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THE HOUSTON APARTMENT ASSOCIATION MAGAZINE

www.haaonline.org

January 2019

It’s all about involvement for HAA’s 2019 President Starla Turnbo, SMI Realty Management.

HardWork Pays Off

Back in Session Texas legislature convenes with new faces, old problems.

We See You at the the Annual Business Meeting, Go-Getters and much more!

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CONTENTS January 2019

ON THE COVER 36 Hard Work Pays Off – Welcoming incoming Houston Apartment Association President, Starla Turnbo of SMI Realty Management, ABODE shares an exclusive look into her career on Page 34. Cover Image by Mark Hiebert, Hiebert Photography.

FEATURES & PHOTOS 16 On the Scene – Photos from the HAA Political Action Committee Luncheon in October. 26 On the Scene – Photos from the Montgomery Holiday Appreciation Luncheon. 24 2019 Major Events Calendar – View HAA’s general meetings and events for 2019. 30 On the Scene – Photos from the Brazoria, Matagorda and Wharton Counties Holiday Appreciation Luncheon, and 32 On the Scene – Photos from the Fort Bend Holiday Appreciation Luncheon. 34 Hard Work Pays Off – Welcoming incoming Houston Apartment Association President, Starla Turnbo of SMI Realty Management, ABODE shares an exclusive look into her career. 42 2019 Leadership – A look at HAA’s leadership for 2019.

COLUMNS & MONTHLY UPDATES 7 President’s Corner – President Starla Turnbo of SMI Realty Management wants to see members contribute and commit in 2019. 8 Patron of the Month – Meet and support Houston Planned Energy Systems. 9 Legislative Update – Texas legislature convenes with new faces, old problems. 11 It’s The Law – You may be required to accomodate financial circumstances of disabled residents. 14 Resident Relations – A resident files a complaint to receive a full refund on her security deposit. 19 Upcoming Education – Find out what education courses the Houston Apartment Foundation is offering in January and February. 20 Calendar – HAA’s schedule of events for the next coming months.

44 2019 PSC – View your 2019 Product Service Council.

28 On the Road with HAA – Photos from Fort Bend, Baytown and Webster happy hours.

46 My HAA – Learn about HAA’s committees and clubs, and meet the HAA staff.

64 Go-Getters – Celebrating membership at the latest happy hour.

48 Lease Applicant Identity Fraud – Do you really know your applicants? 54 On the Scene – Photos from the Harris County Justices of the Peace and Constables Appreciation Luncheon. 56 On the Scene – Photos from the NAA Political Action Committee Wine Tasting.

67 Welcome Mat – Meet the newest HAA members. 68 The Ambassador ONE Society – Congratulations to the top Ambassadors for 2018. 70 Portfolio Changes and In the News – Industry news clips from our members.

58 On the Scene – Photos from Annual Business Meeting.

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

62 On the Scene – Photos from the ACES Holiday Luncheon.

75 MarketLine – The latest area market numbers.

72 On Site with ABODE – The Belmont brings privacy to the inner Loop.

76 BackPage – News from around the community.

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

www.haaonline.org

January 2019

ABODE

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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

IRA GROSS 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, CAPS Immediate Past President Swapnil Agarwal Mack Armstrong Jeff Blevins, CAS Ken Bohan Jill Bounds, CAM Joseph Bryson, CAM, IROP Kathy Clem Terri Clifton Michelle Croasmun Grant Crowell, CAS Derek DeVries, CAS Scott Douglas, CAM John Fedorko Gina Erwin Israel Garza, CAS Stephanie Graves, CAM, CAPS Alison Hall Bryan Head, CAM Melissa Herrera Deborah Holcombe Jacob Kunath, CAS Laura Lestus, CAS David Lindley, CAS Robert Lopes, NALP, CAM, CAPS Sonia Lopez, CAM, CAPS Kristin McLaughlin, CASE Carlos Neto Dean O’Kelley, CAS Michelle Pahl, CAS Jenifer Paneral Mark Park, CAS Velissa Parmer Jackie Rhone Kelly Scott Kurt Seidel Roman Stephens Debbie Sulzer Dana Tucker Shelley Watson Quintina Willis, CAM Tracie Yoder, CAPS

DIRECTORS EMERITUS Josh Allen Gary Blumberg 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 Inc 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 Company 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 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 Power Express The Allshouse Group LLC The Lane Law Firm Wilsonart 2016 Action Window Coverings Allied Fire Protection LP Bath Fitter BH Fitness North America Cinch – Cabinet Refacing Kits Citi Fence & Concrete E-Systems Pest Management Inc Ecolo Environmental Inc Embark Services Fidus Construction Services Fun Abounds Green City Recycler 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 Action Gypsum Supply All About Doody Pet Solutions LLC All American Mailboxes of Houston Inc Allegion American Fire Protection Group Anderson Restoration Apartment Total Services APTexx Inc ARK Appliances 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 Residential Waste Service 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 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 Capital Sign Associates CashFlow Pros LLC Centex Construction 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 Homeland Protective Services Jet Wrecker Service Justice Patrol Services LLC K-Simon Construction Ledge Lounger 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 Wellman Exteriors Westlake Home & Commercial Services Wholewood Cabinets Wildlife Removal Experts Windstorm Restoration Wonder Wall Wraps Inc WS National Construction Services LLC

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ABODE

JANUARY 2019 I VOLUME 42, ISSUE 1 Executive Vice President and Publisher JEFF HALL, CAE jhall@haaonline.org EDITORIAL AND DESIGN STAFF Director of Publications and Design DEBORAH NIX dnix@haaonline.org Writer/Editor MORGAN TAYLOR mtaylor@haaonline.org ADVERTISING Vice President of Membership and Marketing AMANDA SHERBONDY asherbondy@haaonline.org CONTRIBUTING STAFF Vice President and General Manager SUSAN HINKLEY, CAE shinkley@haaonline.org Vice President of Professional Development EMILY HILTON, CPP ehilton@haaonline.org Vice President of Public Affairs ANDY TEAS, CAE ateas@haaonline.org Vice President of Finance NANCY LI LO, CPA nlo@haaonline.org Director of Information Technology ART EIDMAN aeidman@haaonline.org Director of Resident Relations MATILDE LUNA mluna@haaonline.org Director of Events and Meetings LAUREN WOLFSON lwolfson@haaonline.org Director of Rental Credit Reporting TINA DEFIORE tdefiore@haaonline.org Public Affairs Specialist ALPA PATEL apatel@haaonline.org Strategic Growth Manager LAUREN TURNER, CMP lturner@haaonline.org Education and Meetings Coordinator KAREN MITCHELL kmitchell@haaonline.org Membership and Marketing Coordinator KAYLON NEWCOMB knewcomb@haaonline.org Membership Engagement Assist. MONSERRAT BUFFINGTON mbuffington@haaonline.org Webmaster and IT Specialist WILL ALFARO walfaro@haaonline.org PRINTER TGI PRINTED www.tgiprinted.com

HOUSTON APARTMENT ASSOCIATION COMMITTEES COMMITTEE CHAIR STAFF ADVISOR Executive . . . . . . . . . . . . . . . . . . . . . .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 IROC . . . . . . . . . . . . . . . . . . . . . . . . . . .STEPHANIE BRYSON . . . . . . .EMILY HILTON 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, JANUARY 2019 VOLUME 42 ISSUE 1 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.

www.haaonline.org

January 2019

ABODE

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2019

THE HOUSTON APARTMENT ASSOCIATION CORDIALLY INVITES YOU TO CELEBRATE THE INSTALLATION OF

2019 PRESIDENT STARLA TURNBO, OFFICERS, BOARD OF DIRECTORS AND PRODUCT SERVICE COUNCIL OFFICERS

Installation New Year

Gala

Presented by

Premier Sponsors CENTURY A/C SUPPLY CORT FURNITURE CRESTMARK CONSTRUCTION SERVICES MAINTENANCE SUPPLY HEADQUARTERS

SATURDAY, JANUARY 12, 2019 • 7 P.M. TO 11:30 P.M. • THE POST OAK HOTEL • 1600 WEST LOOP SOUTH • FORMAL ATTIRE WWW.HAAONLINE.ORG/GALA

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Letter from the President

By STARLA TURNBO, 2019 HAA President

HAA PRESIDENT STARLA TURNBO OF SMI REALTY MANAGEMENT WANTS TO SEE MEMBERS CONTRIBUTE AND COMMIT IN 2019. Happy New Year, Houston Apartment Association members! Each new year brings a new president who brings with them a different perspective, new goals and fresh ideas. For 2019, I hope I can inspire HAA members to find their niche and engage in the vast opportunities offered by HAA. Did you know that you are a member of the Houston Apartment Association? Yes, you, reading this article. If your property or the management company you work for is a member of HAA, that means you are too, no matter your position. Being an HAA member means you have access to a wealth of knowledge, tools and resources right at the tips of your fingers. If you aren’t actively involved with the association, I encourage you to get involved and commit your time to a committee. HAA members on both sides of the industry benefit from joining the HAA Political Action Committee. Remember, just because you don’t take an interest in politics doesn’t mean politics won’t take an interest in you. If you’re a supplier partner, look into the Ambassador ONE Society, a group within HAA made up of supplier partners that offers comradery, networking and community involvement. If you’re a supplier looking for a mentor, the Product Service Council For 2019, I hope I can inspire HAA members can help you find your way through to find their niche and engage in the vast the association. See Page 44 to learn opportunities offered by HAA. who the PSC Officers are. I encourage you to reach out to someone if you are looking for a mentor. Property managers and multifamily executives can take advantage of Apartment Community Executives & Supervisors, more popularly known as ACES, a group that brings executives together to learn the latest trends and findings in the apartment industry. On-site professionals have access to incredible education through the association, and I encourage you to register for at least one education program this year, whether it be Industry Math, a legal seminar, Leasing 101 or any other. Industry education allows you to become an expert in your position and propels you to the next level by acquiring a credential. You can develop a new skill or sharpen an old one, or learn the laws of the industry by taking advantage of HAA’s education programs. HAA’s education offerings are designed to help you be the best property manager, leasing professional or maintenance technician you can be. Give back to your industry and move your career forward in 2019 by engaging with HAA. See Page 5 for a list of committees and the appropriate HAA staff advisor. If you see a committee you are interested in, visit the website at www.haaonline.org to learn more and reach out to the staff advisor in charge. This is going to be a great year and I could not be more excited to help grow association involvement. Do your part in 2019 by encouraging others to get involved.

www.haaonline.org

January 2019

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Houston Planned Energy Systems

Apartments.com

HAA Member since 1978

HAA Member since 1997

Cotton Commercial USA Inc.

