For more information, email members@haaonline.org.

IROC Breakfast Thursday, December 14 8 a.m. to 10 a.m.

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

Sponsored by Lincoln Jacob Construction

4-8 CAPS: Certified Apartment Portfolio Supervisor Program Monday, December 4 through Friday, December 8 9 a.m. to 5 p.m.

See www.haaonline.org for details.

Sponsored by Best Plumbing, Core Landscape Group, Gemstar Construction Development, Redevelopment Services, and Texas Southwest Floors.

5 HAA Membership 101 Webinar Tuesday, December 5 12:30 p.m. to 1:30 p.m.

Via Zoom Email members@haaonline.org for details.

Sponsored by Blue Heron Technologies

7 Legal Lowdown Thursday, December 7 3 p.m. to 4 p.m.

Via Zoom Sponsored by TriArc Construction

8 Harris Country JP/Constable Luncheon Friday, December 8 11:30 a.m. to 1 p.m.

12 Fair Housing Seminar Tuesday, December 12 9 a.m. to Noon See Page 25 for details.

Sponsored by American Fire Systems and Texas Apartment Pool Services

13 HAA PAC Luncheon Wednesday, December 13 11 a.m. to 1 p.m.

Sponsored by Gambit Construction

Go-Getter Meeting Thursday, December 14 4:00 p.m. to 6:00 p.m.

Kirby Ice House Memorial See Page 60 for details.

Sponsored by American Fire Systems and Best Plumbing

15 Fort Bend JP/Constable Luncheon Friday, December 15 11:30 a.m. to 1 p.m

22-January 1 HAA Offices Closed The HAA offices will be closed Friday, December 22 through January 1 in observance of the holiday season.

HAA hits the road in 2024: Don’t miss our monthly Region Meetings HAA is reaching out to better serve our members by bringing targeted networking and educational events to different parts of our 12-county service area.

Check out the 2024 calendar at www.haaonline,org for dates to sign up for these FREE, management-only events where you can learn about issues affecting your area and network with your fellow managers.

Want to host an event?

We are looking for member properties to host Region meetings. Contact outreach@haaonline.org.

Find our more at www.haaonline.org.

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/events for an interactive calendar.

20

ABODE

December 2023

www.haaonline.org

calendar pg 20,21 dec.qxp_Layout 1 11/15/23 2:22 PM Page 2

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

JANUARY 3

New Supplier Orientation Wednesday, January 3 10 a.m. to 11 a.m.

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

Ambassador ONE Society Meeting Wednesday, January 3 3:30 p.m. to 5:30 p.m.

Kirby Ice House Memorial Email members@haaonline.org for details.

10

Resident Relations Committee A Meeting Wednesday, January 10 2 p.m. to 4 p.m.

Closed Committee Meeting Via Zoom

www.haaonline.org

11

Open House Thursday January, 11 3 p.m. to 5 p.m.

Join us for an open house and learn more about HAA and meet the staff. Visit www.haaonline.org for more information.

15

HAA Offices Closed Monday, January 15 The HAA offices will be closed in observance of Martin Luther King Jr. Day

18

HAA Gala Presented by Camp Construction Services Thursday, January 18 6 p.m. to 10 p.m.

See Page 17 for details.

Presenting Sponsor: Camp Construction Services: Premier Sponsors: Century A/C Supply, Crestmark Construction Services, Lowe’s Pro Supply, Reliant and Texas Apartment Pool Services

17

Leasing 101 Tuesday, January 23 through Wednesday, January 24 9 a.m. to 5 p.m. on Tuesday 9 a.m. to Noon on Wednesday Visit www.haaonline.org/events for details.

18

HAA Board Meeting Thursday, January 25 4 p.m. to 6 p.m.

PAC Steering Committee Luncheon Wednesday, January 17 11:30 a.m. to 1:00 p.m.

Excel 101 Thursday, January 18 9 a.m. to Noon Visit www.haaonline.org/events for details.

30

State of the Industry Luncheon + Winter Business Exchange Tuesday, January 30 8 a.m. – Registration 9 a.m. – 11 a.m. Business Exchange 11 a.m. – 1 p.m. State of the Industry Luncheon See Page 23 for details.

SOI Sponsors: BluSky Restoration Services, Chadwell Supply Sponsorship Auction 101 Wednesday, January 31 2:30 p.m. to 3 p.m.

New Suppliers: Learn how to get your name out there by sponsoring HAA events. Email members@haaonline.org for details.

Sponsorship Auction Wednesday, January 31 3 p.m. to 5:30 p.m.

Suppliers: Come support your association and bid on event sponsorships in a live and silent auction format. Email members@haaonline.org for details.

December 2023

ABODE

21

avenues 2024 pg 22.qxp_Layout 1 11/15/23 2:26 PM Page 1

Discover the Ultimate Roadmap to Success with all new speakers for 2024

2024

What is Avenues?

It is a series of seminars where we present an exceptional roster of speakers who are experts in their fields.

Leadership LN

Who Can Sign Up? We offer multiple options for registration: • Annual per property subscription • based on the number of units.

• Individual Annual Supplier • Partner subscription • Individual/Corporate • subscription rate

What does this get me?

Once you sign up it gives you access to all 15 education sessions through out the year. All you need to do is respond to the reminder email before each session letting us know how many are attending.

Main

ST

Marketing PL

Follow a road that fits your career journey with Avenues.

The Avenues series of seminars feature some of the best nationally-acclaimed speakers in the industry with learning sessions for every level of multifamily professional.

Maintenance BLVD Technology ROW

Pricing: • Fewer than 200 units: $199/year • 201-350 units: $210/year • More than 351 units: $510/year • Supplier: $210/year • Corporate Individual: $210/year • Individual sessions: $60/person Three (3) CEC credits awarded per session.

Look for the class schedule at www.haaonline.org for details. Contact the HAA Education Department at education@haaonline.org or register online at www.haaonline.org.

Sponsored by

SOI bus exchange pg 23.qxp_Layout 1 11/15/23 2:26 PM Page 1

TUESDAY, JANUARY 30

State Industry Winter Business Exchange of the

New This Year!

Join us for both the Winter Business Exchange and the 2024 HAA State of the Industry Luncheon.

Start your day networking with the Business Exchange

Registration Options:

An opportunity for property management professionals to meet face to face with a number of supplier partners as they move around the room in a speed dating for business format.

Supplier Business Exchange + State of the Industry Luncheon: $400

Then join us for lunch and the latest industry and market news during the State of the Industry Luncheon A comprehensive look at what's happening in the Houston apartment market. Topics will include recent economic trends, job growth, forecasts, rental rate and occupancy trends, new construction developments, technology, marketing trends and much more.

Supplier Members Only. Limited availability.

Gain access to the HAA Business Exchange event, and immediately following, the State of the Industry Luncheon.

The price of your registration includes both events.

Management or Supplier Member State of the Industry Luncheon Only: $125 Attend the State of the Industry luncheon beginning at 11 a.m. The price of your registration includes one event.

Executive Management Professional Business Exchange + State of the Industry Luncheon: $95 Schedule: 8 a.m. to 8:50 a.m. | Registration 9 a.m. to 11 a.m. | Business Exchange 11 a.m. to 1 p.m. | State of the Industry Luncheon

Executive Level Management Members Only. (executive staff, property supervisors, maintenance supervisors, marketing directors) Limited availability.

Receive discounted pricing by attending both the Business Exchange and State of the Industry Luncheon.

Register online at www.haaonline.org/events

thank you instructors pg 24.qxp_Layout 1 11/15/23 2:27 PM Page 1

fair housing seminar dec pg 25.qxp_Layout 1 11/15/23 2:28 PM Page 1

with William Keith Cooper, Investigator V, Housing Investigations Texas Workforce Commission Civil Rights Division, and HAA General Counsel Howard Bookstaff, Hoover Slovacek

Fair Housing Policies, Procedures and Criminal History Screening

Join HAA for our next Fair Housing installment with TWC Investigator William Keith Cooper as he talks about the Fair Housing Act’s impact on your policies and procedures including criminal history screening.

Sponsored by American Fire Systems and Texas Apartment Pool Services

Fair Housing Seminar Tuesday, December 12 8:30 a.m. – Check-in begins 9 a.m. to Noon – Program Program fee: $75 prepay; $120 at the door

Registration closes at noon on Monday, December 11

leg update pg 9,26.qxp_Layout 1 11/15/23 2:14 PM Page 2

Legislative, continued from Page 9 Proposition B would require Houston to withdraw from any regional planning group without a proportional voting structure based on population size passed with support from more than 65% of Houston voters.

This measure was targeted specifically to the Houston-Galveston Area Council which covers 13 counties and consists of around 100 local governments, which include cities, counties and school districts. It plays a large role in distributing federal and state funds for key projects like flood protection, workforce development and large-scale infrastructure.

Currently the City of Houston makes up 20% or more of the population represented on the HGAC board, but only has two seats out of 37. The City Attorney is unsure whether its passage will legally require the city to withdraw from H-GAC. Harris County More than 72% of Harris County voters approved Proposition A, the $2.5 billion bond for improvements to the Harris County Hospital District.

More than half of the money from the bond will be used to build a new trauma hospital, provide mental healthcare services at LBL Hospital, establish new community clinics and add capacity at Ben Taub Hospital.

WANT MORE ABODE? WE ARE ONLINE, TOO! Follow us today at

https://issuu.com/haa_abode

Texas Constitutional Amendments The State of Texas had 14 amendments to the constitution that were on the ballot. These propositions cover a variety of topics from the abolition of the office of county treasurer in Galveston County to creating a centennial parks conservation fund to create and maintain state parks.

