Issuu

December 2025

ON THE COVER

44

Happy Holidays from the Go-Getters! –

The HAA Go-Getters are ready for the holiday season. Come join the Go-Getters for the last meeting of the year, see Page 44. And don’t miss the biannual market report and photos from the HAF Chili Fest.

Photo by Mark Hiebert/Hiebert Photography

FEATURES & PHOTOS

16 On the Scene – Photos from the Texas Apartment Association Fall Board Meeting.

18 On the Scene – Photos from the HAF “Board Games & Chili Flames” Chili Cook-off Fundraiser.

32 Looking Up – Take a closer look where Houston’s apartment market is headed and why we’re finally seeing signs of improvement.

38 Good Works – Learn more about HAA’s Adopted Charities.

42 On the Scene – Photos from the HAA PAC Luncheon featuring Senator Paul Bettencourt.

52 On Site with ABODE – Take a closer look at one of the Honors Awards winning properties.

COLUMNS & MONTHLY UPDATES

7 President’s Corner – A fond farewell from the 2025 HAA President.

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

9 Legislative Update – More news from HAA’s Government Affairs Department and our Legislative Chair.

11 It’s The Law – It’s party time!

14 Resident Relations – Learn more about a case mediated by the HAA Resident Relations Committee.

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

44 Go-Getters – Get buzzing with HAA’s recruiters for their last meeting of the year.

46 The Ambassador ONE Society –Learn more about the HAA’s supplier network.

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

50 Portfolio Changes – Property updates from our members.

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

55 Market Report – The latest area market numbers.

56 Back Page – News from our Community Outreach Committee.

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

OFFICERS AND ASSOCIATION LEADERSHIP

RYAN TERRELL President-Elect

SHELLEY WATSON

President

MONICA GRACIA Secretary/Treasurer

HOWARD BOOKSTAFF General Counsel

MELISSA FRIEND

Vice President at Large –West

VALERIE LACY

Vice President at Large –South

CORRI SMITH

Vice President at Large –North

RICHARD WALL

Vice President at Large –East

PRODUCT SERVICE COUNCIL OFFICERS

DEBORAH DEROUEN, CAS President Clutch City Consulting

BLAISE SPITALERI, CAS Vice President Rasa Floors

CASEY WATTS MORGAN CEO

BOARD OF DIRECTORS

Mack Armstrong

Julie Batche

Kristen Becker

John Boriack

Michelle Bridges

Kyle Brown

Elizabeth Castro Gray

Tina Cavaco

Terri Clifton

Michelle Croasmun

Deborah DeRouen

Derek DeVries

Scott Douglas

Gina Erwin

Tamara Foster

Melissa Friend

Diane Gilbert

Monica Gracia

Stephanie Graves

Billy Griffin

Manu Gupta

Karen Hefner

Clay Hicks

Deborah Holcombe

Crystal Jackson

Nathan Kelley

Debra Knight

Valerie Lacy

David Lindley

Betsy Marshall

Kristin McLaughlin

Joe Melton

Candis Mohr

Katy Myrick

David Nargang

Jenifer Paneral

Mark Park

Velissa Parmer

Michelle Pawelek

Kelly Robinson

Christy Rodriguez

Joey Rodriguez

Nikki Sekunda

Ingrid Shultz

Corri Smith

Blaise Spitaleri

Penny Sprang

Kelley Suess

Debbie Sulzer

Ryan Terrell

Lindsay Torres-Smith

Starla Turnbo

Richard Wall

Shelley Watson

Richard Whatcott

Tracie Yoder

DIRECTORS EMERITUS

Josh Allen

Ken Bohan

Gary Blumberg

Roger Camp

Kathy Clem

Jack Dinerstein

Jenard Gross

Darlene Guidry

Alison Hall

David Hargrove

Larry Hill

Hap Hunnicutt

Stacy Hunt

David Jones

Mel Kieke

Mike Koch

Dick LaMarche

Cesar Lima

Bruce McClenny

Tim Myers

P David Onanian

Jackie Rhone

John Ridgway

Kim Small

Eileen Subinsky

Steve Sweet

Kirk Tate

Suan Tinsley

H J Tollett, Jr.

Pat Tollett

Vic Vacek, Jr.

Beth Van Winkle

Tony Whitaker

Jerry Winograd

ADVISORY

DIRECTORS

Jeff Blevins

Karen Briggs Gwin

Emily Frost

Israel Garza

Pam Higdon

Sara Hinson

Jacob Kunath

Stacy Lastovica

Laura Lestus

Beth Levine

Cari Luetge

Kathy Motis

Carlos Neto

Arely Pena

Ryan Raser

Ruth Reyes

Jake Slosburg

NIKKI SEKUNDA, CAS Secretary The Liberty Group

DEBRA KNIGHT, CAS Treasurer Comm-Fit

GINA ERWIN Immediate Past President

GENERAL COUNSEL

EMERITUS

Joe Bax

HONORARY

LIFE MEMBERS

Claude Arnold

Kenn Brown

Tina Cavaco

Terri Clifton

Kevin Fenn

Diane Gilbert

Anita Harrison

Dwayne Henson

Mike Koch

Merry Mount

Monette Reynolds

Sherry Stevenson

Kirk Tate

Suan Tinsley

Sonny Unverzagt

Del Walmsley

Nancé Wells

H.P. Paul Young

Jeanne Marie Zublin Dicks

PATRON MEMBERS

1968

Century A/C Supply

1978

Houston Planned Energy Systems

1982

Cotton Commercial USA Inc.

1984

AAA Plumbers

1985

Gemstar Construction Development

1986

Craven Carpet

1987

Dixie Interiors

1993

Hire Priority Staffing & Executive Search

1994

Camp Facility Services

1997

Apartments.com

1999

FSI Construction Inc.

2006

Lowe’s Pro Supply

JOSEPH RODRIGUEZ, CAS Immediate Past President Ameritex Movers

PRODUCT SERVICE COUNCIL MEMBERS

Grant Almquist, CAS, Texas Apartment Pool Services

Susan Alvarado, CAS, Chadwell Supply

Chris Bell, CAS, Century A/C Supply

Marivel Bownds, CAS, Chadwell Supply

Tammy Broadway, CAS, American Fire Systems

Carina Bryars, Valet Living

Shaun Callaway, CAS, Earthworks

Brandon Coleman, CAS, Chadwell Supply

Neal Conant, CAS, Gemstar Construction

Sean Cunningham, CAS, Impact Property Solutions

Deborah DeRouen, CAS, Clutch City Consulting

Giovanna Gone, CAS, Century A/C Supply

Dan James, CAS, Redevelopment Services

Debra Knight, CAS, Comm-Fit

Stephanie Krop, CAS, Emeritus, Poolsure

Liz Levins, CAS Emeritus, Gemstar Construction

Jim Martensen, CAS, Epic Multifamily Construction

Tracey Moore, CAS, Flooring Warehouse

Karen Nelsen, CAS, ALN Apartment Data

Arely Pena, CAS, The Liberty Group

Joseph Rodriguez, CAS, Ameritex Movers

Nikki Sekunda, CAS, The Liberty Group

Xochitl Sheffield, Church Foundation & Pool Services

Blaise Spitaleri, CAS, Rasa Floors

Ryan Weis, Crestmark Construction Services

ABODE

DECEMBER 2025 I VOLUME 48, 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

ADVERTISING

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

CONTRIBUTING STAFF

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

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

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

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

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

Events and Meetings Director KASAUNDRA WRIGHT kwright@haaonline.org

Director of Resident Relations MATILDE LUNA mluna@haaonline.org

Director of IT WILL ALFARO walfaro@haaonline.org

Government Affairs Manager ALEX CHADWELL achadwell@haaonline.org

Strategic Outreach Manager MORGAN WATERMAN mwaterman@haaonline.org

Education and Events Manager BIANCA REYNA breyna@haaonline.org

Member Services Manager JAKKI POSADA jposada@haaonline.org

PRINTER TGI PRINTED www.tgiprinted.com

HOUSTON APARTMENT ASSOCIATION COMMITTEES

COMMITTEE CHAIR

Executive Shelley Watson

Nominating Gina Erwin

Fair Housing Howard Bookstaff

Ethics Michelle Pawelek

Finance Gary Blumberg

Past Presidents Council John Boriack

Legislative Ryan Terrell

Political Action Stacy Hunt

Golf Starla Turnbo

Century Club Debra Knight

Education Advisory Lindsay Torres-Smith

Michelle Bridges

Independent Rental

Owners Connection Alan Yu

NEXT Young Professionals Emily Frost

STAFF ADVISOR

Casey Morgan

Alex Chadwell

Lauren Ragin

Lauren Ragin Arely Pena

Leadership Development Kyle Brown

Community Outreach Melissa Friend

Product Service Council Deborah DeRouen

Expo Exhibitor Blaise Spitaleri

Amanda Sherbondy

Randa Dick

Membership Brandon Coleman Randa Dick Karen Hefner

Ambassador ONE Society Karen Nelsen

Resident Relations A Jessica Wheeler

Resident Relations B Karah Carrillo

Resident Relations Appeals Darlene Guidry

HAF Chili Fundraiser Neal Conant

Randa Dick

Matti Luna

Kasaundra Wright Ryan Weis

Honors Property Awards Beth Levine

Kasaundra Wright Ruha Vohra

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 2025, VOLUME 48, 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 © 2025 by HAA.

Periodicals Postage Paid at Houston, Texas.

