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THE HOUSTON APARTMENT ASSOCIATION MAGAZINE
ABODE February 2019
Challenge yourself to grow personally and professionally for you and your team.
Affordable Housing National, local efforts to tackle a growing problem.
We See You at the NEXT mixer, PAC luncheon, the HAA Food Drive and much more!
Take the Lead
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CONTENTS February 2019
ON THE COVER
FEATURES & PHOTOS
30 On the Scene – Photos from the HAA Political Action Committee December Luncheon.
Take the Lead – This month, ABODE takes a closer look at leadership and HR issues. Challenge yourself to grow personally and professionally for you and your team. Also, don’t miss photos from NEXT, the Food Drive, HAAPAC and much more. Images © Daniil Peshkov | Dreamstime.com
32 Hit the Road – Rather than a destination, leadership is a journey. 36 Developer vs. Diminisher – Attracting and retaining talent requires the right management style. 40 Cultivating Culture – The right culture will retain and grow employees, but a positive culture starts with leadership. 44 Stress-Free Affordable Housing – Partners such as HCHA are making it easier for Houston owners to work with housing vouchers. 46 The Next Level – Challenge yourself to grow personally and professionally with these tips.
COLUMNS & MONTHLY UPDATES 7 President’s Corner – Starla Turnbo thanks all for their support for the 2019 Installation & New Year Gala. 8 Patron of the Month – Meet and support Cotton Commercial USA. 9 Legislative Update – National, local efforts to tackle a growing affordable housing problem. 11 It’s The Law – What is your legal IQ? 14 Resident Relations – A resident questions risk fees. 19 Upcoming Education – Find out what education courses the Houston Apartment Foundation is offering in February and March. 20 Calendar – HAA’s schedule of events for the next coming months.
50 Workplace Bullying – Harrassment in the workplace is prevalent, but how can we stop it?
26 NAA Update – Employee retention and marketing among top management goals for 2019.
54 Prosperity Through Partnerships – You can make more money, but you cannot make more time.
29 On the Road with HAA – Find out what is in store for Outreach in 2019.
58 On the Scene – Photos from the HAA Food Drive. 62 On the Scene – Photos from the HAA Open House. 64 On the Scene – Photos from the NEXT Holiday Mix-N-Jingle. 72 On Site with ABODE – Take a closer look at one of HAA’s member communities.
66 Go-Getters – Get in the Membership Spirit! 67 Welcome Mat – Find out about the newest HAA members. 68 The Ambassador ONE Society – Join the teams for 2019. 70 Portfolio Changes and In the News – Property updates and industry news clips from our members. 74 Index of Advertisers – See the supplier members who support this publication. 75 MarketLine – The latest area market numbers. 76 BackPage – News from around the community.
We welcome your comments. Email us at email@example.com.
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OFFICERS AND ASSOCIATION LEADERSHIP CLAY HICKS President-Elect
TINA CAVACO Vice President at Large
STARLA TURNBO President
IAN DOUGLAS Vice President at Large
STEPHANIE GRAVES Vice President at Large JOHN BORIACK Secretary/Treasurer
CHRISTY RODRIGUEZ Vice President at Large
HOWARD BOOKSTAFF General Counsel
JEFF HALL Executive VP BOARD OF DIRECTORS Michelle Pawelek Immediate Past President Swapnil Agarwal Mack Armstrong Jeff Blevins Jill Bounds Kyle Brown Joseph Bryson Kathy Clem Terri Clifton Michelle Croasmun Grant Crowell Derek DeVries Scott Douglas John Fedorko Gina Erwin Israel Garza Diane Gilbert Ira Gross Alison Hall Bryan Head Melissa Herrera Deborah Holcombe Jacob Kunath Barby Lake Laura Lestus David Lindley Robert Lopes Sonia Lopez Kristin McLaughlin Carlos Neto Dean O’Kelley Michelle Pahl Jenifer Paneral Mark Park Velissa Parmer Jackie Rhone Kelly Scott Kurt Seidel Roman Stephens Debbie Sulzer Dana Tucker Shelley Watson Quintina Willis Tracie Yoder
DIRECTORS EMERITUS Josh Allen Gary Blumberg Ken Bohan Jack Dinerstein Jenard Gross Darlene Guidry David Hargrove Larry Hill Stacy Hunt Hap Hunnicutt David Jones Mike Koch Dick LaMarche Tim Myers P David Onanian John Ridgway Kim Small Eileen Subinsky Steve Sweet Kirk Tate Suan Tinsley H J Tollett Jr. Pat Tollett Vic Vacek Jr. Beth Van Winkle Jerry Winograd ADVISORY DIRECTORS Tamara Foster Billy Griffin, CAS Monica Gracia Debbie Kelm Cesar Lima Mary Lawler Patrick Magnuson Betsy Marshall Bruce McClenny Nikki Sekunda Penny Sprang Laura Van Dyck Tony Whitaker GENERAL COUNSEL EMERITUS Joe Bax HONORARY LIFE MEMBERS Claude Arnold Kenn Brown Tina Cavaco 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 PRODUCT SERVICE COUNCIL OFFICERS Jacob Kunath, CAS, President Century A/C Supply Laura Lestus, CAS, Vice President The Liberty Group David Lindley, CAS, Secretary FSI Construction Derek DeVries, CAS, Treasurer Camp Construction Services Grant Crowell, CAS, Immediate Past President The Urban Foresters MEMBERS Marivel Bownds, CAS, Valet Living Dixie Caldwell-Greer, CAS, The Liberty Group Shaun Callaway, CAS, Earthworks Peggy Charles, CASE, Fidus Construction Services Dylan Coleman, CAS Fidus Construction Sean Cunningham, CAS, Flooring Warehouse Deborah DeRouen, CAS, Zumper Dan James, CAS Redevelopment Services
Debra Knight, CAS, Valet Living Stephanie Krop, CASE, Poolsure Liz Levins, CAS, Rasa Floors Candis Mohr, CAS, AAA Plumbers Tracey Moore, CAS, Flooring Warehouse Doug Oehl, CAS Power Express Jennifer Ramos, CAM, CAPS, CAS, Outdoor Elements Joseph Rodriguez, CAS, The Urban Foresters Blaise Spitaleri, CAS, Rasa Floors Mat Tilley, CAS, WeDoTrash PATRON MEMBERS 1961 CSC ServiceWorks 1986 Craven Carpet 1994 AAA Plumbers Presto Maintenance Supply 1996 Houston Planned Energy Systems 1997 RentPath 1999 FSI Construction Inc. 2003 Cotton Commercial USA Inc. Dixie Carpet Installations 2009 Camp Construction Services 2013 Interior Logic Group Property Services 2018 Apartments.com
SPONSOR MEMBERS 1968 Century A/C Supply Hoover Slovacek LLP Reliant 1973 Brady Chapman Holland & Assoc CORT Furniture 1974 Mueller Water Conditioning 1976 Great American Business Products 1977 Webb Pest Control 1978 Houston Metro Electrical Corp The Liberty Group 1981 AmRent Marvin F Poer & Company 1983 Namco Mfg Co Inc Sherwin Williams Co 1984 RENCON 1985 Gemstar Construction Development Inc 1986 ApartmentData.com 1988 W Partnership 1992 Alexander-Rose Associates Saint Clair & Sons Inc 1998 AAA Staffing Ltd CoreLogic Rental Property Solutions 2000 Moveforfree.com Inc Pura Flo Corporation 2001 Apartment Life Inc 2002 American Fire Systems Direct Energy LP Southwest Painting Contractors Inc 2003 Sign-Ups & Banners 2005 Swain & Baldwin Insurance & Risk Management United Protective Services 2006 Bell’s Laundries CAD Restoration Services DoodyCalls Lopez Carpet Care & Painting Masonry Solutions Inc Roto-Rooter Services Co TXU Energy Multifamily Services Valet Living 2008 ARE Business Solutions LLC Flavor Finish Resurfacing HARCO Insurance Services Texas Turf Management 2009 Contractors Inc Moen Inc Redevelopment Services Storm Maintenance & Monitoring 2010 ALN Apartment Data Inc BAC Products Belfor Property Restoration Certified Termite and Pest Control FTK Construction Services 2011 Fantastic Floors Infinite Energy Inc Parking Management Company/PMC Towing 2012 ABC Supply Co Inc Accent Sign & Awning Co BGE/Brown & Gay Engineers Inc Cantrell McCulloch Inc EnviroSmart Multifamily Pest Solutions Giordano Construction Inc Go-Staff, Inc Maldonado Nursery & Landscaping Inc Nationwide Eviction Texas Concrete Professional Company 2013 ACTIV Answer by Audio Images Arbor Contract Carpet Inc ASAP Steamers Carpet Cleaning Comcast Gambit Construction Outdoor Elements Pool Works LLC Tidal Renovations LLC 2014 Adventure Playground Systems Inc Chadwell Supply Classic Same Day Blinds J National
Jonah Digital Agency MX2 Commercial Paving Pathfinder Insurance Group Perma-Pier Foundation Repair of Texas Ram Jack Foundation Solutions Texas Apartment Pool Services WCA Waste Corporation Zillow Group 2015 Air Pro Systems America Outdoor Furniture ASAP Personnel Inc BSI Cameras Onsite Competitive Choice Inc DeNyse Companies Division-9 Inc Fix My Slab Foundation Repair Gateman Inc Greater Houston Pool Management Holder's Pest Solutions Infinity Power Partners Kathy Andrews Interiors Notifii LLC Pace Mechanical Services The Allshouse Group LLC The Lane Law Firm Wilsonart 2016 Action Window Coverings Bath Fitter Cinch – Cabinet Refacing Kits Citi Fence & Concrete E-Systems Pest Management Inc Ecolo Environmental Inc Embark Services Fidus Construction Services Fun Abounds Green City Security LLC Guardian Chimney Sweep Halo Doors Inc JLL Johnstone Supply KONE Leah McVeigh Design and Consulting Liquid Waste Solutions McCann Total Security Solutions Murrah & Killough PLLC Paul Davis Restoration North Houston RAM Construction Sparkle Wash Pressure Washing Texas Southwest Floors Inc The Home Depot ValencePM WASH Multifamily Laundry Systems WellKept Whitmans Contracting and Roofing 2017 ACT Security Group All About Doody Pet Solutions LLC All American Mailboxes of Houston Inc Allegion American Fire Protection Group Anderson Restoration Apartment Total Services APTexx Inc BioTechs Crime & Trauma Scene Cleaning South Houston Buddy's Roofing & Construction Co Cano Electric Inc City Supply Co Inc Classic Towing Continental Adjusters Inc Creative Surface Cypress Landscaping & Irrigation, Inc D&C Painting Designs by Holmes Disaster Restore 365 Fast Forward Services LLC Frost Insurance Agency Gage Multifamily Services General Recon, LLC Lithotech Printed Products/Forms Center McMahan's Flooring Inc MPS Direct Norman Construction NorthMarq Capital On Site Towing LLC Pack-It Movers Paul Ryan Windows Rent Accelerator SEAL Security Solutions Secure Insurance Swiff-Train Company Symmons Industries Texas Engineered Roofing & General Contracting Texas Eviction LLC USA Patrol Division Vima Decor Willbanks & Associates Inc 2018 12 Stones Roofing
A Homestead Specialist A Quick Restoration Inc AAdvantage Laundry Systems AirAide LLC Allura Apartment Lines Apex Lighting LLC Archcon Arizona Tile Assa Abloy Astros Carpet & Painting Bank Financial Banner Shakers BBO Professional Carpet Cleaning Bee Man Dan Belvoir Real Estate Group Benefits 4 Rent Benjamin Moore Galveston Bay Paint & Decorating Brannan Designs LLC Architecture & Interior Design C&D Towing LLC Capital Sign Associates CashFlow Pros LLC Centex Construction CenturyLink CG Sorelle Group LLC ClearView Landscape Management Construction ECO Services Core 24/7 Restoration Services Durastone Corporation Featherston Sign Partners Finish Factory Inc Globus Management Group Good Guys of Texas Green Garbology Greenseen Guardian Gutters H&H Fire and Security H&R Operator Services Inc Higginbotham HMS LLC Jet Wrecker Service Justice Patrol Services LLC K-Simon Construction Kastle Systems Ledge Lounger Lockmer Collins Roofing LLC DBA Roof Repair Squad Lone Star General Matrix Construction Services Merricks Company MirrorMate Frames Mosquito Scott Pest Control NGC Renovation O'Conor, Mason & Bone PC OnDemand Cabinet Solutions Penco Access Control PERQ LLC Phoenix Roofing & Construction Inc Platinum Enterprises LLC Poolworx Power Design Inc Preventive Pest Control Quatro Tax LLC Red Dog Dumpsters Red Nova Energy Rent Debt Automated Collections RG Miller Engineers Royalty Landscape Saifee Signs & Graphics Signal 88 Security Smart Shield Security Spray and Play Strickland Law Firm PLLC Surface Designers Remodeling Inc Swadley Roof Systems LLC Tanza Granite Inc TDECU Insurance Agency Technogym Texas Premier Builders/Designs Texas Steam - Laars Heating Systems TNCPA Tropical Roofing Products Turn2 Solutions LLC USI Southwest Vistex Graphics LLC Westlake Home & Commercial Services Wholewood Cabinets Wildlife Removal Experts Windstorm Restoration Wonder Wall Wraps Inc WS National Construction Services LLC 2019 Anchor Roofing Inc Beekman Company LLC Beyond Contractors LLC Epic Air Conditioning Rainey Richardson Interiors, Inc Target Restoration Services Window World
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FEBRUARY 2019 I VOLUME 42, ISSUE 2 Executive Vice President and Publisher JEFF HALL, CAE firstname.lastname@example.org EDITORIAL AND DESIGN STAFF Director of Publications and Design DEBORAH NIX email@example.com Writer/Editor MORGAN TAYLOR firstname.lastname@example.org ADVERTISING Vice President of Membership and Marketing AMANDA SHERBONDY email@example.com CONTRIBUTING STAFF Vice President and General Manager SUSAN HINKLEY, CAE firstname.lastname@example.org Vice President of Professional Development EMILY HILTON, CPP email@example.com Vice President of Public Affairs ANDY TEAS, CAE firstname.lastname@example.org Vice President of Finance NANCY LI LO, CPA email@example.com Director of Information Technology ART EIDMAN firstname.lastname@example.org Director of Resident Relations MATILDE LUNA email@example.com Director of Events and Meetings LAUREN WOLFSON firstname.lastname@example.org Director of Rental Credit Reporting TINA DEFIORE email@example.com Director of Outreach LAUREN TURNER, CMP firstname.lastname@example.org Public Affairs Specialist ALPA PATEL email@example.com Education and Meetings Coordinator KAREN MITCHELL firstname.lastname@example.org Membership and Marketing Manager KAYLON NEWCOMB email@example.com Membership Engagement Assist. MONSERRAT BUFFINGTON firstname.lastname@example.org Webmaster and IT Specialist WILL ALFARO email@example.com PRINTER TGI PRINTED www.tgiprinted.com
HOUSTON APARTMENT ASSOCIATION COMMITTEES COMMITTEE CHAIR STAFF ADVISOR Executive . . . . . . . . . . . . . . . . . . . . . .STARLA TURNBO . . . . . . . . . . .JEFF HALL Program & Budget . . . . . . . . . . . .CLAY HICKS . . . . . . . . . . . . . . . . .JEFF HALL Nominating . . . . . . . . . . . . . . . . . . .MICHELLE PAWELEK . . . . . . .JEFF HALL Ethics . . . . . . . . . . . . . . . . . . . . . . . . . .BETH VAN WINKLE . . . . . . . . .JEFF HALL Investment . . . . . . . . . . . . . . . . . . . .JOHN BORIACK . . . . . . . . . . . . .JEFF HALL Fair Housing . . . . . . . . . . . . . . . . . . .MICHELLE PAWELEK . . . . . . .JEFF HALL By-Laws . . . . . . . . . . . . . . . . . . . . . . . .KYLE BROWN . . . . . . . . . . . . . . .JEFF HALL Past Presidents Council . . . . . . .ALISON HALL . . . . . . . . . . . . . . . .JEFF HALL Strategic Outreach . . . . . . . . . . . .JOHN BORIACK . . . . . . . . . . . . .LAUREN TURNER Legislative . . . . . . . . . . . . . . . . . . . . .CLAY HICKS . . . . . . . . . . . . . . . . .ANDY TEAS HAA Political Action Committee . . . . . . . . . . . . . . . . . . . .STACY HUNT . . . . . . . . . . . . . . . .ANDY TEAS Multifamily Fire Safety Alliance . . . . . . . . . . . . . . . . . . . . . . . . .JOHN FEDORKO . . . . . . . . . . . .ANDY TEAS Developers . . . . . . . . . . . . . . . . . . . . .TODD TRIGGS . . . . . . . . . . . . . . .ANDY TEAS Century Club . . . . . . . . . . . . . . . . . . .DEREK DEVRIES . . . . . . . . . . . .ALPA PATEL PAC Fundraising . . . . . . . . . . . . . .DAVID JONES . . . . . . . . . . . . . . .ALPA PATEL Media Relations . . . . . . . . . . . . . . .NORMA ALVEAR . . . . . . . . . . . .ALPA PATEL Golf . . . . . . . . . . . . . . . . . . . . . . . . . . . .KIM SMALL . . . . . . . . . . . . . . . . . .ALPA PATEL Leadership Development . . . . .JACKIE RHONE . . . . . . . . . . . . .SUSAN HINKLEY Product Service Council . . . . . . .JACOB KUNATH . . . . . . . . . . . .SUSAN HINKLEY Community Outreach . . . . . . . .TRACIE YODER . . . . . . . . . . . . . .SUSAN HINKLEY Resident Relations Appeals . . .DARLENE GUIDRY . . . . . . . . . .MATILDE LUNA Resident Relations A . . . . . . . . . .ELAINE LEEPER . . . . . . . . . . . . .MATILDE LUNA Resident Relations B . . . . . . . . . .KATHY MOTIS . . . . . . . . . . . . . . .MATILDE LUNA Membership . . . . . . . . . . . . . . . . . .CRYSTAL JACKSON . . . . . . . .AMANDA SHERBONDY Ambassador ONE Society . . . .MARIVEL BOWNDS/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .RYAN WEIS . . . . . . . . . . . . . . . . . .AMANDA SHERBONDY 2019 Expo . . . . . . . . . . . . . . . . . . . . .LAURA LESTUS . . . . . . . . . . . . . .AMANDA SHERBONDY Education Advisory Council . . .STEPHANIE GRAVES . . . . . . .EMILY HILTON Career/Community Development . . . . . . . . . . . . . . . . . .KELLY SUESS . . . . . . . . . . . . . . . .EMILY HILTON NEXT . . . . . . . . . . . . . . . . . . . . . . . . . . .PATRICK MAGNUSON/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .NIKKI SEKUNDA . . . . . . . . . . . .EMILY HILTON ACES Task Force . . . . . . . . . . . . . . .DIANE GILBERT . . . . . . . . . . . . .EMILY HILTON HAF Fundraiser . . . . . . . . . . . . . . . .MICHELLE PAHL/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .DAN JAMES . . . . . . . . . . . . . . . . .LAUREN WOLFSON HAA Street Team . . . . . . . . . . . . . .BRANDON THOMAS . . . . . . . .LAUREN WOLFSON Property Awards . . . . . . . . . . . . . .RICHARD WALL/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .PENNY SPRANG . . . . . . . . . . . .TINA DEFIORE IT Task Force . . . . . . . . . . . . . . . . . . .JOE BRYSON . . . . . . . . . . . . . . . .ART EIDMAN 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, FEBRUARY 2019 VOLUME 42 ISSUE 2 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 Â© 2018 by HAA. Periodicals Postage Paid at Houston, Texas. POSTMASTER: Send address changes to ABODE, 4810 Westway Park Blvd., Houston, Texas 77041.