Interior Logic Group Property Services

These companies have generously supported the Houston Apartment Association with their patron

HAA Member since 1982

Presto Maintenance Supply HAA Member since 1983

membership. Please give them

CSC ServiceWorks

careful consideration, whenever

HAA Member since 1961

Craven Carpet

possible, in your business.

HAA Member since 1986

Camp Construction Services HAA Member since 1994

January 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

RUBS Billing Special â€“ $1.00 per unit when you mention this ad â€“ call for details.

ABODE

January 2019

www.haaonline.org

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Legislative Update

By CLAY HICKS, HAA Legislative Chair, with ANDY TEAS, CAE, Vice President of Public Affairs

BACK IN SESSION Texas legislature convenes with new faces, old problems.

WHEN THE TEXAS House of Representatives begins its biennial session this month, it’s poised to elect Rep. Dennis Bonnen (R-Angleton) as speaker. This is significant for several reasons. First, Bonnen will be the first speaker of the house from the Houston area since Price Daniel Sr. (D-Dayton), who held the gavel in 1943. Having a speaker from Brazoria County could prove critical during a session in which legislators from the Gulf Coast need to convince legislators from inland Texas that we need state money for hurricane resiliency. Second, the Houston Apartment Association has a great relationship with Bonnen. HAA members have met with him on countless occasions, and he has taken a keen interest in the apartment industry. He is a banker by profession and understands the challenges and the importance of income-producing properties. Finally, the initial list of state representatives supporting Bonnen for speaker raised more than a few eyebrows among cynical political types. Nearly three-fourths of the members were part of his list of pledged supporters included some of the most conservative Republicans and some of the most liberal Democrats. Bonnen has an amazing ability to work with a wide variety of members, and he seems to be focused on putting the members’ need to represent their districts ahead of any personal ideological goals. More than anything, Bonnen seems intent on bringing the Texas House together as a legislative body to play its bicameral role in partnership with – and sometimes in opposition to – the Texas Senate. The Big Bill to Watch: Late Fees The apartment industry’s top affirmative priority for this year’s legislative session will be the passage of legislation to clarify the owner’s ability to charge late fees on delinquent rent. Ambiguity over the current propwww.haaonline.org

erty code definition of late fees as “a reasonable estimate of uncertain damages” has led some enterprising plaintiffs’ lawyers to file class action lawsuits. As ridiculous as it sounds to successfully sue over a fee you agreed in writing to pay, and which you pay only if you violate the lease to which you also agreed, plaintiffs have achieved surprising success in at least one trial. Fixing this problem will be complicated, but not impossible. There’s an old saying in government relations – if you’re explaining, you’re losing. Hopefully, we’ll have a clear, simple message for legislators in time for our Texas Apartment Association Legislative Day in Austin next month. Lease Terminations We can expect to see all the usual proposals that make it harder, more expensive and lengthier to evict a non-paying resident. After Hurricane Harvey, several news articles were critical of the law that allows either the owner or the resident to terminate a lease on a unit that has become uninhabitable. Many owners terminated leases quickly on destroyed units after the late August hurricane so residents wouldn’t be obligated to pay September rent, a kindness that some reporters painted landlords as the bad guys who were “evicting” residents from their homes after a natural disaster. Advocates will be seeking more ways for residents to terminate leases without paying the amounts to which they agreed, and we expect to see legislation that will change that provision, although it is hard to say what advocates would be seeking. Playing defense is always the most important thing for our industry each time the legislature meets. Other Notable Issues The top priority issue for the Texas Legislature this year will be public school finance. Generally, Texas waits to adjust school finance formulas until the courts declared the

system unconstitutional and order specific changes. Rep. Bonnen and others have made it clear they intend to be proactive. The state’s share of the cost of school finance has shrunk steadily over the past decade, shifting more and more of the burden to local property taxpayers. This has created tremendous difficulties for “property rich” districts like the Houston Independent School District, which now has to transfer property tax money to the state treasury while struggling to educate a growing, increasingly low-income student population that includes a rising number of non-native English speakers. Health care will be another top issue. With the federal future of health care uncertain, Texas is struggling to find a way to pay the tab – having turned down billions in federal money offered temporarily under the Affordable Care Act in exchange for expanding Medicaid eligibility. Transportation is always an issue. The need to move people and goods across our growing state is becoming increasingly difficult with money from a gasoline tax that hasn’t changed since 1991 – even as vehicles have become more efficient, paying less gas tax for each mile driven on our crowded, aging highway system. Finally, the only issue the legislature absolutely cannot avoid – the budget. Lawmakers must adopt a balanced budget to fund Texas government over the upcoming twoyear cycle. “Balance” is in the opinion of Texas Comptroller Glenn Hegar, who must somehow estimate sales tax receipts and the price of oil through the summer of 2021. For education finance reform to work, new money will almost certainly be required, putting additional pressure on an already difficult process. Keep an eye on your email for updates on all these issues as the Texas Legislative session unfolds.

January 2019

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It’s the Law

By HOWARD BOOKSTAFF, Hoover Slovacek LLP , HAA General Counsel

THE PLOT THICKENS

You may be required to accommodate financial circumstances of disabled residents.

THE FAIR HOUSING Act requires owners to make reasonable accommodations when necessary to afford a person with a disability equal opportunity to use and enjoy a dwelling. On June 29, the United States District Court for the Eastern District of Pennsylvania denied a motion for summary judgment filed by an owner in a Fair Housing case. The court’s decision pertains to the issue of whether an owner is required to change a due date for a resident that receives Social Security Disability Insurance (SSDI) after the first of the month. The decision sheds some light on how owners should react to this relatively common request from residents. The case and opinion below came from a federal court in Pennsylvania and may or may not be followed by a Texas court, but the law discussed (the federal Fair Housing Act) applies in Texas. This situation comes up frequently. By understanding the analysis of this court, you may be able to make better business decisions when determining whether to grant similar accommodations. The Facts The Fair Housing Rights Center in Southeastern Pennsylvania (FHRC) is a non-profit agency that works to ensure persons with disabilities are provided equal access to housing opportunities. MPMC is a management company that manages over 35,000 rental units in the Northeast, including three properties in the Philadelphia area. In 2012, FHRC received a complaint from a disabled person who lived at one of MPMC’s properties. The complainant was unable to work because of his disability and therefore relied on SSDI to pay his rent. The property’s requirement was that all residents had to pay rent on the first day of every month. This was a www.haaonline.org

problem for the complainant because he did not receive his SSDI check until later in the month.

The Fair Housing Act requires owners to make reasonable accommodations when necessary to afford a person with a disability equal opportunity to use and enjoy a dwelling.

FHRC Investigation FHRC opened an investigation into MPMC’s business practices to determine if SSDI recipients were being refused reasonable accommodations. As part of its investigation, FHRC sent testers to four MPMC properties. The testers’ job was to contact employees at the respective properties to inquire about the company’s policies for adjusting monthly rental due dates for SSDI recipients. Each tester was informed that it was the company’s policy not to make an adjustment to the day of the month on which rent was due regardless of disability. The FHRC investigation revealed that a number of residents were allowed to pay rent after the fifth of the month, however, the company indicated that this was not its policy and these residents were granted this accommodation by mistake. On at least one occasion, a resident’s request that her rent due date be changed and late fees be waived because she receives SSDI benefits on the thirdWednesday of the month was denied. That resident’s request was denied because the request was one for an accommodation relating to a financial need rather than a disability-related need. The Suit FHRC brought suit against MPMC and affiliated properties arguing that the company’s policy of refusing to permanently adjust the rental due date for SSDI recipients violates the Fair Housing Act. The Court’s Analysis Burden to show request is reasonable. To determine whether an accommodation is

“reasonable,” the court stated that the person bringing the suit bears the initial burden of showing that the requested accommodation is necessary to afford a handicapped person an equal opportunity to use and enjoy a dwelling. If the complainant carries this initial burden, the burden then shifts to the housing provider to show that the requested accommodation is unreasonable. The complainant in a reasonable accommodations case must establish a nexus between the requested accommodation and the necessity for providing a handicapped individual an equal opportunity to use and enjoy housing. This may be accomplished by showing that, but for the accommodation, the complainant would likely be denied an equal opportunity to enjoy the housing of their choice. A request for financial accommodations. MPMC argued that the requested accommodation was not required under the Fair Housing Act because it is meant to accommodate a SSDI recipient’s financial hardship rather than actual disabilities. The complainant responded by stating that courts have held that financial circumstances resulting from a disability are relevant to the determination of what is a necessary accommodation. In a previous ruling, the court held that the Fair Housing Act does not permit consideration of a disabled person’s financial circumstances in determining whether a reasonable accommodation is required. However, the court cited cases in which financial circumstances of the requesting party were considJanuary 2019