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

EXECUTIVE SUPPLIER MEMBERS

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

1-Tom Plumber Houston

2020 Exhibits

3BeeGuys Bee Removal

A+ Aquatic Services

A1 Property Construction

AAA Staffing Ltd

Achilles Security Services LLC

ACT Security Group

Action Towing Inc

Action Window Coverings Inc

Adobe Floors Inc

Adventure Playground Systems Inc

Advocate Construction Inc

Affinity Waste Solutions

Air Express Construction and Plumbing

ALD Outdoors

Alexander-Rose Associates Inc

All American Mailboxes of Houston Inc

All Power Solutions

ALN Apartment Data

Ambassador Services LLC

American Builders Group LLC

American Fire Systems Inc

Apartments Services Group

Apex Multifamily

AppFolio

ARC Glass LLC

ARR Commercial Services

& Sheet Metal

Artisent Floors

ASAP Personnel Inc

Asurety Dryer Vent & Fireplace Inspections

Audio Images International Inc

B&G Construction

Bar-B-Clean Southwest Houston

Beacon Restoration Services

Belfor Property Restoration

Bend Construction

Bettencourt Tax Advisors LLC

Beyond Blue Pools

BGE Inc/aka Brown & Gay Engineers Inc

Binswanger Glass

BioClean

BioTechs Crime & Trauma Scene Cleaning

Blue Marlin Maintenance Air Conditioning and Renovation

Blue Stream Fiber

BluSky Restoration Contractors

Brady Chapman Holland & Assoc

Brazos Commercial Roofing

Brown & Brown Insurance

Services Inc

BSI

ByteTime Computing Inc

Cabinet Door Usa

Cameras Onsite LLC

Capital Disaster Solutions

Catalyst Construction

Centex Construction

CEP Construction Services LLC

Chadwell Supply

Chesapeake Finishing

Childress Electric

ClaimsMate Adjusters

Classic Same Day Blinds

Code Red Security Systems PLLC

Commercial Fire Protection

Compactor Rentals of America

Contractors Inc

Core Distributing

Corey Construction Commercial & Multi-Family Roofing

CORT Furniture Rental

CoverAll Pests

CRE Business Solutions LLC

Crisis Care

Crossroads Insurance Recovery

Advocates

Crowned Eagle Construction

CSC Serviceworks-

Appliance Warehouse

Cypress Landscaping & Irrigation Inc

DeNyse Companies

Designs by Holmes

Diamond Services LLC

DNM Contracting Inc

DoodyCalls

Double Oak Erosion

Dry Force Corp

DVF Company

ECC Exteriors

Eco-Blade

EDT Construction Services

EHEAT

Elite Roofing LLC

Emersyn Electrical Services LLC

Empire Fire and Safety

Encore Services TX

EnviroSmart Multifamily

Pest Solutions

Epic Multifamily Construction

EPremium Insurance Agency

Exo Edge

Exterior Inspections

Ezee Fiber

Fantastic Floors

Featherston Sign Partners, LLC

Fiat Construction LLC

Fire Ant Professionals

Fire Reconstruction Inc

Flavor Finish Resurfacing

FlipLok

Floor Merchant

Foundation Check Inc

Frontier Waste Solutions

FSD Protection

fun abounds

Gambit Construction

GM Cleaning Service Pro LLC

GMR Electrical

Go Painting of N. Houston

Go-Staff Inc

Golden Armor Security and Investigations LLC

GQ Landscaping

Grace Painting and Remodeling

Great American Business Products

Greater Houston Pool Management

Green City Security LLC

Green Garbology

Green Leaf Pro

Green Pride Landscaping

Greenlogic

Grindstone General Contracting

GSR Construction Group

H&R Operator Services Inc

Hallmark Hardwoods

Hamilton-Steele Outdoor Accents

Hive Technology

Hoover Slovacek LLP

Houston Cleaning Crew LLC

Houston Furniture Rental

Houston Granite Marble Center

Houston Home and Patio

Houston Roofing & Construction LLC

Houston Strong Roofing Company

Hut Services LLC

Hybrilux LLC

Ideal Parking Management

Infinity Power Partners

Innovative Environments

Innovative Recovery

Insurica

Interior Logic Group -

Property Services

J G Amador Construction

J National Contractors

J Turner Research

Johnstone Supply

JOR Construction & Property

Investments LLC

Junk Shot and Doorstep Details of Houston

Landing 7485

Lanyard Construction Services

Laser Answering Service LLC

Leah McVeigh Design

and Consulting

Lee & Barrier Builders LLC

Lift-Texas Construction

Lincoln Jacob Construction

Lithotech Printed Products/ Forms Center

Lopez Carpet Care & Painting

LP Building Solutions

Major Piles

Matrix Construction Services

Minol USA

Mueller Water Conditioning Inc

Multifamily Access Control

Nailed It Roofing Pros

Nationwide Energy Partners

NEI General Contracting

Nelson Painting and Construction LLC

New Generation Home Pro Inc

Norman Roofing and Construction

Northwest Construction Group

Optima General Contractor LLC

Pace Mechanical Services LLC

Parking Management Company/ PMC Towing

ParkingPass

Partners

Pasadena Insurance Agency Inc

Paul Davis Restoration of Greater Houston

Penco Access Control LLC dba

Penco Gate and Fence

Platinum Pool and Spa LLC

PooPrints

Power Services of Texas

Precision Appliance Leasing

Premier Protective Security

Premium Improvements

Pro-Shield Commercial Roofing LLC

Pro-Tex Contracting Group LLC

Professional Resurface LLC

Properteese

Property Guardians LLC

Pura Flo Corporation

Quality Construction Concepts

Quick Protection Inc

Qwikkit

R&L Global Inc

R3BUILD Construction Services LLC

R4 Solutions

RAM Construction

Ram Jack Foundation Solutions

Real Floors Inc

Redevelopment Services

Redux Construction

Reliable Roofing of Texas Inc

Reliant

RENCON LLC

Renova Appliance Center LTD

Renova One

REVS (Refuel Electric

Vehicle Solutions)

Richmond & Associates

Landscaping-Houston, LTD

Riverway Title

Robles Roofing & More LLC

Roe General Contractors

Roof Top Innovations

Rose Paving

Roto-Rooter Services Co

Royalty Landscape

SafeRent Solutions

SEAL Security Solutions LLC

Secure Insurance

ServiceMaster Recovery

Management

Servpro Friendswood Pearland

Sherwin Williams

Sign-Ups & Banners

Signal of Houston

Southern Star Building LLC

Southwest A/C Supply, Inc

Spartan Fire Protection

Spire Roofing Solutions

SSC Glass LLC

Stealth Renovations

Steward Trash Valet Service

Stormwater Professionals Group

Strata Roofing and Construction LLC

Strickland Law Firm PLLC

STX Roofing

Superscapes Landscape and Irrigation

Surface Experts

Surface Experts of Katy/ West Houston

Swain & Baldwin Insurance & Risk Management

Tejas Softwash

Tex-Air Filters

Texan Landscaping Rivera

Texas Apartment Pool Services

Texas Concrete Professional Company

Texas GroundWorks Management

Texas Pressure Washing

Texas Southwest Floors Inc

Texas Window Cleaning Co Inc

Texstar Construction LLC

TextByChoice

The Apartments Concierge

The Katy Plumbing Company

The Legends Group LLC

The Liberty Group

The Window Source of Houston

Tidal Electrical Services Inc

Tillman Roofing Inc

Top Choice Roofing & Restoration GC

Tower Steel Services

Trash Butler

Trash Concierge Houston

Tree Care USA LLC

Tri County Specialties LLC

TurboPass

Two Brothers Foundation Repair

Two Dots

United Protective Services

Urban Design Constructors

Urban Outreach, Inc

Urban Value Corner Store

Valet Living

Webb Pest Control

Westpark Communications

Whitman's Contracting and Roofing

Woodforest Acceptance Solutions

XTRM Restoration

XXL Construction Inc

Yellowstone Landscape

Letter

AS I CLOSE OUT MY TERM AS PRESIDENT OF THE HOUSTON APARTMENT ASSOCIATION, I FIND MYSELF REFLECTING ON WHAT AN INCREDIBLE YEAR THIS HAS BEEN.

Serving this amazing organization — and all of you — has been one of the greatest honors of my career. Together, we’ve laughed, celebrated, supported one another, and made an impact that I will always be proud of.

A Party with a Purpose

One of the most memorable moments of the year was our HAA Installation Gala, where we hosted our first-ever live auction — and wow, did our members show up!

Together, we raised $38,000 for Entryway Houston, turning a great evening into something truly meaningful. We auctioned off one-of-a-kind experiences — from happy hours with HAA Officers and VPs to golf outings with Past President Gina Erwin and Incoming 2026 President Ryan Terrell. It was truly a party with a purpose, and it reminded me once again how generous and community-minded our members are.

HAA Honors 2.0

We also put a new spin on one of our most beloved events — the HAA Honors Awards. This year, we introduced HAA Honors 2.0, bringing in professional emcee Joel Zeff to lead the evening. Joel’s energy, humor, and audience engagement kept the crowd entertained and the program moving seamlessly. For the first time in a long time, we even finished ahead of schedule — leaving more time for networking, laughter, and celebration. It was the perfect example of how a small change can breathe new life into a longstanding tradition.

Investing in Our Future

Another highlight was our partnership with Reliant, whose generous donation helped us upgrade the HAA Executive Conference Room with new technology and modernize the HAA Learning Computer Lab. These updates will support the continued growth of our association’s programs and make our spaces even more welcoming and functional for members and staff. It’s an investment that will serve HAA well into the future.

Giving Back to an Industry I Love

Throughout my presidency, one of my guiding motivations was the desire to give back to an industry that has given me so much. The apartment industry has been an incredibly rewarding and fulfilling career for me over the years — filled with lifelong friendships, growth, and purpose. Being able to serve and contribute through HAA felt like a meaningful way to honor all that this profession has brought into my life.

Giving Back to the Community

Every three years, HAA makes a commitment to our HAA “Chosen Charities,” and this year, I want to acknowledge Entryway and the YMCA for their partnerships and welcome a new member to the group for 2026, Avenue 360. See our profiles of these worthy causes starting on Page 38.