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2019 HAA NEW Volleyball Tournament
Friday, March 8 Gates open at 10:30 a.m. Registration and Practice: 10:30 a.m. to 11:30 a.m. Tournament begins at 11:30 p.m. *Each team must have all players present by 11 a.m. to play.
Festivities include a buffet, networking opportunities and checking out the HAA athletes! Teams are registered on a first-come, first-served basis. All players must be members of HAA. Form your teams now (two per company). Teams are not confirmed until payment has been received.
Houston Sportsplex 12631 S Main St.
Entrance fee is $300 per team (6 players, 2 alternates). Register your team online at www.haaonline.org.
Spectator fee is $35 per person. Requests for refunds must be received in writing by end of business day on March 1 and will be subject to a $50 cancellation fee. No refunds will be granted after March 1 or for no shows. No refunds will be given for individual tickets, but tickets arefully transferrable.
See www.haaonline.org for more details.
Contact the Meetings and Events Department at 713-595-0323, by email at firstname.lastname@example.org or see online at www.haaonline.org for more information.
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Letter from the President
By STARLA TURNBO, 2019 HAA President
PRESIDENT STARLA TURNBO THANKS ALL FOR THEIR SUPPORT FOR THE 2019 HAA INSTALLATION & GALA. I want to thank everyone who supported and came out to the beautiful Post Oak Hotel for the 2019 Houston Apartment Association Installation and Gala last month. A special thank you goes to those who traveled from out of state to our city of Houston and the home of the Houston Dynamos, the Houston Rockets, the Houston Astros, the Houston Texans and the Houston Apartment Association! Everyone looked beautiful and I thank you all for spending your Saturday night with me. I am humbled and honored to be serving as the 2019 HAA President, and I am excited about this one-year journey. I’m thankful for all of the HAA Past Presidents for their contribution to the association and to the industry. A special thank you to immediate HAA Past President Michelle Pawelek for leading and supporting me, and for always having HAA’s best interest at heart. I would like to thank the HAA staff for always doing an outstanding job in all that they do, for always being professional and for going above and beyond to serve the apartment industry and all of the HAA members. Thank you to HAA supplier partners who have helped make HAA a success. Without our suppliers supporting and encouraging apartment owners and operators, we could not be the association we are today. Our supplier partners are the heartbeat of the association and their involvement continues to increase. On a personal note, I’d like to thank my business mentor and role model, Mike Izak. He has always led by example ethically, morally, spiritually and in business. His integrity is never compromised. I am beyond thankful for my entire SMI Realty family and all that they do. Last I am humbled and honored to be serving but certainly not least, I am thankful for as the 2019 HAA President, and I am and so very proud of my daughter, Simexcited about this one-year journey. berleigh Turnbo. She is certainly my greatest accomplishment. Each of us, as HAA members, has an opportunity to make a positive impact on so many people. I would like to encourage each of you to be proud of what you do, serve with high standards, demonstrate strong morals and practice professionalism in all that you do. To our HAA NEXT members – our young professionals – let your voice be heard. Give feedback, offer suggestions, lend a helping hand and most of all listen, so that you may learn and escalate this industry to even higher standards. The future lies in our ability to understand. When I began my career in the apartment industry in 1985, HAA was already a very established association and by all standards a leader amongst local apartment associations. Fortunately, because of HAA, I was given the opportunity to advance my career through classes, training, all other education opportunities and networking. For all members interested or aspiring to grow their business or career, remember it is never too early or too late to get involved. Use your efforts to benefit yourself, your company and our industry. IT ALL STARTS WITH YOU. The Houston Apartment Association affords all of us the opportunity to grow. HAA leads the country, not only in local membership, but also in participation and in performance. Take advantage of the robust diversity that the association has to offer. If people are willing to put in the hard work and dedication this business requires, a career in the apartment business can offer quick growth and advancement in comparison to other industries. As a collective, we need to take advantage of social media to expand our industry. In 2019, I encourage you all to share your passion and love for your career in the apartment business with the world. Thank you for the opportunity to serve HAA and all of you. As one of our late great United States presidents said, “Two things can never be compromised – our freedom and our future.” God bless all of you and God bless the United States of America.
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These companies have generously supported the Houston Apartment Association with their patron membership. Please give them careful consideration, whenever possible, in your business.
Houston Planned Energy Systems
HAA Member since 1978
HAA Member since 1997
Cotton Commercial USA Inc.
Interior Logic Group Property Services
HAA Member since 1982
Presto Maintenance Supply HAA Member since 1983
CSC ServiceWorks HAA Member since 1961
Craven Carpet HAA Member since 1986
Camp Construction Services HAA Member since 1994
February Patron of the Month
HAA Member since 1985
AAA Plumbers HAA Member since 1984
FSI Construction Inc. HAA Member since 1999
Dixie Carpet Installations HAA Member since 1987
RentPath HAA Member since 1979
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By CLAY HICKS, HAA Legislative Chair, with ANDY TEAS, CAE, Vice President of Public Affairs
AFFORDABLE HOUSING National, local efforts to tackle a growing problem.
FEW OF THE Texas apartment industry’s legislative initiatives have been as complex and controversial as the 2017 “Source of Income” bill, which prohibited cities in Texas from making the voluntary Housing Choice Voucher Program (also known as Section 8 housing) mandatory as a matter of municipal ordinance. The bill was a response to cities – especially Austin – that were working to remove the “choice” part from the voucher program, requiring individual owners to become federal government contractors. Section 8 is a powerful tool to assist families in need of housing assistance. So, why would the apartment industry be worried if it did happen? As long as the rent is paid, why do we care where it comes from? Well, not all apartments owners are set up to deal with the compliance requirements of being a Section 8 property. Accepting vouchers means complying with a different set of rules for certain residents, different contracts, different ways of handling utilities and additional inspections. Additional requirements and expectations may include: • A prescribed tenancy approval process, including additional paperwork and mandatory approval timeline. • Use of the local Public Housing Authority’s model lease or review and approval of the owner’s preferred lease by the PHA. • Execution of a “tenancy addendum” to be attached to every voucher holder’s lease. • In addition to the owner and resident’s agreement, owners must agree to enter into a Housing Assistance Payments (HAP) contract with the PHA and to comply with added lease terms and administrative responsibilities contained therein. • Be prepared for potential change in the amount of housing assistance without warning and at any point during the term of the lease. • Rents are subject to “reasonableness” requirements and limits on rent increases, www.haaonline.org
which are subject to approval by the PHA. • Inspections of the housing prior to move in and annually to determine whether the housing meets HUD’s Housing Quality Standards and/or equivalent state or local standards approved by HUD. • Anticipate possible delays in rental payments at any point during the lease term without recourse due to federal budget appropriations delays, lengthy administrative processes and even arbitrary withholding of payment by the PHA. • Mandated termination policies and procedures including strict limits on when an owner may evict a resident and for what reason. • Expect additional time to coordinate with the PHA and ensure compliance with the program’s stringent requirements. At the end of last year, S.3612, the Fair Housing Improvement Act of 2018 was filed by Sens. Orrin Hatch (R-Utah) and Tim Kaine (D-Virginia). The bill would add “source of income” and veteran status to the list of federally protected classes under the Fair Housing Act – which would preempt Texas law and make Section 8 a mandatory program nationwide. Despite last-minute maneuvering, the bill did not pass. However, it is expected to be re-introduced in both the House and Senate this year. Though well-intended, it fundamentally alters and undermines the intention of the program to be explicitly voluntary. That intention recognized the importance of apartment owner-property rights and acknowledged the regulatory compliance burden on owners who choose to participate, which are increasingly obstacles to those who wish to participate. HAA will continue to work with the National Apartment Association and National Multifamily Housing Council to engage on this issue in the 116th Congress. Apart from the current efforts that are underway, NAA and NMHC remain committed in the long-
term to opposing any and all efforts to make the Section 8 program mandatory. Instead, we are seeking a larger conversation with all stakeholders to reform the program and bring owners, advocates and administrators in closer alignment by eliminating regulatory burdens and implementing common-sense reforms that can incentivize more owners to participate. This will produce better outcomes for participating owners and residents alike. At the local level, HAA is working hard on a program to make vouchers work better for owners and residents. NestQuest Houston places Section 8 families in apartment properties zoned for high-performing schools and handles all the paperwork on the owner’s behalf. To the apartment owner, NestQuest is handled like a corporate lease with all rent and utilities paid by NestQuest. For the family, NestQuest is a way to access apartment properties in high-opportunity areas. For all of us, NestQuest is a way to make the Housing Choice Voucher program work better, with more choices for more families. If you have a property zoned for a highperforming elementary school and would like more information on this great program, check out http://nestquesthouston.com/. You can also learn more about the organization by reading an article written by Isabel Lopez of NestQuest and HAA’s Morgan Taylor in the December issue of ABODE, which can be found easily at this link: https://issuu.com/haa_abode/docs/abode_ dec2018. In this issue, the Harris County Housing Authority dispels some common misconceptions on affordable housing in their article titled “Affordable Housing Made Easy,” on Page 44. If you have a regulatory problem or question, call the HAA main line at 713-595-0300 and ask for Public Affairs. February 2019
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It’s the Law
By HOWARD BOOKSTAFF, Hoover Slovacek LLP , HAA General Counsel
What is your legal IQ? How much do you know?
IT’S 2019! Let’s start the new year by checking in on how much you know, legally speaking. Here’s 20 questions for you to consider and answer. You can find the answers and explanations on Page 52.
4. What questions cannot be asked in response to a resident’s request for a reasonable accommodation under the Fair Housing Act? a.
1. Which of the following are not protected classes under the Fair Housing Act? a. b. c. d. e.
Race. Age. Color. Religion. Ethnicity.
2. Which of the following are correct ways to deliver a notice to vacate? a. b. c. d. e.
Certified mail. First class mail. Email. Giving the notice to a person residing in the unit who is 16 years of age. Placing the notice on the kitchen table (next to the cocaine).
3. When can the notice be posted on the outside of the door? a.
When the notice is placed in an envelope on which is written the resident’s name, address and the words, in all capital letters, “IMPORTANT DOCUMENT” or substantially similar language. b. When the notice is also mailed. c. When the owner believes that harm would result from personally delivering the notice to the resident. d. All of the above.
Do you have a disability (if the disability is not obvious)? b. What is the nature and severity of your disability? c. Can you clarify what you are asking for? d. Do you have a disability-related need for your accommodation (if this need is not obvious)?
A request for a service animal be denied when the animal in question has caused substantial damage to the property of others. d. A request for a service animal be denied when there is no disability-related need for the animal. 9. Does a service animal have to be certified? a. Yes. b. No.
5. Can you deny rental to everyone who has been convicted of a crime?
10. Can you evict a resident for hoarding?
a. Yes. b. No.
a. Yes. b. No.
6. A resident who loses an eviction in the justice of the peace court has the right to appeal, even if the resident admits to violating the lease.
11. Is an owner liable if there is mold in a unit?
a. True. b. False. 7. The purpose of a notice to vacate is to demand that the resident pay rent or vacate the unit? a. True. b. False. 8. Which of the following is correct? a.
A request for a service animal be denied when the animal is a restricted breed. b. A request for a service animal be denied when the animal in question poses a direct threat to the health or safety of others.
a. Yes. b. No. 12. Which of the following records must be provided to a resident who requests and asks about their water bill? a.
A copy of the Texas Water Code law regarding submetering or allocating a water bill. b. A copy of the Texas Public Utility Commission rules regarding submetering or allocating water. c. The total amount billed to all residents each month. d. Total water and wastewater revenue collected from the residents each month. e. All of the above.
February 2019 ABODE
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13. If a hurricane or another casualty renders the unit uninhabitable, either you or the resident can terminate the lease.
a. b. c. d.
a. True. b. False.
14. If due to a hurricane or another casualty, a unit is partially uninhabitable, either the owner or the resident can terminate the lease.
15. What court documents have to be provided by a resident who attempts to terminate the lease as a result of being a victim of family violence? a.
Temporary injunction issued under the Texas Family Code. b. Temporary ex parte order issued under the Texas Family Code. c. Protective order issued under the Texas Family Code. d. Any of the above.
Three days. 10 days. 30 days. Five days.
17. When can a writ of possession be requested after a judgment from the justice of the peace is signed? a. b. c. d.
a. True. b. False.
16. How long after a judgment from the justice of the peace does a resident have to file an appeal of an eviction?
Five days. Six days. 10 days. 30 days.
18. If an owner does not refund a security deposit or provide an itemization of deductions from the security deposit within 30 days after the resident has surrendered the unit, the resident is entitled to $100, three times the portion of the deposit wrongfully withheld and the residentâ€™s attorneysâ€™ fees in a suit to recover the deposit. a. True. b. False. 19. If no security deposit was required, there is no need to notify the resident of amounts due before reporting the delinquency to a consumer reporting agency or debt collector. a. True. b. False. 20. In Harris County an owner has a choice of two courts to file an eviction in. a. True. b. False.
See Page 52 for the answers.
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Resident Relations from the RESIDENT RELATIONS COMMITTEE
A resident questions risk fees and loses her security deposit. A RESIDENT FILED a complaint
with HAA after 126 days following move-out, requesting a refund on her security deposit of $600. In her complaint, the resident states management informed her that a portion of her security deposit was a non-refundable risk deposit, however, the resident claims she was unaware of risk fees. Management responded to HAA and that response was forwarded to the resident. Enclosed were copies of the lease, inventory and condition form, lease renewals, resident qualifying criteria form, application form, the resident’s OFAC credit report, notice to vacate, final account statement and copies of the resident’s money orders. Pictures were also
provided. Stated in the TAA lease, the resident signed and agreed to a $350 security deposit. Included in management’s resident qualifying criteria contract signed by the resident, rental history is required and each resident is subject to an additional non-refundable high risk fee of $300 to $500 if a resident does not have current rental history or if previous rental history is not acceptable. Management provided its resident qualifying criteria contract signed by the resident, as well as copies of the resident’s money orders of one $350 payment and one $250 payment. After reviewing the case, the committee decided in favor of management. The resident
did not qualify to live at the property due to her credit history without the property utilizing its qualifying criteria of a high risk fee, which the resident agreed to. Other cleaning and damages charges were justified. The resident owes the apartment community $6.26. The HAA Resident Relations Committee provides an impartial review of resident complaints using the documentation provided by both the resident and management. If you are a manager with a resident relations issue, call HAA at 713-595-0300 for direct assistance. I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”
I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”
I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”
I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”
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Maintenance Mania pg 16.qxp_11-13_04_0601_BookstaffH 1/18/19 9:40 AM Page 1
Maintenance Mania Competitors: $65 (Entry fee for competition, breakfast and awards luncheon)
Register Now! Thursday, March 28
(Access to competition event as spectator, breakfast and awards luncheon)
Sam Houston Race Park
! a i n a M
7575 N Sam Houston Pkwy W
e c n a n e t n i a M
Show off yo ur maintenanc cheer on yeoskills and ur best! 8 a.m. to 9:30 a.m. – Registr ation, practice 9:30 a.m. to 11 and breakfast :30 a.m. – Ski lls -b as ed co mpetition Noon to 1 p.m . – Awards lunc heon
Cash Prizes for Contestants! The following cash prizes will be given for achievement in Maintenance Mania competition events • $100 for First Place, Individual category • $200 for First Place, Overall • $100 for Second Place, Overall • $50 for Third Place, Overall Attendees will compete against other Maintenance Professionals in a series of skill-based competitions that challenges them to exhibit talents used on the job every day. Compete for a chance at the National Title – one participant from each region will compete at the National Event at the 2018 NAA Education Conference in Denver, CO, and will receive an all-expense paid trip to attend!