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ered in determining whether a reasonable accommodation is required. In one case, the plaintiff became disabled and was unable to work after contracting the AIDS virus, and he began to receive SSDI benefits and housing opportunities for people with AIDS. The plaintiff applied to rent an apartment but was told he had insufficient income. The plaintiff offered to have his mother co-sign the lease and thus meet the income-to-rent requirement, but the housing provider had a policy against permitting cosigners and rejected the plaintiff’s application. The plaintiff requested the co-signer policy be waived as a reasonable accommodation because he was disabled and unable to support himself. The housing provider cited its policy and denied the accommodation. The housing provider argued that permitting such an accommodation would show preferential treatment to disabled persons, it would show that the housing provider accommodated the person’s poverty and financial situation, and create an unreasonable financial exposure for the housing provider. The court rejected these arguments as running afoul of binding case law clarifying the “accommodation” concept in the Fair Housing Act. The court held that the co-signer

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waiver accommodation was required because an imposition of burdensome policies, including financial policies, can interfere with disabled persons’ right to use and enjoyment of their dwellings. The court found that the casual nexus between the apartment building’s policy and the plaintiff’s disability to be “obvious.” The court stated that the plaintiff was unemployed because of his disability and therefore had insufficient income to qualify for the apartment but the plaintiff could qualify for the apartment if his mother was allowed to co-sign. The court joined other courts in recognition that “exceptions to neutral policies may be mandated by the Fair Housing Act where disabled persons’ disability-linked needs for alterations to the policies are essentially financial in nature.” The court in the FHRC case found that financial circumstances of disabled residents and prospective residents may be considered in determining the necessity of a requested accommodation. The court concluded that FHRC presented substantial evidence to support its argument that, but for MPMC’s refusal to make the accommodation of altering the rental due date, SSDI recipients would likely be denied an equal opportunity to rent at the properties.

Since these potential residents were not requesting a lower rent, the court felt that this request was no different than a request to waive a policy of prohibiting co-signers (like the other court decision). Reasonableness of Requesting Rental Due Date Changes. In order to establish that the accommodation is not reasonable, a housing provider must prove that they cannot grant the accommodation without: (i) imposing undue financial and administrative burdens on the housing provider; (ii) imposing an undue hardship on the housing provider; or (iii) requiring a fundamental alteration in the nature of the housing provider’s business. The court stated that, in this case, while the company argued that FHRC’s requested accommodation would cause them to suffer an undue financial hardship and make fundamental changes to their business practices, FHRC argues that the evidence shows that the company is already making essentially the same accommodation for numerous other residents and the company’s business practices and financial bottom-line would be relatively unchanged if they made this accommodation for SSDI recipients. / See Law, Page 69

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Resident Relations from the RESIDENT RELATIONS COMMITTEE

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

A RESIDENT FILED a complaint with

HAA to receive a full refund on her security deposit. Upon move out, the resident’s final account statement represented these charges: $21.10 for one day of rent, utilities that totaled $404.67, a carpet cleaning charge of $70 and a blind replacement of $130.77. According to the resident, she paid her utility bill each month and felt that she should not owe any utilities. Management responded to HAA and that response was forwarded to the resident. According to management, the resident left the apartment home in disarray, including significant damage to the bathroom countertops. Management did not charge the resident for

The HAA Resident Relations Committees provide

cleaning nor the resuran impartial review of resident complaints using facing of the countertops. the documentation provided by both the resident Management felt the resident was charged acand management. cordingly. Enclosed were copies of the lease, application, move-in and move-out agement with an adjustment. Despite mancondition forms, notice to vacate and final acagement’s good intentions, the committee count balance. Pictures were also provided. removed the carpet cleaning charge of $70 According to the invoices provided by manbecause there was no invoice to support that agement, the apartment community replaced charge After the adjustment was made and the the carpet. In an attempt to go easy on the ressecurity deposit was applied, the resident owes ident, instead of charging the resident for the the property $60.77. carpet replacement, management charged the If you are a manager with a resident resident with a carpet cleaning. relations issue, call HAA at 713-595-0300 The committee decided in favor of manfor 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!”

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On the Scene with the HAAPAC 1

HAA Political Action Committee Luncheon Thursday, October 25 at the HAF Dinerstein Reed Prokop Education Center Sponsored by 1 Texscape Services The HAAPAC luncheon featured Brandon Rottinghaus, professor of Political Science, University of Houston, with a breakdown of the November election results.

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ting e k r a m r u ve to yo o o r g e l t t Add a li2019! Sponsor anand plan ing meeting or event gaining upcomin “Good Times” by y. e have som for your compan n recognitio is a great way to g Sponsorin of a concentrated nt get in fro make contacts. nd market a

e l t s Hu

Join us as we sell events such as the Volleyball Tournament, Honors Awards Dinner, Top Golf Spring PAC Fundraiser, Maintenance Mania, Education Conference & Expo, ACES Luncheons, and numerous education and credential courses and seminars.

Do the

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

www.haaonline.org/sponsor/

n o i t c u A p i Sponsorsh

1 3 y r a u n a J , y a d s r u h T

Need some “dance” lessons?

If this is your first time to attend the HAA Auction, come early for the Auction 101 session and we’ll walk you through the process.

Can’t get down tonight?

If you cannot attend the live auction proxy bidding is available. Contact Amanda Sherbondy to find out more.

HAF Dinerstein Reed Prokop Education Center

4810 Westway Park Blvd. off Clay Road just east of Beltway 8

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

RSVP online at Amanda Sherbondy at asherbondy@haaonline.org

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State Industry of the

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

State of the Industry Breakfast Tuesday, January 22 Breakfast and Registration: 7:30 a.m. to 8:30 a.m. Program: 8:30 a.m. to 10 a.m. Location: Omni Houston Hotel, 4 Riverway Program cost: $99/person if prepaid with a credit card; $125/person if invoiced See www.haaonline.org for more information.

Sponsored by Gemstar Construction Development Inc. and Texscape Services

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Upcoming Education

JANUARY Leasing 101 (Day and a half) Tuesday, January 15 8:30 a.m. to 4 p.m. Program fee: $75 prior to January 14; $85 An in-depth introduction to the apartment industry for new leasing professionals as well as those individuals looking to learn more about the industry as a career. This one-day program covers topics including: greeting and qualifying the customer; executing the lease contract; 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 placement agencies and management companies that are members of HAA. If you are not working for a member company of HAA, download the registration form at http://www.haaonline.org/imag es/programs/pdf/leasing101_201 8.pdf. 2019 State of the Industry Breakfast Tuesday, January 22 7:30 a.m. to 10:30 a.m. Program fee: $99 per person if prepaid; $125 per person if invoiced Omni Houston Hotel 4 Riverway, 77056 Sponsored by Gemstar Construction Development and Texscape Services Industry experts will take the stage to discuss the Houston economy, job growth, rental rates, occupancy trends, new construction developments,

SCHEDULE AND FEES

From the HAA EDUCATION DEPARTMENT

technology, marketing trends, forecasts and more. See Page 18 for details.

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 Page 23 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 well-maintained communities. This course covers a detailed list of what keeps a community in showable condition, along

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

with the importance of a robust and varied marketing approach for maximum exposure. See Page 23 for details. 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. 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. 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 Sponsored by Brook Furniture This course teaches a full spectrum of Fair Housing and ADA compliance for both prospective and current residents. See Page 23 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 Page 23 for details. 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 / See Education, Page 27

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. January 2019

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JANUARY S M T 1 6 7 8 13 14 15 20 21 22 27 28 29

Calendar HAA Education, Events and Meetings SCHEDULE

W 2 9 16 23 30

T 3 10 17 24 31

F 4 11 18 25

S 5 12 19 26

FEBRUARY S M T W T

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

JANUARY 1

Offices Closed Tuesday, January 1 in observance of New Year’s Day.

Leasing 101 (Day and a half) Tuesday, January 15 8:30 a.m. to 4 p.m. The Woodlands Region Meeting Wednesday, January 16 11:30 a.m. to 1 p.m. The HAA Outreach department is bringing HAA to you. More information to come. Contact the Outreach Department at outreach@haaonline.org for details.

2019 State of the Industry Breakfast Tuesday, January 22 7:30 a.m. to 10:30 a.m. Omni Houston Hotel 4 Riverway, 77056 See Page 18 for details. Sponsored by Gemstar Construction Development and Texscape Services

Sponsorship Auction Thursday, January 31 3 p.m. to 5 p.m. FREE to all supplier partners Sponsoring an event in 2019 is a great way to gain recognition for your company. You have the opportunity to sponsor over 60 events. Drawings and proxy biddings will be available. If this will be your first time attending, arrive early at 2:30 p.m. for the Auction 101 session to learn how the auction works and to learn more about the events up for bid. Contact Amanda at asherbondy@haaonline.org or 713-595-0316 for more information. See Page 17 for details.

9 Resident Relations Committee A Wednesday, January 9 2 p.m. New Supplier Member Orientation Wednesday, January 9 3 p.m. Location: TBA, see www.haaonline.org. All new supplier members welcome. Contact Amanda at asherbondy@haaonline.org for details. Ambassador ONE Society Meeting Wednesday, January 9 4 p.m. to 5:30 p.m. Location: TBA, see www.haaonline.org. Contact Amanda at asherbondy@haaonline.org for details.