With Heartfelt Gratitude

I can’t close this letter without extending a very special thank you to the HAA staff. You make it all look easy — though I know it’s not. Your dedication, creativity, and hard work are what make this association such a success. Every event, every initiative, every achievement — it all comes together because of your efforts behind the scenes. Thank you for making this such a rewarding year to serve.

I also want to extend a sincere thank you to our 2025 Product Service Council President Deborah DeRouen and the PSC for their support of both myself and the multifamily industry at large. We could not provide our membership with the events, education and industry updates, including this magazine, without the financial and volunteer commitments made by our supplier members. Thank you, Deborah, for leading the way for our suppliers this year.

And finally, I want to extend a sincere thank you to my Morgan Group family for their encouragement and support throughout this journey. Your flexibility, understanding, and enthusiasm made it possible for me to give my best to HAA while continuing the work we’re so proud of at Morgan. I am deeply grateful to be part of such an incredible team.

As I pass the gavel, I do so with immense pride in what we’ve accomplished together and confidence in the bright future ahead for HAA. Thank you for trusting me with this role, for showing up with enthusiasm and heart, and for reminding me why this industry — and this association — are so special.

“Bloom where you are planted.” ��

With appreciation and love,

Shelley Watson 2025 President Houston Apartment Association

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

Houston Planned Energy Systems HAA Member since 1978

Cotton Commercial USA Inc. HAA Member since 1982

Hire Priority Staffing & Executive Search HAA Member since 1993

Lowe’s Pro Supply HAA Member since 2006

Craven Carpet HAA Member since 1986

Camp Facilty Services HAA Member since 1994

This Month's Exclusive Supplier Member

Member since 1997

Gemstar Construction Development Inc. HAA Member since 1985

AAA Plumbers HAA Member since 1984

FSI Construction Inc. HAA Member since 1999

Dixie Interiors HAA Member since 1987

Century A/C Supply HAA Member since 1968

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

TO BE CONTINUED

Ending 2025 with a closer look at city, county and state level issues and elections with more to come.

AS WE HAVE discussed in previous legislative updates, Councilwoman Plummer’s apartment inspection ordinance has been a hot topic in 2025. HAA’s work continued on this proposed ordinance in October and November and there will be future developments to update the membership in January’s edition.

Meanwhile, the political landscape at both the city, county, and state level are beginning to take shape. Houston City Council At-Large #4 race is headed to a runoff and filing for County and State offices set to close on December 8th.

HAA has already made several endorsements in state races for Trent Ashby (SD 3) and Dennis Paul (SD 11) and the HAA PAC will be interviewing more in coming months and is likely to make additional endorsements.

Continued work on the Plummer Inspection Ordinance

In late October and early November, the apartment inspection proposal returned to Houston City Council. It was placed on the agenda by Councilwoman Letitia Plummer, and three other council members.

VP of Government Affairs Ben McPhaul attended an evening session of public testimony and provided remarks outlining HAA opposition to the ordinance. HAA asked that the proposal be referred back to a committee or the administration so that we could continue to work to improve the ordinance. The item was ultimately not voted on the following day. Instead, the item was then tagged by its author which delayed a vote on the item to the following week.

At the following week’s session, CEO Casey Morgan testified and echoed our concerns, again making a compelling case why this proposal needed more time to be reviewed.

Councilmember Plummer called the item for a vote, at which point the City Attorney intervened saying that the item

must receive a “vote, to bring it to a vote.”

The vote to allow Council to ultimately vote on the proposed ordinance failed 9-7. A motion was then made to refer the item back to the Administration which passed by unanimous vote.

Some form of this item is set to be brought back before City Council on December 10.

At Large #4 Runoff

HAA’s endorsed candidate, Dwight Boykins , made the runoff, finishing in second place behind Alejandra Salinas. HAA interviewed both candidates in August and voted to endorse Boykins over Salinas, in large part because HAA had previously enjoyed a solid working relationship with Councilmember Boykins. The runoff election will take place December 13.

Candidate Filing/Interviews

HAA has been and will continue to monitor candidate filings ahead of the December 8 deadline to file to run for office. We will interview and make recommendations on candidates for the March primaries later this year and early next. We heard from Brad Bailey (HD 15) and Brett Ligon (SD4) at the PAC steering committee lunch in November, and it is likely we will make

recommendations to endorse in these races.

On December 16 at our PAC luncheon, we will interview candidates in two Harris County State House races, HD 127 and 129.

Houston Apartment Recycling Pilot Program

HAA has been working closely with Councilmember Abbie Kamin’s office on a recycling pilot program they launched earlier this year. Councilmember Kamin has been championing recycling for many years and asked for HAA’s help to identify properties willing to participate in this 1-year pilot program. The program is currently underway with an initial six properties and they are hoping to bring on six more starting in Q1 of 2026. Houston Public Works, in conjunction with Councilmember Kamin’s office, will be hosting webinars that will be available to our members who are interested in learning more about the program.

For legislative concerns, 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 bmcphaul@haaonline.org.

Texas House District 127 - Kelly Peterson and Stan Stanart

Texas House District 129 - Scott Bowen and Bob Mitchell

2025 IS ALMOST OVER!

Happy Holidays, it’s

party time!

A holiday song by Howard M. Bookstaff, HAA General Counsel, sung to the tune of “Frosty the Snowman.”

Dusty the Legend

Was a manager you see

With an award-winning property

And so proud of it was he.

Dusty the Legend

He was very sad they say

Holidays are time

For others to shine

Residents, they want to play.

They did not like Dusty’s way

When he had to make his rule

For when they chose not to comply

They made Dusty lose his cool.

Dusty the Legend

Was only human you see

There are those that say

He could laugh and play

Just the same as you and me.

Dusty the Legend

saw traffic, trouble and crime

So he said let’s go

And told others no

When he knew it was the time.

Went to the units

With a notice in his hand

Offenders were there

All around the square

Saying catch me if you can.

He wanted to take them to court

Conduct comes at a cost

Or traffic, trouble and crime would win

If so, all would be lost.

Dusty the Legend

Had to hurry on his way

But he made his mark

And many would say

Became a legend on that day.

Thumpity thump thump

Look at Dusty go!

IT’S THAT TIME OF YEAR! EVERYONE SEEMS TO BE EXCITED. GOOD TIMES FOR ALL … EXCEPT THE PROPERTY MANAGER!

There are so many things to love about the holidays. Time off from work. Family and friends come to visit. Gifts and treats for all!

Yes indeed, holidays are great … unless you are the property manager! Your cup of joy always seems half empty. Residents have parties; you get noise complaints and conduct issues. When others have gifts and packages delivered, you see the potential for hazards and crime. When families and friends come to visit, you see traffic issues.

Let’s discuss some of the issues that may concern you around the holidays and how you might navigate these troubled times.

Resident Parties

You know residents will have a number of guests and an excessive amount of noise and traffic emanate from and around their units. You wonder, “How can I control the fun?”

Pursuant to the standard lease, there are a number of provisions that might come in handy when combatting your partying residents:

• General Conduct: Paragraph 11 provides that the resident agrees that any acts of unlawful, discourteous or |unreasonable communication or conduct is a breach of the lease.

• Prohibited Conduct: Section 11.1 prohibits:

- behaving in a loud, obnoxious or dangerous manner;

- disturbing or threatening the rights, comfort, health, safety, or convenience of others;

- disrupting the owner’s business operations.

• Community policies:

- if you have any community policies that may be impacted by a resident’s partying conduct, section 10 provides that community policies become part of the lease and must be followed.

Of course, once the party is over and the conduct has already occurred, it’s too late to prevent the offending conduct. It may be beneficial to send letters to your residents warning them in advance that,

while you want everyone to have a good time during the holidays, there are certain limitations on conduct that could present problems for neighbors. You could warn residents that abusive or unreasonably obnoxious conduct will not be tolerated and that you intend to enforce your obligations under the lease.

Holiday Decorations

A number of issues may arise as a result of holiday decorations. One resident’s beautiful and meaningful decorations are another resident’s unsightly, bright, loud and cluttered mess.

If you allow decorations that are lit, but do not have any rules regarding the hours that the decorations can glow, you may run into problems from residents claiming that the lights shine in their units, causing a disturbance.

Disturbances may also occur if holiday decorations have sound capabilities and create excessive noise. Flammable holiday decorations cluttered in a closed-in area such as a balcony or patio could create a fire hazard and be a potential safety issue for the entire property.

Disturbing decorations aren’t the only is-

sues you may see. Anytime you adopt a rule that could be offensive to any resident, you might be subject to a fair housing complaint.

If your enforcement of a rule is deemed unfair, a fair housing complaint could also arise. If you have a decoration contest, you run the risk of offending persons who do not celebrate the holidays. Even a lighting contest can turn into a fair housing issue. If you have a contest, be careful to label it as a “Holiday” contest not a “Christmas” contest. If you don’t mind the risk, encourage all residents to participate in any contest, not just those who may celebrate a holiday during the last week of December.

You may want to adopt special decoration rules for the holidays. If you use the standard lease, pursuant to Section 10, you can make changes to your community policies and those changes can become effective immediately if the community policies are distributed and applicable to all units in the community and do not change the dollar amounts owed under the lease.

If you are allowing decorative arrangements on patios and balconies during the holidays that are not allowed during the rest of the year, you can adopt rules that apply on

a temporary basis. Pursuant to the lease, you would need to distribute a copy of the rules to all units, and the rules would have to be applied property wide.

Traffic

There are a number of issues that you may face regarding parking problems during the holidays. Family, friends and delivery trucks may all contribute to the problem. Some people stay for an extended period of time and need a place to park.

The Texas Property Code provides that if an owner changes the vehicle or towing parking rules or policies during the term of the lease, the owner must provide written notice of the change to the residents before the residents are required to comply with the rule or policy change.

If a rule or policy change is made during the term of the lease, the change must apply to all residents and must be based on necessity, safety or security of residents, reasonable requirements for construction on the premises or respect for other residents’ parking rights. Alternatively, the change could be adopted with the residents’ written consent.