Register online today at www.haaonline.org
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Let ABODE help you grow your business! ABODE magazine is the multifamily industry’s source for what’s happening in the Houston-area apartment market. Every month, our members-only publication highlights industry news and trends, plus photos of YOU, our members, from HAA events! ABODE is your source for industry-specific legal and legislative news as well. Share your promotions and new hires in our “In The News” column, or the latest development in your area of expertise by writing an article. And get your name out there by advertising. Look for ABODE in the mail the first week of each month, or read online at issuu.com/haa_abode. Contact the Communications Department at email@example.com for details and contact Amanda at firstname.lastname@example.org to advertise. ABODE is your HAA!
Does this make my business look
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Educ pg 19,43,49.qxp_Layout 1 1/18/19 9:41 AM Page 1
FEBRUARY IROC Breakfast Friday, February 1 7:30 a.m. to 10 a.m. Program fee: $25 per nonmember The Independent Rental Owners Connection (IROC) features customized education and networking programs just for you. Whether you're a brand-new apartment community owner or have been a part of the industry for many years, we encourage you to network within your fellow independent owners. NALP I: Bringing in New Residents â€“ Be Prepared Tuesday, February 5 8:30 a.m. to noon Program fee: $385 per member; $500.50 per nonmember Sponsored by Brook Furniture This course focuses on the skills needed to deliver exceptional leasing support. See www.haaonline.org for details. NALP II: Marketing and Maintaining Your Community Tuesday, February 5 1 p.m. to 4 p.m. Program fee: $385 per member; $500.50 per nonmember Sponsored by Brook Furniture Explore the importance of image, reputation and brand in wellmaintained communities. This course covers a detailed list of what keeps a community in showable condition, along with the importance of a robust and varied marketing approach for maximum exposure. See www.haaonline.org for details.
SCHEDULE AND FEES
From the HAA EDUCATION DEPARTMENT
Avenues: Maintenance Blvd â€“ Session 1 Wednesday, February 6 8:30 a.m. to noon Program fee: $50 Sponsored by Chadwell Supply See Page 22 for details.
Sponsored by Brook Furniture This course teaches a full spectrum of Fair Housing and ADA compliance for both prospective and current residents. See www.haaonline.org for details.
Avenues: Main Street - Session 1 Thursday, February 7 8:30 a.m. to noon Program fee: $50 Sponsored by Best Plumbing See Page 22 for details.
NALP V: The Sales Process and Building Relationships Tuesday, February 19 8:30 a.m. to noon Program fee: $385 per member; $500.50 per nonmember Sponsored by Brook Furniture Learn the foundations of relationship selling and the importance of problem-solving for both prospective and current residents. Learn essential duties such as listening and responding to the customer, handling objections and meaningful ways to close the sale. See www.haaonline.org for details.
HAA NEXT: Professional Development Breakfast Friday, February 8 8 a.m. to 10 a.m. Program Fee: $10 This niche group within HAA is dedicated to the networking and professional development needs of HAA members 35 and younger. Network with your peers at this low-cost breakfast and grow your career together among the next generation of HAA leadership. NALP III: Why Your Competition Matters Tuesday, February 12 8:30 a.m. to noon Program fee: $385 per member; $500.50 per nonmember Sponsored by Brook Furniture A loyal and satisfied resident is at the heart of this course. The leasing professional is a critical component in inspiring and maintaining loyalty and must also understand the role of competitors and their offerings. NALP IV: Relevant Laws and How to Apply Them Tuesday, February 12 1 p.m. to 4 p.m. Program fee: $385 per member; $500.50 per nonmember
are subject to change without prior notification. Notice of cancellation is required two days in advance to receive a refund, less a $25 administrative fee. Seats are guaranteed on a first-come, first-served basis when payment and registration are received in advance of the program. Unless otherwise indicated, courses are held in either the Camden and Michael Stevens Interests Room or the Direct Energy and Liberty Personnel & Executive Search Room at the Dinerstein Reed Prokop Education Center, 4810 Westway Park Blvd. on the second floor of the HAA Office www.haaonline.org
NALP VI: Effectively Meeting the Needs of Current Residents Tuesday, February 19 1 p.m. to 4 p.m. Program fee: $385 per member; $500.50 per nonmember Sponsored by Brook Furniture Once the prospective resident moves in, the leasing professional's relationship and responsibilities continue. Learn the importance of handling maintenance and resident issues and continuing to be the positive brand for the community. See Page 23 for details. Industry Math Wednesday, February 20 8:30 a.m. to noon Program fee: $99 A new curriculum authored by the National Apartment Association, this half-day
workshop is an excellent opportunity to sharpen your mathematical skills in preparation for attending any of the credential programs. From calculating percentages, to converting fractions (remember those?) and understanding averages and more, this is your chance to "go back to school" in a relaxed and low-stakes environment. Learn how various mathematical calculations influence operations and get introduced to the more advanced concepts you'll need to know to advance in your industry career. NALP Market Survey Presentation & Exam Tuesday, February 26 10 a.m. to 3:30 p.m. Program fee: $385 per member; $500.50 per nonmember Sponsored by Brook Furniture A required component for attaining the NALP credential, students take a comprehensive online exam and present their market survey findings to the class in a semi-formal presentation. Candidates must turn in a completed market survey project, which requires a demonstration of professionallevel written and verbal communication skills in English, and submit accurately completed paperwork prior to having access to the exam. See www.haaonline.org for details.
MARCH CAM: Industry Essentials & Resident Experience / See Education, Page 43
Building. Seating is limited. You must pre-register. For more information and to register, go online at www.haaonline.org. Notice to Attendees: All pre-registered no-shows will be billed. For admittance into HAA/HAF events, payments will be required at the door if not received prior to the event. Start times listed above include a 30-minute registration period. Notice of cancellation is required two days prior to the event for a refund, less a $15 administrative fee. February 2019
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FEBRUARY S M T W T
Calendar HAA Education, Events and Meetings SCHEDULE
F 1 3 4 5 6 7 8 10 11 12 13 14 15 17 18 19 20 21 22 24 25 26 27 28
S 2 9 16 23
MARCH S M T
3 4 5 6 7 10 11 12 13 14 17 18 19 20 21 24 25 26 27 28 31
F 1 8 15 22 29
S 2 9 16 23 30
IROC Breakfast Friday, February 1 7:30 a.m. to 10 a.m. Sponsored by ALN Apartment Data
Avenues: Main Street - Session 1 Thursday, February 7 8:30 a.m. to noon See Page 22 for details. Sponsored by Best Plumbing
NALP IV: Relevant Laws and How to Apply Them Tuesday, February 12 1 p.m. to 4 p.m. Sponsored by Brook Furniture
Industry Math Wednesday, February 20 8:30 a.m. to noon
NALP I: Bringing in New Residents – Be Prepared Tuesday, February 5 8:30 a.m. to noon Sponsored by Brook Furniture
Supplier Education Program: Radiate Your Expo Experience Thursday, February 7 2 p.m. to 4:30 p.m. See www.haaonline.org for details.
NALP II: Marketing and Maintaining Your Community Tuesday, February 5 1 p.m. to 4 p.m. Sponsored by Brook Furniture
6 Avenues: Maintenance Blvd Session 1 Wednesday, February 6 8:30 a.m. to noon See Page 22 for details. Sponsored by Chadwell Supply New Supplier Member Orientation Wednesday, February 6 3 p.m. Craft Republic 11470 Westheimer Road, 77077 All new supplier members welcome. Contact Amanda at email@example.com for details. Ambassador ONE Society Meeting Wednesday, February 6 4 p.m. to 5:30 p.m. Craft Republic 11470 Westheimer Road, 77077 Contact Amanda at firstname.lastname@example.org for details.
HAA NEXT: Professional Development Breakfast Friday, February 8 8 a.m. to 10 a.m. Program Fee: $10 This niche group within HAA is dedicated to the networking and professional development needs of HAA members 35 and younger. Network with your peers at this low-cost breakfast and grow your career together among the next generation of HAA leadership.
12 NALP III: Why Your Competition Matters Tuesday, February 12 8:30 a.m. to noon Sponsored by Brook Furniture
TAA Day at Capitol & Winter Board Meeting Wednesday, February 13 through Friday, February 15 Austin, TX See www.taa.org for details.
13 Resident Relations Committee A Wednesday, February 13 2 p.m.
19 NALP V: The Sales Process and Building Relationships Tuesday, February 19 8:30 a.m. to noon Sponsored by Brook Furniture NALP VI: Effectively Meeting the Needs of Current Residents Tuesday, February 19 1 p.m. to 4 p.m. Sponsored by Brook Furniture
22 ACES February Luncheon Friday February 22 11:30 a.m. to 1 p.m. Fratelli’s Ristorante 1330 Wirt Road, 77055 Sponsored by The Liberty Group and The Urban Foresters
26 NALP Market Survey Presentation & Exam Tuesday, February 26 10 a.m. to 3:30 p.m. Sponsored by Brook Furniture Pearland Region Meeting What’s New for Pearland in 2019 Tuesday, February 26 11:30 a.m. to 1 p.m. More information to come. Contact the Outreach Department at email@example.com with questions.
Pasadena Region Meeting One-on-One with Pasadena Mayor Jeff Wagner Tuesday, February 12 11:30 a.m. to 1 p.m. Hawthorne at Crenshaw 4811 East Sam Houston Pkwy S, Pasadena, TX 77505 Register online at www.haaonline.org/outreach meetings. For questions, contact the the Outreach Department at firstname.lastname@example.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 for an interactive calendar. 20
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Please note that dates and times are subject to change. Check the calendars at www.haaonline.org for the most up-to-date information.
CAM: Industry Essentials & Resident Experience Tuesday, March 5 8:30 a.m. to 5 p.m. See Page 24 for details.
EXPO Committee Meeting Thursday, March 7 3:30 p.m.
CAM: Property Maintenance Wednesday, March 20 8:30 a.m. to 5 p.m. See Page 24 for details.
Mental Health Symposium Thursday, March 21 8:30 a.m. to 4 p.m. See Page 23 for details.
HAA Volleyball Tournament Friday, March 8 10:30 a.m. to 5 p.m. Houston Sportsplex 12631 S. Main St., 77035 See Page 6 for details.
HAA Leadership Lyceum Session 2 – Local Advocacy Wednesday, March 20 9 a.m. to 3:30 p.m. Houston City Hall 901 Bagby St., 777002
Montgomery County Region Meeting Wednesday, March 20 11:30 a.m. to 1 p.m. Formally known as Area Council Meetings, the HAA Outreach department is continuing to bring education to outlying counties with a new title. More information to come. Contact Lauren Turner at email@example.com for details.
CAS: Industry Essentials & Resident Experience Tuesday, March 5 8:30 a.m. to 5 p.m.
6 CAS: Finance Wednesday, March 6 8:30 a.m. to 5 p.m. CAM: Financial Management Wednesday, March 6 8:30 a.m. to 5 p.m. See Page 24 for details. New Supplier Member Orientation Wednesday, February 6 3 p.m. Craft Republic 11470 Westheimer Road, 77077 All new supplier members welcome. Contact Amanda at firstname.lastname@example.org for details. Ambassador ONE Society Meeting Wednesday, February 6 4 p.m. to 5:30 p.m. Craft Republic 11470 Westheimer Road, 77077 Contact Amanda at email@example.com for details.
Avenues: Supplier Circle – 1 “Mentoring for Today’s Business World” with Mindy McCorkle Tuesday, March 12 8 a.m. to noon See Page 22 for details. Certified Pool Operator Course (2 days) Wednesday, March 13 8:30 a.m. to 5 p.m.
13 Resident Relations Committee B Wednesday, March 13 2 p.m.
19 CAM: Marketing Tuesday, March 19 8:30 a.m. to 5 p.m. See Page 24 for details.
Go-Getters Meeting March 20 3:30 p.m. to 5:30 p.m. Cadillac Bar & Grill 1802 Shepherd Drive, 77007 Join the Go-Getters and help strengthen your association with new members and new involvement. New and prospective members are welcome! Visit the Go-Getters Corner at www.haaonline.org/gogetters for tips and tools for recruiting.
HAAPAC Luncheon Tuesday, March 26 10 a.m. to 2 p.m. Program fee: $30 per PAC member; $40 per non-PAC member Contact Alpa at firstname.lastname@example.org for registration and details. Fort Bend Region Meeting Tuesday, March 26 11:30 a.m. to 1 p.m. Formally known as Area Council Meetings, the HAA Outreach department is continuing to bring education to outlying counties with a new title. More information to come. Contact Lauren Turner at email@example.com for details.
27 Board Meeting Wednesday, March 27 4:30 p.m. to 6 p.m.
28 Maintenance Mania Thursday, March 28 8 a.m. to 2 p.m. Sam Houston Race Park 7575 N Sam Houston Pkw W 77064 See Page 16 for details.
The first 2019 Go-Getters Meeting is March 20 3:30 p.m. at Cadillac Bar & Grill, 1802 Shepherd Drive, 77007
Join the club at our quarterly meetings and learn how you can recruit for HAA. Be the top recruiter for each quarter and win awesome prizes! Plus, for each new member you recruit, you’ll earn a chance to win gift cards ranging from $25 to $250! JOIN A TEAM and build relationships with like-minded members. Get involved with Go-Getters and make lasting industry connections. Visit www.haaonline.org/gogetterscorner to get all the information you need.
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Follow a road that fits you 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. There are five Avenues to choose from, follow just one path or pick and choose from all of the 15 great sessions:
Avenues: Main Street - 1 February 7 Answer the Phone Already with Amy Kosnikowski Dilisio
Avenues: Main Street– 2 April 16 Top 10 Fair Housing Blunders to Avoid with Leah Brewer
Avenues: Main Street - 3 August 15
Confidence in Sales with Lori Snider
Avenues: Maintenance Blvd - 1 February 6 Magnetic Customer Service and Work Order Management with Mark Cukro Avenues: Maintenance Blvd - 2 October 10 Mold and Mildew with Don Willard
Avenues: Maintenance Blvd - 3 November 20
How Long Does It Really Take? with Mark Cukro
Avenues: Supplier Circle - 1 March 12 Mentoring for Today’s Business World With Mindy McCorkle Avenues: Supplier Circle - 2 June 17 You’re Here…You’re There…You Can’t Be Everywhere! Dealing with Distraction in a Distractible World with Lori Snider
Avenues: Leadership Lane - 1 April 30 Next Level Leadership with Dr. Debbie Phillips
Avenues: Leadership Lane - 2 July 16 Don’t Call Me the “B” Word: The Loss of the Boss and Love of the Leader with Leah Brewer
Marketing Avenues : Leadership Lane - 3 October 24 No one Likes a Bully with Megan Orser
Avenues: Marketing Place - 1 May 29 WHAT'S YOUR SPECIAL? Managing the Concession Obsession with Mary Gwyn
Avenues: Marketing Place - 2 August 27 Compliance and Marketing can be friends with Megan Orser
Avenues: Marketing Place - 3 September 12 Fumbles, Bumbles & Apologies: How to Effectively Combat the Biggest Challenges in Raising Rents with Amy Kosnikowski Dilisio
Avenues: Supplier Circle - 3 October 16 “Closing” the Sales Circle with Dr. Debbie Phillips
Individua just one se per perso l sessions are pri minar? n, a real s c teal for q ed at only $50 Annual Property Subscriptions are uality edu available with unlimited attendance cation! for all on-site property staff to all sessions at discounted prices: • Only $199 per year per property for properties with fewer than 200 units • Only $399 per year per property for properties with 200 to 350 units. • Only $450 per year per property for properties with more than 350 units. If you need a single workshop, individual sessions are priced at only $50 per person, a real steal for quality education.
Sessions begin February 6. Enroll today. Contact the HAA Education Department at firstname.lastname@example.org or register online at www.haaonline.org.
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HAA Mental Health Symposium Join the Houston Apartment Association for the first ever HAA Mental Health Symposium offering a deep dive into the legal and societal ramifications of today’s world as it relates to the mental health of you and your residents.
Nearly one in 25 adults in America live with a serious mental illness. How best can you service your residents in crisis while keeping your own mental health in check and your property safe from damage or legal liability? Learn from experienced mental health professionals and fellow HAA member experiences, as well as from our own legal counsel, Howard Bookstaff, at the first ever Houston Apartment Association Mental Health Symposium. This day-long program will offer a deep dive into the legal and societal ramifications of today’s world as it relates to the mental health of you and your residents. Attendees will also walk away with tools and resources for managing their own self-care while working among calamity and chaos. Join us for an informative and potentially life-changing day.