Most important to us, Proposition 4 – the largest property tax cut in the history of Texas received more than 83% of the vote. Prop 4 will increase the school tax homestead exemption from $40,000 to $100,000, and includes several new novel concepts, including a new appraisal cap of 20% for non-homestead properties that

26

ABODE

December 2023

are appraised at less than $5 million, as well as adding elected positions to Central Appraisal Districts (CAD).

Only one of the 14 amendments failed.

Proposition 13, which would have increased the mandatory retirement age for state judges from 75 to 79 and the minimum retirement age from 70 to 75, only received 37% of the vote.

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

If you live in the City of Houston, please consider voting for the HAA PAC endorsed candidates in the December 9 runoff election.

www.haaonline.org

behr pg 27.qxp_Layout 1 11/15/23 2:28 PM Page 1

On Site honors pg 28.qxp_Layout 1 11/15/23 2:30 PM Page 1

On Site with ABODE Featuring HAA Honors Award Property Winners

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

THE EDGE AT CLEAR LAKE Built in 1980 to 1989 Property of the Year Property: The Edge at Clear Lake Owner/Management: Summit Property Management Location: 2323 W Bay Area Blvd.

Units: 320 Web: https://www.theedgeatclearlake.com/ Photos provided by The Edge at Clear Lake The community was purchased in March 2021 and Summit Property Management initiated a huge renovation project to increase the value of The Edge. They painted the entire community, added cedar rails to all balconies, did extensive landscaping and parking lot upgrades. They added beautiful grills and pergolas to both pool areas and rebranded with new signage. They are still in the middle of renovations and have plans to upgrade the office, fitness center and add package services.

Since the property was purchased, they have been doing extensive in-house renovations, including full interior turns. The team at the Edge at Clear Lake has successfully upgraded 146 units and only contracted out paint, flooring and cleaning. With that comes a lot of non-renewals.

Fortunately, the team was able to transfer 25% of those non-renewals and still maintain a 92% or more occupancy throughout the year.

The office team has displayed top notch customer service and rarely are any resident calls elevated to corporate. They are consistently receiving four to five star google reviews regarding their customer service. This property has one of the top maintenance teams in the management company. In 2022, the onsite teams completed 3,412 work orders, consistently completing all work orders within two working days. The team is constantly working to help their residents, they now offer small events on a regular basis to engage the community. The changes from the initial takeover and the determined on-site staff, have been impressive and have definitely leveled up this community.

Congratulations!

28

ABODE

December 2023

www.haaonline.org

brandt pg 29.qxp_Layout 1 11/15/23 2:30 PM Page 1

taa bod pg 30,31.qxp_Layout 1 11/15/23 2:31 PM Page 1

On the Scene Photos from TAA Texas Apartment Association Fall Board Meeting Wednesday, October 18 through Friday, October 20 in San Antonio HAA members were out in force for TAA’s Fall Board of Directors Meetings. Congratulations to the following HAA members who were recognized for their industry leadership and community service: Christy Rodriguez, TAA Vice President at Large; David Lindley, TAA PSC Second ViceChair; Richard Whatcott, 2024 TAAEF President; Crystal Jackson, 2023 TAA Leadership Lyceum Graduate; Veritas Equity Management, TAA Community Service Star Award; and HAA Chief Operating Officer Susan Hinkley, TAA Community Service Star Award.

30

ABODE

December 2023

www.haaonline.org

taa bod pg 30,31.qxp_Layout 1 11/15/23 2:31 PM Page 2

www.haaonline.org

December 2023

ABODE

31

Image © PrettyVectors | iStock by Getty Images

salary survey pg 32,33,34.qxp_Layout 1 11/15/23 2:32 PM Page 1

Competitiveness Impacts the Employee Profit Chain Employee Engagement and Satisfaction

32

ABODE

December 2023

Employee Retention, Service Delivery and Productivity

Resident Satisfaction and Retention

Reputation, Recruitment of New Employees and Residents

=

Reduced Turnover Costs, Improved Profitability

www.haaonline.org

salary survey pg 32,33,34.qxp_Layout 1 11/15/23 2:32 PM Page 2

Houston Apartment Association On-Site Employee Compensation & Benefits Survey

Survey

Says

Evaluate compensation and benefits to address property staffing challenges.

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

M

aximizing property NOI and asset values requires being fully staffed and having highly-engaged onsite teams. However, employee engagement, retention, staffing shortages and new hire recruitment continue to be significant challenges. As a result, in September 2023, HAA partnered with Swift Bunny to revisit the 2021 Employee Compensation and Benefits Report. Topics covered a wide variety of compensation and benefits, as well as many new topics not covered in prior surveys.

The goal of this confidential study included helping members: •Evaluate the competitiveness of their compensation and benefits versus the Houston market.

•Identify adjustments that can improve engagement and retention, reputation, new employee recruitment, resident retention and the bottom line.

Strong interest resulted in the participation of 71 companies representing 189,638 units (up 14.5% and 21.9% from 2021, respectively). Visit https://haaonline.org/imis15/HAAOnline/Education/ Resources/Comp_and_Benefits_Survey for a copy of the detailed analysis and respondent comments.

www.haaonline.org

Key Takeaways Because compensation and benefits play an important role regarding engagement, and engagement plays a crucial role regarding employee retention, it is critical for companies to evaluate employee packages.

•The Swift Bunny Index shows compensation, incentives, and benefits have modest-to-strong correlations with the likelihood of remaining with the company.

•Swift Bunny estimates employee turnover costs at least 34% of compensation.

•Lower engagement leads to: 18% lower productivity, 37% higher absenteeism and 44% lower profitability (Gallup); 59% higher employee turnover (Forbes).

•Swift Bunny reports hemorrhaging of new on-site employees: positions with the shortest tenure are leasing consultants (only 357 days with the company) and maintenance technicians (584 days); 24.6% of departing maintenance staff, 23.1% of leasing consultants, and 16.6% of on-site management left before 90 days with the company.

The Employee Profit Chain on Page 32 explains how employee engagement drives results. Engaged employees deliver superior service, which boosts resident retention, reduces costly turnover, and improves reputation, the recruitment of

new employees and residents, and this leads to increased NOI. Therefore, there are returns for evaluating compensation/benefits and adjusting due to the industry’s high employee turnover rate, the role of reputation on recruiting employees and residents, hiring challenges, and the impact staff shortages have on performance, burnout, turnover, and resident satisfaction.

Employee Turnover, Staffing Shortages Because the Employee Profit Chain explains the impact of employee disengagement and turnover, the survey evaluated turnover rates. 35% reported their annualized turnover rate to be only 0%9%, 52% reported below 50%, and 7% reported over 50%. Despite a challenging labor market, 33% reported turnover is lower than last year, while 61% reported it was the same or higher. Positions with the greatest staffing challenges were maintenance technicians, followed by maintenance supervisors, porters/custodians, and leasing consultants. Vacancies in these positions present challenges as service delivery delays clearly cause costly and unnecessary resident turnover.

Due to the costs related to employee turnover and its impact on resident turnover, companies that have not seen an

December 2023

ABODE

33

salary survey pg 32,33,34.qxp_Layout 1 11/15/23 2:32 PM Page 3

improvement should evaluate how competitive their employee packages are and identify where adjustments are needed.

Employee Profit Chain The survey asked for the level of agreement with each component of the Employee Profit Chain. More than 90% agreed with most statements about the Chain, while a surprising 20% did not agree employee turnover negatively impacts resident satisfaction and 15% did not agree that resident turnover harms property performance.

• Employee engagement positively impacts employee turnover: 94% agreed.

• Employee turnover has a negative financial impact on property performance: 90% agreed.

• Employee turnover negatively impacts resident satisfaction: only 80% agreed.

• Resident satisfaction impacts resident turnover: 90% agreed.

• Resident turnover has a negative financial impact on property performance: only 85% agreed.

• Employee engagement impacts property performance: 97% agreed.

• Employee engagement impacts a property’s reputation: 91% agreed.

Salary/Hourly The median compensation for positions with high staffing challenges were: • Property Manager: 52% reported $50k $69k, 18% $70k - 79k.

• Maintenance Supervisor: 78% $50k - $69k.

• Maintenance Technician: 84% $40k - $59k.

• Porter / Custodian: 75% $30k - $39K. • Leasing Consultant: 83% $30k - $49k.

Average bonuses and leasing commissions as a percentage of annual compensation were: • 14% did not pay bonuses.

• 29% paid 1% to 5%.

• 31% paid 6% to 10%.

• 17% paid 11% to 15%.

Companies paying leasing commissions as a percentage of rent reported: • 31% paying 1% to 5% and 6% to 10%.

Companies paying flat amounts reported: • 45% pay up to $100 each.

• 33% pay $101 to $200 each.

Insurance Because of the high cost of healthcare, there were results that likely impact engagement and retention: • 11% do not offer health insurance and 18%

34

ABODE

December 2023

do not offer dental insurance.

• 70% pay at least 50% of premiums and 18% pay 100%.

• 5% that offer insurance do not contribute.

• Most offer short and long-term disability, as well as life insurance; 24%, 24%, and 41% pay 100% of the premiums (respectively).

• 11% require no waiting period for coverage to start, while 75% have coverage start in 90 days or less.

Insurance options offered include: • Most offer HSA and flexible spending plans.

• Given the mental health issues reported in Swift Bunny’s 2021-2023 studies for NAA, 48% offer an Employee Assistance Program. Visit https://swiftbunny.com/document/2023-naamental-and-emotional-health-study-results/ to download the NAA whitepaper.

• Only 2% offer childcare assistance; companies not offering this should investigate options.

• Nearly 50% increased deductibles and 11% reduced the types of coverage offered; this has likely impacted engagement and retention.

Pension Plan, Profit Sharing and Stock Plans Two-thirds of companies offer a 401k program, 19% offer IRAs, and 5% offer a profitsharing plan. If a 401k program is offered: 39% match 3% to 4% of contributions; 9% do not match; almost one-quarter have no waiting period.