/ See Law, Page 18

MESSY MOVE OUT

Management doesn’t charge a resident with heavy cleaning fees.

A

RESIDENT FILED a complaint with HAA to receive a full refund on her security deposit. Upon move out, the resident’s final account statement represented these charges: $21.10 for one day of rent, utilities that totaled $404.67, a carpet cleaning charge of $70 and a blind replacement of $130.77. According to the resident, she paid her utility bill each month and felt that she should not owe any utilities. Management responded to HAA and that response was forwarded to the resident. According to management, the resident left the apartment home in disarray, including significant damage to the bathroom countertops. Management did not charge the resident for cleaning nor the resurfacing of the countertops. Management felt the resident was charged accordingly. Enclosed were copies of the lease,

application, move-in and move-out condition forms, notice to vacate and final account balance. Pictures were also provided.

According to the invoices provided by management, the apartment community replaced the carpet. In an attempt to go easy on the resident, instead of charging the resident for the carpet replacement, management charged the resident with a carpet cleaning.

The committee decided in favor of management with an adjustment. Despite management’s good intentions, the committee removed the carpet cleaning charge of $70 because there was no invoice to support that charge. After the adjustment was made and the security deposit was applied, the resident owes the property $60.77.

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, we appreciate 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 property owner, the decision is final.

If you are a manager with a resident relations issue, call HAA at 713-595-0300 for direct assistance. Renters can be referred to HAA 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.

Texas Apartment Association Fall Board Meeting

Tuesday, October 21 through Thursday, October 23

Photos from HAA Staff, TAA and Mark Hiebert

TAA’s Fall Board of Directors meeting was held in San Antonio. TAA recognized Jackie Rhone and Clay Hicks for their years of commitment and impact as they conclude their service on the TAA Executive Committee. The 2026 TAA Executive Committee and the 2026 Texas Suppliers Council Officers were announced and installed and included Houston representatives: Secretary Christy Rodriguez, Judwin Properties; Second Year Vice President at Large Stephanie Graves, Q10 Property Advisors; First Year Vice President at Large Gina Erwin, GWR Management; TAA’s 2026 Texas Suppliers Council Officers Chair Gerald Tungol, CasaPerks; and ChairElect David Lindley, Gambit Construction. Also recognized were TAA’s 2025 MVP Award Winners SB 38 Testimony

Volunteer Stephanie Graves, Q10 Property Advisors, and 2025

NextGen Committee Leadership Mat Tilley, Ally Waste, along with Lyceum Graduates Valerie Lacy, Cushman & Wakefield; David Lindley, Gambit Construction; Gerald Tungol, Casa Perks; and Richard Wall, Westdale Asset Management.

Brunch Bubbles

Law, continued from Page 12

The change may not be effective before the 14th day after the date notice of the change was delivered to the resident unless the change is the result of a construction or utility emergency.

Keep in mind that, while you are allowed to tow vehicles in certain situations, any tow must be done in compliance with the Texas Towing and Booting Act. Although there are multiple circumstances under which you would have the right to tow, the most common approach is to post signage that is in compliance with the towing law. Signage can be posted to restrict the entire lot, certain areas of the lot or certain individual spaces.

People get upset when you tow their vehicle! Be careful before towing, especially during the holidays.

Crime

With residents out of school or work during the holidays, there may be more people on your property during all hours of the day and night. More packages are delivered. This means potential victims of crime as well as

more opportunities for people to get into trouble. People often have valuables on hand during the holidays, which may also lead to issues.

Depending upon your resources, you may want to talk to police personnel to provide residents with security tips for the holidays. Although these tips may be useful during any time of the year, due to the special circumstances of the holidays, police may have valuable information that can be shared with your residents. This also would confirm your position with respect to security issues. Remember, you are the messenger when it comes to security issues, not the provider of security-related services.

The holidays can be stressful for a lot of reasons. In the apartment industry, stress for management and ownership is directly related to the various resident activities during the holidays. To avoid these issues, you may want to plan ahead.

Good luck and happy holidays!

State of the Industry

Featured Guest Speakers Dr. Mark G. Dotzour,

real estate economist who served as Chief Economist of the Real Estate Center at Texas A&M University for 18 years and has given over 1,800 presentations on the economic outlooks for commercial real estate, including multi-family residential, and economic trends in job growth, interest rates and inflation.

Holly Heard serves as the Senior Vice President of Research at the greater Houston Partnership and brings more than two decades of experience in data strategy and analysis. Prior to joining the Partnership, Holly served as the Vice President of Data and Analytics for Texas 2036 and served in several key roles at the Houston Education Research Consortium (HERC) at Rice University. TUESDAY, FEBRUARY 10

Start your day networking with the Business Exchange

Then join us for lunch and the latest industry and market news during the State of the Industry Luncheon

Location and Schedule: Omni Houston Hotel

4 Riverway Dr, Houston, TX 77056

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

Registration Options: Supplier Business Exchange + State of the Industry Luncheon: $425 Management or Supplier Member State of the Industry Luncheon Only: $125 Executive Management Professional Business Exchange + State of the Industry Luncheon: $95

State of the Industry Luncheon Sponsors: Brandt Electrical, A/C, and Roofing Services and Chadwell Supply Winter Business Exchange Sponsors: Blue Stream Fiber and Hire Priority Staffing & Executive Search

DECEMBER

1-5

CAPS: Certified Apartment

Portfolio Supervisor Course

December 1–5

Enhances the skills of the apartment portfolio supervisor, resulting in better supervised and more profitable rental properties with improved owner relations.

Sponsored by ALN Apartment Data, Century A/C Supply, Chadwell Supply, GoPainting of N Houston and Servpro Team Shaw

New Supplier Member Orientation

Wednesday, December 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.

DECEMBER

4

HAA Food Drive Repack

Thursday, December 4

3 p.m.

The HAA Community Outreach Committee will sort and repack food donations to deliver to the Houston Food Bank. Contact asherbondy@haaonline.org for details.

NEXT Holiday Social –

Tacky Winter Formal

Thursday, December 4

6 p.m. to 9 p.m.

Giant Texas Distillers 5610 Clinton Dr

Dress in your tackiest formal wear for a chance to be crowned as Winter Formal royalty. This niche group within HAA is dedicated to the networking and professional development needs of HAA members aged 39 and under. See Page 17 for more.

Sponsored by BluSky Restoration and Texas Pride Disposal

Harris County JP and Constables

Holiday Luncheon

Friday, December 5

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

For more information, contact govaffairs@haaonline.org.

DECEMBER

9

It’s the Law Breakfast

Tuesday, December 9

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

Start your day the legal way! Join HAA's Legal Counsel, Howard Bookstaff, for breakfast and a legal discussion.

Sponsored by BluSky Restoration and New Creations

11

Go-Getter Holiday Meet & Greet

Thursday, December 11

4 p.m. to 6 p.m.

Cottonwood

Join the Go-Getters and new members for the final Meet & Greet of the year and find out who wins the recruiting grand prize!

Sponsored by Best Plumbing and Redevelopment Services

DECEMBER

12

ACES Holiday Brunch

Friday, December 12

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

ACES (Apartment Community Executives and Supervisors) is an exclusive special interest group at HAA for management executives. Join us for our annual ACES Holiday Brunch and Shopping event! Celebrate the holiday season with brunch and shopping with a festive group of local vendors. Enjoy brunch cocktails and a three-course menu as you shop for gifts for you and your loved ones. Attendance for this event is open to property supervisors, executives, and program sponsors only.

Sponsored by Apartments.com and Valet Living

HAA PAC Luncheon

Tuesday, December 16

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

For details, contact govaffairs@haaonline.org.

JANUARY

7

New Supplier Orientation

Wednesday, January 7

10 a.m. to 11 a.m.

Via Zoom

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

Ambassador ONE Society

Wednesday, January 7

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

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

Harris County Civil Court at Law Lunch

Thursday, January 8

11 a.m. to 1 p.m.

Contact govaffairs@haaonline.org for more information.

JANUARY

13

HAA PAC Luncheon

Tuesday, December 13

11 a.m. to 1:30 p.m. For details, contact govaffairs@haaonline.org. Sponsored by Platinum Pools

Resident Relations Committee A

Wednesday, January 14

2 p.m.

Closed committee meeting Via Zoom

HAA Open House

Thursday, January 15

3 p.m. to 5 p.m.

Email members@haaonline.org for details.

HAA Offices Closed Monday, January 19 In Observance of Martin Luther King Jr. Day.

JANUARY

20-21

Leasing 101

Tueday, January 20 through Wedneday, January 21

8:30 a.m. to 4 p.m. on Tuesday and 8:30 a.m. to Noon on Wednesday From Fair Housing and the TAA lease paperwork, to today’s terminology and techniques, the industry’s most seasoned and dynamic instructors are on hand to educate students on the boundless potential that awaits those who choose the apartment management industry as their career.

21

Avenues: Main St. 1

Wednesday, January 21

8:30 a.m. to Noon

The HAA Avenues series begins for 2026 with nationally-acclaimed speakers in the industry with learning sessions for every level of multifamily professional. Members may enroll in an annual subscription for properties and individuals. See Page 23 for details.

JANUARY

23

Featured Event

2026 HAA Installation Gala presented by Camp Facility Services

Friday, January 23

The Post Oak Hotel

6 p.m. to 10 p.m.

Yee Haw! The Houston Apartment Association and 2026 HAA

President Ryan Terrell cordially invite you to join us for a celebratory evening in your 'Boots & Bowties'! See Page 15 for more details.