Mental Health Symposium Thursday, March 21 Houston Apartment Association HAF Training Center, 4810 Westway Park Blvd. off Clay Road and Beltway 8 8:30 a.m. – Registration 9 a.m. to 4 p.m. – Program (includes lunch) Program Fee: $125/$145 if invoiced
Sponsored by ApartmentData.com and Ideal Towing Register online at www.haaonline.org
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Apartment Managers – Write it down: CAM is the best way to advance your multifamily career! What are you waiting for? Credential Qualifications: • Minimum of 12 months of on-site property management experience in a management role or position (assistant managers do qualify) • Classroom attendance in at least six of the seven scheduled class days • A passing score on parts I and II of the CAM exam within 12 months of enrollment
Course Schedule and Fees: • Total Program Cost: $1,150; Tuition can be paid in full or divided into two payments of $575 • All textbooks, exam fees and meals are included in the course fee • New CAM Candidates must begin the program with the first course on March 5 • The CAM curriculum is comprised of eight modules and is administered by HAA in seven days over the course of six weeks • Check-in and registration begins at 8:30 a.m. • Modules vary in length; classes generally will conclude by 4 p.m. or earlier • Lunch is provided
CAM Course Schedule and Descriptions: March 5: Industry Essentials & the Resident Experience • Summarize the global state of the apartment industry • View property as an investment • Identify the roles of people a CAM will interact with • Describe the value of the CAM role as an investor advocate and resident advocate • Identify characteristics of different types of housing • How to build relationships with residents • Explain the Resident Cycle including: - Lease & Application - Screening - New Resident Education - Ongoing Resident Communication - Resident Retention/Renewal - Move Out Procedures March 6: Financial Management • Relate CAM responsibilities to the financial performance of a property • Analyze an income statement • Develop and manage a stabilized budget • Prevent and solve for bad debt • Perform a property valuation March 19: Marketing • Identify the components of an effective Marketing Plan • Use resources to effectively gather and calculate data needed in a Marketing Plan • Develop a Marketing Plan - Analyze a market including competitors - Identify the internal market readiness of a property - Perform an economic analysis of a property - Analyze and draw conclusions from a Market Plan using the SWOT methodology
• Add value to a property through use of rental income, rates, and/or adjustments • Add value to a property through managing occupancy • Select and write an effective recommendation - Identify types of promotion - Identify types of advertising media • Develop a budget for a Marketing Plan • Measure the success of a Marketing Plan March 20: Property Maintenance • Relate CAM responsibilities to the maintenance of a property • Oversee service requests - Ensure employees in all roles receive the appropriate training to ensure service requests are completed accurately • Manage inventory • Identify the need for a contractor or vendor - Complete the bid process and signing of a contract • Use inspection results to prioritize maintenance and repairs • Develop a preventative maintenance program • Identify maintenance needs for green properties April 3: Legal • Describe reasonable accommodations and modifications for persons with disabilities • Explain compliance with laws that govern applicant screening • Explain the purpose and impact of fair housing laws • Explain how to remain in compliance with fair housing laws • Identify a CAM’s responsibilities in providing safe living conditions with adherence to residence rights • Summarize the bid process requirements • Explain compliance with laws that govern employment practices April 4: Risk Management • Relate risk management to a CAM’s role • Propose a solution to an issue of fraud, theft, embezzlement, etc. to minimize financial risk • Identify necessary preventative maintenance to minimize risk to physical plant • Create a resident education/orientation message to minimize risk to residents • Practice preparing for an OSHA inspection • Create sample guidelines for entering homes to minimize risk to staff/vendors • Create emergency plan for a common regional emergency • Provide the best course of action for various crime emergencies • Prevent and control loss April 17: Human Resources • Identify laws that affect employment procedures • Understand how to manage payroll including benefits, overtime, and rent-free employee housing • Summarize the employment process - Recruit potential employees - Interview applicants - Evaluate candidates - Complete new employee orientation • Maintain employees’ records appropriately • Address employees’ needs throughout the lifecycle of their employment - Identify training needs - Manage performance - Perform an employee evaluation - Execute disciplinary action - Terminate employment
For a more detailed synopsis of individual course content and to register, please visit the education page of our website at www.haaonline.org.
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Leasing 101 2019 An Introduction to Leasing and the Apartment Industry 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. This course is intended as an introduction to the apartment industry for new leasing professionals, as well as those individuals looking to learn more about the industry as a career.
Know the Lease Class includes TAA Lease paperwork curriculum, brought to you by HAA Legal Counsel, Howard Bookstaff!
Topics covered include: • Greeting and qualifying the customer • Executing the lease contract • Telephone techniques and e-leasing • Overcoming objections and closing techniques • An overview of Fair Housing and more. Students who complete the course will receive a certificate, as well as a listing of HAA member management companies. Class Schedule: Day One: 8:30 a.m. to 9 a.m. – Registration and continental breakfast 9 a.m. to 4 p.m. – Program A complimentary lunch is provided. Day Two: 8:30 a.m. to 9 a.m. – Registration and continental breakfast 9 a.m. to Noon – Program Program Cost: $75 for students paying in advance $85 for students who provide payment at the door Leasing 101 Course Dates: April 23-24 May 21-22 June 11-12 July 23-24 August 20-21 September 24-25 November 5-6
For more in register, formation and t www.ha visit us online a o a t educatio online.org or ema n@haaon il line.org
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Industry Update from the NATIONAL APARTMENT ASSOCIATION and the NATIONAL MULTIHOUSING COUNCIL
NEW YEAR’S RESOLUTIONS Employee retention and marketing among top management goals for 2019.
AS WE ENTER another year, people are on the mind of many apartment executives. Find out how they want to engage with associates and residents. As the calendar turns to 2019, the job market is tight. Unemployment hovers at just below 4 percent nationally, forcing business across the county to come up with creative ways to find and retain talent. The apartment industry is no different. Asked to name their top priorities for the year ahead, property management executives continue to come back to one thing: Employees. While technology, marketing and resident retention remain important for these executives, they want to keep their staffers happy, while becoming a career destination for onsite professionals. When listing her top five priorities for 2019, Kim Spehr, a Regional Vice President at Fogelman focuses heavily on personnel issues. She wants to develop Fogelman’s bench strength with Assistant Managers and spend more time working with Managers on financials to help them gain a better understanding of important issues, such as utility costs. “We are developing managers with mentoring instead of putting out fires,” she says. Innovation From a broader corporate perspective, Fogelman’s Chief Administrative Officer Melissa Smith wants to develop an innovative culture. “We want to be open-minded to the expectations of the new generations entering the workforce,” she says. Wood Partners is making employees a focus to start off 2019. That starts with the onboarding of new employees. “We want to focus on quicker and more
thorough onboarding for new employees – accelerate the learning curve of our new associates so they feel engaged earlier and are more attached to the company,” Steve F. Hallsey, Managing Director of Wood Partners, says. Wood also wants to have more frequent communication with employees and more timely recognition programs to continue to lower its onsite turnover rate. “We are rolling out a new employee wellness program to encourage our employees to get in shape, take care of themselves and focus on their personal wellness,” Hallsey says. Career development and leadership training is yet another HR-related priority for the Atlanta-based company. “If we are going to keep people longer, we need to give them a career path and teach them how to reach the next level,” Hallsey says. Resident Retention Employees are not the only group that management executives want to put greater focus on during the year ahead. In many markets, the competition for residents remains stiff. The best way to retain residents is to provide excellent service. “We are going back to basics on site by providing the best possible customer-service experiences,” Spehr says. “With maintenance, we are working on preventative measures and customer service.” At Capstone Management Real Estate Services, retention is also a big priority. “We want to provide the highest level of service to our residents and create environments our residents desire to call home,” says Tina West, Chief Operating Officer for Capstone. “We recently embarked on the
Ellis Touch Point Survey program and are using this as one way to stay engaged with our customers. Additionally, we are heavily focused on social media and online reputation seeking to respond to all customer reviews in a proactive manner with the intent to exceed their expectations.” Technology Communication is another key for Fogelman. Smith wants the company to be accessible and transparent to prospects, residents and employees with real-time communication. That can be in-person or through artificial intelligence (AI) or bot technology. It also wants to embrace brand influencers to tell its story and build social trust (because reviews still matter) and use social advertising to initiate better conversations with people. “We want to be more innovative and creative by investing in creative promotions, graphics, photographs, videos and that captivate the attention of a new generation of renters,” Smith says. Smith wants Fogelman to also fully utilize its technology platform and use data to solve meaningful problems. “We will focus on the biggest opportunities, not the easiest or most obvious,” Smith says. While technology and communication are important goals for the year ahead, the basics of apartment operation remain important. West wants to maintain the highest occupancy in Capstone’s submarkets, focus month-over-month increases in collections and assure that all its affordable housing recertifications are not held up, which could impact client income receipts. “Other goals and initiatives for 2019 are focused on training and onboarding, market-
Did you know you have access to more member benefits than just the lease contracts and forms? If you’re receiving this magazine, your company has joined and made your company and YOU part of the largest local apartment association in the nation! Every employee of your team is a member of HAA and also a member of the TAA and NAA. Check us out online at www.haaonline.org. This is YOUR HAA!
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ing and advertising strategies, effective use of technology to save on administrative time and allow for more face to face customer focus,” West says. For others, the year ahead just represents another opportunity to improve. “In 2019 our focus is just to do a good job,” says Vanessa Siebern, Vice President, FPI Management. “At FPI, we are committed to continuing to instill our core values, H.E.A.R.T, into our culture.” – By Les Shaver 20 in Their Twenties Scholarship New to Apartmentalize is NAA's "20 in Their Twenties" scholarship. We're looking to recognize the 20 best and brightest property management professionals in the rental housing industry. Winners of this scholarship will receive complimentary airfare, lodging and full conference registration. This first annual scholarship will be awarded to those who are 29 years or younger (on June 25, 2019), who are full-time employees and have demonstrated three of the following: • Shown leadership in organizations • Challenged the status quo • Exhibited creative thinking and problem solving • Lead a team or project to achieve a common goal • Elevated an industry network into business relationships • Demonstrated effective communication • Served as a positive role-model If you think this describes you, we encourage you to apply! Applications are being accepted through February 6, 2019. GO TO www.naahq.org/apartmentalize/experience#20in20s. *NAA membership is not required. Order the 2018 NAA Income & Expenses Survey (IES) The NAA Income & Expenses Survey is the most comprehensive look at the rental housing operations data available, allowing you to make the best budgeting and forecasting decisions for next year. With detailed local data in over 90 single markets and national economic analysis, it gives apartment operators the financial tools they need to benchmark their performance against their peers. The report includes data for market-rate and subsidized properties. Visit www.naahq.org/news-publications/ 2018-income-expenses-survey to order.
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the Successful completion of this course offers apartment industry personnel a five-year certification from the National Swimming Pool Foundation and ensures pool chemicals are being used properly and when appropriate.
or t a r e l Op o o -14 P 3 n 1 d o i e t fi ch Certi ) Certifica ursay, Mar (CPO ay and Th ion
The Certified Pool Operator Certification, better known as CPO, will dispel the myths in pool care and tremendously reduce chemical expenses and extend the life of your pool.
w Kno Instructor: Grant Almquist, Texas Apartment Pool Services
Recommended for anyone working with pools, this course is also a great course for property managers. Make sure you are up-to-date on local codes to help reduce risk and liability by attending this informative session.
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On the Road with HAA
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 Director of Outreach Lauren Turner at email@example.com 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 a Region Meeting. Contact firstname.lastname@example.org. Don’t miss the February Region Meetings: Pasadena Region Meeting One-on-One with Pasadena Mayor Jeff Wagner Tuesday, February 12 11:30 a.m. to 1 p.m. Hawthorne at Crenshaw 4811 East Sam Houston Pkwy S, Pasadena, TX 77505 Register online at www.haaonline.org/outreach meetings. For questions, contact the the Outreach Department at email@example.com. Pearland Region Meeting What’s New for Pearland in 2019 Tuesday, February 26 11:30 a.m. to 1 p.m. More information to come. Contact the Outreach Department at firstname.lastname@example.org with questions.
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EDUCATION OUTREACH 2019 HAA is bringing great education offerings to different parts of our 12-county service area this year. Don’t miss these great opportunities for the best in multifamily education. For more information, visit www.haaonline.org/educationoutreach/. For the folowing four programs: Check in at 8:30 a.m. Program from 9 a.m. to noon All locations: TBA Cost: $50 prepaid/$75 at door Pasadena Education Outreach – HR April 17 The Art of Hiring, with Leah Brewer Recruiting and retaining top “superhero” talent within organizations is becoming a strategic focus in order to compete and win in today’s competitive arena. Create a dream team of action-employees who serve each other as they serve your company. You will discover tools and ideas to find employees that are our everyday Heroes (and Sheroes). Motivate and retain those aboveand-beyond workers whose actions increase the value of your assets and organization. Learning Outcomes: Participants will gain the knowledge of how to: • Incorporate creative ways to find job candidates • Explore alternative interview methods for better hiring decisions • Understand how today’s top employees are motivated • Reduce the risk of “no-shows” and poor decisions • Avoid the top 5 interview mistakes • Create a fun and empowered workplace environment for maximum productivity
Lake Jackson Education Outreach – Marketing May 30 Marketing to Small Towns and Suburbs, with Mary Gwyn What does marketing apartments in a small town or suburban location have in common with big city marketing? Nothing and everything. Join us for a fast-paced and highly interactive session that will equip you with the ideas and energy to market your community for best results! In this session you will identify the unique marketing challenges suburban and small town properties face. Walk away with unique themes which will serve as a catalyst for your own marketing programs and shift the momentum from random to strategic so your energy and focus attract the residents who will pay more for the lifestyle you offer! Whatever size town your community is in, this session will excite and inspire great marketing results! Woodlands Education Outreach – HR July 17 The Art of Hiring, with Leah Brewer See Pasadena Education Outreach on April 17 for program details. Rosenberg Education Outreach – Marketing August 28 SMARKeting- Advanced Marketeer with Megan Orser Are you looking for marketing strategies beyond the basics? Then stop looking and start SMARKeting! Megan will give you the tools to: • Determine your community’s changing demographics • Build effective outreach methods to maximize synergy with businesses and residents • Create Amenities your residents actually want• Advance your community’s marketing presence and amplify your brand • Track, delegate, and manage projects • Understand marketing math and enhance communication with ownership
OUTLYING LEGAL SEMINARS NEW for 2019! HAA will be offering FOUR outlying legal seminars taught by HAA General Counsel, Howard Bookstaff. Key Topics include: • Fair housing update: the good, the bad and the ridiculous! • Everything you wanted to know about assistance animals but were afraid to ask! • I want to stay out of trouble, but I don’t know how… A policies and procedures primer. • Evictions: the trials and tribulations. • Legislative update. Choose your date and your location. All seminars will be from 8:30 a.m. to noon with registration starting at 8 a.m. Cost: $65 prepaid/$80 at the door All locations: TBA Register online at: www.haaonline.org/2019 Legalseminar Seminar Dates and Areas: Pearland April 24 Woodlands May 22 Baytown June 11 Katy October 9
Instructor: HAA General Counsel Howard Bookstaff, Hoover Slovacek LLC
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On the Scene with the HAAPAC HAA Political Action Committee Luncheon Tuesday, December 11 at the HAF Dinerstein Reed Prokop Education Center Sponsored by 1 ApartmentData.com The HAAPAC December luncheon was honored to feature guest speaker City of Houston Mayor Sylvester Turner.
WEâ€™RE ALL ABOUT BETTER GOVERNMENT Threats from government are coming at the apartment industry at a rapid pace. The HAAPAC, the political action committee of the Houston Apartment Association, needs your help to fight bad legislation. HAA members can participate in the PAC on several levels. 2019 registration forms are available. To join, renew or learn how to become involved with the PAC, see online at www.haaonline.org or contact email@example.com. 30
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Rather than a destination, leadership is a journey. By
BRYAN HEAD, CAM, DayRise Residential
Hit the Road A Leadership skills must also be put into practice, as they are not one size fits all. Leading back to the original point that leadership is not a destination. It really is a journey of self-discovery and application on a winding road.
t some point in all of our lives we have all heard or uttered the phrase “life is a journey, not a destination.” This phrase serves as a reminder to appreciate the experiences we have along the way, rather than focusing on the end point. We can apply this to leadership, too. Leadership shouldn’t be a destination or a goal but a series of starts and stops whilst on the journey. Most often, leadership is viewed as a staircase of accomplishments, promotions and new jobs, and once the promised land is reached, there is no looking back. I myself have done this. I felt, if I reached the next step in my career I could coast along and enjoy where I was. This led to disappointments and the realization that I must focus on my current path, road or journey. And, once I started to pay attention to the present road or moment, I learned that I must continue to develop myself. Change occurs quickly in the world in terms of technology, smart phones, apps and trends. So why can’t we accept change in the same way for leadership development? Commit to Change While most people follow a traditional path in the industry, from leasing agent to assistant manager to property manager to regional manager, I took a side-step. Rather than moving directly into a regional manager role, I moved into a training and support role. This step allowed me to learn how to work with the tools our teams were expected to use to lease and manage. I developed workshops to improve skills and the management of properties. It would be six years before I moved from this training role to a regional manager role, however, once there, I was able to put into practice those skills I taught. A mentor reminded me that in order to continue on the journey, I had to commit to continually improving myself, learning new strategies and putting what I learn into practice. Leadership skills must also be put into practice, as they are February 2019
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not one size fits all. Leading back to the original point that leadership is not a destination. It really is a journey of self-discovery and application on a winding road. This process has been condensed into three categories, according to a report completed by Psychology Today. First, we must practice self-insight. As a leader, I need to know how I am perceived by others. After all, perception shapes reality. A common way to practice self-reflection is by seeking 360-degree feedback. You can ask employees, coworkers, supervisors or others you interact within the industry. One must be prepared to listen to what others have to say about their behavior and willing to ask, “How can I improve?” It can be a daunting request at first, but I personally have become comfortable asking “What can I do better? What do you need from me? What should I be doing differently?” Next, we have to look at self-regulation. Not all leadership methods and styles fit every situation. Have you ever found yourself wondering why a method you applied when you worked on-site as a manager just does not seem to work as a regional manager? Moving between these two roles is also a paradigm shift and causes us to take a macro view of our actions and desired long-term results. Being a positive role model is the key for leaders’ self-identity. Self-identity is a continuous learning process. We have to ask ourselves who do we want to be as a leader? How do we want to be remembered and thought of
by our peers and those we interact with? These questions need to be asked frequently depending on your role within a company or the apartment association. Kaizen: Small Steps Back in my days working in training and development, my mentor and I attended seminars and classes at the American Society of Training and Development. This gave us insight into how other industries handled developing their leaders. This was when I first heard the word “kaizen.” Kaizen is a Japanese word meaning continuous improvement or change for the better. Without knowing it, we were already practicing this technique. Kaizen as a practice can be traced back to post World War II Japan, influenced in part by American business teachers, and most notably as the management philosophy of Toyota, known as The Toyota Way. The kaizen approach was based on the idea that positive small, ongoing changes can reap major improvements, and is typically associated with processes, but kaizen can also be applied to leadership skills. Rather than attempting to make a major shift in our leadership methodology, making multiple, small changes can have significant impacts on how we lead ourselves and our organizations. Kaizen has been applied and recommended in other areas such as diet and exercise. Incremental changes can lead to big results down the road. For me, smaller changes are easier to make. It has been said the best way to eat an ele-
phant is one bite at a time. It is important to set a goal when attending a seminar or reading a business book in order to decide what skill or knowledge you hope to apply to your daily life once it is completed. Any Road Leadership is a journey, not a destination. Learning to adapt to a situation is a learning process that changes continuously. We may move into a new position or a new company, become involved in our community or at a local association, but we do not fundamentally change who we are as people. We simply activate different dimensions of our leadership skills. Lolly Daskal, founder of Lead from Within, said leadership is about including and learning, not about being right. My mentor gave me the space to develop my own skills and always expected me to set goals to make improvements. For me, there is no right way to be a leader. I believe everyone has their own journey, but being a leader does require we continue learning and improving and creating road maps for leadership. If we stopped learning, eventually we would stop leading. To quote the song “Any Road” by George Harrison, “If you don’t know where you’re going, any road will take you there.” Bryan Head is the vice president of business operations at DayRise Residential.