Housing Allowance/Discount Most companies offer discounts (57% offer 20% to 29% discounts, and 38% offer 30% to 59%), however, 15% do not offer this benefit.

Companies facing retention and hiring challenges should re-evaluate this due to the benefits: time savings for employees; resident benefit of staff living on-site; the cost of employee disengagement and turnover.

Personal Time Off and Holidays Most companies offer two weeks PTO for the first three years of employment, while three weeks is offered after three to five years by about 40%, four weeks is offered by a third of companies after five years, and the norm after 10 years is three-to-four weeks (some offer five or more weeks). One-quarter offer no waiting period before a new employee can take PTO, while onethird require 90 days. 35% do not permit carrying PTO forward, 37% allow one-to-two weeks, and 18% offer carrying forward unlimited PTO. One-third offer six to seven paid holiday days, while 60% offer more than seven days.

Leave of Absence 69% reported offering Leave of Absence benefits (i.e., maternity, military, personal). 31% offer benefits that exceed FMLA or LOA requirements; this included 52% offering paternity leave, 30% offering 10 days parental leave, 35% offering up to six weeks for any illness, and 13% offering one-week maternity leave for each year with the company.

Commuting, Cell Phone and Auto Expenses 70% offer auto reimbursements and 56% offer cell phone reimbursements. Only 25% offer part-or-full-time work from home, 39% offer flextime, and 25% offer commuting reimbursements.

Education and Industry Events Employees want to develop their career, so it is very positive that nearly 100% pay for workrelated courses and almost 50% pay for vocational programs. Companies support HAA, as 70% pay dues for on-site employees, and 88% pay for event attendance. Only 23% pay for associate or undergraduate education; offering this benefit could deliver returns.

Performance Evaluations Nearly 100% perform annual reviews. 83% utilize merit-based raises, 39% offer CPI raises, and 39% offer merit and CPI raises. 67% reported giving 3% to 5% raises, 15% gave 6% to 9%, while 7% did 10% or more; 15% only gave 0% to 2%, which could impact employee turnover.

Doug Miller is Partner and Chief Research Officer with Swift Bunny (www.SwiftBunny.com).

Swift Bunny offers solutions to measure, manage and maximize engagement and retention via its employee and resident lifecycle feedback systems, a custom survey builder and an upcoming onboarding and offboarding workflow manager. Before creating Swift Bunny with Grace Hill founder Joe Bailey, from 2000 to 2015 Doug was Founder and President of SatisFacts Research. After selling SatisFacts to the owners of ApartmentRatings.com, he created and was CEO of ManagInc, which offered an employee, resident and service provider feedback system.

ManagInc ultimately merged with Swift Bunny.

Doug started his property management career in the 1980’s as Director of Marketing for two NMHC Top 50 firms. He earned his BSBA from Washington University/St. Louis and MBA/Marketing from The American University.

www.haaonline.org

church pg 35.qxp_Layout 1 11/15/23 2:33 PM Page 1

Images © Feverpitched and cookelma | iStock by Getty Images

bruce pg 36,37,38,39,40,41.qxp_Layout 1 11/15/23 2:34 PM Page 1

36

ABODE

December 2023

www.haaonline.org

bruce pg 36,37,38,39,40,41.qxp_Layout 1 11/15/23 2:34 PM Page 2

e c n a l u b r u T d a e h A Buckle up … it’s going to be a bumpy ride.

Flying high, the multifamily industry braces itself as the market hits some rough currents.

By BRUCE MCCLENNY, MRI ApartmentData from MRI Software

The “Fasten Seat Belt” Sign Is On

T

he apartment industry is experiencing turbulence, with the beginnings tracing back to the Pandemic. Each and every industry has had to deal and struggle with extreme supply and demand dynamics since 2020. The apartment industry is now facing its version of supply/demand imbalances.

In our industry, demand is measured by absorption, which is the change in the number of occupied units during a period of time. In addition, the industry relies on the direct correlation of absorption to job growth to predict and analyze demand for new supply.

The graph at the top of the next page shows the level of job growth from the Bureau of Labor Statistics and absorption for the Houston Metro Area since 2017. The years prior to 2020, 2017 through 2019, are there to illustrate a normal or a long-term average level for jobs and absorption. 2017 and 2018 deserve an asterisk to explain absorption because of Hurricane Harvey.

During a hurricane year, absorption is boosted by homeowners immediately moving into a rental while their damaged, unlivable home is repaired.

Then, absorption the year following a hurricane is uncharacteristically lower, as all those homeowners move out to return to their repaired homes. A best practice in analyzing hurricane impacted years statistics is to combine

www.haaonline.org

December 2023

ABODE

37

bruce pg 36,37,38,39,40,41.qxp_Layout 1 11/15/23 2:34 PM Page 3

Job Growth and Absorption

172,100

45,000

200,000

38,382

40,000

145,700

54,000

35,000

150,000

94,700

82,800 54,500

100,000

30,000

50,000

25,000

0

20,000

17,410

-50,000

14,391 12,115

15,000 10,000

8,849

-100,000

7,908

-150,000

-183,900

4,534

5,000

-200,000 -250,000

0 2017

2018

2019

2020

2021

Job Growth

2022

2023

Absorption

Occupancy and Price

$1,300

93.0% $1,277

92.5% 92.0%

$1,190 91.6% 91.4% 91.5%

$1,259

$1,269 $1,200

$1,251 $1,252

91.4% $1,214 91.1%

$1,250

$1,278

$1,265

$1,252 $1,264 $1,236

$1,198

$1,284

$1,255

$1,150

91.0%

91.0%

$1,100 90.5%

90.5%

$1,050

90.4%

$1,183

90.1%

89.9% 89.8%

90.0%

$1,000

89.5% 89.2%

$950

89.2%

89.1%

89.0%

Occupancy (%)

38

ABODE

December 2023

Oct-23

Sep-23

Aug-23

Jul-23

Jun-23

May-23

Apr-23

Mar-23

Feb-23

Jan-23

Dec-22

Nov-22

Oct-22

Sep-22

Aug-22

Jul-22

Jun-22

May-22

Apr-22

Mar-22

Feb-22

Jan-22

Dec-21

Nov-21

88.5%

$900 $850

Price ($/mo)

www.haaonline.org

bruce pg 36,37,38,39,40,41.qxp_Layout 1 11/15/23 2:35 PM Page 4

Year 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023*

New Units Supply 3,725 5,753 5,954 12,314 17,472 20,679 21,704 14,093 5,655 17,209 22,675 19,370 15,150 24,160

Units Absorbed 14,013 13,554 14,956 16,083 15,787 13,290 5,028 17,410 8,849 14,391 12,115 38,382 4,534 7,908

Net New Jobs 50,600 83,000 117,400 89,900 116,700 -2,500 -2,300 54,400 82,800 54,500 -183,900 172,100 145,700 94,700

The remainder of 2023 will be bumpy mainly because it is traditionly a slow time for traffic.

There will be approximately another 4,000 units delivered by year’s end to add to the 21,000 units already opened. That will bring the total units delivered for 2023 to 25,000 units which is the largest number of units delivered in any year since 1986 when we began collecting data.

data and average the results. Applying this concept to 2017 and 2018, absorption would average 13,129 units (17,410 + 8,849). Going further, a 10-year average of absorption from 2010 to 2019 is 13,336 units which is incredibly consistent with the average 2017 and 2018. The 10-year average spans the years between the end of the Great Recession and the beginning of the Pandemic. So, long term/normal absorption for Houston prior to the Pandemic is around 13,000 units per year.

As for job growth prior to the 2020 Pandemic, the three years of values on the graph bounce between mid-50,000s to low 80,000s. Averaging these job growth numbers from 2017 through 2019 gives an average job growth per year of 63,900. Taking this averaging exercise for job growth beyond the graph, as was just done for absorption over the years of 2010 through 2019, yields an average of 64,450 jobs per year. For our purposes of determining a long-term or normal level of job growth prior to the Pandemic, let’s round up to 65,000 jobs per year.

Establishing a long-term average performance for absorption and job growth prior to the Pandemic is necessary to understand how extreme

www.haaonline.org

and abnormal absorption or demand has been since 2020. For years, the industry has used the rule of thumb that one new unit was occupied or absorbed for every five jobs gained. The long-term absorption-to-jobs relationship, presented above, of one to five is proven as 13,000 goes into 65,000 by five.

In 2020, the Pandemic created the need for an “Economic Lock-Down” to limit the spread of the Covid virus. As a result of such a severe measure, a record number of 183,900 jobs were lost. Job losses played havoc with the absorption to job growth metric, plus Pandemic policy measures in 2020 provided even more twists and turns as historic job losses of 183,900 created absorption of a near normal performance of 12,115 units. The Eviction Moratorium greatly limited move-outs and massive in migration from the West and Northeast Coasts, because of the new work-from-anywhere concept, artificially boosted absorption despite huge job losses.

In 2021, the economy reopened and job growth soared to a historic high of 172,100 jobs. Absorption of 38,382 units followed this spike in jobs which is three times greater than the average long-term run rate of

December 2023

ABODE

39

bruce pg 36,37,38,39,40,41.qxp_Layout 1 11/15/23 2:35 PM Page 5

38,382

40,000

91.5%

90.3%

89.2%

30,000 25,519

24,098 24,160

21,583

19,782

20,000

17,863 13,478

12,863

14,447

12,424

10,000

4,534 7,908

0

2021

2022 -7,890

-10,000 Units Under Const

Units Delivered

Class A Absorption

absorption/demand. The rule of thumb relationship of one unit of overall absorption created for every five new jobs was somewhat restored as 2021’s performance registered a 4.5 to 1 ratio (172,100/38,382). The historic absorption of 2021 presents a great point in time to bring supply into this analysis and discuss the recent imbalances of supply and demand in 2022 and 2023, when the bottom fell out of absorption.