Presenting Sponsor

Camp Facility Services

Premier Sponsors

Chadwell Supply, Reliant, Texas

Apartment Pool Services and Tidal Electrical Services

27

Redbook Seminar

Tuesday, January 27

Sharpen your knowledge of your legal rights and responsibilities as a rental housing owner or manager. Register at www.haaonline.org/events

2026 HAA EVENT CALENDAR FOR THE GENERAL MEMBERSHIP

MARK YOUR CALENDARS for these fabulous networking and professional development events in 2026. 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 15

#HAAOpenHouse Free for all members

Gala presented by Camp Facility Services –January 23 at the Post Oak Hotel #HAAGala

Redbook Seminar – January 27 at HAA’s HAF Education Center #HAAREDBOOK

Sponsorship Auction – January 29 #HAAAuction Free for supplier members

FEBRUARY

State of the Industry Luncheon and Winter Business Exchange – February 10 at the Omni Hotel #HAASOI

Redbook Seminar – February 17 at HAA’s HAF Education Center #HAAREDBOOK

Redbook SeminarMontgomery County – February 24 at The Woodlands Country Club

#HAAREDBOOKMOCO

MARCH

Go-Getter Meet & Greet – March 5 at Cottonwood Free for all new members and recruiters #HAAGOGETTERS

Sand Volleyball Tournament – March 13 at District 249 #HAAVBall

Redbook SeminarFort Bend County – March 18

Location TBA

#HAAREDBOOKFBCO

APRIL

HAA Education Conference & Expo – April 1 at NRG Center #HAAExpo

Annual Ambassador Crawfish Boil – April 8

Location TBA HAA Adopted Charity fundraiser

Redbook SeminarFort Bend County – April 28 Location TBA #HAAREDBOOKBRAZOCO

Maintenance Mania – TBA

Location TBA

#HAAMAINTAPPREC

MAY

Sports Challenge – May 1

Location TBA #HAAAllStars

Spring HAA Political Action Committee

Fundraiser: Top Golf – May 14 at Top Golf Katy #HAAPAC

JUNE

Community Outreach Blood Drive – June 4 at HAA #HAABloodDrive

Honors Awards – June 11 at Hilton Americas #HAAHonors

Sponsorship Auction – June 24 #HAAAuction Free for supplier members

JULY

Go-Getter Meet & Greet – July 9 at Cottonwood Free for all new members and recruiters #HAAGOGETTERS

Bowling Tournament – July 10 at Copperfield Bowl #HAABowl

AUGUST

Summer Business Exchange –August 13 at West Houston Institute #HAABizX

Maintenance Appreciation – TBA Location TBA #HAAMAINTAPPREC

SEPTEMBER

40 Under 40 – September 10 at Haywire #HAA40UNDER40

Go-Getter Meet & Greet – September 17 at Cottonwood Free for all new members and recruiters #HAAGOGETTERS

Fall HAA Political Action Committee Fundraiser: Dinerstein Memorial Golf Tournament – TBA Location TBA #HAAGolf

OCTOBER

Chili Fest – October 24 at Humble Civic Center Arena #HAAChili

NOVEMBER

Industry Achievement Luncheon and Annual Meeting – TBA Location TBA #HAAAchievements

DECEMBER

Go-Getter Meet & Greet – December 10 at Cottonwood Free for all new members and recruiters HAAGOGETTERS

www.haaonline.org/events

Discover the Ultimate Roadmap to Success with new speakers for 2026

What is Avenues?

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

How can I attend?

We offer two subscription options:

• Annual Property Subscription

• based on the number of units.

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

What does this get me?

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

Pricing:

Annual Property Subscription:

• Less than 200 units: $230

• 200-349 units: $440

• 350-449 units: $550

• 450 units or more: $600

Annual Individual Subscription: Corporate or Supplier Individual: $230

Individual sessions: $70/person

Three (3) CEC credits awarded per session.

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

On the Scene

Photos by MARK HIEBERT, Hiebert Photography

2025 HAF “Board Games & Chili Flames”

Chili Fest

Saturday, October 25

at the Humble Civic Center Arena

Thank you Sponsors:

Over 21 Wristbands

TriArc Construction

Habanero

Earthworks Inc.

Gemstar Construction

Precision Appliance Leasing

Redevelopment Services

Trophies

TiCon Texas Construction

Pie it Forward

AAA Plumbers

Sherwin Williams

Hospitality Booths

BluSky Restoration

Texas Pride Disposal

Valet Living

Hot Sauce Challenge

Core Distributing

TiCon Texas Construction

Little Chilis Area

Precision Appliance Leasing

CSC Appliance Warehouse

Silent Auction

Renova One

Sherwin Williams

Chili-Tizer Stations

Blue Stream Fiber

Frontier Service Group

Floor Decals

AAA Plumbers

American Fire Systems

Ameritex Movers

Apartments.com

BluSky Restoration

Camp Facility Services

Century A/C Supply

Chadwell Supply

Core Distributing

Foundation Specialists

Poolsure

Q10 Property Advisors

Steward Trash Valet

For more photos, visit the photo galleries on the HAA home page at www.haaonline.org.

Goodie Bags

Appliance Warehouse

Century A/C Supply

Chadwell Supply

Core Distributing

Flooring Warehouse

Foundation Specialists

Hire Priority Staffing & Executive Search

Ideal Parking Management

Poolsure

TiCon Texas Construction

Tidal Electrical Services

Valet Living

Chili Winners

1st Place – Pittsburg Paints Co.

2nd Place – Greystar/Camp Facility Services

3rd Place – Judwin Properties/Earthworks

Multiple Booth Winners

1st Place – Judwin Properties/Earthworks

2nd Place – AOG/Gemstar Construction Development

3rd Place – Q10 Property Advisors/Epic Construction/TX Southwest Flooring

Single Booth Winners

1st Place – TriArc Living/TriArc Construction

2nd Place – Better World Properties

3rd Place – Precision Appliance Leasing

Chairman’s Choice Booth Winner

Greystar/Camp Facility Services

Nintendo Switch 2 Raffle Winner

Pete Lopez, HD Supply

On the Scene

For last December’s market report, a crossroad was approaching. Now signs are pointing in the right direction.

ITake a closer look where Houston’s apartment market is headed and why we’re finally seeing signs of improvement.

By CINDI REED, MRI ApartmentData MRI Real Estate Software

n the December 2024 issue of ABODE, Bruce McClenny (now retired and enjoying his best life) examined the local apartment market, focusing on how the surge in new construction and resulting property deliveries would affect performance. He predicted that this influx would lead to flat or even negative average rent growth, especially as job growth returned to more typical levels after several years of dramatic increases. This trend began in 2021, when local rent growth soared to 14% as the region emerged from Covid lockdowns and developers capitalized on low interest rates. The ensuing development boom led to a 50-year high in apartment deliveries during 2023 and 2024. He went on to explain that a crossroad was approaching with a much needed change in direction. He was right!

From my perspective, the past two years have felt like a holding pattern, requiring constant effort just to keep pace as the cycle unfolded. Houston managed these challenges better than other Texas metros but still faced the negative effects of a supply bubble. In this article, I’ll discuss where Houston’s apartment market is headed and why I believe we’re finally seeing signs of improvement.

After several years of turbulence marked by record construction, softened rent growth, and a painful correction cycle, Houston’s multifamily market is showing real signs

of recovery. Occupancy has rebounded to 90%, absorption has doubled deliveries, and the construction pipeline is shrinking fast. Class A lease-ups still rely on concessions, but workforce housing is gaining strength, reversing two years of negative absorption. With job growth returning to long-term averages and new supply projected to fall sharply in 2026, the outlook has shifted from survival to stabilization — setting the stage for the city’s next phase of sustainable rent growth.

Key Indicators

To understand Houston’s apartment trends, it’s essential to monitor several analytical and economic indicators. Each offers unique insights, but together they clarify the industry’s trajectory. The past four years have been turbulent, as shown in Figure A below.

This graph provides a historical overview of occupancy and price across all property classes and floorplan types. The data begins in 2021, an extraordinary year for southern markets, including Houston. Prices started at $1,060 and occupancy at 88.7% as the city emerged from Covid. Within months, occupancy jumped to 91.4% and prices rose 16%, ending the year at $1,191. By June 2022, occupancy began to decline as new supply outpaced demand, bottoming out at 88.1% in March 2024. During this peri-

od, rent growth was modest, with the market just holding on amid unprecedented new unit deliveries.

The third and fourth quarters of 2024 marked a turning point. Houston absorbed exactly what it delivered — about 9,300 units — reversing the market’s downward trajectory.

Absorption in multifamily housing refers to the net increase in occupied units, and job growth is a primary driver. New jobs bring new households seeking rental housing. When job growth is strong, absorption surges; when it slows, absorption declines. Figure B, above, illustrates the relationship between units delivered, units absorbed, and job growth. Houston’s long-term average job growth is about 2.7%. Before Covid, job growth was below this average, then plummeted to -5.8% (a loss of 184,600 jobs) in 2020. The following year was “the year of extremes,” with absorption nearly double deliveries, job growth rebounding to 5.7% (172,200 jobs added), and occupancy spiking to 91.4%. This marked the birth of the supply bubble.

A supply bubble is defined as a period when the amount of new apartment construction and deliveries far exceeds the pace of demand and absorption. In 2022 we had 19,782 units under construction and ended up delivering 16,580. The absorption was low due to the eviction moritorium being lifted, resulting in over 80,000 evictions filed in Harris County that year. In 2023 and 2024, the supply was the big discussion as we had over 25,000 units delivered in back to back years,

all while job growth was going down and returning to look more like the LTA (longterm average). When you have an over supply like we had and shrinking job growth, it results in a decrease in absorption (hence an occupany average of 88.1% in March of 2024 when we bottomed out).

This brings us to the end of the chart and where we are today. The construction pipeline in Houston has been decreasing as a result of developers slowing down on construction starts. Supply has simply been too high while our job growth returns to the LTA. We have absorbed twice what we have delivered as of October 2025. Our occupancy is sitting at 90%, returning Houston to what we call a “Landlord’s market.”