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TARGET QUALIFIED LEADS www.haaonline.org
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. Employers can post job openings and access resumes.
Job seekers can search openings, post their resumes and create job alerts.
From the website homepage at www.haaonline.org, access the job board and the “Employers” Tab MAINTENANCE | CUSTODIAL SERVICE PROFESSIONAL POSTING n Job emailed in our Job Flash™ to 15,700+ Professionals in the Houston Area n Click to view recent Job Flash™ n Typically used for Maintenance, Porter and Groundskeeper type positions Member Price: $229 PROPERTY MANAGER | LEASING OFFICE PROFESSIONAL POSTING n Job emailed in our Job Flash™ to 15,700+ Professionals in the Houston area n Click to view recent Job Flash™ n Includes Preferred status at top of job search and placement on the homepage n Typically used for Property Manager and Leasing type positions Member Price: $279
How to post your resume to haaonline.org: n From the website homepage, access the job board n through the “Job Seekers” Tab at the right of the page n Select “Post a Resume” n Create a New User Account n At the “Career Account Home” under the n “Quick Links,” select “Post a Resume” n Upload your resume electronically from your PC n or external drive Now that your resume is available to others, explore the other features of JobLine such as creating “Job Alerts” with certain key words and view more than 100+ Houston-area apartment industry jobs typically available at any time.
REGIONAL | CORPORATE CORPORATE PROFESSIONAL POSTING n Job emailed in our Job Flash™ to 15,700+ Professionals in the Houston area n Click to view recent Job Flash™ n Includes Preferred status at top of job search and placement on the homepage n Includes distribution to a network of 1,000+ National, Niche, and Local Job Boards n Typically used for Regional and Corporate positions Member Price: $399
Visit jobs.haaonline.org today and find your candidate or career for tomorrow.
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I have learned one of the top reasons that causes typically happy employees to reach their limit and jump ship. What is it you ask? They donâ€™t feel valued nor appreciated in the workplace.
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Attracting and retaining talent requires the right management style. Which are you? By
LAURA LESTUS, CAS, The Liberty Group
Developer vs. Diminisher
uring my 10-plus years with The Liberty Group, otherwise known as “the wonderful world of staffing,” I have often found myself in conversations that require much trust and confidence. These conversations can feel like a scene from a James Bond movie. Picture this: I’m walking through a room full of people who work in the industry when I am suddenly pulled aside, silently swept into hiding as if the police are after me. “Oh no, what did I do now?” I think to myself, and then I see it. That look! Therein lies my would-be kidnapper. You know, the look – the look of desperation. Then follows the question, “Do you have a second to talk? I am ready for a career change and need your help.” At this point I know I’m not being kidnapped and I’m finally able to breathe a sigh of relief. “Yes, let’s talk,” I reply. www.haaonline.org
In these covert conversations, I have learned one of the top reasons that causes typically happy employees to reach their limit and jump ship. What is it you ask? They don’t feel valued nor appreciated in the workplace. This seems like a simple problem with an easy fix, right? Let’s increase their responsibilities or give them a new title and they will feel great again, right? My experience finds these quick solutions to be temporary BandAids and you will lose that employee eventually. In most cases, the desperate, unappreciated employee happens to be working for what I am going to call a diminisher. There are two kinds of leaders, for the sake of simplicity, we will call them developers and diminishers. Let’s start with the developer. The developer is a leader who, as capable as they are, care less about flaunting their own IQs and more about fostering a culture of intelli-
gence in their organizations. Under the leadership of these “developers,” employees don’t just feel smarter, they become smarter. Although working for developers feels great, these leaders expect stellar performance and drive individuals to achieve extraordinary results. At the other extreme, you have your diminisher. This is a leader who drains all the intelligence and capability out of their teams. They need to be the smartest, most capable person in the room and often shut down others, ultimately stifling the flow of ideas. You know these people because you’ve worked for and with them. Consider working for a supervisor who, week after week, suggests new solutions and procedures for your team, forcing you to scurry to keep up with their thinking rather than thinking as yourself and contributing your own ideas. Or, the owner or vice presiFebruary 2019
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dent who, despite having more than 100 topnotch leasing professionals, assistant managers, managers and maintenance personnel on staff, admits he listens to only a couple of people at the monthly meetings and claims that “No one else really has anything much to offer.” These leaders underutilize people and leave creativity and talent on the table. There are several critical differences in mindset between the two types of leaders I described. The diminisher’s view of intelligence is based on elitism, scarcity and status. That is, you won’t find high levels of brainpower everywhere, in everyone, and if your employees don’t get it now, they never will. The developer’s view is much less cut-anddry. This type of manager believes intelligence is ever-evolving and can be cultivated. The critical question for these leaders is not, “Is this person smart?” But rather, “In what ways is this person smart?” The job, as the developer sees it, is to bring the right people together in an environment that unleashes each individual’s best thinking – and then stay out of the way.
Fostering a Productive Environment A developer explicitly gives people permission to think, speak and act with reason. They generate an intensity that demands high-level work from the team, but also have a high tolerance for mistakes and understand the importance of learning along the way. They create the space for people to flourish. A developer asks hard questions that create natural tension impelling people to find the answers. As team members earn small wins, their confidence grows and seemingly insurmountable problems appear less daunting. Roadblocks become interesting puzzles for the team to solve. Become a Developer, I Dare You! The apartment market is growing at an alarming rate and the need for talent is critical. We all know the power of word of mouth, and if we continue to have high turnover due to the diminisher management style, we will continue to struggle attracting new, creative and driven talent waiting for an opportunity. If rumor has it that our industry as a collective doesn’t value or develop from within, they will move on. Stop worrying about having all
the answers. Take your knowledge and ask insightful questions that will prompt members of your team to stop, think and then rethink. Watch your employees, network, business and reputation grow. Accept the challenge to recruit and invest in our future leaders, focus on their strengths, celebrate the wins and learn from the mistakes. Put the growth of others first and win! Cheers to a successful 2019. Laura Lestus, CAS, is a regional manager for The Liberty Group and is the Houston Apartment Association’s Product Service Council president. She has 10 years of experience in apartment staffing and about 20 years of experience in the multifamily industry working on-site and as a supplier. For 40 years, The Liberty Group has been a trusted partner in real estate nationwide, connecting companies with top talent. For more information, you can visit The Liberty Group’s website www.thelibertygroup.com. To connect with Lestus, email her at firstname.lastname@example.org.
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The right culture will retain and grow employees, but a positive culture starts with leadership. By
SHANNON LITTLEJOHN-SMITH, Greystar
Cultivating Culture Cultivating culture is cultivating partnerships and relationships through valuing each individual. It is having the mindset to be a coach versus strictly direct. It’s about talking with someone, not at someone. It is about asking or recommending versus telling or demanding. It’s about creating a community of individuals where each person trusts they are supported, trusted, listened to and others have their back.
igns are already emerging that within two years there won’t be enough talent to go around … global growth, demographic trends, under-skilled workforces and tightening immigration mean that even significant productivity enabled by technology advances will be insufficient to prevent the talent crunch.” These are the findings from a recent talent study conducted by Korn Ferry, estimating the gap between future labor supply and demand as 85.2 million people by 2030. Organizations that are investing in a talent strategy to create a culture where ideas and people thrive will continue to become critical to an organization’s success. There is a saying that people quit people, they don’t quit companies. It will be crucial that organizations have leaders who are transformational thinkers, creating a culture where the business environment delivers value added transactions. No longer do we have the freedom and bandwidth to work in silos or think that emailing directives leads to sustainable high performance and growth. Today we are challenged by more stress, knowing there is more riding on the line to perform, remain competitive and manage costs. For cultures to thrive, leaders must possess the skills to build teams that are trusting, fluid, focused, efficient and effective at working toward a shared purpose or goal. That February 2019
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is why the book “The Culture Code” by Daniel Coyle is on my “must read” list. According to the author, the key is to crack the code and create a culture centered around “care,” which is the root word for culture. Successful organizations work to foster a culture that is close- it, effective, and solutionsoriented. In these types of organizations, people working together think of themselves as more than just a team; they refer to themselves as family. Coyle reveals the common thread of leaders is that they are encouraging, curious, believe in people to be their best and demonstrate patience by asking questions for the purpose of continuous improvement, not blame. Leaders focus on creating a safe place that inspires greatness and allows people to take risks. By exploring through trial and error, people can fail forward through learning, growing and ultimately thriving. No matter the role we serve, we will all be called upon at some point to rise up and lead. The principle remains the same; create a safe place for people to try new things, explore what works and honestly discuss what doesn’t, resulting in improvement. Coyle highlights these behaviors as examples of effective teams. Another impactful habit is facilitating de-briefs immediately following each exercise or phase of a project. This requires leaders to demonstrate vulnerability by owning and accepting responsibility for failures and celebrating the team for successes, which cultivates safety within a team and an organiza-
tion. Leaders can never be afraid to roll up their sleeves and get their hands dirty with everyone else. This doesn’t mean do the work for everyone else, rather work alongside everyone else and provide opportunities for those around you to rise up and be their best. Cultivating culture is cultivating partnerships and relationships through valuing each individual. It is having the mindset to be a coach versus strictly direct. It’s about talking with someone, not at someone. It is about asking or recommending versus telling or demanding. It’s about creating a community of individuals where each person trusts they are supported, trusted, listened to and others have their back. Leaders need to trust themselves first and then work to build trust in others. It is interesting and valuable to have several examples from so many different professions where the common theme for having the right culture starts with leadership and leaders having the right mindset. A unique and successful comedy group called “Upright Citizens Brigade,” embraces this philosophy so much they changed their terminology in working together to prepare for a show. Their mindset is that there are no directors, only coaches. They have practices not rehearsals. Each person on the team is expected to uphold the principle that they are there to support, trust, listen and cover each other, cultivating a close-knit unit. Each person is expected to trust themselves and uphold the principle not to judge, rather find ways to support each other and be a solution to any situation,
regardless of what has been communicated. Just image if all teams had this philosophy and implemented these key principles, while still having fun and uplifting others’ lives! Mindset matters. Mindset is having the right attitude, outlook and perspective. It is constantly keeping the right intentions in check. Ask yourself, “If I make this all about me, what impact will I have on the team, morale and our collective performance?” As Coyle so eloquently states, “Culture is a set of living relationships working toward a shared goal. It’s not something you are. It’s something you do.” What are you going to do to cultivate a positive, uplifting, empowering collaborative culture in your sphere of influence where everyone can thrive? Start now to make a talent strategy a key priority. Don’t wait until you suffer the stunted growth of a talent crunch. Take steps to invest in your leadership capability so you can help to create a culture that attracts, retains and grows others. Shannon LittlejohnSmith is the senior director of talent development at Greystar. Littlejohn-Smith has over 16 years of experience in talent development and management. She has a passion for challenging and guiding individuals, teams and organizations towards growth, long-term success and sustainability.
Want to see current and previous issues of ABODE online? Go to http://issuu.com/haa_abode.
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Education, continued from Page 19 Tuesday, March 5 8:30 a.m. to 5 p.m. Program fee: $1,150 per person; tuition may be paid in full or divided into two payments of $575. New CAM candidates must begin the program with the first course on Tuesday, March 5. See Page 24 for details. CAS: Industry Essentials & Resident Experience Tuesday, March 6 8:30 a.m. to 5 p.m. Program fee: $695 full course; $125 per individual module This program teaches students an overview of the role of an apartment property manager. This program includes information on customer service, occupancy management, property and personal security, emergency management, and resident relations. CAS: Finance Wednesday, March 6 8:30 a.m. to 5 p.m. Program fee: $695 full course; $125 per individual module Conquer your fears of finance by attending this highly informative module. Topics covered in this section include: investment objectives, adding value to an existing investment, a basic mathematics refresher, as well as financial statements, budgets and property valuation. CAM: Financial Management Wednesday, March 6 8:30 a.m. to 5 p.m. Program fee: $1,150 per person; tuition can be paid in full or divided into two payments of $575. New CAM candidates must begin the program with the first course on Tuesday, March 5. See Page 24 for details. Avenues: Supplier Circle – 1 “Mentoring for Today’s Business World” with Mindy McCorkle Tuesday, March 12 8:30 a.m. to noon Program fee: $50 Being a mentor is a big responsibility. Whether you are part of a formal mentor program or became a mentor to an employee or peer or outside of a formal program, you have the power to make a big impact. Learn how to be the best mentor you can be to make a bigger impact to your mentee. See Page 22 for details. / See Education, Page 49 www.haaonline.org
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Stress-Free Affordable Housing
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Partners such as HCHA are making it easier for Houston apartment owners to work with housing vouchers. By
arris County Housing Authority (HCHA) is a recognized leader in affordable housing. Since 1975, HCHA has promoted innovative housing solutions that go beyond conventional boundaries of traditional affordable housing. We pride ourselves on offering the highest quality housing and assistance programs designed to create desirable, livable and sustainable communities within the unincorporated areas of Harris County. We are committed to providing exceptional customer service and to working diligently to assist our clients in achieving self-sufficiency. It has long been our mission to provide quality affordable housing and assist residents in achieving economic independence. HCHA strives to be a premier provider of housing and to be recognized for service to our residents. We are committed to: • Assisting those most in need and most vulnerable • Reducing the number of homeless families • Serving homeless and disabled veterans • Improving the sufficiency of residents • Ensuring the safety and well-being of residents • Ensuring fiscal integrity • Providing quality management and proper maintenance of its facilities The primary purpose of the Housing Choice Voucher Program is to offer expanded rental assistance opportunities to low– income families by utilizing existing housing stock in a community. The HCV program offers greater mobility to its applicants/participants in that they have the opportunity to search for suitable housing throughout the area in which the housing authority operates. The relationship amongst HCHA, the residents/applicants/participants and the owners/managers is the key to successfully housing those who otherwise could not afford decent and safe housing.
THE HARRIS COUNTY HOUSING AUTHORITY
Sterotypes and Assumptions Assumption: Many apartment owners/managers have the misconception that voucher applicants/participants will not be good residents, and that apartment owners have the potential for a greater loss. Fact: In truth, any resident, whether receiving assistance or not can cause damage to a unit or fail to pay rent at all or in a timely manner. Being low-income does not mean families do not care about their place of residence nor that they do not care about the area in which they reside. Program rules for the voucher program require participants to follow their family obligations, which includes: • Abiding by the terms of the lease between the client and owner/manager • Pay their share of the rent in a timely manner according to their lease • Maintain the rental unit (no damages beyond normal wear and tear) Voucher applicants/participants acknowledge their family obligations annually upon recertification. The families are aware that not adhering to these obligations can result in forfeiture of their rental assistance. Assumption: Owners/managers assume they do not have to screen propect voucher residents because they are receiving rental assistance through a federally funded program. Fact: When an applicant/participant with a housing voucher applies for a rental unit, the owner or manager should apply their normal non-discriminatory rental criteria and use their regular screening process. Assumption: It takes too long from the time the required documentation is submitted to first rental assistance payments. Fact: Request for tenancy approval documents that have been reviewed and accepted on or before the 15 of each month will be scheduled for an initial inspection by the end of that month, assuming the apartment owner has made the unit ready for inspection. Once the unit has passed the initial inspection, the Housing Assistance
Payments contract will be processed for the specific move-in date, which is generally the first of the following month for the passed initial inspection. The HAP contract is then sent to the owner for execution. The owner will then return the HAP contract along with the fully executed tenant lease. Assumption: Payments form HCHA can stop at any time with notice. Fact: As a rule, HCHA does not stop payment or fail to pay without reason or proper notice. The prescribed “proper notice” is usually 30 days except in cases where extenuating circumstances have taken place. The best practice, if you have not received a rental payment, is to contact the housing authority. Assumption: The voucher program will not afford owners the ability to charge applicants/participants the same amount of rent that is being charged to nonapplicants/participants. Fact: The Fair Market Rate is promulgated by HUD based on the market trend. While there are still great misconceptions out there regarding housing assistance programs, the truth is that not only does the participants benefit from the assistance, but apartment owners receive consistent monthly rental payments through the housing authority on behalf of these participants. The housing authority and apartment owners and managers are working together to provide families with decent and safe housing (or shelter). Great things can be accomplished through the partnership of HCHA and its owners and managers. The result of this partnership is families’ lives will be changed for the better. The Harris County Housing Authority helps build strong, vibrant communities throughout the county in partnership with a host of key stakeholders. Learn more by visiting their website at www.hchatexas.org.
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If you want to get to the next level commit yourself to growth. John Maxwell said, “Growth is the only guarantee that tomorrow will get better.” What can you do to grow?