The table of data on the previous page shows a history of new units added to the supply each year since 2010, as well as units absorbed and Houston Metro job growth for the same time frame. All the averages and calculations presented above can be derived from the values in this table.

There have been several occasions when Units Absorbed in a year have outpaced New Units of Supply, with 2010, 2011 and 2012 representing some of those years. Yet, those years seem mundane in comparison with 2021, when more than 38,000 units were absorbed, which almost doubled the relatively strong number of new supply units of 19,370. Such an enormous positive imbalance in favor of demand/absorption really impacted the path of occupancy and rent, driving each higher during 2021.

The graph at the bottom of Page 38 begins at November 2021, which is the point in time that captures the peak of occupancy and an interval in rent’s continued ascent. At this time, overall occupancy was at an all-time high of 91.6% and an average monthly rent resting at $1,183, arriving there after a 14.0% rent growth surge over the previous 12 months. During 2022, the imbalance of supply and demand flip towards too much supply, overwhelming too little demand. The continual slide of the occupancy bars across the timeline is graphic evidence of this situation. Despite the drop in occupancy, rent moved ever higher to reach a peak of $1,264 in August of 2022. By the end of 2022, rent had advanced by 5.3%, a stellar performance even though clouds were beginning to form. During 2023, rent moved higher even as overall occupancy dropped below the 90% mark. The drop in rent from its August 2023 peak of $1,284 to its present October position of $1,269 raises questions about how the year will end. Will this be the traditional fourth quarter when rents settle but come back in 2024? Or will this be more of a prolonged downturn associated with an over-supply?

Flying Into The Eye Of The Storm The chart above shows how construction, deliveries and absorption compare to each other since 2021. In addition, overall occupancy percentages appear above each year. The occupancy percentage for 2023 is as of the end of October, as well as all the other values of 2023. The first bar on the left of

40

ABODE

Deccember 2023

2023 -6,539 Class B, C and D Absorption

Overall Absorption

each year’s series of bars represent units under construction. Notice how construction grows each year from 13,478 units in 2021 to 19,782 units in 2022 and 24,098 units currently in 2023. As construction ramps up, absorption represented by the last bar on the right of each series of bars, is moving the other direction or decreasing. When construction and delivered units outpace absorption, occupancy percentages move lower as depicted by the occupancy percentages moving from 91.5% in 2021 to its current position of 89.2% in October of 2023.

This imbalance between units delivered and absorption is the eye of the storm and, ultimately, if the imbalance is severe and long-lasting enough, concessions will mount limiting rent growth. Concessions have already grown since the high point of rent in August of 2022, when 30% of all Class A properties offered some form of concession until now, when 46% of Class A properties have a concession. Despite this growth in concessions, rent over the last 12 months managed a respectable 2.1% growth.

Another troubling aspect of the absorption information above is the negative absorption of Classes B, C and D in 2022 and so far during 2023. Normally, these classes exhibit stability of occupancy, but since the beginning of 2022, there has been a steady stream of move-outs from these classes of product. This is not just a Houston scenario, this same phenomenon of move-outs is happening in unison across Texas in Dallas, Fort Worth, Austin and San Antonio.

Where are these residents going? Anecdotally, the move-outs have been attributable to doubling up and moving in with relatives and moving to shadow market rentals. Until recently, I had no idea how to quantify this shadow market. Google research led me to an article that offers an explanation where all those move-outs are going. The article was found in Investor’s Business Daily dated October 28, 2022, and is titled, “Single-Family Home Rentals And The Rise Of Large Landlords.” The article is full of research. The most interesting findings in the article was that “Corporate ownership of single-family home rentals rose 3% a year starting in 2010” and “over the last decade, purchases by buyers owning five or more properties ranged from 15% to 17% of total single home sales,” according to market research firm CoreLogic. Annual sales volume of 15% of all home sales for 10 years can really add up.

The article goes on to say, “Since 2017, such investors have purchased about 1.1 million homes per year. Some of the largest players in single-family rentals (SFR) are American Homes for Rent, Invitation Homes, Camillo and Tricon Residential, to name a few. SFR’s have become a serious and www.haaonline.org

bruce pg 36,37,38,39,40,41.qxp_Layout 1 11/15/23 2:35 PM Page 6

sizeable alternative to professionally-managed apartment communities. Consider this as crosswinds added to the headwinds of supply and demand imbalances.

Navigating The Turbulence The flight path is already set for 2023 and 2024 with a historically large construction pipeline at a time when job growth, the dynamic that powers absorption to fill apartments, is settling back to a range near the long term average of 65,000 jobs per year. Such job growth is decent, but seems insufficient to avoid more pressue to lower pricing. It’s time for an all-out effort to secure renewals, close the back door on move-outs and get more creative and successful with increasing traffic and closings.

The remainder of 2023 will be bumpy mainly because it is traditionly a slow time for traffic.

There will be approximately another 4,000 units delivered by year’s end to add to the 21,000 units already opened. That will bring the total units delivered for 2023 to 25,000 units, which is the largest number of units delivered in any year since 1986, when we began collecting data. Overall occupancy will move lower to 88.9% by the end of the year. The 12-month trailing rent growth as of the end of October is 2.1%, yet by the end of the year rent growth for 2023 will settle to around 1.0%.

For 2024, expect new apartment deliveries of 21,000 units. Even if absorption could muster 15,000 units, occupancy would end the year below 89%, which a very weak position for properties to be in to move rent higher. This level of absorption assumes that Classes B, C and D turn around the move-out problem that has been plaguing them for 18 months. There will be winners and losers in every class of property. Some properties will fly right through the storm and experience rent growth of +3% whereas others will struggle and realize negative rent growth of 3%. Those are the extremes of rent growth. The bulk of properties will find their rent growth all along the +3% to -3% spectrum. Put all this mixed results together and the stage is set for flat overall rent growth in 2024.

Bruce McClenny is Senior Director, MRI ApartmentData from MRI Software.

For more details, call 281-759-2200, email bruce@apartmentdata.com, see Marketline on Page 75 and subscribe to his YouTube channel at: https://www.youtube.com/channel/UCaP mY9AevdjCpqe4UeQU7xw/featured

www.haaonline.org

December 2023

ABODE

41

good works pg 42,43,44.qxp_Layout 1 11/15/23 2:43 PM Page 1

Good Works

By MADISON O’BAR, HAA Staff

al Fall Festiv SMI Realty

Parawest during th e Susan

G. Komen Breast Ca ncer Walk

Stonemark’ s Teddy Bea r Party

Park’s Mission Trip AAA Plumbers Mark

42

ABODE

December 2023

Parawest M anagement’s National

Night Out

www.haaonline.org

good works pg 42,43,44.qxp_Layout 1 11/15/23 2:45 PM Page 2

ment’s Parawest Manage t National Night Ou

AAA Plumbers Mark Park’s Mission Trip

AAA P lumbe rs Mar k

Park’s Missio n Trip

SMI Realty Fall Festiva l

A

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.

AAA Plumbers From September 3 to 9, AAA Plumbers President Mark Park went on a mission trip to Honduras with Living Water International. The mission was successful in developing a water well in Las Colinas Barrio of Choluteca, Honduras. This well will pump 45 gpm of clean water to help the health center and the approximately 5,000 people who it serves. Thank you, Mark!

Stonemark Management Stonemark Corporate is a Silver Sponsor for the Teddy Bear Party. For this event, all the Stonemark Houston properties participate in collecting stuffed teddy bears. Team members of Gemstar Construction Development and Dixie Carpet Installations also sponsor this event.

Teddy Bear Party is a grass roots 501(c)3 based in Dallas which initially started as a small holiday gathering of social peers. Jason Hanna, with Bascom, is a client of Stonemark and is the driving www.haaonline.org

force of this event. In 2011, Kaye Hanna, Jason’s mom, was diagnosed with Stage 4 lung cancer.

Jason wanted to do something to help give her the strength and motivation to fight this disease.

Jason partnered with his fellow founders for a teddy bear drive which was the first official Teddy Bear Party (TBP). At that first event, TBP collected 250+ teddy bears. These were donated in honor of Kaye to the Teddy Bear Clinic at Children’s Health for children also undergoing the same type of treatment. Teddy Bear Party averages an annual donation of 1.5k teddy bears. This year, donated bears are benefiting Cook Children’s Medical Center in Fort Worth, Texas.

Parawest Management Parawest Management attended the Susan G. Komen Breast Cancer walk on Saturday, October 8. The Susan G. Komen Race for the Cure has played a significant role in increasing awareness of breast cancer and raising substantial funds for the cause. It has become a symbol of solidarity in the fight against breast cancer and Parawest was honored to support this life saving cause.

Parawest Management also hosts an Annual National Night Out event in October. National Night Out is an annual community-building event. The event's primary purpose is to promote positive relationships between law enforcement agencies and the communities they serve, as well as to enhance neighborhood camaraderie and public safety.

Paraw e Night st Managem Out ent’s

Nation al

Stonemark’s Te ddy Bear

Party

December 2023

ABODE

43

good works pg 42,43,44.qxp_Layout 1 11/15/23 2:45 PM Page 3

Mission Trip rs Mark Park’s AAA Plumbe Parawest Manageme nt’s National Night Ou t

SMI Realty Fall Festival

SMI Realty Fall Festival

Parawest Manag ement’s National Night Out

44

ABODE

December 2023

SMI Realty Fall Festiva l

SMI Realty Management SMI Realty Management held a Fall Festival at Stone Forest Apartments with music, games, prizes and food. Residents had access to health and dental information and free health screenings at the festival. There was even a unique scarecrow! Stone Forest invited their sister property, Braeswood Oaks, to join them with their after-school kid’s club program. The Houston Police Department made an appearance to help out and have fun with the residents during the festival.