A Deep Dive into Absorption Trends

In the multifamily sector, Class A properties often set the tone for the market. When Class A absorption is strong, Classes B, C, and D typically follow suit. If Class A struggles, the lower classes tend to stagnate as well. As of October 2025, Houston had 7,236 units under construction and delivered 11,652 units yearto-date (Figure C, top right). Notably, Class A accounted for 63% of total absorption, with 14,159 units absorbed, while Classes B, C, and D combined for 8,273 units, bringing the overall total to 22,432.

Looking deeper, Figure D at right highlights the absorption history for Classes B, C, and D, revealing a positive shift in their trajectory. During 2022 and 2023, these classes experi-

enced a combined negative absorption of 13,618 units, largely due to the end of the eviction moratorium and the rise in single family rentals. This negative absorption weighed down Houston’s overall performance, resulting in flat rent growth and declining occupancy, even as Class A absorption remained relatively strong. In 2024, the trend began to reverse, with absorption for Classes B, C, and D still negative but improving (–1,377 units). By September 2025, these classes achieved a much-needed positive absorption of 8,273 units. Despite this progress, there’s still ground to recover to reach 2021 levels. For example, Class B occupancy fell from 94.2% to 92.1%, a loss of 3,109 units; Class C lost 1.3% occupancy, and Class D saw the steepest decline at 4.9%. Historically, Classes C and D have been stable, so this recent volatility is notable. The reversal in absorption is a promising sign for the market.

Market Fundamentals by Class

The table in Figure E is the Greater Houston Class Analysis as of September 30, 2025. This analysis breaks out the overall statistics by classification and shows how each class differs in performance and contributies to the overall performance.

Class A is split into two groups: properties opened or leased in 2024–2025 and stabilized Class A communities. The newer Class A properties have low occupancy (36.2%) due to varying stages of lease-up, but they represent the bulk of absorption over the past year

(51.2%, or 12,227 units). Interestingly, the three-month trend shows absorption slowing, which is unusual for Q3, typically a busy leasing season. Stabilized Class A properties have seen low absorption, even turning negative in Q3 — a rare occurrence. Rental rates for these stabilized properties have been declining since September 2024, with a 12-month drop of 2.04% and a three-month decline of 0.35%. The reason for this can most likely be explained by the increase in supply of new communities and the high increase in concessions to help these properties achieve stabilization. We will address concessions later in this article.

Meanwhile, Classes B, C, and D tell a different story. Their combined 12-month absorption totals 8,256 units, with 5,900 units absorbed in the last three months — 72% of the annual total. Although rent trends remain negative, continued absorption could soon shift rental rates upward. This improvement in absorption for the lower classes marks a reversal of the negative trend seen in 2022 and 2023, and suggests the market is on the mend.

The Impact of Over Supply on Rental Rate Growth

When new apartment deliveries outpace demand and absorption, owners face stiff competition to lease up their communities. To attract renters, they offer concessions such as free rent, gift cards, or reduced move-in costs. Figure F above illustrates the history of con-

cessions for Class A properties in Houston. In January 2024, 48% of Class A properties offered concessions averaging a 6.9% discount (just under one month free at -8.3%). Fast forward to October 2025, concessions were offered by 63% of Class A properties, with discounts averaging 10.4% (about five weeks free). With two consecutive years of record deliveries (over 25,000 units each year), Houston’s lease-up environment has become highly competitive. Comparing to other Texas metros: Austin has 74% of Class A properties offering 13.1% discounts, DFW matches Houston at 63% with 10.7% discounts, and San Antonio leads with 79% offering 11.5% discounts. Widespread concessions signal oversupply, prolonging the period of lower effective rents and delaying stabilization. As absorption remains high for Class A developments, we should see concessions decrease in intensity, followed by a reduction in the number of properties offering them. This will pave the way for positive rent growth and higher occupancy, likely bringing the market closer to equilibrium in 2026.

The Road Ahead

Looking to 2026, expect around 5,000 new apartment deliveries. Class A absorption has been robust in 2025 and is projected to reach about 27,000 units. With economists forecasting 2% job growth, absorption should remain strong, helping the market return to equilibrium and supporting increases in occupancy and rent growth. Even if job growth and

absorption fall short, Houston’s future points toward improving occupancy and rent trends. With Class B, C, and D communities having changed their trajectory in 2025, I anticipate a good amount of the absorption we hope for in 2026 will come from these classes. Couple this with the supply of new units dropping significantly to an anticipated 5,000 units we could see a significant shift in 2026 in the number and intensity of concessions giving us a positive rent growth. Rent growth for 2026 should turn positive somewhere between 1% and 2%. The first quarter of 2026 will continue to see seasonal demand slowness, but with the decrease in new deliveries, we should still see positive growth. Conservatively, Class A properties will experience a year-end rental rate growth of 2% with the pulling back on concessions but could reach as high as 3% if job growth comes in strong. With the increase in absorption that we have been seeing, I am optimistic that the Class B, C, and Ds will fall somewhere between 2% to 3%.

Cindi Reed is Director of Sales for MRI Software. For more details, call (512) 969-1499 or email cindi.reed@mrisoftware.com. All of the data provided in this article provided by Cindi Reed and the data acquired from the MRI ApartmentData solution.

Good Works

The Houston Apartment Association and its members give back to the community through our Adopted Charities program.

At the end of each year, ABODE highlights the HAA’s Adopted Charities, chosen every three years, and the acts of kindness, volunteer work and donations made for them by our members. Here is a closer look at Entryway, the YMCA and an introduction to our newest Adopted Charity for 2026, Avenue 360. Thank you for being part of the good in Houston.

Entryway – www.entrywaytalent.org

Entryway provides a life-changing solution for situational homelessness. It is a national 501(c)3 organization that transitions individuals and families at risk of experiencing homelessness to economic self-sufficiency by providing career training, full-time employment and housing opportunities in partnership with the real estate industry.

Over the course of this year, HAA continued to support this adopted charity through monetary support with: a live auction of experiences during the Installation Gala, including Golf and happy hours with HAA Board Members; proceeds from this year’s All Stars Sports Challenge; and support/attendance at Entryway’s annual Homecoming Harvest Luncheon. HAA was able to support Entryway with $54,159 in funding for this year alone.

HAA is very appreciative of the partnership with Entryway, which allows the association to help provide industry training, career and housing opportunities to individuals and families struggling in local communities.

YMCA – www.ymcahouston.org

HAA Ambassador One Society’s annual Crawfish Boil Fundraiser raised more than $14,057 for the YMCA Apartment Outreach Program. The co-chairs presented a check during their meeting in June.

At press time, HAA is also partnering with the YMCA Apartment Outreach Program to support their annual Angel Tree Program. This program is offered by the YMCA every holiday season, and the goal is to spread holiday cheer for parents who may not have the means to provide gifts for their children. HAA members followed a link for YMCA Angel Tree 2026 and signed up to purchase gifts from a child’s wish list. Gifts purchased are being brought to the HAA Building by Wednesday, December 3.

Introducing HAA’s new Adopted Charity for 2026: Avenue 360

Avenue 360 Health and Wellness, a 501(c)3 organization, is a Federally Qualified Health Center with six clinics in the Houston region providing primary, behavioral health, and dental care to medically underserved communities, including multifamily residents..

Previously, the organization was known as Houston Area Community Services (HACS), founded in 1998 to treat those living with AIDS. Several years ago, HACS partnered with Bering Omega (Omega House), which provided hospice care to people living with HIV/AIDS, to form Avenue 360.

The mission of Avenue 360 is to provide high quality and caring services to promote healthy people and communities: high-quality coordinated, patient-centered, community-based care and services addressing the non-medical drivers of health. For more information about Avenue 360, see the ad on the following page and visit their website at ww.avenue360.org. HAA looks forward to partnering with Avenue 360, Entryway and the YMCA in 2026 and for the next three years.

Thank You!

Your support of our publication and the multifamily industry is greatly appreciated. Thank you and here’s to a prosperous New Year!

Camp Facility Services

Blue Stream Fiber

Brandt Electrical A/C & Heating Services LLC

Rencon

Century Air Conditioning

TiCon Texas

AAA Plumbers

Cotton Commercial USA Inc.

Guardian Construction

Poolsure

Church Foundation Repair

Church Pool Services

Affordable Quality Electric

Air Express Plumbing

Gemstar Construction Development Inc

Texscape Services

Gemstar Construction Development Inc.

Behr Paint

Ameristar Screen & Glass

TriArc Construction

Texas Southwest Floors

Ameritex Movers

MultiFamily Services Inc.

Texacraft

Alexander-Rose Associates Inc.

ASAP Personnel Inc.

Ashford Communities

Epic Multifamily Construction

Ameristar Screen & Glass

Guaranteed Builders Inc.

Eco-blade

Tidal Electrical Services

Best Plumbing

The Cweren Law Firm

Partners

ECC Exteriors

Sparkle Squad

On the Scene with the HAA PAC

HAA PAC Luncheon

Tuesday, August 26 at the HAF Education Center

“BEE” FESTIVE WITH HAA!

Come join the Go-Getters for their final meeting of the year and give a big thank you to this year’s Chairs!

2025 Chairs:

Join us for our last meeting of the year and thank this year’s chairs Brandon Coleman and Karen Hefner!

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

BEE with us

What is the Go-Getter Club?

The Go-Getter Club is a year round membership recruitment team made up of individuals who work for both Owner/Management Companies and Supplier Associates. The Membership Department can help your efforts to recruit for HAA by providing you with the names of companies who have contacted the HAA office and expressed interest in joining the association or past members who have let their membership lapse.

Why participate in the Go Getter Club?

The reason is simple. Joining the Go-Getters will give you additional exposure with the HAA membership through the special recognition of the lapel pin, blue jackets and patches that are awarded to recruiters. You are helping to strengthen your association with the addition of new members and new involvement. Finally, the meetings are an opportunity to talk with your peers and develop lasting personal and business relationships.