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As you grow, the people around you will notice. You will see your influence expanding and your impact increasing. You will see opportunities open for you, and because you’ve been committed to your growth, you’ll be ready for those opportunities.
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Feeling stuck? Challenge yourself to grow personally and professionally with these tips. By
ROMMEL ANACAN, The Relationship Difference
The Next Level I hit a dead end in my multifamily career. I knew I had the potential to advance in my company and make a difference, but the people around me didn’t seem to think so. Opportunities for promotions would come and go and I wasn’t considered for any of them. It wasn’t supposed to be like this! Before I entered the property management industry, I had great success in several other industries and was very confident the success would transfer over. There was a lot of excitement for me from human resources and my supervisors upon joining the company, and it seemed clear the arrow was pointing up for me in my new industry and company. Unfortunately, I struggled – a lot. I learned that I had a lot to learn. After enough pain, I realized that I needed to change. I took the time to find out what I needed to do to get unstuck and take my career to the next level. While things didn’t happen overnight, I can say my career was completely transformed by applying what I’m about to share with you. So, how did I go from struggling leasing consultant to become a successful entrepreneur, motivational speaker, consultant and member of the famed Apartment All Stars Productions team? Read on! Tip #1: Know if Your Jeans Fit Have you ever been around someone whose clothes didn’t fit and they didn’t know it? That happened to me not too long ago, except I was the one who didn’t know it. I brought some www.haaonline.org
jeans home from the same store in the same size that I always get and tried them on for my wife. She looked at me and said, “Are you sure those are the right size?” I wanted to say, “I am a grown man, I know my jeans size!” Smartly, I didn’t say anything and (reluctantly) took her advice and exchanged the jeans for a different size. She. Was. Right. Taking your career to the next level means knowing where your jeans don’t fit and where they do fit. In other words, you need to be self-aware. Where do the jeans not fit in your career? Do you know what your weaknesses are? The people around you sure do! You might be perfectly suited for the next level leadership position in your company, but if people are blinded by your weaknesses, they may not be able to see your strengths. Pause now and ask yourself: “What are my weaknesses?” “What do I need to do differently?” “What have I been doing (or not doing) that could be holding me back?” Once you identified the areas you need to shore up, do what you need to do to eliminate those weaknesses in your life. By the way, they don’t need to become your strengths, you just need to work on them enough so they are no longer glaring weaknesses. Focus on your strengths. While I do recommend that you reflect on where your jeans don’t fit, you also want to
know where you look amazing. In other words, you need to know what you do well! Pause and think about these things: What do you better than most? Where are you naturally gifted? What do you make look easy that other people struggle with? What are you passionate about? Identifying your strengths will provide you with a frame of reference to help you determine and execute your career strategy. That is what did it for me. Once I knew that I ultimately wanted to be in training and organizational development, I funneled my career decisions through the prism of “what do I need to do to get there?” The clarity and focus I gained from knowing my strengths and where I would be able to make the biggest impact was crucial to getting my foot in the door in organizational development, and over time, making a successful career in it.
Tip #2: Win With People If you want to succeed you need to win with people. Period. Seems easy enough but the fact is winning with people isn’t easy. If it were easy 50 percent of marriages would not end in divorce. If it were easy, at least some of the 75 percent of employees who leave their jobs each year because of their bosses wouldn’t leave. Winning with people is crucial to success and it isn’t easy. What can you do? Ask yourself, “What is my effect on the February 2019
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Tip #3: Commit to Growth If you want to get to the next level commit yourself to growth. John Maxwell said, “Growth is the only guarantee that tomorrow will get better.” What can you do to grow? Start by reading a book on personal or professional development. If you need suggestions, you can email me at email@example.com or ask your network what books they’d recommend. Then implement at least one thing you learned from the books you’ve read. As you grow, the people around you will notice. You will see your influence expanding and your impact increasing. You will see opportunities open for you, and because you’ve been committed to your growth, you’ll be ready for those opportunities. Then, impact the people around you by helping them grow. Share the secrets of what you’ve discovered. Share a book or podcast that impacted you. Carve out time with the people you lead to coach, mentor and/or encourage them. Commit to being one of the reasons that someone else succeeds. When you grow yourself and grow others, this creates the environment where everyone can grow together. This is where the magic
truly happens. You move forward. The people around you move forward. You all move forward. This is how I took my career to the next level and I know it will work for you too. Rommel Anacan (yes, his last name is pronounced like Anakin Skywalker from Star Wars) is a multifamily industry veteran. He has experience working in all levels of the industry from onsite to corporate, where he developed a reputation for tackling common industry challenges in uncommon ways. Today, as the president of The Relationship Difference, Rommel is widely known as the connection expert whose "Winning With People" message and approach to personal, professional and organizational development has powerfully impacted thousands of people at leading companies and organizations nationwide. To learn more about Anacan please visit www.relationshipdifference.com. Anacan can also be reached at firstname.lastname@example.org.
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people around me?” We all walk through life very aware of the impact that other people have on us, such as the driver that cuts you off on the freeway, the customer who is holding up the line at your favorite coffee place because she has no idea what to order or the person in the express lane at the grocery store who definitely has more than 20 items and is paying with a personal check. Ugh! But how often have you thought about your impact on other people? What do people see when they see you? What do people experience when they’re around you? Do people feel energized or drained when they’re with you? Are people open and honest with you or do they feel the need to tell you what you want to hear? Do people see you as a leader or only as a follower? Once you’re honest with the positive and negative impacts you have on the people around you, you’ll know what you need to do to keep the positive impact going and to change the negative impact. You may need to read some books, attend a conference or watch a TED talk to help you in the area. Whatever you need to do, do it. It’s worth it.
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Education, continued from Page 43 Certified Pool Operator Course (2 days) Wednesday, March 13 8:30 a.m. to 5 p.m. Program fee: $299 Successful completion of this two-day course will result in a five-year certification from NSPF (National Swimming Pool Foundation), and ensures pool chemicals are being used properly and when appropriate. We will dispel the myths in pool care and tremendously reduce chemical expenses and extend the life of your pool. This is recommended for anyone working with pools as well as property managers to ensure they are up-to-date regarding local codes and can reduce risk and liability. The course fee includes textbook, exam fees, and meals for both days. CAM: Marketing Tuesday, March 19 8:30 a.m. to 5 p.m. Program fee: $1,150 per person; tuition can be paid in full or divided into two payments of $575. New CAM candidates must begin the program with the first course on Tuesday, March 5. In this course students will learn how to: Identify the components of an effective marketing plan. See Page 24 for details. CAM: Property Maintenance Wednesday, March 20 8:30 a.m. to 5 p.m. Program fee: $1,150 per person; tuition can be paid in full or divided into two payments of $575. New CAM candidates must begin the program with the first course on Tuesday, March 5. In this course students will learn how to relate CAM responsibilities to the maintenance of a property. See Page 24 for details. Mental Health Symposium Thursday, March 21 8:30 a.m. to 4 p.m. Program fee: $125 online registration; $160 if invoiced Breakfast and registration begin at 8:30 a.m. The program will start at 9 a.m. Sponsored by ApartmentData.com and Ideal Towing Nearly one in 25 adults in America live with a serious mental illness. How best can you service your residents in crisis while keeping your own mental health in check and your property safe from damage or legal liability? Learn from experienced mental health professionals and fellow HAA member experiences, as well as from our own legal counsel, Howard Bookstaff, at the first ever Houston Apartment Association Mental Health Symposium. See Page 23 for details. www.haaonline.org
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An online survey by Zogby Analytics found about 20 percent of respondents said they have been bullied in the workplace. That would translate to nearly 30 million U.S. employees.
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Harrassment in the workplace is prevalent, but how can we stop it? By
MEGAN ORSER NALP, Smart Apartment Solutions
Workplace Bullying Y ou would be hard pressed to avoid a news story or social media post today that doesn’t involve a company or celebrity facing accusations of bullying and harassment. The question is why is this so prevalent now? Workplace bullying is defined by Wikipedia as a persistent pattern of mistreatment from others in the workplace that causes either physical or emotional harm. It can include tactics such as verbal, nonverbal, psychological, physical abuse and humiliation. Workplace bullying and harassment isn’t a new challenge in the workplace. In fact, Title VII of the Civil Rights Act of 1964 refers to a hostile work environment, making the very nature of harassment in the workplace a violation of this act. In countries such as France, Belgium and Sweden, it is illegal for the employer to be aware of harassment and did not intervene. This year, Uber faced nearly 200 allegations of harassment, resulting in the termiwww.haaonline.org
nation of more than 20 employees after thorough investigations. The most upsetting part of the story is that the company’s human resources department and several executives were made aware of the harassment and little to no action was taken to address it. Claims of harassment weren’t taken seriously until the blog post went viral and forced Uber to address it. Victims reported their abusers seemed untouchable and that harassment was part of the company culture. Here in the U.S., a bill in 2003 was introduced in 28 states called the Healthy Workplace Bill. It holds employers accountable for fostering an abusive work environment. If this bill passed, it would have allowed victims to seek assistance in severe cases, and it could have protected employers who take “reasonable care” to prevent or correct abuses. An online survey by Zogby Analytics found about 20 percent of respondents said they have been bullied in the workplace. That
would translate to nearly 30 million U.S. employees. Of the reported perpetrators, 70 percent were men, and of the reported victims, 65 percent were women. Female bullies targeted women 67 percent of the time. Although the survey embodied all workplace bullying, the most common response involved supervisors bullying subordinates. What can we do? As employers and thought-leaders, there are steps we can take to reduce harassment and bullying. Here are some ideas: • Speak up. Don’t be a bystander or victim. If you see or experience bullying or harassment report it, and if you receive the report don’t disregard the claim. • Diversity training is a great initiative to help bridge the diversity gap between co-workers. It allows employees to gain a full understanding of the impact of their interactions. • Report and address harassment immediately! Allowing the harassment to continue or dismissing the claims altogether will drive February 2019
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ANSWERS TO THE “IT’S THE LAW” POP QUIZ 1. b and e. While age and ethnicity may be protected classes in some local jurisdictions, the federal Fair Housing Act prohibits discrimination on the basis of race, color, religion, sex, national origin, familial status and disability. 2. a, b and d. Pursuant to section 24.005(f) of the Texas Property Code, a notice to vacate may only be given in specific ways, which do not include email or placing the notice on furniture in the unit. Section 24.005(f-1) of the Texas Property Code also allows an alternative method of delivery on the outside of the door when certain conditions are met. 3. d 4. b 5. b. At least not according to HUD. In HUD’s guidance on the application of Fair Housing Act standards to the use of criminal records, HUD states a housing provider that imposes a blanket prohibition on any person with any conviction record – no matter when the conviction occurred, what the underlying conduct entailed or what the convicted person has done since then – will be unable to meet the burden necessary to defend itself against a disparate impact violation of the Fair Housing Act. Editor’s note: A property can deny applicants charged with specific crimes as long as it is included in the property’s policies and said crimes are specified. This goes for both misdemeanors and felonies. 6. a. True. A resident has a right to appeal and have a new trial in the county court whether or not there was any error made by the justice of the peace. 7. b. False. A notice to vacate is supposed to be an unconditional demand for possession of the unit. Pursuant to section 24.005(i), if the owner has given a notice that rent is due and unpaid
before the notice to vacate is given, the owner may include in the notice to vacate a demand that the resident must pay the delinquent rent or vacate. However, if the notice gives the resident the option of either paying the delinquent rent or vacating and no previous notice to pay rent has been given, the notice to vacate would not be sufficient to support the eviction. 8. b, c, and d. 9. b. As long as the person has a disability under the Fair Housing Act and has a disability-related need for the animal, the animal does not need to be certified as a service animal. 10. b. Hoarding is considered a disability. Consequently, evicting someone because they are a hoarder would be discriminatory. You can still evict a resident for violating the lease due to the resident’s conduct. If there are excessive pests, odor issues, fire hazards or other problems that may present themselves in a typical hoarding situation, the resident may be in default of the lease. 11. b. As long as the mold situation didn’t result from an owner’s failure to repair or remedy a condition in a unit. 12. e. The PUC rules (attached to each submetering or allocation lease addendum) require that an owner shall make certain records available for inspection by the resident. 13. a. Pursuant to section 92.054(b) of the Texas Property Code, if after a casualty loss the unit is totally unusable for residential purposes, either the owner or the resident may terminate the lease by giving written notice to the other at any time before repairs are completed. It should also be noted that under section 26.5 of the standard TAA lease, if the owner believes catastrophic damage is substantial or performance of needed repairs poses a danger to the resident, the owner may terminate the lease by giving at least five days written notice. 14. b. Pursuant to section 92.054(c) of the Texas
Property Code, if after a casualty loss the unit is partially unusable for residential purposes, the resident is entitled to a reduction in the rent in an amount proportionate to the extent the unit is unusable because of the casualty, but only on judgment of a county or district court. 15. d. 16. d. 17. b. 18. b. Unless the failure to provide the deposit or itemization was done in bad faith. Section 92.109(d) of the Texas Property Code provides an owner who fails to either return a security deposit or to provide a written description and itemization of deductions on or before the 30th day after the date the resident surrenders possession is presumed to have acted in bad faith. However, case law provides the presumption of bad faith can be overcome if the owner can show that there was no intention to deprive the resident of a lawfully due refund. 19. b. Section 92.110(a) of the Texas Property Code provides if a security deposit was not required, the owner shall notify the resident in writing of the owner’s claim for damages and charges on or before the date the owner reports the claim to a consumer reporting agency or third-party debt collector. Pursuant to Section 92.110(c), if an owner does not provide the resident the notice, the owner forfeits the right to collect damages and charges from the resident. 20. a. There are 16 justice of the peace courts in Harris County. There are eight precincts and two judges in each precinct. If you are in Harris County, although you have to file in the precinct in which the property is located, you have a choice between two courts.
Want to see more from Howard? Go to http://issuu.com/haa_abode.
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good people away and it sends the message that the behavior is acceptable treatment. • Impact our youth. Organizations such as Writing Our Wrongs empower young peopl to activate their voices through writing and speech. WOW’s motto is: Write the change. Speak the change. Be the change. StopBullying.gov released startling correlations between child bullies and bullies in the workplace. It was noted that bullies who grow up to be workplace bullies suffer from depression, alcoholism, drug abuse, domestic violence, mass violent attacks and suicide. This among many is more than enough reason to speak up and change the outcome. We can be the change we want to see. Leadership means taking bullying seriously. A couple of years ago I was moved by a friend’s story and his struggles with a supervisor continually harassing him at work because of his sexual orientation. My friend, a 53-year-old educated individual with two graduate degrees, reported this to his job, which on the outside appeared to be his dream job. What I didn’t know was that my friend faced his bully every day for two years while he gradually slipped into a depression that led to isolation and, as he stated, the darkest place he had ever been in. On May 25, 2016 at 7 a.m., my friend attempted to take his life. He is a survivor of suicide, thankfully. Although still painful, he believes it is now his mission to share his story and hopefully save someone from that fate. My friend made several complaints about the harassment to human resources, as did several of his co-workers who witnessed the behavior, but the claims were disregarded as the supervisor was deemed to be indispensable. My friend took a leave of absence from work, and upon returning to his position he found that he was being asked to report to the same supervisor who harassed him. My friend decided that his mental health was more important than his tenure and years of accomplishments with the organization. Shortly after my friend’s heartfelt story came out, I found myself moved to bring more awareness to the topic. As a victim of workplace bullying myself, I felt responsible to spread the word. I was alarmed to discover that so many people that didn’t know this was an epidemic. More specifically, highly educated individuals in the multifamily industry believed that bullying and harassment didn’t affect our industry. Awareness is the first step to put a stop to bullying. It is an overwhelming epidemic that affects every industry including our multifamily industry. We have a responsibility as leaders, who are mentoring the leaders of tomorrow, to give employees the tools to recognize workplace bullying and harassment, and help be a part of the initiative to put a stop to bullying. Megan Orser, NALP, is a Game Changer and COO of Smart Apartment Solutions and Smart Moves. As a national speaker, Orser is frequently requested for the solutions-based approach to everything multifamily. Built on the foundation of “in the trenches” experience that hundreds can relate to, this “smart chick’s” approach makes sessions fun. Orser will speak more on this topic at the upcoming HAA Avenues Leadership session titled “No one Likes a Bully” on Thursday, Oct. 24. You can hear her speak sooner at HAA for her Avenues Marketing session on Tuesday, Aug. 27 titled “Compliance and Marketing Can be Friends.”
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There is power in partnerships, and a true partnership represents a relationship built on friendship and trust.