12 2019 Installation & New Year Gala presented by Camp Construction Services Saturday, January 12 7 p.m. Post Oak Hotel at Uptown 1600 West Loop South, 77027 See Page 6 for details. Presented by Camp Construction Services. Premier Sponsors: Century A/C Supply, CORT Furniture, Crestmark Construction Services and Maintenance Supply Headquarters

16 Montgomery County Region Meeting – Economic Update Wednesday, January 16 11:30 a.m. to 1 p.m. Contact the Outreach Department at outreach@haaonline.org for details.

17 HAA Open House Thursday, January 17 2:30 p.m. to 4:30 p.m. 4810 Westway Park Blvd., 77041 If you are a new HAA member or looking to get more involved, this event is for you. Meet the HAA staff, learn how you can get involved and familiarize yourself with how to maximize your membership. All members and prospective members are welcome.

23 Product Service Council Meeting Wednesday, January 23 9 :30 a.m. to 10:30 a.m. Contact Susan Hinkley at shinkley@ haaonline.org for details. HAAPAC Luncheon Wednesday, January 23 10 a.m. to 2 p.m. Contact Alpa at apatel@haaonline.org for details. Resident Relations Committee B Wednesday, January 23 2 p.m.

24 Katy Region Meeting Thursday, January 24 11:30 a.m. to 1 p.m. The HAA Outreach department is bringing HAA to you. More information to come. Contact the Outreach Department at outreach@haaonline.org for details. Board Meeting Thursday, January 24 4:30 p.m. Sponsored by Texscape Services

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.

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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.

FEBRUARY 1

IROC Breakfast Friday, February 1 7:30 a.m. to 10 a.m.

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 IV: Relevant Laws and How to Apply Them Tuesday, February 12 1 p.m. to 4 p.m. See Page 23 for details. Sponsored by Brook Furniture

5 NALP I: Bringing in New Residents – Be Prepared Tuesday, February 5 8:30 a.m. to noon See Page 23 for details. Sponsored by Brook Furniture NALP II: Marketing and Maintaining Your Community Tuesday, February 5 1 p.m. to 4 p.m. See Page 23 for details. 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. Location: TBA, see www.haaonline.org. All new supplier members welcome. Contact Amanda at asherbondy@haaonline.org for details.

12 NALP III: Why Your Competition Matters Tuesday, February 12 8:30 a.m. to noon See Page 23 for details. Sponsored by Brook Furniture Pasadena Region Meeting Tuesday, February 12 11:30 a.m. to 1 p.m. The HAA Outreach Department is bringing HAA to you. More information to come. Contact the outreach department at outreach@haaonline.org.

13-15 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 See Page 23 for details. Sponsored by Brook Furniture NALP VI: Effectively Meeting the Needs of Current Residents Tuesday, February 19 1 p.m. to 4 p.m. See Page 23 for details. Sponsored by Brook Furniture

20 Industry Math Wednesday, February 20 8:30 a.m. to noon

21 Pearland Region Meeting Thursday, February 21 11:30 a.m. to 1 p.m. The HAA Outreach Department is bringing HAA to you. More information to come. Contact the outreach department at outreach@haaonline.org.

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. See Page 23 for details. Sponsored by Brook Furniture

Ambassador ONE Society Meeting Wednesday, February 6 4 p.m. to 5:30 p.m. Location: TBA, see www.haaonline.org. Contact Amanda at asherbondy@haaonline.org for details.

7 Avenues: Main Street - Session 1 Thursday, February 7 8:30 a.m. to noon See Page 22 for details. Sponsored by Best Plumbing Supplier Education Program Thursday, February 7 2 p.m. to 4:30 p.m.

www.haaonline.org

January 2019

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minar? Need sejusssiotnos arneepsrieced at only $50

on! Individual r quality educati fo l ea st al re a , n per perso

Main

Leadership

Maintenance

Marketing Supplier

Sponsored by Brook Furniture Rental

Total Program Cost: $355 NALP I: Morning Session – February 5 Bringing in New Residents: Be Prepared – This course focuses on the skills needed to deliver exceptional leasing support. From personal organization and time management to teamwork and technology, the Leasing Professional applies these talents to a successful outcome for the prospective residents. NALP II: Afternoon Session – February 5 Marketing and Maintaining your Community – These chapters underscore the importance of image, reputation and brand in well-maintained communities. A detailed list of what keeps an entire community in peak showable condition is taught, along with the importance of a robust and varied marketing approach for maximum exposure. NALP III: Morning Session – February 12 Why Your Competition Matters – A loyal and satisfied resident is at the basis of this course on competition. The Leasing Professional is a critical component in inspiring and maintaining loyalty but also understanding the role of competitors and their offerings. This knowledge must be complete, accurate and timely. NALP IV: Afternoon Session – February 12 Relevant Laws and How to Apply Them – This course teaches a full spectrum of fair housing and ADA compliance for both prospective and current residents. In addition, laws applying to prospect screening, application verification, the lease and lease addenda make up the curriculum for this key component to the Leasing professional’s role. NALP V: Morning Session – February 19 The Sales Process and Building Relationships – The NALP candidate learns the foundations of relationship selling and the importance of problem-solving for both the prospective and current resident. Learning to listen and respond specifically to the customer, handling objections and meaningful ways to close the sale are the essential duties learned. The course closes with a personal assessment of sales readiness. NALP VI: Afternoon Session – February 19 Effectively Meeting the Needs of Current Residents – once the prospective resident moves in, the relationship and responsibilities continue. The Leasing Professional learns the importance of handling maintenance and resident issues and continuing to be the positive brand for the community. Lease renewals and a focus on the all-important resident’s sense of community are pivotal skills for the successful Leasing Professional. NALP Market Survey Presentations and Exam – February 26

Visit www.haaonline.org for more information and to register.

www.haaonline.org

January 2018

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Events Calendar 2019 HAA’s General Meetings and Events open to all members. JANUARY

JUNE

Installation Gala presented by Camp Construction Services – January 12 at The Post Oak Hotel #HAAGala2019 $110 early/$130 regular | $1,100/$1,300 table of 10

Supplier Education Program – June 6 #HAASupplierEd Free for supplier members

Annual Open House – January 17 #HAAOpenHouse Free for all members

Honors Awards – June 13 at the Hilton Americas #HAAHonors $95 early/$115 regular | $950/$1,150 table of 10

Sponsorship Auction – January 31 #HAAAuction Free for supplier members

Sponsorship Auction – June 20 #HAAAuction Free for supplier members

State of the Industry Breakfast – January 22 at Omni Houston Hotel #HAASOI $99

JULY

FEBRUARY

Bowling Tournament – July 12 at Copperfield Bowl #HAABowl $300 team/$30 spectator

Supplier Education Program – February 7 #HAASupplierEdu Free for supplier members

Go-Getters Happy Hour – TBA at location TBA For New Members and Recruiters

MARCH

AUGUST

Volleyball Tournament – March 8 at Houston Sportsplex #HAAVBall $300 team/$35 spectator

Business Exchange – August 8 #HAABizX For suppliers: $350 per person for first two per company/$375 for third person

Maintenance Mania – March 28 at the Sam Houston Race Park #MaintMania $65 competitor/$55 spectator Go-Getters Happy Hour – TBA at location TBA For New Members and Recruiters

APRIL Spring HAA Political Action Committee Fundraiser – April 18 at location TBA #HAAPAC

MAY Sports Challenge – May 10 at Houston Sportsplex #HAAAllStars $20 spectator/$400 team HAA Education Conference & Expo – May 16 at NRG Center #HAAExpo2019 #HAARadiate Expo only is FREE to attend for owner/management members. Non-exhibiting suppliers not admitted. Education Conference $175; $135 early bird Booth prices for supplier members start at $980 *Exhibitors only

#ServeLeadInspire

SEPTEMBER HAA Hall of Fame/Lifetime Achievement Award Event – TBA at location TBA #HAAHallofFame $55 early/$75 regular Go-Getters Happy Hour – TBA at location TBA For New Members and Recruiters

OCTOBER Supplier Education Program – October 10 #HAASupplierEdu Free for supplier members Chili Fest – October 26 at location TBA #HAAChili Dinerstein Golf Tournament – TBA at location TBA #HAAGolf $720 per foursome. Two owner/management and two suppliers per team.

NOVEMBER Annual Business Meeting – November 21 at location TBA #HAAABM $65 early/$85 regular | $650/$850 table of 10

MARK YOUR CALENDARS for these fabulous

DECEMBER

networking and professional development events in 2018. Please note that dates and prices are subject to change. Check the calendar pages at www.haaonline.org for the most up-todate information and registration links, or call 713-595-0300.

Go-Getters Happy Hour – TBA at location TBA For New Members and Recruiters

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On the Road with HAA Montgomery Holiday Appreciation Luncheon Thursday, November 8 at Grotto-The Woodlands HAA held a special Mongomery County holiday appreciation luncheon as a way for our association to thank those that serve the community. Area managers had the opportunity to ask questions and talk with their local justices of the peace and constables. Thank you to all who attended the event and we look forward to seeing you at our next Outreach meeting.

HAA IS REACHING OUT to better serve our members by bringing targeted networking and educational events to different parts of our 12-county service area. Contact Outreach Manager Lauren Turner at lturner@haaonline.org to sign up for these FREE, onsite personnel events, where you can learn about issues affecting your area and network with your fellow industry professionals Want to host an event? We are looking for member properties to host a Region meeting.. Contact lturner@haaonline.org. 26

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Education, continued from Page 19 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 halfday 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 lowstakes 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 professional-level written and verbal communication skills in English, and submit accurately completed paperwork prior to having access to the exam. See Page 23 for details.