Club Guidelines

The Go-Getter Club was established by the Houston Apartment Association to recognize those individuals who recruit new members. Based on the story by Peter Kynd, we recognize that these select volunteers are true GoGetters. The guidelines for the club are:

1. An HAA volunteer who recruits one member will be eligible to attend the club meetings. The Membership Department can provide individuals with the leads of names of companies interested in membership.

We will be giving the top recruiter the $1,000 cash prize!

The meeting is from 4 p.m. to 6 p.m. at Cottonwood, 3422 N Shepherd Drive. Visit www.haaonline.org/gogetters for more information.

2. After recruiting ten members, verified by HAA, an individual is officially a Go Getter. The recruiter will have their name added to the Go-Getter Club and will be invited to be on the cover of the December ABODE along with other Go-Getters..

3. When a Go Getter recruits 15 members, verified by HAA, the Go Getter will receive a blue blazer with a club patch and be recognized at the Industry Achievement Luncheon and Annual Meeting.

4. When a Go-Getter recruits 25, 50, 75 and 100 members, verified by HAA, the Go Getter will receive a new patch for each level to attach to their blue blazer and the Go-Getter will be acknowledged at the Industry Achievement Luncheon and Annual Meeting..

5. At 100 members recruited, the individual will also have the distinction of being listed as an HAA Honorary Life Member.

6. Each year, one individual from the club is selected as the HAA Go-Getter of the Year and is recognized at the Honors Awards program for the previous year’s work.

7. All rules, additions or changes will be the responsibility of the Membership Committee with the final responsibility for any actions subject to approval by the HAA Board of Directors.

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 the Membership Department at members@haaonline.org.

Brandon Coleman Chadwell Supply

Karen Hefner Asset Living

THE SUPPLIER NETWORK

HAA’s Ambassadors get in the game to celebrate Chili Fest for their

Mark your calendars and join us next year! Meetings are held on the first Wednesday of the month. For more, visit www.haaonline.org/ambassadors. The meeting spot is Kirby Ice House, 1015 Gessner Road, Houston, Texas 77055 at 3:30 p.m

Top Producers:

1. Juana Reyes, Renova One: 420 points

2. Dennis Juarez, Furniture Options: 250 points

3. Steve Griffith, Precision Appliance Leasing: 210 points

First place – Brown

Second place – Purple Rain

Third place – Orange Crush

Team photos at left, from top:

SugHAA

OWNERS

4036 Bellefontaine LLC

Catherine Le 1220 Blalock Rd #300 Houston, TX 77055 (832) 205-6162 4036 Bellefontaiane LLC

Edinson Property Management

Diego Jaramillo

4265 San Felipe St #800 Houston, TX 77027 (713) 970-1038

Golfcrest Apts Dismuke Apts

First Service Residential

Matthew Oropeza 14951 N Dallas Pkwy #600 Dallas, TX 75254 (415) 684-0226

The Langley

Ghan and Cooper Multifamily

Alex Dotson PO BOX 10247 Fort Smith, AZ 72917 Nueva Vida Apartments

Janek RE Management

Arch Rowan 1302 Waugh Dr #919 Houston, TX 77019 (713) 581-4456 4910 Saxon Drive

Sentral

Lauren Guthrie 1550 Larimer St #312 Denver, CO 80202 (512) 228-2331 X Houston

TI Communities

Taylor Stainbrook 1125 Executive Cir #100 Irving, TX 75038 (469) 518-1220

Gramercy Park

SUPPLIERS

360 Fire & Flood Property

Restoration

David Loeb 22310 Telegraph Rd Southfield, MI 48033-4203 (281) 414-6926

Fire/Water Damage Restoration, General Contractors

Cabinet Door Usa

Gerardo Siegert 221 Barren Spring #19 Houston, TX 77090 (281) 617-8219

Cabinets, Millwork

CasaPerks

Gerald Tungol 13301 Galleria Cir #B240 Austin, TX 78738 (281) 475-3679

Amenities, Resident Retention Services

Doody Calls of NE Houston

Ernest Ward 7544 FM 1960 Rd East #1502 Humble, TX 77346 (713) 413-7431

Pet Waste Removal, Pet Services

Essential Staffing Solutions

Renee Rowden

700 Louisiana St #3950 Houston, TX 77002

Make Ready, Temporary Personnel

Foundation Check Inc

Patrick Spruce 594 Sawdust Rd #427

The Woodlands, TX 77380 (346) 702-3825

Foundation Contractors, Foundation Repair, Engineers-Structural, Real Estate Reports

GMR Electrical

Jules Thetford 1629 Smirl Dr #200 Heath, TX 75032 (214) 403-2792

Lighting Consultants, LightingOutdoor

SUPPLIERS

H & C Renovation Elites LLC

Cesar Guevara 10310 Towneview Dr Sugarland, TX 77498 (832) 614-6067

Remodeling & Repair-Building Contractors, Carpenters

JOR Construction & Property Investments LLC

Jose Ortega 1515 Bodart Dr Houston, TX 77090 (512) 662-7739

General Contractors Referred by Terri Clifton

Knight Commercial

Peter Trdennick 16291 North Fwy Houston, TX 77090 (469) 330-7838

Roofing Contractors, Disaster Recovery/Relief, Remodeling & Repair-Building Contractors, Water Consultants

Pivotal Public Adjusters

Daniel Deagen P.O. Box 3 Schulenburg, TX 78956 (281) 882-3865

Public Adjusters, Appraisers, Claims Processing Specialists Referred by Deborah DeRouen, CAS

Poop Rescue

Santigo Flores 636 Falling Cave Dr Willis, TX 77378 (832) 299-8804

Pet Waste Removal, Pet Services Referred by Karen Hefner

Pro-Shield Commercial Roofing LLC

Stirling Eastman 709 N FM 1187 #800 Aledo, TX 76008 (817) 568-8300

Roofing Consultants, Roofing Contractors

SUPPLIERS

Property Guardians LLC

Aaron Chavez 3611 Somerton Dr La Porte, TX 77571-3753 (832) 468-0748

Landscape Contractors, Concrete Contractors, Painting Contractors, Roofing Contractors

R3BUILD Construction Services LLC

Cory Germon 4008 Louetta Rd #263 Spring, TX 77388 (281) 309-2997

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

Rentana Julie Blanc 689 Carlston Ave Oakland, CA 94610 (562) 243-8916

Computers - Software & Service, Computers-Software Property Mgmt

Smith Protective Service

Sam Maultsby 4151 Southwest Fwy #200 Houston, TX 77027 (713) 789-5944

Security Guard/Patrol Service, Security Consulting Service

Tex-plus Plumbing Inc

Alejandra Martinez 14823 Tilley St Houston, TX 77084 (832) 755-4011

Plumbing Contractors, Plumbing Drain/Sewer Cleaning Referred by Karen Hefner

Two Dots

Oliver Tenlen 555 Mission St #3350 San Francisco, CA 94105 (801) 244-1387

Real Estate Reports, Resident Screening Service Referred by Karen Hefner

Portfolio Changes

• 29th Street Capital: Mount Vernon Lofts, 42 units at 4509 Mt Vernon St.

• Abbey Residential Services Inc: The Abbey at Preserve Way, 380 units at 8627 Hufsmith Rd in Tomball.

• AOG Living: The Edison, 272 units at 11770 Westheimer Rd.

• Asset Living: NHH Avenue C, 120 units at 7520 Avenue C; The Henry at New Forest, 246 units at 14580 Crosby Fwy; Saddle Creek Village, 72 units at 15960 Kuykendahl Rd; and Ellery Lane, 17260 West Lake Houston Pkwy in Humble.

• Atlantic Pacific Companies: Montecito, 299 units at 2300 McCue Rd.

• Better World Properties - Regional: Pindo Pointe, 164 units at 7390 Pindo Circle in Beaumont.

• CWS Apartment Homes LLC: Marquis Enclave, 647 units at 301 St Joseph Pkwy.

• Camden: Marquis Enclave, 647 units at 301 St Joseph Pkwy.

• Dream Live Prosper Communities: PEP38 LLC, 264 units at 13100 Stonefield Dr.

• FDI Management Group LLC: Cardiff at Westminster, 84 units at 17011 W Little York Rd.

• Foresight Asset Management LLC: Fairmont Oaks Pasadena, 60 units at 4210 Young St in Pasadena, and Quail Creek, 529 units at 8047 Grow Ln.

• Greystar: The Trestles, 188 units at 1201 Dulles Ave in Stafford; Portico Kirby, 263 units at 7550 Kirby Dr; Kessler Jersey Village I, II, & III, 596 units at 11011 Pleasant Colony Dr; Avenue Grove, 270 units at

3815 Eastside St; Adenine, 265 units at 1755 Wyndale St; Somerset Apts, 516 units at 8000 W Tidwell Rd; Sinclair, 270 units at 4139 Bellaire Blvd; Sandestin at Pearland, 240 units at 2900 Pearland Pkwy in Pearland; Pierpont, 354 units at 23770 Springwoods Village Pkwy in Spring; Morningside Green Apts, 176 units at 11810 Hammond Dr; Lakeshore Villas, 312 units at 19800 Atascocita Shores Dr in Humble; Stone Brook, 376 units at 619 Rollingbrook Dr in Baytown; The Preserve at Baytown, 272 units at 2100 W Baker Rd in Baytown; and Brickyard at Barbers Hill, 336 units at 12702 Langston Dr in Mont Belvieu.

• GWR Management: Memorial Fountain, 150 units at 874 Yorkchester Dr.

• Hilltop Residential Management: Lakecrest, 276 units at 944 Katy Fort Bend Rd in Katy.

• HM Equity Management LLC: Compass at Windmill Lakes, 150 units at 9757 Windwater Dr.

• JShaw Enterprises LLC: Corner at Calhoun, 8 units at 7818 Calhoun Rd.

• Keener Management LLC: Residencies at The MED, 570 units at 2111 Holly Hall St.

• Knightvest Residential: Barnett, 256 units at 1414 S Dairy Ashford Rd.