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You can make more money, but you cannot make more time. By
DEBBIE PHILLIPS, The Quadrillion
Prosperity Through Partnerships
e all can agree that business is happening at lightning speed, and we live in a microwave environment where demands of our time and attention are instantaneous and at an all-time high. When was the last time had a leisurely lunch or coffee with a friend without feeling rushed or guilty for carving out an extra hour to put the world on hold to enjoy an authentic conversation with a friend or colleague? Trust me, this sacred time can be as enjoyable and renewing as a Sunday afternoon nap or glass www.haaonline.org
of ice cold lemonade on a parched day. As we embark on a new year, I encourage you to prioritize your time in a way that you can truly enjoy your time with our industry partners. Notice I didn’t use the word, “vendors.” In my opinion a “vendor” implies that someone is here to sell me something. A “partner” implies that we are in this together – our success is tied to each other. There is power in partnerships, and a true partnership represents a relationship built on friendship and trust. Warren Bennis and Bert Nanus are the pioneer researchers on “transactional” and
“transformational” leadership. When it comes to vendors versus partners, I conclude a vendor relationship is much more transactional in nature whereas an industry partner evolves over time and is much more transformational. In fact, we do make each other better, more successful and in the long run, more profitable. In reflecting over 30 years in the industry, I’ve developed lifelong friendships through these industry partnerships. I’m quick to share in my seminars that the investment you make in establishing relationships early in your career can pay huge dividends. For example, you don’t need to try February 2019
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to form a relationship with an attorney the minute you need one. Susan Scott, author of Fierce Conversations, reminds us that relationships are formed one conversation at a time. Whether you are new to the apartment industry or a seasoned professional, you probably have go-to people in your life that you call on for a quick answer, reference or referral. It’s never too late to make partnerships a priority. I always use events like industry tradeshows as a time to “net-weave” (my word for network), to say thank you to those people who are my partners and to use it as a time to identify new sources of information and solutions for some of my most pressing challenges. It's also a great place to practice turtle management; to stick our necks out, get out of our shell and enjoy a time of fact finding, fellowship and forward thinking. What better time to do this than when everyone is assembled in one place? Throughout this article, I’ve used the word time with intentionality as I encourage you to consider how you will invest your time in 2019. Time is one of the most valuable commodities that we have. It’s more valuable than
money. You can make more money, but you cannot make more time. Time is not only an extremely valuable resource, but also quite unusual. It can’t be stored, recycled, stopped or transformed. Once it is lost, it’s gone forever. Imagine every morning a bank deposits $86,400 into your account. That money is yours to use anyway you like. The only catch is that at the end of the day, whatever you don’t use, you lose. It’s taken out of your account. That would get your attention! You would be focused, and you would not let one penny go to waste. Why? Because it’s valuable. It’s the same principle with time. Every day each of us is given 86,400 seconds. You can spend this time any way you like. You can either waste it or you can invest it, but the principle is the same. At the end of the 24 hours, it goes away. When you woke up this morning, you were given a gift. If you are reading this article, you have the gift of sight, comprehension and focused attention. Today represents a gift – a new opportunity for you to learn, to grow, to give of your talents. Make the most of your day. Things may not be perfect, and remember you can never get this day back. Be intentional with your time and realize the way you spend your
time is the way you spend your life. Are you going to spend your time worried, negative and defeated OR are you going to be positive, develop your talents, pursue your goals, be happy and live your day to its fullest? You are not here by accident. You have unique gifts and talents that the world is waiting on. You have a purpose. Discover prosperity through partnerships and enjoy your time together. I’ll end with an African proverb: “If you want to go fast, go alone; if you want to go far, go together!” Dr. Debbie Phillips, CPM is an industry thought leader with more than 30 years of experience in the apartment industry. Phillips is nationally recognized as an educator, speaker, author and career coach. Phillips will speak at the upcoming HAA Avenues Leadership session titled “Next Level Leadership” on Tuesday, April 30. If you can’t make that, she will also speak at the Supplier session titled “’Closing’ the Sales Circle” on Wednesday, Oct. 16. Phillips can be reached by email at email@example.com.
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Rental Credit Reporting provides Houston’s
apartment industry with the most eﬀective rental credit reporting tool available. RCR gives your leasing staﬀ immediate access to information about which prospects have fulfilled their leases and who have been residents in good standing. RCR also tells you who hasn’t paid rent, who has broken leases and who has received their deposit refund.
Rental Credit Reporting (RCR) was established in 1977 to solve screening problems the Houston Apartment Association founders felt plagued the local apartment industry. RCR has unsurpassed data on resident rental histories in the Houston region. The Houston Apartment Association and CoreLogic are partnered to expand RCR and include the following searches in one bundled report with immediate and unlimited inquiry access. National Landlord-Tenant Data – Searches more than 34 million landlord-tenant court records including filings, judgments and liens. Local resident rental history including evictions, amount owed at move-out, broken lease information, NSF checks, deposit disposition. Texas Criminal Data – Instant delivery of available felony and misdemeanor records from Texas statewide and 18+ supplemental counties including Harris, Montgomery and Fort Bend. Terrorist Check – Automated search tool that identifies known or suspected terrorists and fugitives from various data sources, including the FBI, other federal agencies as well as state and local law enforcement agencies. Sex Offender Search – Instantly informs your staff if a prospective or current resident is a registered sex offender. Move-in/Move-out Entry – Submit your property’s rental history data online through RCR's familiar and easy-to-use tools. Eviction Entry – Protect yourself and other properties by registering your evictions with RCR. Inquiry History – Know where else your applicant is applying. Quick and Easy – Information is entered into an easy-to-use Web application and a decision is delivered instantly. Cost Effective – Automated decisions save your staff time. Immediate Access – Inquiries concerning prospective residents can be made online, 24/7. Monthly Activity Report – No need to guess if you’re getting what you are paying for – each owner/management company can access a monthly report showing their properties system use. Subscribe Today – For approximately 32 cents per unit per month, RCR can help make sure you know just who your prospective residents are. * For properties 49 units or less, you have unlimited inquiries for $10 per month.
a service of
in partnership with
To subscribe or to learn more, call RCR at 713-595-0300, email firstname.lastname@example.org or visit www.haaonline.org.
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On the Scene with HAA COMMUNITY OUTREACH HAA Food Drive With the help of Marlo Simmons and Valet Living, HAA-member management companies were challenged to get as many of their properties as possible to collect food for people and pets. Thanks to all of the volunteers, properties, managers and supervisors who got behind this yearâ€™s effort. Property Collection Contest Winners Collection Area Decoration 1st Place: Town Creek Village 2nd Place: Tarrington Court 3rd place: The Abbey at Champions 4th Place: The Abbey at Willowbrook 5th place: Retreat at Westpark Property with the highest collected per number of units Claudia Pereira, Park Colony Apartments 490 units, 86 units Property with highest total number collected 1st Place: Erika Eubanks, Francis Property Management, Oak Park Trails, 1368 items collected 2nd Place: Kendra Young, Woodlands Lodge Francis Property Management, 1279 items collected 3rd Place: Jennifer Whiteman, Bellagio, Francis Property Management, 681 items collected 4th Place: Shamika Oliver, Wellington Park, 613 total items collected 5th Place: Gabbrielle Kimball, 7Seventy, 547 total items collected
Managment Company with Most Food Items Collected 1st Place: Francis Property Management, 5849 total items collected 2nd Place: Southhampton Management, 1891 items collected 3rd Place: Greystar, 1873 total items collected 4th Place: Dayrise, 1364 total items collected 5th Place: Abbey Residential, 952 total items collected Regional with Highest Portfolio collected Michelle Woodard, Francis Property Management, 3929 items collected Heart Award Shanna Bernard, Stratford House, Greystar David Jones, Southhampton Management
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Volunteers Liz Berglund, Church Foundation Repair Tito Estrada, Multifamily Ancillary Group Crystal Cauthron, Scenic Group Ruha Vohra, Veritas Equity Management Sam Ebenezer, Green City Recycler Arman Saliq, Green City Recycler Amanda Archie, Veritas Equity Management Marivel Bownds, Valet Living Kelsey Eggleston, Valet Living Bo Hang, Valet Living Bobbi Tevay-Madupon, Valet Living Bo Hang, Valet Living, Kristin Buck, RentPath Jennifer Fisher, RentPath Megan Stone, The Liberty Group Hector Villarreal, DayRise Residential Maria Jaramillo, Veritas Equity Management Bibiana Moreno, Veritas Equity Management Chris Englett, Chadwell Supply Chris Chavez, Chadwell Supply Liz Levins, Rasa Floors Mecayla Ream, CKR Property Management Nikki Sekunda, The Liberty Group Debra Knight Valet Living Jessica Wheeler, Murphyâ€™s Corporate Lodging Theresa Lamar, Maintenance Supply HQ Jacob Kunath, Century A/C Supply Michelle Pahl, Century A/C Supply Shannon Russell, Ferguson Matthew Nunn, Camp Construction Cody Hodge, Camp Construction Jim Martensen, Camp Construction Jeff Blevins, Camp Construction Sheila Bailey, Camp Construction Diane Suits, Camp Construction Derek DeVries, Camp Construction Mike Koch, Camp Construction Shannon Coppin, Camp Construction Valerie Radla, Ameritex Movers Tracey Moore, Flooring Warehouse Sean Cunningham, Flooring Warehouse Christian Villarreal, HD Supply Roy Ledesma, HD Supply Brian Johnson, HD Supply Colby Timberlake, HD Supply Jake Housson, HD Supply Lacie Lugo, CORT Furniture Candis Mohr, AAA Plumbers Rick Aleso, GreenLogic Ryan Weis, Crestmark Constructoin Will Carroll, Paul David Restoration www.haaonline.org
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Nominate the best of the best for the Honors Property Awards! T
Awards will be based on size, age and style of the property. For nomination forms and more information, including award criteria, log on at www.haaonline.org.
Hurry! The DEADLINE for property award nominations is Friday, March 22.
Then itâ€™s time to nominate your star people!
ach year, HAA selects the top industry professional in each of 14 categories from nominations made by management company executives, supervisors, coworkers, vendors and friends. Any HAA member can nominate a deserving industry professional. The nomination process is a simple one â€“ go to the online nomination forms on the HAA website at www.haaonline.org and fill out the information requested. All of the nominees and winners will be recognized at the Honors Awards ceremony on June 13, with photos to be published in the ABODE magazine. The deadline for individual nominations is May 13. See www.haaonline.org for details. For further questions, contact HAA at 713-595-0300.
Owner/Management Executive of the Year
Portfolio Supervisor of the Year
Independent Owner of the Year
Marketing/Training Director of the Year
Supplier of the Year
Administrative Support Professional of the Year
On-site Manager of the Year (in three categories)
Maintenance Supervisor of the Year (in two categories)
Assistant Manager of the Year
Maintenance Technician of the Year
Leasing Professional of the Year
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On the Scene with HAA COMMUNITY OUTREACH HAA Food Drive
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On the Scene with HAA HAA Open House Thursday, January 17 at the HAF Education Center The Houston Apartment Association and Houston Apartment Foundation welcomed members for an Open House held at the HAA offices. Staff from each department and HAA Product Service Council members were available to explain how members can become more involved with HAA and the many ways the association can help them network, learn and grow. For more information, visit www.haaonline.org.
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On the Scene with the HAA NEXT NEXT Holiday Mix-N-Jingle Sponsored by 1 Earthworks and 2 HD Supply Thursday, December 13 The HAA young professionals group held a “Santa Crawl” among three of Houston’s downtown bars to celebrate the holidays.
MEET 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. 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. 64
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Go-gets feb pg 66.qxp_Layout 1 1/18/19 10:09 AM Page 1
The Go-Getters HAAâ€™s MEMBERSHIP RECRUITERS
GET IN THE MEMBERSHIP SPIRIT Recruit for HAA and become part of the Go-Getter Club.
HAA works because our members support each other and the industry. The association is your best bet for informed referrals when you are looking for a new product or service provider. If your property deals with a vendor that is not a member, encourage your contact with that company to join HAA and discover all we have to offer!
What is a Go-Getter? The Go-Getter Club is a year-round membership recruitment group comprised of individual HAA members who work for owner/management and supplier companies.
Why recruit for HAA? Joining the Go-Getters will give you additional exposure and special recognition among HAA members. You are also helping to strengthen your association with new members and increased involvement. HAA events create opportunities to talk with your peers, make new industry connections and develop lasting relationships.
Recruit all year long! Go-Getter meetings are quarterly: March 20 June 19 September 25 December 4 Visit www.haaonline.org/gogetters for details
HONORARY LIFE MEMBERS Members who have recruited more than 100 companies Claude Arnold Monette Reynolds Kenn Brown Sherry Stevenson Tina Cavaco Kirk Tate Kevin Fenn Suan Tinsley Diane Gilbert Sonny Unverzagt Anita Harrison Del Walmsley Dwayne Henson NancĂŠ Wells Mike Koch H.P. Paul Young Merry Mount Jeanne Marie Zublin Dicks
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 email@example.com. 66
Introducing HAA’s NEW MEMBERS
AJW Investments LLC Tom Snodgrass 8505 Technology Forest Place Spring, TX 77381 346-351-2759 AJW Investement Properties Buena Villa Apartments Aisham Syed 11500 Keegans Ridge Houston, TX 77031 281-561-7127 Buena Villa Apartments Lantower Nick Amy 1409 S Lamar St. #1005 Dallas, TX 75215 214-421-4400 Magnolia Grove Apartments Lurin Property Management Kelly Jackson 2101 Cedar Springs Road #1250 Dallas, TX 75201 214-453-1533 The Flats on James Place Referred by Shaun Callaway, CAS Nathan Jagneaux Nathan Jagneaux 4 W. 11th Place Houston, TX 77005 North MacGregor Arms Apartments Taylor Sims 3533 N. MacGregor Way Houston, TX 77004 713-523-8549 North MacGregor Arms Apartments Olive Tree Property Holdings LLC Ian Bel 450 Lexington Ave 4th FL New York, NY 10017 914-246-8825 Referred by Terri Clifton Protea Real Estate Jennifer Hall 6210 Campbell Road #140 Dallas, TX 75248-1380 469-385-2186 Lakeview Apartments Lakeview Estate Apartments
Allura Michael Lacy 396 W. Greens Road Houston, TX 77067 281-742-7044 Building Materials, Siding Materials
Black Diamond Pest Control Roger Ryman 29806 Commons Superior Huffman, TX 77336 713-587-6050 Pest Control Services Referred by Nina Kirtley, CAPS C&D Towing LLC Chris Daring 12147 Hwy 105 E. Plantersville, TX 77363 936-666-1646 Towing Service, Wrecker Service Referred by James Melvin CenturyLink Gifford Cappellini 7060 Empire Central Drive Houston, TX 77040 346-714-9190 Internet Service Provider, Television - Cable Referred by Terri Clifton Element Architects LLC Michael Green 1250 Wood Branch Park Drive #480 Houston, TX 77079 713-874-0775 Architects, Corporate Housing Referred by Claude Arnold Environmental Mechanical Systems LLC Chad Woods 270 Lake Meadows Drive Montgomery, TX 77316 936-588-4114 A/C Contractors, Chill Water Equipment Greenseen Roy Desselle 14526 Lillja Road Houston, TX 77060 713-868-7988 Irrigation Systems & Equipment, Landscape Contractors Referred by Claude Arnold
JBS Lawn LLC Jorge Solis 12720 Chrisman Road Houston, TX 77039 832-364-2453 Landscape Contractors, Lawn Maintenance Referred by Terri Clifton
R Washers Marco Ramonda 2215 Anders Lane Kemah, TX 77565 713-203-4094 Cleaning Systems - Pressure, Pressure Washing - Equipment & Service
Kastle Systems Michael Jones 3121 Richmond Ave. Houston, TX 77098-3044 281-740-4163 Security Control Equipment/ Systems, Security Systems Consultant KeyTrak Inc Tiffany Miller 200 Quality Circle College Station, TX 77845 281-961-0242 Key Control Systems, Security Control Equipment/Systems Referred by Jackie Rhone, CAPS
TextByChoice Nizar Bhojani 503 E. Jackson St. Tampa, FL 33602 813-438-2339 Emergency Alert Service, Telephone Messaging Service
Leonardo247 LLC Jillian Curlee 107 W. Torrance Blvd #200 Redondo Beach, CA 90277 512-716-1173 Application Software, Risk Management Lockmer Collins Roofing LLC DBA Roof Repair Squad Jorge Bogran 1400 Broadfield Blvd. #200 Houston, TX 77084 713-489-8064 Roofing Contractors, Siding Contractors, WindowReplacement & Repair Referred by Terri Clifton
X-Terminator Pest Control Richard Cano 24514 Lakepath Circle Katy, TX 77493 713-443-4379 Pest Control Services, Pressure Washing - Equipment & Service Referred by Terri Clifton I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”
Noble Ion Vanessa Arimes 10649 Shady Trail Dallas, TX 75220 214-366-7723 Odor Control, Pet Services Pro Turf Landscaping Margarita Vega P.O. Box 814 Cypress, TX 77410 832-330-1829 Landscape Contractors, Lawn Maintenance Referred by Terri Clifton
ALL SUPPLIER MEMBERS are listed online at haabuyersguide.com, searchable by product/service category or company name. www.haaonline.org
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The Ambassador ONE Society HAA’s WELCOMING COMMITTEE
JOIN THE TEAMS!
Come learn and grow with one of HAA’s most active organizations – just for supplier members.
AA’s Ambassadors are making their way around town to bring energy to the association and share valuable information with supplier colleagues. What is the Ambassador ONE Society? This “Organized Network Exchange” is composed of supplier member volunteers who represent the Houston Apartment Association. The Ambassadors develop and reinforce relationships among product and service companies and strive to promote professionalism in the multifamily industry. They are tasked with sharing industry news as well as contacting new and current property management members to keep them up-to-date on HAA benefits and services as well as upcoming events. If you are lucky enough to have an Ambassador visit your property, take this opportunity to gain valuable information about HAA and get more involved. They are your resource for updates on HAA happenings and industry news. The Ambassador will be sure to not take too much of your time, but their efforts will help HAA better serve you. As a supplier, getting involved with the Ambassador ONE Society can increase your customer base as you contact HAA members. The initial contact is a great opportunity to introduce yourself as a volunteer of HAA along with your company. After tending to HAA business, give your business card and follow up with a thank you note. Each month, HAA hosts a meeting for the Ambassadors to network and share industry leads. HAA supplies Ambassadors with a list of members to contact and in turn, Ambassadors reach out on behalf of HAA and share updates amongst each other. When changes occur at a property, the volunteers work together to find out more information about management changes as well as product or service needs associated with those changes that may benefit another Ambassador. The sharing of property information proves to be a huge help in keeping supplier members versed on industry happenings. The Ambassadors are representatives of the HAA and act as a bridge to promoting benefits and services to property teams. They make HAA’s connection with members stronger and long-lasting.