Guardstone Property Management Maria Morales, the Executive Vice President for Guardstone Property Management, currently occupies a board-appointed position with a federally qualified organization Pasadena Health Center. This organization provides low-cost health services to individuals in need within the community. Her involvement has provided access to qualified healthcare services to underserved citizens, who oftentimes remain blocked from these vital services.

Additionally, she is a committee member for the Baker Ripley Sterling Committee. This organization focuses on providing free or low-cost services to families in the area, aiming to uplift and support those facing economic hardships. By

serving on this committee, she has had the opportunity to make a positive impact on the lives of many individuals and families by building out a donor base and helping coordinate events on behalf of the organization.

Maria recently had the privilege of being a panelist for Voices of Reliance, organized by The Bridge Over Troubled Waters. This nonprofit organization works to provide support and resources for individuals experiencing domestic violence. As a panelist, she had the opportunity to share insights and experiences, aiming to inspire and empower survivors of domestic violence.

Maria is currently in the process of completing a leadership program through the Chambers of Pasadena. This program is designed to cultivate and nurture leaders passionate about making a difference in our community. Through this program, she has gained valuable skills and knowledge that have further equipped her to serve our community effectively.

We love seeing our members give back to our community! 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. www.haaonline.org

abode holiday ad pg 45.qxp_Layout 1 11/15/23 2:45 PM Page 1

bill morgan pg 46.qxp_Layout 1 11/15/23 2:47 PM Page 1

In Memoriam

William J. Morgan 1925-2023 It is with great sadness HAA announces the passing of William J. Morgan, founder of The Morgan Group, a legendary industry leader and Holocaust survivor and educator.

From his family and published by the Houston Chronicle: William Jacob Morgan was born as Wolf (Yossel) Margulies on May 18, 1925, in Czernaiejow, Poland. He was the son of Etta and Itzhak Margulies and was one of seven children. Wolf was the only surviving family member of the Stanislawow Ghetto. He received no higher than a sixth-grade education, having graduated from the School of Hard Knocks. Bill spoke Polish, Yiddish, Ukrainian, German, Russian and English, all of which aided in his survival.

After escaping the ghetto, he obtained a birth certificate from a Polish Christian, changed his name to Stefan Chesnowski, and found work as a Christian farmhand in Ukraine. In 1944, Stefan was drafted into the Russian army and was sent to the frontline. Stefan deserted the army and went back to the farm where he worked until his liberation at the end of the war in 1945. After the war Stefan moved to Germany and lived under the name Willi Weisberg.

In 1949, at the age of 24, Willi was sponsored by a family in Cedar Rapids, Iowa, immigrated to the United States and changed his name to William Morgan. In Iowa, he lived at the YMCA and taught himself English by watching western movies, his favorite being Roy Rogers and his horse Trigger. Bill was employed as a janitor at a shoe store, working his way up to store manager.

In 1950, Bill moved to Houston thinking he would meet Roy Rogers and Trigger. In Houston, Bill met Shirley Fallas, the girl next door, whom he convinced to leave her then fiancé and marry him.

46

ABODE

December 2023

Bill established himself as a businessman, and together with Shirley, opened a downtown diner, then went into the meat business, and finally into real estate in 1960 under the named Globe Management, which later became The Morgan Group.

Bill spent his retired years educating children and adults on the horrors of the Holocaust. He served on the boards of many Jewish organizations and was a founder of Holocaust Museum Houston, which opened in 1996 as The Morgan Family Center, but which he affectionately referred to as his “House of Love.” Bill's entire life was dedicated to mastering the art of survival, leaving a largerthan-life legacy, and having used his success to give opportunity to others. Bill achieved much in his life but his greatest achievement was his and Shirley's beautiful family.

Bill is survived by his beautiful wife of 69 years, Shirley Morgan; his five children Ronnie Morgan (wife Marci Morgan), Michael Morgan (wife Patti Morgan), Mindy Finger (husband Steve Finger), Wendy Cohen (husband Howard Cohen), and Scott Morgan (wife Jayme Morgan), his fourteen grandchildren Erin Kaplan (husband Steven Kaplan), Phillip Morgan (wife Katie Morgan), Ryan Morgan, Stephanie Mendeloff (husband Jared Mendeloff), Blake Morgan, Russ Morgan, David Finger, Kimberly Cohen, Becca Cohen, Laura Morgan, Hannah Cohen, Lilly Gilford (husband Seth Gilford), Sax Morgan, and Ella Morgan; and eight great grandchildren, Brooke, Avery and Chase Kaplan; Riley and Harper Mendeloff; Lucy Chase, Riley and Molly Morgan.

In lieu of flowers, the family requests that a donation be made to Holocaust Museum Houston or a charity of your choice.

A private burial was held.

In November 2010, Bill Morgan was the special guest speaker for the HAA Annual Business Meeting, with his moving presentation “Living Longer Than Hate.”

www.haaonline.org

crestmark pg 47.qxp_Layout 1 11/15/23 2:47 PM Page 1

staff pg 48.qxp_Layout 1 11/15/23 2:48 PM Page 1

HAA STAFF CONTACTS Casey Watts Morgan, MPP, CEO Oversees the entire association staff and the association’s mission. Works directly with the HAA Board of Directors on all association functions.

Contact 713-595-0304 or email cmorgan@haaonline.org.

Susan Hinkley, CAE, Chief Operating Officer Oversees staff and organizes events and volunteers for numerous Community Outreach programs, including the Food Drive and the All Stars Sports Challenge. Liaison to the HAA supplier committee, the Product Service Council.

Contact 713-595-0313 or email shinkley@haaonline.org.

Trey Wimberly, CPA, CGMA, Chief Financial Officer Oversees cash management and revenue collection. Monitors operations and accounting for HAA's three corporations.

Also handles personnel and employee benefits administration.

Contact 713-595-0310 or email twimberly@haaonline.org.

Bradley Pepper, Vice President, Government Affairs Monitors government actions in Houston, Harris County and surrounding cities and districts, as well as the state and federal levels. Keeps members up-to-date on government action – pro and con – and works with government policymakers to see that the needs of the apartment industry are considered.

Contact 713-595-0303 or email bpepper@haaonline.org.

Amanda Sherbondy, CAE, Vice President , Membership and Marketing Answers questions about member benefits and services. Assists supplier members in marketing their business to owner/management companies through ABODE and Directory & Buyer’s Guide advertising, selling exhibit space for the annual HAA Education Conference & Expo and sponsorship auctions.

Contact 713-595-0316 or email asherbondy@haaonline.org.

Lauren Turner, CAE, CMP, Vice President, Education and Outreach Oversees the Houston Apartment Foundation education programs, credential programs and coordinates outreach meetings for the association’s 12-county area.

Contact 713-595-0335 or email lturner@haaonline.org.

Will Alfaro, Director, IT/Webmaster/ Online Media Oversees online media including the Web site and email communications.

Provides information technology and job board support. Contact 713-595-0327 or email walfaro@haaonline.org.

Briana Little, Manager of Government Affairs Assists with communication and advocacy with the City of Houston, Harris and surrounding counties, including elected officials and key departments. Assists elected officials with apartment-related constituent requests and casework. Responsible for the filing, administration, fundraising, and meeting planning related to HAA’s Political Action Committee (PAC) fundraisers and meetings. Contact 713-595-0302 or email blittle@haaonline.org.

Deborah Nix, Director, Publications/Design Oversees the creative development, editorial content, design and distribution of association publications, including ABODE magazine, the annual Directory and Buyer’s Guide, branding, event marketing and related projects.

Contact 713-595-0333 or email dnix@haaonline.org.

Lauren Ragin, CMP, Director, Events and Meetings Oversees and organizes general membership meetings, special events and fundraisers, including the gala, chili cook-off, Honors Awards, and volleyball and bowling tournaments.

Contact 713-595-0323 or email lragin@haaonline.org.

Tina DeFiore, Director, Rental Credit Reporting (RCR) Responsible for the sales and marketing of RCR, in partnership with CoreLogic, which includes the development of marketing plans, recruitment of new subscribers, collection of data, building partnerships with management districts and retention programs for existing customers. Contact 713-595-0330 or email tdefiore@haaonline.org.

Matilde Luna, Director, Resident Relations Answers questions from both apartment personnel and residents concerning the TAA lease and owners rights and responsibilities to provide an alternative to filing court cases. Oversees the two Resident Relations Committees.

Contact 713-595-0331 or email mluna@haaonline.org.

Kaylon Newcomb, Member Services/ Marketing Manager Assists HAA staff and members with membership and marketing information.

She handles membership records and updates and coordinates volunteer involvement.

Contact 713-595-0322 or email knewcomb@haaonline.org.

Madison O'Bar, Communications Manager Oversees social media and video production. Researches, writes and edits articles, coordinates and leads interviews for ABODE magazine. Contacts and maintains relationships with outside writers and members on magazine content and maintains relationships with news media.

Contact 713-595-0334 or email mobar@haaonline.org.

Cindy Ramirez, Accounting Manager Assists in revenue collections and daily operational accounting items including recordkeeping, invoicing, form sales and member accounts.

Contact 713-595-0311 or email cramirez@haaonline.org.

Lan Tran, Accounting Assists in daily operational accounting items and recordkeeping.

Contact 713-595-0308 or email ltran@haaonline.org.

Cindy De La Riva, Education and Outreach Manager Handles course registrations and questions about designations and other education programs. Contact 713-595-0346 or email cdelariva@haaonline.org.

Melanie Garcia, Member Services Coordinator Assists in daily membership operations.