• Morgan Group: Wingspan at Bridgeland, 263 units at 10503 Peek Rd in Cypress; Lakeside Row, 312 units at 11250 Mason Rd in Cypress; Starling at Bridgeland, 358 units at 16200 Bridgeland High School Dr in Cypress; Creekside Park The Residences, 292 units at 26700 Kuykendahl Rd in The Woodlands; Creekside Park The Grove, 360 units at 8440 Creekside Green Dr in The Woodlands; The Lane at Waterway, 163 units at 10100 Six Pines Dr in The Woodlands; The Millennium Waterway, 393 units at 1 Waterway Ave in The Woodlands; The Millennium Six Pines, 314 units at 10200 Six Pines Dr in The Woodlands; Two Lakes Edge, 386 units at 2000 Hughes Landing Blvd in The Woodlands; and One Lakes Edge, 390 units at 1950 Hughes Landing Blvd in The Woodlands.

• Mosaic Residential Inc: Costa Mesa, 153 units at 14150 Tomball Pkwy.

• Original Management: La Bella Vista, 154 units at 3600 S Shaver St in South Houston.

• Palladium Management Company: Palladium Park Row Katy Living, 93 units at 19250 Park Row Dr.

• Pin Oak House and Pine Duplex: Pine Duplex, 8 units at 142 Clark St in Hempstead.

• Portico Property Management: Villas at Birnham Woods, 140 units at 38325 Birnham Woods Dr in Spring, and Fountains of Conroe, 270 units at 200 Fountains Ln in Conroe.

• Q10 Property Advisors: The Preserve at Cypress Creek, 156 units at 1007 Cypress Station Dr, and The Venti, 320 units at 14335 Ella Blvd.

• Richmark Properties: Cypress Lake, 216 units at 555 Butterfield Rd.

• Valiant Residential: Modera Garden Oaks, 327 units at 641 W Crostimbers St.

• RPM Living: Modera Garden Oaks, 327 units at 641 W Crostimbers St, and Alexan Memorial, 356 units at 5004 Memorial Dr.7

• Sandalwood Management Inc: Tapestry Orem, 369 units at 5425 E Orem Dr.

• Summit Property Management (SPCP): Jubilee at Texas Parkway, 82 units at 3302 Texas Pkwy in Missouri City, and Gala at TX Parkway, 86 units at 3102 Texas Pkwy in Missouri City.

• Tarantino Properties Inc: The Estates at Avenstar, 593 units at 10950 Briar Forest Dr.

• TBD Management LLC/Wan Bridge Group: Ivy Forest Estates at 11113 Carleton Ln.7

• Tevas Property Management: Courtyard Living, 16 units at 5513 Cavalcade St.

• Texas Inter-Faith Housing Corp: Park BLVD Lofts, 66 units at 9250 Blackhawk Blvd, and Oak Lofts Crossing, 60 units at 4639 Techniplex Dr in Stafford.

• Tipton Asset Group Inc: Casa Paz, 276 units at 505 Wells Fargo Dr; Pine Lake Village, 96 units at 1325 Greens Pkwy; Ridgepoint, 168 units at 2700 Westridge St; and Green Tree Place, 196 units at 700 Dunson Glen Dr.

• Trinity Residential: Lakeside, 296 units at 9550 Meyer Forest Dr.

• United Apartment Group Inc (UAG): The Ranch at Sienna, 312 units at 8811 Sienna Springs Blvd in Missouri City, and The Life at Clearwood, 276 units at 9465 Clearwood Dr.

• Urban Genesis Residential: Co/Op Eado, 284 units at 3122 Leeland St.

• Valiant Residential: The Range at Tamarron, 349 units at 28100 Tamarron Pkwy in Katy.

• Venterra Realty: The Delta Pearland, 358 units at 7300 Magnolia Pkwy in Pearland.

• Willow Bridge Property Company: Reserve at Ventana Lakes, 303 units at 23100 Clay Pkwy in Katy.

• ZRS Management LLC: Filament, 362 units at 11109 Signal Way in Stafford; The Davy, 366 units at 11117 Signal Way in Stafford, TX; Harmony Park, 273 units at 2625 Harmony Park Xing in Spring; Southfork Lake; 328 units at 3333 Southfork Pkwy in Manvel; and The Bammel, 132 units at 13222 Bammel N Houston Rd.

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

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

THE STAR

Cornerstone Property of the Year

Property: The Star Owner/Management: Morgan Group

Location: 1111 Rusk Street Units: 286

Web: www.thestarhouston.com

Photos from The Star

The Star delivers a distinctive residential experience rooted in timeless elegance and historical charm. Nestled within an iconic landmark building, the community artfully combines classic architecture with thoughtful modern amenities. Residents can unwind in the rooftop lounge overlooking breathtaking city views, enjoy a round in the immersive golf simulator, or gather in the intimate wine-tasting room. The pet-friendly atmosphere includes a spacious dog park and full-service pet spa, while the resort-style pool, wellappointed fitness center, and attentive concierge services provide everyday comfort with a luxurious touch. The Star offers a rare blend of legacy and lifestyle, making it a truly exceptional place to call home.

The Star hosts a robust calendar of resident events each month. From interactive social gatherings to thoughtful wellness touches, events are curated to bring neighbors together and elevate everyday living. Highlights include:

• Casino Night complete with professional tables, live dealers, and themed attire that brings Vegas-style energy to our community.

• Wellness Massage Days.

• Pet Costume Contest, where our furry friends steal the spotlight — last year’s winner, “Barbie,” was a fan favorite!

• Armchair Astronomy, an engaging evening led by a guest professor where residents explore the stars and ask burning space questions.

• Live Music Nights on our rooftop and in the Texaco Lounge.

• Fresh Cookie Fridays.

• Creative Corner Activities like DIY vision boards to ring in the New Year or hand-crafted Valentine’s cards to share love with neighbors and family.

• Valentine’s Week Celebration.

To top it off, we make staying connected easy with our resident app, which allows for seamless communication, event RSVPs, and maintenance requests at the tap of a screen.

The Star embraces their roots by offering historical tours and storytelling, allowing residents to connect with the rich legacy of our building and neighborhood. They also actively participate in Downtown District events and initiatives, supporting the ongoing revitalization and vibrancy of Houston’s urban core.

Is your applicant a bad dog?

Don’t let a dirty dog ruin your holiday. 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.

A/C Supplies

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

Electric Contractors

Brandt Electrical A/C & Heating Services 13 281-693-3383 www.brandtelectrical.com

Foundation Repair

Church Foundation Repair 37 713-468-8400 www.churchfoundationrepair.com

General Contractors

Camp Facility Services Back Cover 713-413-2267 www.campfs.com

Cotton Commercial USA Inc. 14 877-511-2962 www.cottongds.com

Guaranteed Builders Inc 18 713-896-8967 www.guaranteedbuilders.net

Guardian Construction 41 832-672-4196 www.guardianconst.com

MultiFamily Services 50 713-266-9100

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

TiCon Texas Construction Services 1 281-932-8521 www.ticontexas.com

Glass – Plate, Window, Etc.

Ameristar Screen and Glass 21 713-683-6767 www.ameristarglass.com

Internet Service Provider

Blue Stream Fiber Inside Front Cover 844-416-1000 www.bluestreamfiber.com

Maintenance Supplies Chadwell Supply 30-31 888-341-2423 www.chadwellsupply.com

Paint

Behr Paint 45 800-431-3000 www.homedepot/proxtra.com

Personnel Agency

ASAP Personnel 51 972-432-6667 www.asapdo.com

Plumbing Contractors

AAA Plumbers 2 713-462-4753 www.aaaplumbers.com Air Express Construction & Plumbing 10 713-498-7751 www.airexpressconstructionandplumbing.com

Screens

Ameristar Screen and Glass 51 713-683-6767 www.ameristarglass.com

Swimming Pool Service

Church Pool Services 37 713-545-0345 www.churchco-tx.com Poolsure 12 800-858-POOL www.poolsure.com

HAA Products & Services

Rental Credit Reporting 53 713-595-0300 www.haaonline.org/rcr

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

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.

ABODE December 2025

CONTENTS

December 2025

ON THE COVER

44

FEATURES & PHOTOS

COLUMNS & MONTHLY UPDATES

OFFICERS AND ASSOCIATION LEADERSHIP

ABODE

EXECUTIVE SUPPLIER MEMBERS

Letter

A Party with a Purpose

Investing in Our Future

Giving Back to an Industry I Love

Giving Back to the Community

With Heartfelt Gratitude

TO BE CONTINUED

Continued work on the Plummer Inspection Ordinance

At Large #4 Runoff

Candidate Filing/Interviews

Houston Apartment Recycling Pilot Program

2025 IS ALMOST OVER!

party time!

Resident Parties

Holiday Decorations

Traffic

MESSY MOVE OUT

A

Brunch Bubbles

Crime

DECEMBER

DECEMBER

4

DECEMBER

9

11

DECEMBER

12

JANUARY

7

JANUARY

13

JANUARY

20-21

21

JANUARY

23

27

2026 HAA EVENT CALENDAR FOR THE GENERAL MEMBERSHIP

APRIL

JUNE

Discover the Ultimate Roadmap to Success with new speakers for 2026

What is Avenues?

How can I attend?

What does this get me?

Pricing:

On the Scene

On the Scene

Key Indicators

A Deep Dive into Absorption Trends

Market Fundamentals by Class

The Impact of Over Supply on Rental Rate Growth

The Road Ahead

Good Works

Thank You!

On the Scene with the HAA PAC

“BEE” FESTIVE WITH HAA!

BEE with us

What is the Go-Getter Club?

Why participate in the Go Getter Club?

Club Guidelines

THE SUPPLIER NETWORK

Top Producers:

OWNERS

SUPPLIERS

SUPPLIERS

SUPPLIERS

Portfolio Changes

THE STAR

Cornerstone Property of the Year