Mark your calendars and join us! Meetings are held on the first Wednesday of each month:
February 6 • March 6 • April 3 May 1 • June 5 • July 3 August 7 • September 4 October 2 • November 6 68
1. Team “The Bomb Squad” 2. Team “Green Machine” 3. Team “Stay Classy” www.haaonline.org
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1. Ambassador Co-chair Ryan Weis, Crestmark Construction Services 2. Ambassador Co-chair Marivel Bownds, Valet Living 1
prop news pg 70,71.qxp_Layout 1 1/18/19 10:12 AM Page 1
Portfolio Changes The following owner/management companies have added the listed properties to their portfolios: Adara Communities: Dolce Living Rosenberg, 324 units at 7145 Reading Road in Rosenberg. Ashford Communities: Ashford Strawbridge Apartments, 171 units at 2502 Alexander Lane in Pearland. The Axcell Group LLC: The Ashley Apartments, 76 units at 8330 Carvel Lane. BLEE Enterprises: Carola Forest, 1 unit at 12235 Carola Forest Drive; Almond Grove, 1 unit at 11107 Almond Grove in Humble; Atherstone, 1 unit at 29102 Atherstone St. in Spring. CAF Management LLC: The Ridley Apartment Homes, 405 units at 2815 Greenridge Drive in Houston. Centra Partners LLC: The Majestic, 45 units at 5701 Schumacher Lane. Creative Property Management: Avalon Village Townhomes, 44 units at 909 Birnham Woods Blvd. in Pasadena. Embrey Management Services: Stonegrove Fallcreek, 322 units at 8802 N. Sam Houston Parkway east in Humble. Fairfield Properties LP: Montfair at The Woodlands, 310 units at 10851 Montfair Blvd. in The Woodlands and Parkway Senior Apartments: 122 units at 3663 Fairmont Parkway in Pasadena. Greenline Apartment Management LLC: Allendale Village Apartments, 96 units at 6005 Allendale Road and Sycamore Gardens Apartments, 56 units at 4802 Sycamore Ave. in Pasadena. Greystar: Brisa at Shadowlake Apartments, 324 units at 2840 Shadowbriar Drive. GVA Property Management: The Avenue, 250 units at 5050 Yale St. Hive Capital Partners LLC: Bellestone Villas Apartments, 60 units at 8271 Stone St. HM Equity Management LLC: Gateway at Ellington Apartments, 366 units at 15603 Gulf Freeway in Webster and Cedars at Ellington, 200 units at 950 Farm-to-Market 1959 Road. IB3 Management Group Inc.: Excelisor on the Park, 200 units at 14400 Ella Blvd. Keys & Capital Global Realty: Gunnison/Vail Apartments 11, 4 units at 1011 Gunnison in Sealy; Gunnison/Vail Apartments 9, 4 units at 1009 Gunnison in Sealy; Gunnison/Vail Apartments 8, 4 units at 1008 Gunnison in Sealy; Gunnison/Vail Apartments 7, 4 units at 1007 Gunnison in Sealy; Gunnison/Vail Apartments 6, 4 units at 1006 Gunnison in
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Sealy; Gunnison/Vail Apartments 5, 4 units at 1005 Gunnison in Sealy; Gunnison/Vail Apartments 3, 4 units at 1003 Gunnison in Sealy; Gunnison/Vail Apartments 2, 4 units at 1002 Gunnison in Sealy; Gunnison/Vail Apartments 1, 4 units at 1000 Gunnison in Sealy. KLM Rentals: La Porte 1, 1 unit at 715 S. Kansas St. in La Porte and Baytown 1, 1 unit at 505 E. Sterling St. in Baytown. Madera Residential Ltd.: Cranbrook Downs, 320 units at 14335 Ella Blvd. Mylan Management Group: Loop Crossing Apartments, 50 units at 9707 Timberside Drive. Olympus Property: Olympus Katy Ranch, 260 units at 24929 Katy Ranch Road in Katy. Oxford Enterprises Management: The Ranch at Waller, 224 units at 31200 Farm-toMarket Road in Waller. United Apartment Group Inc.: Westchase Forest Apartments, 400 units at 11355 Richmond Ave.
In the News Kurt Gilpin, CAPS, joins Karya Property Management.
Better World Properties welcomes Natalie Spratt to their team. Monster Pest and Pools renames to Church Pest & Pools.
New Hope Housing, the stateâ€™s leader in providing permanent, affordable supportive housing for those who are homeless or at-risk, breaks ground on Dale Carnegie, its ninth affordable single room occupancy housing community. It is the first affordable housing development to break ground since Hurricane Harvey in August of 2017.
Have something to report from your company or for yourself? Email us your news at firstname.lastname@example.org.
On Site with ABODE
Photos by Morgan Taylor, HAA Staff
VENTANA AT MIDTOWN A historic midtown community.
Property: Ventana at Midtown Owner/Management: Simons Real Estate Group Location: 4001 Fannin St. Units: 288 Built: 2001 Web: www.ventanaatmidtown.com Interesting features: Ventana at Midtown, according to the property manager, was one of Midtown’s first apartment communities, and it certainly was the most recognizable for its time. Known as the “yellow building,” this apartment community was once home to local Houston restaurant owner Marcus Davis of The Breakfast Klub. Other than its history, what makes this product special is the location and square footage. Located in Midtown Houston, all of the neighborhood’s trending bars and restaurants such as Wooster’s Garden, Axelrad Beer Garden, Weights and Measures, The Breakfast Klub and more are within a mile of this community. Floorplans range from 600 square feet to 2,600 square feet, and residents can choose a one-bedroom or a two-bedroom floorplan with some including a study. Residents can also choose a penthouse apartment home, too. This community offers a total of 11 floorplans. Because of the inundation of new construction in the area, Ventana is able to offer spacious apartment homes at competitive prices, making it a leading community for the area. Not to mention, the staff is personable and attentive, and it shows in resident retention.
February 2019 I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”
I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I
I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I
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HAA is dedicated to our supplier members and the Product Service Council is a group of active members ready to assist you and help you get the most from your membership. Whether you are brand new to HAA or perhaps a supplier looking for some guidance, a mentor might be just what you need. When people think of mentoring, they often think of an older executive counseling a young upstart. But mentoring has changed a lot in the last few decades. Below are four myths: knowing the truth about them can help you figure out whom to turn to and how. Myth #1: You have to find one perfect mentor It's actually quite rare these days that people get through their career with only one mentor. In fact, many people have several advisors they turn to. In all likelihood, you'd benefit from having more than one mentor. Myth #2: Mentoring is a formal long-term relationship Because the world moves fast and people change jobs and careers more often, a long-term advising relationship may be unrealistic and unnecessary. Mentoring can be a one-hour mentoring session. We don't have to escalate it to a six-month or year-long event. Instead of focusing on the long term, think of mentoring as something you access when you need it. It may not be big agenda items that you're grappling with. You don't need to wait until you have some big thing in your career. In today's world, mentoring is more like Twitter and less like having a psychotherapy session.
Myth #3: Mentoring is for junior people Many people assume that they only need a mentor when they are first starting out in their careers. We used to think it was people at early stages of their career who needed mentoring, those just out of MBA programs. Now we understand that people at every stage benefit from this kind of assistance. Consider a more junior person who advises a senior person on things like new technology. The reality is there are lots of points in a corporate career when you need a mentor. Though you shouldn't wait for them to come up, transitions are a particularly good time to seek out a mentor. Whether you are making a career change, taking on a new role, or contemplating leaving a job, advice from someone who has done it before can be helpful. You may need a mentor when the environment around you is changing rapidly and you haven't had a chance to keep up with the changes. Myth #4: Mentoring is something more experienced people do out of the goodness of their hearts It can be an honor to ask someone to be a mentor. But the respect isnâ€™t the only reason people agree to help. Mentoring should be useful to both parties involved. Before seeking out a mentor, think about what you have to offer him. Can you provide a unique perspective on the organization or his role? Do you bring valuable outside information that might help him be successful in his job? Whatever it is, be sure that you are clear what's in it for him. So, do you need mentoring? Now that you have a better understanding of what mentoring can be â€“ do you need it? Visit www.haaonline.org/mentors to find out more.
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Index of Advertisers By CATEGORY A/C Supplies
Glass – Plate, Window, Etc.
Century A/C Supply . . . . . . . . . . . . . . . . . . . . . . . . . . .5 281-530-2859 . . . . . . . . . . . . . . . . . .www.centuryac.com
Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .49 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com
Waste Management . . . . . . . . . . . . . . . . . . . . . . . . .70 713-354-5230 . . . . . . . . . . . . . . . . .www.thinkgreen.com
HAA Products & Services
Apartment Lines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71 800-583-7769 . . . . . . . . . .www.apartmentlines.com
Harco Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .52 713-681-2500 . . . . . . . . . . . . . . . . . . .www.harco-ins.com
Rental Credit Reporting . . . . . . . . . . . . . . . . . . . . . .57 713-595-0300 . . . . . . . . . . . . . . .www.haaonline.org/rcr
Landmark Management . . . . . . . . . . . . . . . . . . . . .73 713-855-3814 . . . . . . . . . . . . . . . . . . . . .www.LMhomes.net
Outdoor Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . .14 713-955-0990 . . . . . .www.outdoorelementstx.com Texscape Services . . . . . . . . . . . . . . . . . . . . . . . . . . . .61 281-846-3779 . . . . . . . . . .www.texscapeservices.com
Carpet Installation Dixie Carpet Installations . . . . . . . . . . . . . . . . . . . .42 281-261-6334 . . . . . . . . . . . . . . . . .www.dixiecarpet.com
Laundry Equipment & Supplies Scott Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . .49 713-686-7268 . . . . . . . . .www.scott-equipment.com
Collection Agencies Alexander-Rose Associates Inc. . . . . . . . . . . . . . .71 713-644-4441 . . . . . . . . . . .www.alexanderrose-inc.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.
Locks & Locksmiths CKI Wholesale Lock Supply . . . . . . . . . . . . . . . . . .70 713-462-0704 . . . . . . . . . . . . . . . . . . . . .www.ckilock.com
Electric Contractors Affordable Quality Electric . . . . . . . . . . . . . . . . . . .13 713-695-5992 . . . . . . . . . . . . . . . . .www.acuityelectric.com
Brandt Electrical A/C & Heating Services . . . .39 281-693-3383 . . . . . . . . . . .www.brandtelectrical.com
Ameritex Movers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1 713-484-MOVE . . . . . . . . . .www.stressfreemove.com
Ambit Energy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .70 713-489-9365 . . . . . . . . . . . .www.bizenergysaver.com
Pavement Services . . . . . . . . . . . . . . . . . . . . . . . . . . .56 281-758-8434 . . . . . . . . . . . . . . . . .www.nopothole.com
Church Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12 713-468-8400 . . .www.churchfoundationrepair.com
Furniture – Outdoor
AAA Plumbers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .53 713-462-4753 . . . . . . . . . . . . . . . . . .www.aaaplumbers.com
Resident Screening Service
Texacraft . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .38 800-231-9790 . . . . . . . . . . . . . . . . . . .www.texacraft.com
CoreLogic Rental Property Solutions . . . . . . . . . . . . . . . . . . . . .Inside Front Cover 888-297-8821 . . . . . . . . . . . . . . . . . . .www.corelogic.com
Furniture Renting & Leasing CORT Furniture . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .48 713-960-4580 . . . . . . . . . . . . . . . . . . . . . . . . . . . .www.cort.com
Resurfacing Perfect Surface . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .27 713-952-0202 . . . . . . . .www.perfectsurfaceinc.com
General Contractors Camp Construction Services . . . . . . . .Back Cover 713-413-2267 . . . . . . . .www.campconstruction.com Cotton Commercial USA Inc. . . . . . . . . . . . . . . . . .10 877-511-2962 . . . . . . . . . . . . . . . . . . . .www.cottongds.com
Screens Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .71 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com
FSI Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15 832-767-1115 . . . . . . . . . . . . .www.fsiconstruction.com
Security Control Equipment/Systems
Gemstar Construction & Development . . . . . . .2 281-821-1195 . . . . . .www.gemstarconstruction.com
SentriForce . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18 888-671-2202 . . . . . . . . . . . . . . . . .www.sentriforce.com
MultiFamily Services . . . . . . . . . . . . . . . . . . . . . . . . .73 713-266-9100
Swimming Pool Service
RENCON . . . . . . . . . . . . . . . . . . . . . .Inside Back Cover 713-666-3636 . . . . . . . . . . . . . . . . . . . . . .www.rencon.com
Poolsure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .43 800-858-POOL . . . . . . . . . . . . . . . . .www.poolsure.com
Want to see current and previous issues of ABODE online? Go to http://issuu.com/haa_abode. Or view this issue on your computer, iPad or smartphone at http://issuu.com/haa_abode/docs/abode_feb2019. 74
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MarketLine By BRUCE MCCLENNY, President, ApartmentData.com
Snapshot 89.6% $1,022/mo. $1.16/sq.ft./mo. 882 sq.ft.
Past 12 Months: 1.1% rental rate growth 7,966 units absorbed
• • • • • • • •
– 89.0 100.0 – – 88.0
Recently Opened (12 months): 37 communities 8,221 units
Under Construction: 53 communities 15,753 units
– 87.0 Dec 18
Proposed Construction: 92 communities 27,313 units
Operating Supply: 2,763 communities 647,941 units
Rental Rate (¢/sq.ft./mo.)
Occupancy: Price: Rental Rate: Size:
• • • • • • • • • • • • • • •
History of Effective Rental Rate & Occupancy for All Units
Hottest Submarkets Over the Past Three Months
Annualized % of Market Rank Submarket Absorbed 1 Lake Houston/Kingwood 4.9% 2 Northline 10.1% 3 Greenspoint/Northborough/Aldine 2.7% 4 I-69 North 1.9% 5 Pasadena/Deer Park/La Porte -0.3%
Rental Rate Growth % 1.4% 0.1% 0.6% 0.3% 1.4%
Total Units Class w/Concessions All 292,795 A 78,768 B 112,530 C 89,362 D 12,135
% of Total Units 45% 53% 44% 45% 27%
Average Special -3.2% -5.1% -2.3% -2.3% -1.7%
Citywide Effect -6.8% -9.1% -5.2% -5.3% -6.0%
One Month Free = -8.33%
THE FIRST TABLE ABOVE GIVES A SNAPSHOT of the current market conditions. The graph displays the overall occupancy and effective rental rates over the past 24 months. These statistics are derived from a continuous survey of all apartment communities in the Houston region. The effective rental rates are the calculated net of concessions and utility adjustments. The second table lists the five hottest submarkets in the Greater Houston area. There are a total of 42 submarkets, and the ranking is based on the best combination of rental rate growth and absorption over the past three months. The third table distributes and analyzes concessions (specials) by classification. Concessions generally are represented by three types of specials: move-in, months free or floor plans. The effect of these specials is captured and prorated over a lease term to arrive at a percentage reduction in market or street rents.
Occupancy: Price: Rental Rate: Size:
Occupancy: Price: Rental Rate: Size:
Occupancy: Price: Rental Rate: Size:
91.6% $1,103/mo. $1.26/sq.ft./mo. 874 sq.ft.
89.9% $941/mo. $1.11/sq.ft./mo. 850 sq.ft.
91.7% $1,232/mo. $1.41¢/sq.ft./mo. 874 sq.ft.
Past 12 Months: 3.7% rental rate growth 21,321 units absorbed
Past 12 Months: 3.8% rental rate growth 5,775 units absorbed
Past 12 Months: 6.7% rental rate growth 11,348 units absorbed
Operating Supply: 3,052 communities 714,795 units
Operating Supply: 899 communities 190,162 units
Operating Supply: 971 communities 226,019 units
ApartmentData.com has been providing apartment data and marketing products since 1986. ApartmentData.com provides real-time access for property specific information, market surveys and historic submarket data for more than 3.5 million apartment units in Texas, Florida, Georgia, Arizona, North Carolina and Tennessee. For more information, contact Bruce McClenny at 800-595-8730. © 2019 ApartmentData.com February 2019
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with News from around the COMMUNITY
HAA members help apartment residents “Deck the Halls” In 2012, Lisa Purdy founded Deck the Halls to give to an apartment community family in need some holiday spirit. The selected family has their home decorated for the holidays, including a fully-decorated Christmas tree, a front door wreath, a decorated table with all the trimmings, gifts and a holiday dinner. This year’s Deck the Halls recipient was Kimberly Shaw, a resident of Park Trails Apartments. Shaw cares for her 13-year-old son and two granddaughters ages eight and 11. She had a rough year in 2018, losing both her mother and uncle and was forced to take time off from work to care for family. These circumstances put the holidays in peril for her family. Deck the Halls received almost $4,000 in cash donations, along with numerous donations of furniture, accessories and time. Thanks to all our donors and volunteers: Steve Park, AAA Plumbers; Ameritex Movers; Debra Moore, ApartmentData.com; Mark Yates, Centra Partners; Bill Roberts, Core Landscape; Johnna Schmidt, Elizabeth Cole and Peggy Charles, Fidus Construction; Candy Crew, HomeCorp Relocation and Real Estate Services; Tonya Yates, Kings III; Susan Dear, Morgan Group; Elaine Clayton, Purdy Designs; Kelly Ryan, Texas Turf Management; Gina Erwin; Christina Hand; Whitney King; Ed Lyons; Kyle Purdy; Mark and Jackie Rhone; Linda Spring; Kelley Suess; Cary Tallent; and Paige Panos. Shaw and her family were surprised and grateful for the help this holiday season.
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camp ad Back Cover.qxp_Layout 1 1/22/19 2:37 PM Page 1
Houston Apartment Association 4810 Westway Park Blvd. Houston, Texas 77041
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Brought to you by Camp Construction Services. This month, ABODE takes a closer look at leadership and HR issues. Challenge yourself to grow...
Published on Jan 23, 2019
Brought to you by Camp Construction Services. This month, ABODE takes a closer look at leadership and HR issues. Challenge yourself to grow...