Contact 713-595-0314 or email mgarcia@haaonline.org.

rcr ad pg 49.qxp_Layout 1 11/15/23 2:48 PM Page 1

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.

mo county jp pg 50,51.qxp_Layout 1 11/15/23 2:50 PM Page 1

On the Road with HAA Montgomery County Justice of the Peace and Constable Holiday Appreciation Luncheon Thursday, November 2 at Churrascos in the Woodlands HAA’s Annual Justice of the Peace and Constable Holiday Luncheon kicked off for 2023 in Montgomery County. HAA was able to hear updates from our local elected officials. Thank you all for attending. We look forward to seeing you at our 2024 Outreach events.

50

ABODE

December 2023

www.haaonline.org

mo county jp pg 50,51.qxp_Layout 1 11/15/23 2:51 PM Page 2

www.haaonline.org

December 2023

ABODE

51

chili fest pg 52,53,54,55,56,57,58.qxp_Layout 1 11/15/23 2:52 PM Page 1

On the Scene Photos by MARK HIEBERT, Hiebert Photography 2023 HAF Chili Fest Saturday, October 21 at the Humble Civic Center Arena Thank you to our many generous sponsors: Habanero Sponsors AAA Plumbers Alpha Restoration Matrix Construction Redevelopment Services Over 21 Wristband Sponsor Lowe’s Pro Supply Little Chilis Area Sponsors Paul Davis Restoration Poolsure

Best Chili Winners 1st Place – Epic Multifamily Construction 2nd Place – Crestmark Construction 3rd Place – Crestmark Construction Double Booth Winners 1st Place – Earthworks & Judwin Properties 2nd Place – Gemstar Construction 3rd Place – CNM Roofing & Guardstone Property Management Single Booth Winners 1st Place – SMI Realty 2nd Place – Better World Properties & Alpha Restoration 3rd Place – Matrix Construction Chairman’s Choice Booth Winner Crestmark Construction

Silent Auction Sponsors Massey Services Poolsure Trophy Sponsor Gambit Construction Chili-Tizer Station Sponsors Houston Colors Painting & Resurfacing Poolsure Jalapeno Sponsors A&A Fire and Security Solutions Adobe Floors American Fire Systems ATI Restoration BlueSky Restoration Camp Construction Services Century A/C Supply Chadwell Supply Encore Services Epic Multifamily Construction Fidus Construction Flooring Warehouse FSI Construction Gambit Construction Gemstar Construction Guardian Construction Houston Colors Painting & Resurfacing Ideal Towing IKO Sales J National Contractors Jenkins Restorations Triarc Construction Valet Living Watermark Construction In-Kind Sponsors Century A/C Supply Southern Ice Cream

For more photos, visit www.haaonline.org.

52

ABODE

December 2023

www.haaonline.org

chili fest pg 52,53,54,55,56,57,58.qxp_Layout 1 11/15/23 2:53 PM Page 2

www.haaonline.org

December 2023

ABODE

53

chili fest pg 52,53,54,55,56,57,58.qxp_Layout 1 11/15/23 2:53 PM Page 3

On the Scene Photos by MARK HIEBERT, Hiebert Photography 2023 HAF Chili Fest

54

ABODE

December 2023

www.haaonline.org

chili fest pg 52,53,54,55,56,57,58.qxp_Layout 1 11/15/23 2:53 PM Page 4

www.haaonline.org

December 2023

ABODE

55

chili fest pg 52,53,54,55,56,57,58.qxp_Layout 1 11/15/23 2:54 PM Page 5

On the Scene Photos by MARK HIEBERT, Hiebert Photography 2023 HAF Chili Fest

56

ABODE

December 2023

www.haaonline.org

chili fest pg 52,53,54,55,56,57,58.qxp_Layout 1 11/15/23 2:54 PM Page 6

www.haaonline.org

December 2023

ABODE

57

chili fest pg 52,53,54,55,56,57,58.qxp_Layout 1 11/15/23 2:54 PM Page 7

On the Scene Photos by MARK HIEBERT, Hiebert Photography 2023 HAF Chili Fest

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

58

ABODE

December 2023

www.haaonline.org

chili fest pg 52,53,54,55,56,57,58.qxp_Layout 1 11/15/23 2:55 PM Page 8

www.haaonline.org

December 2023

ABODE

59

Go-gets pg 60.qxp_Layout 1 11/15/23 3:05 PM Page 1

The Go-Getters HAA’s MEMBERSHIP RECRUITERS

IT’S TIME!

Recruiters, come join us for your last chance to win and LV and other fabulous prizes!

2023 Chairs:

It’s the Last Meeting!

Be the top recruiter for the year and you could win a genuine NEW Louis Vuitton GraceFull PM Tote!

Monica Gracia DayRise Residential

Every new member you recruit this year earns you a chance to be entered into a drawing to win a LV bag at the Holiday Go-Getter Meeting on December 14! (Must be present to win. No purchase necessary.)

The Go-Getters give thanks to our outgoing 2023 Chairs Monica Gracia and Matt Nunn!

Congrats on a great year!

Recruit one member and get one entry. Recruit five members and get FIVE entries. It’s up to you! Contact the membership department at members@haaonline.org for more details!

Check the Go-Getters Corner for more information.

The final meeting date is December 14!

Matthew Nunn Capital Construction

The next meeting will be held at Kirby Ice House Memorial on Gessner Road, 4 p.m..

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.

60

ABODE

December 2023

www.haaonline.org

welmat pg 61.qxp_Layout 1 11/15/23 3:07 PM Page 1

Welcome Mat Introducing HAA’s NEW MEMBERS OWNERS Aimee Flood Aimee Flood 643 12th 1/2 St Houston, TX 77008 (713) 416-8784 Aimee Flood - Properties All In Group Five Natatia Holder 132 Oyster Creek Drive Lake Jackson, TX 77566 (979) 316-3317 Pearl at Oyster Creek Garden Oaks Benjamin Perry Benjamin Perry 4323 Perdido Bay Drive Katy, TX 77450 (713) 283-2383 Referred by Peter Fain, CAM BKR Real Estate Management Colleen McLaughlin 100 Waugh Drive #200 Houston, TX 77007 (346) 553-2022 Memorial Heights on Washington St Andrie at Buffalo Heights Bontha Property Group Rebecca Bontha 2507 Rainflower Meadow Lane Katy, TX 77494 (281) 610-0198 Jerald Colbert Jerald Colbert 27818 Harper Meadow Lane Fulshear, TX 77441 (713) 492-4989 Referred by Randa Dick Mark R Domke Mark R Domke 15 Prism Point Place Spring, TX 77379 (832) 510-6522 Monarch Private Equity Malik Panjwani 1207 Melford Drive Houston, TX 77077 (713) 480-8463 Referred by Randa Dick Pamela Henry Pamela Henry 10106 Fallmont Circle Houston, TX 77086 (281) 408-5670 Referred by Randa Dick SDM Acquisitions Sara Drobac 589 Texas Park Conroe, TX 77302 (936) 232-2966 Referred by Paige Tooker, CAM

www.haaonline.org

Summerstone Apartments 9301 Dairy View Lane Houston, TX 77099 (281) 568-8490 Summerstone Apartments

SUPPLIERS

JSW Remodeling LLC Wilson Gonzalez PO Box 721286 Houston, TX 77272 (832) 799-4429 Drywall Contractors, Painting Contractors Referred by Donna Farthing

4Pro Roofing LLC Javier Altuve-Araque 15015 W Airport Blvd #2032 Sugar Land, TX 77498 (832) 377-4776 Roofing Contractors, Gutters & Downspouts

LM Lawns Test B Randy Johnson 6100 Hillcroft #650 Houston, TX 77081-1011 (713) 777-7399 Landscape Contractors, Lawn Maintenance

American Builders Group LLC Susan Baca 5606 Hampton Ridge Lane Houston, TX 77069 (713) 808-6087 Remodeling & Repair-Building Contractors, Concrete Repair, Make Ready, Roofing Contractors

MVP Same Day Signs John Hopkins 12511 North Freeway Houston, TX 77060 (281) 873-7446 Apparel - Career, Signs

ClutchCity Consulting Deborah DeRouen 14702 Raleighs Meadow Court Cypress, TX 77433 (903) 277-5451 Consultants-Planning/Economic, Marketing Consultants & Services Referred by Deborah DeRouen, CAS Diversified Insulation LLC Jason Gattis 173 Tate Ridge Cape Girardeau, MO 63701 (936) 900-3201 Insulation Contractors Referred by Claude Arnold Express Painting LLC DBA Express Contracting Services Tomas B. Garcia PO Box 572493 Houston, TX 77257 (713) 771-7618 General Contractors, Remodeling & Repair-Building Contractors GraphTec Inc Jan Rountree 6209 Windfern Road Houston, TX 77040-4913 (713) 690-9999 Signs Referred by Melissa Friend Interior Logic Group Property Services Matt Cummings 7807 Bluff Point Drive Houston, TX 77086 (713) 462-7999 Floor Materials, Floor Laying, Refinishing & Resurfacing IRestify Inc Ben Wientge 900-1999 Bryan St Dallas, TX 75201 (855) 964-7378 Janitorial Services, SMART Technology

Northwood Construction Tomas Garcia PO Box 37325 Houston, TX 77237 (281) 416-4825 General Contractors, Concrete Repair PrestoX a Rentokil Co April Shane-Wilton 10560 Bissonnet St #190 Houston, TX 77099 (832) 228-6862 Termite Treatment, Pest Control Services, Odor Control, Mosquito Control Prime Elevator Corporation Stanley Holland 2700 Post Oak Blvd Galleria Office Tower I #21-159 Houston, TX 77056 (713) 249-8580 Elevators, Elevator Maintenance & Repair Reakct Security Services Inc Maribel Santiago 9800 Centre Pkwy Houston, TX 77036 (281) 974-3143 Security Consulting Service REV™ Multifamily Leasing Company Geri Bettencourt 7670 Woodway Drive #235 Houston, TX 77063 (832) 699-2378 Leasing Services, Real Estate Consultants, Market Research & Analysis, Training Consultant Referred by Suan Tinsley