No credit card or HAA login? No problem! We do not accept registrations over the phone. However, if you do not have access to a credit card, just use our â€œExpress Registrationâ€? page (no login required) at www.haaonline.org/expresregistration. This simple form generates an email to us with your registration request. This is a binding transaction, and all cancellation policies still apply. NOTE: For your own individual HAA login ID and password, please email us at ebreg@haaonline.org.

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On the Road with HAA

Fort Bend, Baytown and Webster Happy Hours Tuesday, October 9 at BJ’s Brewhouse; Wednesday, October 24 at Cheddar’s Scratch Kitchen; and Wednesday, November 7 at BJ’s Brewhouse Sponsored by 1 Apartments.com HAA held three outreach happy hours in October and November. Onsite Goes Offsite headed to Fort Bend, Baytown and Webster and members had a great time mixing and mingling with each other. A big thank you to our sponsor Apartments.com. Contact Outreach at outreach@haaonline.org to be added to the email list.

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On the Road with HAA Brazoria, Matagorda and Wharton Counties Holiday Appreciation Luncheon Friday, November 16 at Grazia-Pearland HAAâ€™s second annual justice of the peace and constable holiday appreciation luncheon was a great event to thank those that serve in Brazoria, Matagorda and Wharton county communities. Howard Bookstaff led a discussion with area managers and their local judges and constables. Thank you to all that attended and we hope to see you at our next outreach event.

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On the Road with HAA Fort Bend Holiday Appreciation Luncheon Thursday, November 29 at Churrascos-Sugar Land HAA held our first annual justice of the peace and constable holiday appreciation luncheon in Sugar Land in appeciation of those serving in Fort Bend, Austin, Colorado and Waller counties. HAA Vice President of Public Affairs Andy Teas led a great discussion with area managers and their local judges and constables. Thank you to those that attended the luncheon and we hope to see you at our next outreach event.

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Welcoming incoming Houston Apartment Association President, Starla Turnbo of SMI Realty Management, ABODE shares an exclusive look into her career. By Morgan Taylor, HAA Staff Photography by Mark Hiebert, Hiebert Photography

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Hard Work

ncoming Houston Apartment Association President, Starla Turnbo of SMI Realty Management, is a dynamic businesswoman who has made a name for herself among multifamily leaders of the Houston Apartment Association. After serving HAA for 30 years, the industry veteran is honored to volunteer and commit her time to the association as president in 2019. Turnbo started in the industry in 1985. Her career took off in 1993 when she helped pioneer SMI Realty Management with just eight years of experience in apartment management. SMI Realty’s President Mike Izak credits Turnbo in driving the management company to its success. Today, Turnbo is partner and regional director of SMI Realty. “As soon as I had the opportunity to interact with Starla, I realized her innate potential. She demonstrated a high level of competency, professionalism, leadership, responsibility, commitment, foresight and an outof-the-box, can-do attitude. More importantly, she continues to exemplify compassionate and motivational team leadership, which is attested by our extraordinary percentage of long tenured team members. As the organization grew, she always grew ahead of it,” Izak said of his partner.

Pays Off Photos opposite page: Center: Starla in the lobby of the Post Oak Hilton Hotel, which is the host of the 2019 HAA Installation & New Year Gala. Bottom left: Starla with Byron Plant as chairs of the 2005 HAA Membership Campaign. Right top: Starla Texas State Record Wahoo, Winter 2012. Right bottom: Starla wakeboarding. Photos this page: Below left: Starla with Mike Izak. At right: Starla’s costume as the 2018 Mardi Gras “Jewel of the Nile Sassy Flamingo.”

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“My respect and admiration for her is second to none. She compels me to want to be a better person in all aspects of my life on a daily basis. Starla has high expectations of herself and the success of SMI. She is a true believer of continuing education and promotes and supports opportunities for anyone and everyone to accomplish their goals. SMI participates in many HAA functions which encourages and develops team building, as well as fun and education. Her passion for life and success is a wonderful, contagious attribute that is not only recognized and appreciated by SMI employees and everyone in this industry, but also everyone that knows and loves her.” – Ronda Gonzalez, SMI Realty Management Property Manager “I started working with Starla in 1991 at Willow Tree Apartments in Houston, which is still an SMI property to this day! This was about a year before SMI even existed and the property was fee managed at that time. It was so long ago that first impressions are difficult to recall but I do specifically remember thinking that she dressed very well! Starla and I were an excellent team at Willow Tree. We very naturally played off of each other’s strengths from day one, and still do.” – Kathleen Tracy, SMI Realty Management Controller “Your actions inspire others to dream more, learn more, do more and become more. You are a leader. This is truly Starla Turnbo. This is the way she leads our team at SMI and this is how she will lead the Houston Apartment Association as president.” – Loretta Wiley, SMI Realty Management Property Supervisor

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Photos from far left: Starla with daughter Simberleigh at the July 2012 bring your children to the HAA Board Meeting event. Starla and Simberleigh at OSU games. Starla with Kathleen Tracy at the 1991 HAA Trade Show.

Southern Roots Kay Bailey Hutchison once said Texas women are strong because of their fathers. Hutchison perhaps was referring to Texas farmers who work long, laborious hours in the unforgiving heat or refinery workers in southeast Texas who also work long, laborious hours. Turnbo’s father was not a farmer nor a refinery worker, but the paraphrased quote from Hutchison resonated with Turnbo. When I asked her about her work ethic, before she said anything else, she shared that quote with me. As I learned about her father and the relationship they shared, I understood why. Growing up, Turnbo and her mother were very close, but she and her father shared a special bond. Her father, Joe Patterson, was a hardworking, passionate entrepreneur who owned a plastic recycling company and other businesses. He was an extremely charismatic and hardworking man whose unconditional love for his daughter surpassed his love for anyone or anything. “I mean he loved me more than anyone ever, like ever. Total unconditional love from day one. I never doubted his love for me. Not for two seconds – even when I did things I shouldn’t have,” Turnbo said of her father. As young as the fifth grade, Turnbo often went to work with her dad when the school day ended. He would include her in meetings, he allowed her to work around the warehouse and even took her on business trips. Turnbo got excited about getting her hands dirty around the shop and her father never held her back from doing so. In fact, he encouraged her to be part of his company. And when the young Turnbo made a mistake, like driving a forklift through a wall

when she was only 13 years old, her father never reprimanded her, yelled at her or prohibited her from trying it again. Instead, he would smile and go about his business. Turnbo’s father allowed her to engage with his work without limitations, creating an environment for Turnbo that allowed her to flourish within his business at a young and influential age. It’s no wonder she is the successful business woman she is today. “He encouraged me to grow in an environment that was business-related. My father always loved to work, and I think being around someone who was successful and loved what they did is why I am who I am today,” Turnbo said. The Climb to Becoming Partner In the apartment industry, there is no shortage of inspirational executives at the top of the corporate ladder. What makes them admirable is the way in which they climbed each rank to reach the top. Turnbo is no different. She got her start in the apartment business as a part-time leasing agent for The Dinerstein Companies. She worked every weekend for $5 an hour so that she could help pay her way through college. Her career began at a very unusual and chaotic time, when the oil crash sent the apartment industry into an epic downward spiral that resulted in 225,000 jobs lost and a spike in unemployment above 9 percent. The high number of layoffs forced many people to abandon their apartment homes. “This was back in the ‘80s when occupancies were as low as 60 percent. When the oil crash happened, people were literally disappearing out of www.haaonline.org

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Photos, clockwise from left: Starla, Simberleigh and Starla’s mom in Stillwater at Eskimo Joe’s before an OSU game. Starla with Mike Izak and Loretta Wiley at Minutemaid Park for SMI’s 2007 Awards & Appreciation event. Starla traveling in Israel with Mike and his wife, Nava. Mike, Loretta and Starla. The SMI team took 4th place chili for the 2004 HAA “Chili Bowl” Cookoff. Starla and HAA leadership with Mayor Sylvester Turner at the December HAAPAC Luncheon. The SMI Team goes Texan. Starla with the 2003 HAA Committee Chairs during the Annual Business Meeting. www.haaonline.org

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their apartment homes. We would find apartments left with all of their personal belongings, including their fish, their toothbrush, their clothes – but they were gone. The economy was terrible back then, but it was a valuable learning opportunity,” Turnbo said. Turnbo first went full time in the apartment industry at a property called Sandstone Apartments that was managed at the time by a management company out of California. At this time in Turnbo’s life, she was still taking college classes, working a full-time leasing job in the apartment business and also pursuing her real estate license, which she accquired in June 1987 and still has to this day. Turnbo moved up from leasing agent to assistant manager and property manager to regional property manager all within a few of years, and by the time she was 22, Turnbo’s portfolio included 35 properties across five states. “I was never home and traveled all the time. It was crazy, but it was so much fun,” Turnbo said. Following the historic 1980s oil bust, most apartment communities were struggling, forcing Turnbo to handle everything on site. From make-readies and cleaning to leasing and bookkeeping, hiring and managing, the 21-year-old regional property manager was doing it all for 35 properties in completely different markets. “I learned how to run properties in worst-case scenarios. I learned how to do what I needed to do by myself. I was determined, I was energetic, and I just figured it out.” Turnbo didn’t intend on staying in property management for 30-plus years, but what started as a job to help pay for college turned into her lifework. Turnbo says she fell in love with the hustle and bustle of property management and the high level of multitasking it demands. She was motivated by leading more than one project at a time, by wearing multiple hats and being hands-on in every aspect of property management. “I can’t ever be doing just one thing at a time,” Turnbo said. “I just loved what I did every day. I would stay late, I would go in on my days off. I loved my job and I became consumed with it,” Turnbo said. “The apartment industry fits my personality because I enjoy mega multitasking. I like to have a lot of projects going on at one time, it’s just how my brain works,” Turnbo said. As a property supervisor eight years into her multifamily career, she was recruited by a company to go back on site as a property manager, which was owned by Turnbo’s partner today and is still managed by SMI Realty. After a short time, the ownership terminated its third party management relationship and made the deci-

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Notes from Simberleigh: by my Pawpaw’s I remember going little girl and he was n, rso a s tte wa Pa I y en Ka say shop wh My mom, Starla TX. working. I would would always be you doing and he born in Houston, are " pawpaw what "work, work, work. scribe her are: would always say Some words to de • Hardworking m her Mom: Characteristics fro • Tireless energy Her beauty • Professional il Attention to deta • Disciplined n te lis to y ilit ays Ab • Intelligent My mom have alw My Grannie and g hin et • Dedicated m want so both said, "If you urself.” • Generous it yo do , ht rig ne ive tit do pe • Com to" I live by that mot flare with d an le sty e iqu is, She has a un about my mom -kind eye for being What do I admire ing a strong a definite one-of-a d. be r he ty, se her beau impeccably dres man, her drive for independent wo ssionalism. r ne te lis od ofe go en a success, and pr She has always be uch information m and absorbed as m everyone she was and I enjoy doing Things my mom we live about 800 and knowledge fro ation and knowlat th w m no together around. This infor r well personally as joy spending the he miles apart: We en i Gras Season edge has served rd ally. dNew Orleans Ma well as profession all the events lea gether and doing ekend. And to we m her Dad: ing up to parade a State football Characteristics fro work ethic, pride Oklahom od ing go nd r, te rke at wo rd Ha joy holidays and to the top games. We also en. Her drive to rise er birthdays togeth Negotiating skills

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sion to independently manage assets. Izak owned a portfolio in New Jersey, but he didn’t have experience managing in Texas. Turnbo proved herself to be an invaluable leader and Izak recognized her potential. When Izak was considering taking over management, Izak wanted Turnbo to be on his team. With the dynamic experience she had, Turnbo was integral to the birth of SMI Realty. “Starla was instrumental in executing the operational transition of on-site and regional management in the most professional, effective, smooth and expedited manner. This proved critical to the initial success of SMI Realty, and it facilitated the ability to acquire and absorb additional assets into our portfolio,” Izak said. Turnbo’s innate talent and determination to succeed in everything she does combined with Izak’s brilliance and innovative intelligence allowed the powerhouse pair to work through challenges with creativity, curiosity and resolution. “Izak is extremely intelligent, honest, solid, grounded and a great listener. He has a background in engineering and he is super savvy. We started SMI with a Dell computer with a thermal paper fax machine and used a telephone line to transmit data from New York to Texas in 1992. He has high expectations of him-

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self and he has held me to those same standards,” Turnbo said. Twelve years after the launch of SMI Realty, Izak made Turnbo partner in 2005. “Starla demonstrated the discipline, commitment and attitude of an owner prior to being made a partner – it was an easy decision,” Izak said. Being the unassuming, hardworking business woman she is, Turnbo didn’t anticipate becoming partner. She never once even asked for a promotion or to become partner. She works from a place of passion. “He didn’t have to make me partner, but we worked hard together and the business was successful. Mike is one of the most honest and ethical people that I have ever known,” Turnbo said. “I will always be thankful for Mike’s decision to make me partner and I don’t take it for granted ever. To this day, I thank him and express my appreciation,” Turnbo said. HAA Involvement Turnbo being the master multitasker and knowledge seeker that she is, getting involved with the local apartment association was a perfect fit. Association involvement fed her hunger for fulfilling multiple projects and roles simultaneously.

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“Your involvement really counts in HAA and that piqued my interest because all I had to do was raise my hand and they would use me. The more the better for me. Like I said, I like having a lot of things going on and the association feeds that. I thought it was so cool that I could get involved with all the different elements of the association, such as education membership and legislative, and all of the committees that support the HAA mission. I could do it all if I wanted,” Turnbo said. Once she got involved with the Houston Apartment Association, Turnbo chaired the Society of Apartment Property Supervisors Committee, or SOAPS committee, which today is known as the Apartment Community Executive Society Committee or ACES. What Turnbo enjoyed the most about her chair position was the positive impact her input had on the committee’s events and efforts. “Starla was really one of the champions of SOAPS back then. I was new to Houston and Starla really helped me,” HAA Vice President of Education Emily Hilton said. Turnbo’s influence helped elevate ACES. “I loved the SOAPS committee because I was able to bring value to that. When I first joined SOAPS as the chairperson, it was made up of a small group of apartment executives. After some

time, we grew so much that some of the events had hundreds of people registered, and sponsorship dollars significantly increased, too. It required high-level thinking in order to reach those numbers,” Turnbo said. “My goal for that committee was every time we had an event, that everyone in the room would leave with something of value that they could take back to their company or property.” Turnbo chaired SOAPS for nine years and continued to remain involved in HAA through other opportunities. Turnbo is a graduate of the Texas Apartment Association’s 2016-2017 Leadership Lyceum class and recently completed the National Apartment Association’s Leadership Lyceum program. She has been a member of the HAA Board of Directors since 2004, co-chaired HAA’s Membership Campaign in 2005 and received the President’s Award in 2017. She was part of the HAA Resident Credit Reporting (RCR) Advisory Task Force and was the chairperson for the RCR committee from 2014 to 2016. Other volunteer positions include the 2013 By Laws Committee, served on Budget Planning Committees, has been a Sponsorship Auction Co-Auctioneer, part of the Investment Committee in 2016, 2017 and 2018, Steering Committee Member, served on the Media / See Turnbo, Page 45

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2019 HAA Leadership

2018 VICE PRESIDENTS AT LARGE

2019 OFFICERS Starla Turnbo President Starla Turnbo is regional director and partner of SMI Realty Management. See Page 34 for an indepth interview with Starla Turnbo. Clay Hicks, CPM President-Elect Clay Hicks is the president of apartment management for The Dinerstein Companies. As president of one of the nation’s largest developers of conventional and off-campus student housing communities, he is responsible for the operational oversight of TDC Management’s national footprint. Prior to joining TDC, Hicks was a managing director for Greystar where he helped direct the operations of more than 40,000 units of real estate operations in the Central South Region. Hicks currently sits on the boards of directors for both HAA and the Texas Apartment Association, where he was part of the Leadership Lyceum founding class, and he was named to the inaugural “Forty Under 40” class for HAA. He is a proud graduate of Texas A&M University and was a member of their Big 12 Championship football team. John Boriack, CAM, IROP Secretary/Treasure John Boriack started investing in single-family real estate immediately after graduating high school. After successfully learning the singlefamily market, he began acquiring multifamily apartment communities in 2008. Boriack earned a Bachelors degree in Business Administration through Thomas Edison State College in 2011 where he graduated with honors and a 4.0 GPA. A devout Christian, John is committed to being a steadfast follower of the Lord and volunteers much of his time at ministries through his church, his community and yearly missions trips to third world countries.

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Hicks

Tina Cavaco, CAPS Tina Cavaco is senior vice president of operations for Centra Partners LLC. Her experience includes both marketing and management of more than 15,000 multifamily units and commercial sites located in five states. She is an active member and course instructor for HAA. Her HAA involvement includes being the 1999-2000 Go-Getter Committee Chair, the 1999 Go-Getter of the Year and is an HAA Honorary Life Member. Cavaco is a member of the Texas Apartment Association 2000 Triple Crown Club and was the TAA 2016 Go-Getter of the Year and won the 2016 TAA Shining Star Award. Ian Douglas, CAPS Ian Douglas serves as chief operating officer for the Property Management Division of Allied Orion Group, overseeing all aspects of operations for a portfolio of more than 25,000 units nationwide. Prior to joining Allied Orion Group in 2016, Ian was an area vice president for Morgan Properties where he managed the company’s properties in Pennsylvania, Delaware, Ohio, Indiana and South Carolina. Ian holds dual degrees from The University of North Texas in Psychology and History, is bi-lingual in Spanish, and served in the United States Army as an Airborne Interrogator. Ira Gross, CAPS Ira Gross is president of Integrity Asset Management and Integrity Investors as an independent owner-operator. Gross is a member of the HAA Property Awards Committee and a member of Preferred Investors Group of Lifestyles Unlimited Inc., a group dedicated exclusively to the acquisition and independent management of apartment communities. Gross is also a mentor and educator for other Lifestyles Unlimited property owners in financial accounting for multifamily businesses. Gross was name HAA Independent Owner of the Year in 2009, earned the Lifestyles Unlimited Outstanding Achievement Award 2010, won the Lifestyles Unlimited Allstar Achievement Award

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2011 and was the NAA Independent Owner of the Year 2011. He is a graduate of the HAA Lyceum program. Christy Rodriguez, CAPS Christy Rodriguez is senior regional manager, Houston, for Greystar Real Estate Partners, leading the operations for six assets nearing 2,600 units. Prior to joining Greystar in 2013, Rodriguez served as a regional manager for Concierge Management Services, as an advertising consultant for Apartments.com and as a regional director of operations for Alliance Residential Management. Her many accomplishments include winning Property of the Year 2002 at Greater Coastal Management; Regional Rookie of the Year 2003 for Alliance Residential Management; National Rookie of the Year 2003 for Alliance Residential Management; and Salesperson of the Quarter for Q4 2009 at Apartments.com. She is a HAA and TAA Leadership Lyceum graduate.