Solar Industries Inc Valerie Annibal 4940 S Alvernon Way Tucson, AZ 85706 (346) 300-5932 Window-Replacement & Repair, Window Treatments - Specialty Shaped Referred by Claude Arnold Space CT Towing Lorena Hernandez PO Box 91458 Houston, TX 77291 (713) 999-5419 Towing Service, Wrecker Service Tradition Services Jose A. Vanegas, Jr 1427 Keefer Road #18 Tomball, TX 77375 (855) 500-0035 Plumbing Contractors, Plumbing Drain/Sewer Cleaning, Plumbing Equip & Supplies, Plumbing Fixtures/Parts/Supply, Water Conservation, Water Filtration & Purification Equipment, Water Heaters & Boilers, Water Softeners, Furnaces-Parts/Supplies, FurnacesRepair/Cleaning, Gas System Regulatory Consult, Heating Contractors, Heating Equipment & Systems, Heating Equipment & Systems Repair, Leak Prevention Products Valet Central Marco Franco 3139 W Holcombe Blvd #A176 Houston, TX 77025 (832) 598-1386 Concierge Services, Cleaners, Valet Parking Service Referred by Donna Farthing

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

Right Scope LLC Angela Faulkner 3663 N Sam Houston Pkwy E #600 Houston, TX 77032 (855) 731-0738 Public Adjusters, Building Inspection Service, Claims Processing Specialists, Insurance Consultants December 2023

ABODE

61

ambassadors pg 62,63,64,65.qxp_Layout 1 11/15/23 3:08 PM Page 1

The Ambassador ONE Society HAA’s WELCOMING COMMITTEE

HAPPY NETWORKING!

The Ambassador One Society finishes the year and wishes you a happy holiday season.

Ambassador ONE Society members with at least 10 points, ranked by points earned: Josalynne Williams Jorge Portillo Kimberly Maraldo Dillon Brown McLarry Bowie Yvonda Lewis Crystal Varela Giovanna Gone Susan Alvarado Xochitl Flores Tammy Broadway Adoteh Joseph Akue Becky Dorschner Krysta Chacon Robert Barton Anisa Rodriguez Amanda Kelly Kyle Turney Emilio Canales Auri Verser Marwin Cabezas Michelle Smith Brett Hebert Mallory Hess Tyler Jones Chris Bell Tracey Leach-Moore Kaitlin Flick Ashley Wiggin Ruben Perez Ignacio Perez Grace Schaper Jadrian Mitchell Stephen Edwards Vee Blount David Gonzales Sean Cunningham Arely Pena Anup Parikh Cyerra Sims Shaun Callaway James Kelly Nilo Quiroz Pete Lopez Ramon Gasca Sarah Davis Tiffany Torres Eddie Watral Blaise Spitaleri Liz Levins Nikki Sekunda Ali Afadel Candis Mohr Drew Slaughter Hank Preslar Jack Blythe Jason Farr John Hill Keith Walsh Marc Cowart Phillip Price Raquel Leyva Reuben Gor Shannon Christenson

944 FFH Inc DBA Liberty Builders 850 Houston Colors 704 FastSigns 556 Real Floors and Arbor 548 Liberty Builders 428 Steward Trash Valet Service 354 Century A/C Supply 241 Century A/C Supply 152 Century A/C Supply 148 Church Pool Services 113 American Fire Systems, Inc. 112 Redevelopment Services 106 Stake 98 BG Multifamily 96 Southern Ice Cream 94 Greenlogic Lighting & Electric Brandt Electrical A/C & Heating Services 92 60 Clozzits 56 Copperhead Construction Services 45 Sherwin Williams 44 Sherwin Williams 44 Fire Reconstruction Inc 42 Magna Pest 42 Century A/C Supply 34 Jenkins Restoration 33 Greenlogic Lighting & Electric 30 Flooring Warehouse 30 The Liberty Group 24 Infinity Power Partners 24 Alpha Restoration Services LLC 22 Tx Elite Roofing Services LLC 18 All Dry Services 18 Johnstone Supply 16 Hartland Roofing and Construction 16 Encore Services 14 Encore Services 14 Flooring Warehouse 13 The Liberty Group 13 Pangea Charging 13 PuroClean 12 Earthworks, Inc 12 Johnstone Supply 12 PuroClean 12 HD Supply 12 QNS Roofing 12 Real Floors and Arbor 12 Johnstone Supply 11 Rasa Floors 10 Gemstar Construction 10 Gemstar Construction 10 The Liberty Group 10 Johnstone Supply 10 AAA Plumbers 10 Real Floors and Arbor 10 Real Floors and Arbor 10 Camp Construction Services 10 Johnstone Supply 10 Brown & Brown Lone Star Insurance 10 Real Floors and Arbor 10 The Dick Law Firm 10 HD Supply 10 Contratista Direct 10 Contratista Direct 10 Camp Construction Services

Photo at left: “ONE of the Month” Mac Bowie, Liberty Builders, with 402 points.

Kimberly Maraldo, FastSigns, was second with 282 points and Becky Dorschner, Stake, was third with 102 points.

Photo below: Thanks to our 2023 Ambassador One Society Chairs Liz Levins and Blaise Spitaleri, Gemstar Construction Development, for a great year!

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.

62

ABODE

December 2023

www.haaonline.org

ambassadors pg 62,63,64,65.qxp_Layout 1 11/15/23 3:08 PM Page 2

Team photos at left, from top: First place – You Already Know with 643 points Second place – Super Suppliers with 416 points Third place – Bee HAAppy with 92 points

www.haaonline.org

December 2023

ABODE

63

ambassadors pg 62,63,64,65.qxp_Layout 1 11/15/23 3:09 PM Page 3

64

ABODE

December 2023

www.haaonline.org

ambassadors pg 62,63,64,65.qxp_Layout 1 11/15/23 3:09 PM Page 4

www.haaonline.org

December 2023

ABODE

65

prop news pg 66,67 dec.qxp_Layout 1 11/15/23 3:10 PM Page 1

Portfolio Changes The following owner/management companies have added the listed properties to their portfolios: • All In Group Five: Garden Oaks, 50 units at 142 Oyster Creek Drive in Lake Jackson, and Pearl at Oyster Creek, 71 units at 132 Oyster Creek Drive in Lake Jackson.

• Allied Orion Group: Allora Bear Creek, 324 units at 11918 Clay Road.

• Asset Living: Hampshire Court, 159 units at 3400 Burke Road in Pasadena; Wyndham Park, 184 units at 2700 Rollingbrook Drive in Baytown; Windshire Apartments, 252 units at 4415 S Shaver Street in Pasadena; Pinnacle, 248 units at 10451 Huffmeister Road; Fordham at Silver Lake, 190 units at 2760 County Road 94 in Pearland; Wood Bayou, 36 units at 12380 Wood Bayou Drive; Lafayette Village, 250 units at 4822 E Sam Houston Pkwy; Copperwood at Young St, 24 units at 311 E Young Street in Dayton; Tarrington Court, 153 units at 10603 Southdown Trace Trail; Riverbrook Village, 110 units at 5450 Atascocita Road in Humble; Regency Park, 252 units at 10600 Southdown Trace Trail; Piedmont, 250 units at 7510 Decker Drive in Baytown; Kingsland Park, 198 units at 23420 Kingsland Blvd in Katy; Rutherford Park, 114 units at 12433 Tidwell; Seville Place, 180 units at 3701 Luella Blvd in La Porte; Miramar, 143 units at 13150 Bissonnet Street; Britton’s Place, 48 units at 3730 Lyons Ave; Wellington Park, 244 units at 9100 Mills Road; Lancaster, 252 units at 20100 Park Row Drive in Katy; Sugar Creek Apartments, 240 units at 11501 West Road; Idlewilde, 250 units at 9915 FM 1960 Road; Lakeside Villas at Cinco

66

ABODE

December 2023

Ranch, 160 units at 10441 Spring Green Blvd in Katy; Fordham at Baywood, 135 units at 5353 Space Center Blvd in Pasadena; and Fordham at Eagle Springs, 137 units at 18021 Eagle Springs Pkwy in Humble.

• Avenue5 Residential: The Levy, 227 units at 2828 Southwest Fwy. • Cornerstone Income Properties: Tomball Ranch Apartments, 48 units at 327 W Hufsmith Road in Tomball.

• Creative Property Management: Colonial Oaks, 80 units at 3940 S Shaver Street.

• Cushman & Wakefield: Imperial Forest, 53 units at 7749 Royalwood Drive.

• CWS Apartment Homes LLC: Marquis Seven Meadows, 186 units at 6207 Katy Gaston Road in Katy.

• Disrupt Management: Stonecreek Apartments, 208 units at 20000 Saums Road in Katy.

• Goat Property Management: 3000 @ Med Center, 324 units at 3000 Murworth Drive.

• Greystar: Stadia Med Main, 338 units 9330 S Main Street; Palms at Cinco Ranch, 200 units at 23600 FM 1093 Road in Richmond; and Yardly Cypress 240 units at 1234 Grand Parkway in Cypress.

• Hamilton Point Investments: The Strake at Grand Central, 317 units at 171 Town Park Drive in Conroe.

• Hunington Residential Inc: The Vic on Park Row, 363 units at 18210 Park Row. • Keener Management LLC: Envue Square, 135 units at 123 Winkler Drive.

www.haaonline.org

prop news pg 66,67 dec.qxp_Layout 1 11/15/23 3:10 PM Page 2

• MAA: MAA Afton Oaks, 388 units at 3131 W Loop South.

• Makaan Management Group: Providence at Heights Apartments, 196 units at 2400 Hackett Drive; Legacy at Westchase Apartments, 324 units at 10070 Westpark Drive; and Providence at Champions, 288 units at 5100 FM 1960 Road.

• Midway Management LP: The Laura, 359 units at 2810 Riverby Road.

• Nord Management LLC: Edgewater, 228 units at 514 That Way Street in Lake Jackson.

• Oak Leaf Management Co: Ripple Creek Apartments, 3 units at 1001 S Ripple Creek Drive; Hycohen Residency, 210 units at 13511 Hycohen Road; and Freehill Street Lofts, 94 units at 10742 Freehill Street.

• Portico Property Management: Meridian City South, 276 units at 3918 Almeda Genoa, and Meridian City Park, 216 units at 2620 Almeda Genoa • Q10 Property Advisors: Bridges of Cypress Creek, 314 units at 17710 Red Oak Drive, and Copper Lodge, 294 units at 1000 Cypress Station Drive.

• RangeWater Real Estate: Empire Dellrose, 182 units at 17227 Rose Horn Drive in Hockley.

• ResProp Management: Standard on The River, 432 units at 91 Jensen Drive.

• RPM Living: Costa Mesa, 151 units at 14150 Tomball Pkwy, and The Cottages of Cypresswood, 136 units at 7203 Oakwood Glen Blvd in Spring.

• Tarantino Properties Inc: The Landings at Northpoint, 292 units at 220 Northpoint Drive.

• Triscope Corporation: Triscope Apartments, 26 units at 3846 Bennington Street.

• Wilhoit Properties Inc: Meadowbrook Plaza, 220 units at 600 E Little York Road.

• RPS Inc: Meadowbrook Plaza, 220 units at 600 E Little York Road, and Casa Quintana, 100 units at 905 N Avenue J in Freeport.

• ZRS Management LLC: Ryon, 348 units at 3232 Manford Blvd in Richmond.

In the News Congratulations to Mally Cook, for being promoted to Vice President of Sales for Valet Living.

Cook

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

December 2023

ABODE

67

rosenberg region pg 68.qxp_Layout 1 11/15/23 3:18 PM Page 1

On the Road with HAA Rosenberg Region Meeting Wednesday, October 25 Sponsored by 1 Earthworks Our latest HAA Outreach luncheon took us to Rosenberg, where we had the privilege of engaging with City Manager John Maresh and his team. He provided an update on upcoming infrastructure changes for the city, as well as what’s on the upcoming bond election in November, covering emergency and public services for the City of Rosenberg. Thank you to Laramie Stapp and her team at Town Center Lofts for hosting us. .

1

HAA IS REACHING OUT to better serve our members by bringing targeted networking and educational events to different parts of our 12-county service area. Contact outreach@haaonline.org to sign up for FREE, management-only events where you can learn about issues affecting your area and network with your fellow managers. Want to host an event? We are looking for member properties to host a Region Meeting. Contact lturner@haaonline.org.

68

ABODE

December 2023

www.haaonline.org

Law pg 11,12, 69.qxp_Layout 1 11/15/23 2:16 PM Page 3

Law, continued from Page 12 parked in your parking lot. You may also be asked whether you can provide spaces for the guests attending a party.

Lease: Section 13 of the lease provides that the resident may not be guaranteed parking. It also states that the owner can regulate the time, manner, and place of parking all vehicles and other modes of transportation, including bicycles and scooters in Community Policies.

You should check your community policies to determine whether you have rules regarding parking. If so, they can be enforced during the holidays. A word of caution: be careful before you tow somebody. Towing must be accomplished pursuant to applicable state law, which prescribes the circumstances under which you would be authorized to tow. State law should be checked before you authorize any tow.

Holiday Situation: Security is always a question during the holidays. Crime increases and residents want to know their rights and your responsibilities with respect to providing security services.

Lease: Section 19 of the lease discusses your and the resident’s responsibilities regarding security. The lease states that, unless otherwise required by law, the owner and the owner’s agents are not liable to residents, guests or occupants for, among other things, theft, burglary, assault, vandalism or other crimes. The lease also provides that the resident agrees not to rely upon any security measures taken by the owner for personal security and to call 911 or local law enforcement authorities if any security needs arise.

The resident further acknowledges that the owner is not equipped or trained to provide personal security services and recognizes that the owner is not required to provide any private security services and that no security devices or measures on the property are fail-safe.

This section of the lease can often be used to address questions residents might have regarding security issues. These answers could be pertinent to questions asked during any time of the year, but especially during the holidays when residents may be particularly sensitive to crime issues.

Look for the 2024 class schedule at www.haaonline.org for details.

Contact the HAA Education Department at education@haaonline.org or register online at www.haaonline.org.

There are a number of issues that could come up during the holidays. Be prepared! By reviewing the lease and your community policies, you can minimize anxiety and frustration. You may realize that a number of answers to frequently asked questions may already be covered in your lease.

Good luck and Happy Holidays! www.haaonline.org

December 2023

ABODE

69

ad index pg 70.qxp_Ad Index pg 74 11/15/23 3:21 PM Page 1

Index of Advertisers By CATEGORY

A/C Supplies

Landscape Contractors

Century A/C Supply . . . . . . . . . . . . . . . . . . . . . . . . . . .5 281-530-2859 . . . . . . . . . . . . . . . . . .www.centuryac.com

LM Lawns . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .41 979-480-4585 . . . . . . . . . . . . . . . . . . . .www.lmlawn.com Texscape Services . . . . . . . . . . . . . . . . . . . . . . . . . . . .51 281-846-3779 . . . . . . . . . .www.texscapeservices.com

Carpet Installation Dixie Carpet Installations . . . . . . . . . . . . . . . . . . . . .2 281-261-6334 . . . . . . . . . . . . . . . . .www.dixiecarpet.com

Laundry Equipment & Supplies

Texas Southwest Floors . . . . . . . . . . . . . . . . . . . . .66 800-719-4321 . . . . . . . . . . . . . .www.texasswfloors.com

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

Collection Agencies Alexander-Rose Associates Inc. . . . . . . . . . . . . . .67 713-644-4441 . . . . . . . . . . .www.alexanderrose-inc.com

Behr Paint . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .27 800-431-3000 . . . . .www.homedepot/proxtra.com

Personnel Agency Electric Contractors Affordable Quality Electric . . . . . . . . . . . . . . . . . . .13 713-695-5992 . . . . . . . . . . . . . . . . .www.acuityelectric.com Brandt Electrical A/C & Heating Services . . . .29 281-693-3383 . . . . . . . . . . .www.brandtelectrical.com

ASAP Personnel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .67 972-432-6667 . . . . . . . . . . . . . . . . . . . . .www.asapdo.com

Plumbing Contractors AAA Plumbers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15 713-462-4753 . . . . . . . . . . . . . . . . . .www.aaaplumbers.com

Fire/Water Damage Restoration ServiceMaster Recovery Management . . . . . . .59 800-303-5844 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . www.servicemaster-restoration-cleaning.com

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

Foundation Repair Church Foundation Repair . . . . . . . . . . . . . . . . . . .35 713-468-8400 . . .www.churchfoundationrepair.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

Screens Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .67 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com

General Contractors Camp Construction Services . . . . . . . .Back Cover 713-413-2267 . . . . . . . .www.campconstruction.com Cotton Commercial USA Inc. . . . . . . . . . . . . . . . . .14 877-511-2962 . . . . . . . . . . . . . . . . . . . .www.cottongds.com

Security Control Equipment Systems Kastle Systems International . . . . . . . . . . . . . . . .41 540-222-6931 . . . . . . . . . . . . . . . . . . . . . . . .www.kastle.com

Crestmark Construction Services . . . . . . . . . . . .47 713-426-6161 . . . . . . . . . . .www.crestmarkservices.com

Swimming Pool Service

Gemstar Construction & Development . . . . . .10 281-821-1195 . . . . . .www.gemstarconstruction.com

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

Guardian Construction . . . . . . . . . . . . . . . . . . . . . . . .1 832-672-4196 . . . . . . . . . . . .www.guardianconst.com

HAA Products & Services

MultiFamily Services . . . . . . . . . . . . . . . . . . . . . . . . .59 713-266-9100

Rental Credit Reporting . . . . . . . . . . . . . . . . . . . . .49 713-595-0300 . . . . . . . . . . . . . . .www.haaonline.org/rcr

www.haaonline.org

RENCON . . . . . . . . . . . . . . . . . . . . . .Inside Back Cover 713-666-3636 . . . . . . . . . . . . . . . . . . . . . .www.rencon.com

Glass – Plate, Window, Etc. Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .41 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com

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.

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

Or view this issue on your computer, tablet or smartphone at http://issuu.com/haa_abode/docs/abode_dec2023.

70

ABODE

December 2023

www.haaonline.org

Marketline pg 71.qxp_Layout 1 11/15/23 3:21 PM Page 1

MarketLine By BRUCE MCCLENNY, Senior Director, MRI ApartmentData from MRI Software

www.haaonline.org

December 2023

ABODE

71

Backpage pg 72.qxp_Layout 1 11/15/23 3:22 PM Page 1

Back Page with News from around the COMMUNITY

Questions? saleshelp+haa@webscribble.com 888-995-2244 Ext 1057 Working in multiple Texas markets? Visit the TAA Career Center at www.taa.org/careers/ 72

ABODE

December 2023

www.haaonline.org

rencon inside back cover.qxp_Layout 1 11/15/23 3:22 PM Page 1

cover spread dec 2023.qxp_Layout 1 11/15/23 1:10 PM Page 1

THE HOUSTON APARTMENT ASSOCIATION MAGAZINE GO-GETTERS • MARKET REPORT • CHILI FEST PHOTOS

Houston Apartment Association 4810 Westway Park Blvd.

Houston, Texas 77041

www.haaonline.org

December 2023

ABODE • DECEMBER 2023 • VOLUME 46, ISSUE 12

HAPPY H0LIDAYS from the Go-Getters

www.haaonline.org