2019 PRODUCT SERVICE COUNCIL OFFICERS Jacob Kunath, CAS President Jacob Kunath is a sales consultant for Century A/C Suppy and has been with the company for 12 years. He became an active HAA member immediately upon arriving at Century and has held numerous leadership positions with the association. He is a Lyceum graduate and received his CAS designation in 2007. Kunath has been on the board of directors for the First Colony Little League and is part of the missions committee at his local church. The committee’s main goal is to help lower income families rehab their homes, either by making major structural repairs or by adding a fresh coat of paint. Laura Lestus, CAS Vice President Laura Lestus joined the Liberty Group in May 2008 as an account executive with the temporary personnel division and was promoted to Houston branch manager in April 2011. She helped with the opening of a new office in San Antonio in 2009 and Austin in 2010 and assisted

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in the development of the “Mastering Excellence” training curriculum. Lestus began her career in 1998 as a part-time leasing agent with EPT Management Company. She went on to earn her Texas Loan Officer License and specialized in home mortgage loans. In 2004, the apartment industry called her back to the marketing and training department with CNC Development. Laura made her move to the vendor member side of the industry with The Apartment Guide from 2005 to 2008 as an account executive. In addition, she is a volunteer and an advocate for parents with teens suffering fromaddiction. David Lindley, CAS Secretary David Lindley has been in business development for FSI Construction Inc. since 2015. He began his career in multifamily on the management side with Asset Plus in 2012 before changing over to the supplier side in 2013. Lindley is an active HAA member and volunteer. He graduated from the HAA Leadership Lyceum program and has been a member of the HAA Education Advisory Council, the HAA PAC, Ambassador One Society, Go-Getters Kunath

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and the Community Outreach, NEXT, Chili Cook-off Committees. Derek DeVries, CAS Treasurer Derek DeVries was recently promoted to regional sales manager for the central United States for Camp Construction. He was previously one of Camp’s most productive salesmen for Houston over the past seven years. He joined Camp after a 14-year career in education, teaching high school history and coaching athletics. Derek has been very active in HAA since joining the industry in 2010. He has been a member of numerous committees and activities as well as being the co-chair for the Ambassador One Society and heading up the chili judging for the Chili Cook-off for the past two years. Derek achieved his CAS designation in 2012 and has graduated from the Lyceum program in 2016.

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Grant Crowell, CAS Immediate Past President Grant Crowell is founder and president of The Urban Foresters. He earned a degree in forestry from Texas A&M, and he is a Certified Arborist through The International Society of Arboriculture and a Certified Tree Care Safety Professional as designated by the Tree Care Industry Association. He also holds a Texas Commercial Driver’s License and is certified as a pesticide applicator by the Texas Department of Agriculture. Active in HAA since 2005, Crowell holds the CAS designation and completed the HAA Lyceum program. He volunteers at St. Theresa’s Catholic Church in Sugar Land and is a former young professionals board member of the Fort Bend Chamber of Commerce. He also donated tree trimming services to Camp Hope.

DeVries

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2019 Product Service Council The HAA SUPPLIER BOARD

President Jacob Kunath, CAS Century A/C Supply Cell: 713-598-0482

Vice President Laura Lestus, CAS The Liberty Group Cell: 713-819-3566

Secretary David Lindley, CAS FSI Construction Cell: 832-477-1158

jkunath@centuryac.com

laural@theliberty group.com

david@fsi construction.com

Dixie Caldwell-Greer, CAS The Liberty Group Cell: 713-518-5390 dixiec@theliberty group.com

Shaun Callaway, CAS Earthworks Cell: 844-425-8168

Dan James, CAS Redevelopment Services Cell: 713-501-7555

Debra Knight, CAS Valet Living Cell: 281-250-9517

deborah@zumper.com

djames@redevelop mentinc.com

debra.knight@valet living.com

Candis Mohr, CAS AAA Plumbers Cell: 832-330-3998

Tracey Moore, CAS Flooring Warehouse Cell: 281-546-2283

candismohr@ aaaplumbers.com

tracey@myflooring warehouse.com

Doug Oehl, CAS Power Express Cell: 832-293-4511 doehl@powerexpress.com

Marivel Bownds, CAS Valet Living Cell: 713-806-9830 marivel.bownds@valet living.com

Deborah DeRouen, CAS Zumper Inc. Cell: 903-277-5451

shaun@earth.works

Treasurer Derek DeVries, CAS Camp Construction Services Cell: 713-859-8799 ddevries@camp construction.com

Immediate Past President Grant Crowell, CAS The Urban Foresters Cell: 832-731-6531 grant@theurban foresters.com

Peggy Charles, CASE FIDUS Construction Services Cell: 713.417.2126

Dylan Coleman, CAS FIDUS Construction Services Cell: 409-673-7210

pcharles@fidus capex.com

dcoleman@fidus capex.com

Stephanie Krop, CASE Poolsure Cell: 281-914-0274

Liz Levins, CAS Rasa Floors Cell: 832-361-2624

skrop@pool sure.com

Sean Cunningham, CAS Flooring Warehouse Cell: 512-739-4748 sean@myflooring warehouse.com

llevins@rasa floors.com

Jennifer Ramos, CAM, CAPS, CAS Outdoor Elements Cell: 346-303-1795 jramos@outdoor elementstx.com

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SUPPLIER PARTNERS SERVING TO FACILITATE GROWTH AND STRENGTHEN THE INDUSTRY. The Product Service Council is a group of active supplier members whose objectives are to promote the active Joseph Rodriguez, CAS The Urban Foresters Cell: 713-582-7999 joseph@theurban foresters.com

Blaise Spitaleri, CAS Rasa Floors Cell: 713-817-1603 bspitaleri@ rasafloors.com

Mat Tilley, CAS WeDoTrash Cell: 713-836-2578 mat@wedotrash.com

involvement and participation of supplier members. For more information on the council, its members and how you can find a mentor, see online at www.haaonline.org/mentors or contact Susan Hinkley at shinkley@haaonline.org.

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Turnbo, continued from Page 41 Relations Committee in 2016, the Strategic Growth Committee in 2016 and Legislative Committee last year. Turnbo became an HAA vice president at large in 2016 and held that position through the end of 2017 before moving up to president-elect in 2018 and now HAA president in 2019. When asked what she is most excited for as president, Turnbo joked that she is most excited about becoming a wine host for the NAA’s Political Action Committee Wine Tasting Fundraiser, an exclusive fundraiser in which only HAA Past Presidents are invited as wine hosts. On a more serious note, Turnbo is grateful to serve as a leader and volunteer of HAA and the industry she is so very passionate about. “I’m grateful that I am able to volunteer and give back my time. HAA brings value to all of its members. We’re involved with an organization that truly cares about the Houston community and residents’ living conditions and their wellbeing,” Turnbo said. Turnbo’s top priority as president is to push leadership. She hopes to motivate HAA members, regardless of their age, current involvement or member role, to pursue leadership roles. “I want to create opportunities for HAA members to become part of the critical decisionmaking process at national, state and local levels regarding healthy and safe living standards in order to provide better homes for apartment renters. I hope I can inspire those in the industry to practice professionalism and strong morals, as well as encourage them to contribute, participate and elevate the multifamily business to even higher standards,” Turnbo said. A Servant’s Heart Turnbo never really turns her work off and has an inherent and effortless will to work hard, working around the clock and often staying at work late. To receive an email from Turnbo at 11 p.m. on a Tuesday or at noon on a Saturday is nothing out of the ordinary. Frequent or long vacations are not common for Turnbo. “I’m usually the last one to leave the office. I love my job and everything about it,” Turnbo said. During our interview, I asked Turnbo countless times how she was able to get to where she is today and time and time again, she answered by saying simply, “It came naturally, I worked hard and continued to excel.” She started in the industry as a part-time leasing agent and today manages and co-owns multifamily communities and commercial properties. That effortless diligence and keen eye for opportunity will carry her through her term as president. / See Turnbo, Page 52 www.haaonline.org

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Did you know that if your company is a member of HAA, so are you? Learn how to make your HAA membership work for you. www.haaonline.org

COMMITTEES AND CLUBS The first step to making your membership work for you is getting involved. Committee and club members face the challenge of getting involved to carry out each club and committee's duties and purpose. Some general responsibilities of committee and club members include a commitment to attend all meetings and help develop marketing strategies. If you would like to serve, please contact the HAA office at 713-595-0300. Ambassador ONE Society This group assists HAA by contacting new and current members. The club volunteers will be informing members of upcoming events and promoting membership benefits. Club participants also exchange industry information at monthly meetings. Open to Supplier members. Career and Community Development Committee Owner/management and supplier members oversee HAA public awareness programs which are presented to high school and college students. Committee members also man booths at job fairs and career days promoting the multifamily industry. Open to all members. Meets on an as-needed basis. Century Club Open to all HAA members, the Century Club requires a $100 contribution to the Houston Apartment Association Better Government Fund, our political action committee. Century Club members may attend HAABGF functions and are represented in all votes.

HAA Political Action Committee A political action committee that supports candidates for public office. Trusteeship in the HAAPAC is $500 and is open to all HAA members. Meetings are scheduled several times a year, particularly before elections, and often feature candidates as guest speakers. HAA’s Young Professionals: HAA NEXT This niche group is dedicated to the networking and professional development needs of HAA’s young professional members. Open to all members 35 and younger. Meetings and events are scheduled throughout the year. Resident Relations Committee Two Resident Relations committees meet to resolve resident-owner disputes regarding security deposit refunds. Each committee consists of six owner members, six managers, six supplier members and one owner member chairperson. Each committee meets monthly or as needed at HAA. Street Team The Street Team assists HAA with the social media marketing of programs and events. The committee volunteers inform members of upcoming events, engage members during and after major events, and grow HAA’s presence through our social media outlets. Open to all HAA members.

Community Outreach Committee Responsible for developing and coordinating new and existing community service programs, such as the Sports Challenge, Apartment Angels, food drive and other activities. Meets as needed. Education Advisory Council Provides insight and guidance to support ongoing education initiatives and helps HAA develop new programs and meet the education needs of an ever-evolving industry. Expo Exhibitor Committee Assists with sales and promotion of the HAA EXPO, the association's annual trade show. Open to all members, who may be asked to qualify by selling a designated number of exhibit spaces. Meetings based on need. HAF Chili Cook-off Fund-raiser Committee Responsible for planning and coordinating the annual chili cook-off education fund-raiser for the Houston Apartment Foundation. Meets as needed to plan the event. Go-Getter Club Formed to promote HAA membership, this group of owner/management and supplier members recruits companies to join the association. To participate, all you need is an interest in promoting HAA. Meetings are scheduled quarterly throughout the year.

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HAA STAFF CONTACTS Jeff Hall, CAE, Executive Vice President Oversees the entire association staff and the association’s mission. Works directly with the HAA Board of Directors on all association functions. Contact 713-595-0304 or email jhall@haaonline.org. Susan Hinkley, CAE, Vice President & General Manager, Product Service Council/Community Outreach Oversees staff and organizes events and volunteers for numerous Community Outreach programs, including the Food Drive and the All Stars Sports Challenge. Works as liaison to the HAA supplier committee, the Product Service Council. Contact 713-595-0313 or email shinkley@haaonline.org. Andy Teas, CAE, Vice President, Legislative Programs Monitors government actions in Houston, Harris County and surrounding cities and districts, as well as the state and federal levels. Keeps members kept up-to-date on government action – pro and con – and works with government policymakers to see that the needs of the apartment industry are considered. Contact 713-595-0303 or email ateas@haaonline.org. Emily Hilton, CPP, Vice President, Professional Development Oversees the Houston Apartment Foundation education programs, including the APPLE workshops, professional designations, distance learning and the Career and Community Development Committee to promote careers. Contact 713-5950319 or email ehilton@haaonline.org. Amanda Sherbondy, Vice President, Membership and Marketing Answers questions about member benefits and services. Assists supplier members in marketing their business to owner/ management companies through ABODE and Directory & Buyer’s Guide advertising, selling exhibit space for the annual HAA Education Conference & Expo and sponsorship auctions. Contact 713-595-0316 or email asherbondy@haaonline.org. Lauren Wolfson, Events and Meetings Oversees and organizes general membership meetings, special events and fundraisers, including the gala, chili cook-off, Honors Awards, and volleyball and bowling tournaments. Contact 713-595-0323 or email lwolfson@haaonline.org. Kaylon Newcomb, Member Services/ Marketing Assistance Assists HAA staff and members with membership and marketing information. She handles membership records and updates and coordinates volunteer involvement. Contact 713-595-0322 or email knewcomb@haaonline.org.

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Tina DeFiore, Rental Credit Reporting (RCR) Responsible for the sales and marketing of RCR, in partnership with CoreLogic SafeRent, which includes the development of marketing plans, recruitment of new subscribers, collection of data, building partnerships with management districts and retention programs for existing customers. Contact 713-595-0330 or email tdefiore@haaonline.org. Mariana Lima, Rental Credit Reporting Maintains RCR, providing rental credit information to subscribers. Provides customer support for rental histories and enters database updates. Assists residents with disputes and handles report reinvestigations. Contact 713-595-0329 or email mlima@haaonline.org. Matilde Luna, Resident Relations Answers questions from both apartment personnel and residents concerning the TAA lease and owners rights and responsibilities to provide an alternative to filing court cases. Oversees the two Resident Relations Committees. Contact 713-595-0331 or email mluna@haaonline.org. Art Eidman, Information Technology Oversees all information technology functions of HAA, including computer, data base and Web access for Rental Credit Reporting and HAA Online. Also oversees technical support for staff. Contact 713-595-0305 or email aeidman@haaonline.org. Will Alfaro, Web/Online Media and IT Oversees online media including the Web site and e-mail communications. Provides information technology and Jobline support. Contact 713-595-0327 or email walfaro@haaonline.org. Cynthia Gonzalez, Front Desk Handles calls from members and the general public. Answers questions from residents concerning their rights and responsibilities. Assists in the maintaining of HAA member records. Contact 713-595-0300 or email cgonzalez@haaonline.org. Marie Garza-Powell, Building Management Oversees building rentals, maintenance, supply purchase and vendor contracts. Contact 713-595-0306 or email mgarza@haaonline.org. Monserrat Buffington, Membership Engagement Assistance Assists the membership and marketing department and strategic outreach initiatives with member engagement, education and networking opportunities. Contact 713-595-0346 or email mbuffington@haaonline.org.

Deborah Nix, Publications/Design Oversees the creative development, editorial content and design of printed materials, including ABODE magazine, the annual Directory and Buyer’s Guide, event marketing and related projects. Contact 713-595-0333 or email dnix@haaonline.org.

Morgan Taylor, Editorial Researches, writes and edits articles, coordinates and leads interviews, and creates layouts for ABODE magazine. Contacts and maintains relationships with outside writers and members on magazine content. Oversees copy for staff and social media. Contact 713-595-0334 or email mtaylor@haaonline.org. Nancy Li Lo, CPA, Vice President, Finance Oversees cash management and revenue collection. Monitors operations and bookkeeping for HAA’s three corporations and the political action committee. Also handles personnel and employee benefits administration. Contact 713-595-0310 or email nlo@haaonline.org. Cindy Ramirez, Accounting Assists in revenue collections and daily operational accounting items including recordkeeping, invoicing and member accounts. Contact 713-595-0311 or email cramirez@haaonline.org. Lan Tran, Accounting Assists in daily operational accounting items and recordkeeping. Contact 713-595-0308 or email ltran@haaonline.org. Karen Mitchell, Education Handles course registrations and questions about designations and other education programs. Contact 713-595-0314 or email kmitchell@haaonline.org. Lauren Turner, Outreach Works with members to implement and achieve HAA’s strategic growth goals and coordinates outreach meetings for the association’s 12-county area. Contact 713-595-0335 or email lturner@haaonline.org. Alpa Patel, Public Relations/ Legislative Programs Works with members, Andy Teas and other staff to implement and achieve HAA government affairs and media/public relations goals. Contact 713-595-0302 or email apatel@haaonline.org.

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RCR Update

By TINA DEFIORE, Director of Rental Credit Reporting, with RANDALL C. PATTON, CoreLogic

LEASE APPLICANT IDENTITY FRAUD

Do you really know your applicants? Learn how you can flag lease application identity fraud. LEASE APPLICATION identity fraud comes in many shapes and sizes, but one thing is certain, it’s increasing rapidly. Many property managers have been hit by some form of identity-related fraud, which may result in thousands of dollars in losses from renters using fraudulent identities or otherwise misrepresenting their intentions. In this article we will look at the reasons behind lease-applicant identity fraud, the types of fraud perpetrated, costs and other effects and most importantly how to protect against it. Motivations Behind Identity Fraud To understand the tactics used to commit identity fraud and how to prevent fraudsters from securing a lease at your property, we first have to look at underlying motivations. There are three common reasons applicants commit fraud: 1. A desire to live rent-free until evicted 2. The need to hide a true identity or history for any of the reasons below 3. The desire to rent an apartment for reasons other than those presented Except for those looking for a rent-free ride, applicants who commit identity fraud may pay their rent on time. They feel justified in committing fraud because they know you wouldn’t rent to them, for good reason, if you knew the truth. The fact they pay rent on time, however, does not lessen the risk they present. Types of Identity Fraud Property managers can expect to encounter four basic types of identity fraud, with some variations and crossover:  First-Person Fraud (or Muling): In this type of fraud, the applicant is acting for another when renting the apartment.

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 Third-Party Fraud (Identity Theft or True Name Fraud): The proliferation of data breaches, mail theft and burglaries has led to a dramatic increase in identity theft fraud across all sectors of the economy.  Identity Manipulation Fraud: The fraudster slightly alters some of his or her information in a way that looks as if it could be a typo or spelling error. Common examples include: a SSN that’s off by one number or includes transposed numbers, a slightly different name or an altered birth date.  Synthetic Identity Fraud (Fictitious Identity): In this scheme, the fraudster creates a fake identity either by fabricating all identifying information (SSN, name, date of birth), cobbling together an identity from multiple stolen sources or a mix of both. Real SSNs, typically from children, elderly or deceased people are often used in combination with made-up names and birth dates. Synthetic fraud is the fastest growing type of identity-related fraud, accounting for an estimated 85 percent of all identity fraud. One of the reasons synthetic fraud works is because every inquiry to a credit bureau creates a credit file. That means an inquiry using a fake SSN, a child’s SSN or the SSN of someone who is dead and has been removed from the credit bureau records will create a new credit file associated with that SSN. The first time the inquiry is made, the return will show no credit file exists. But, since that inquiry created a credit file, the next inquiry will generate a result showing a credit file with no negative behavior, which may enable the applicant to qualify for a credit card, lease or small loan. Fraud Rings: Taking Fraud to the Next Level In addition to individual fraudsters, fraud

rings have taken fraud to the next level. A 2012 study by ID Analytics identified the existence of more than 10,000 groups that have engaged in identity fraud. The fraud rings identified were made up of two or more people who combined forces to commit fraud. Collaborating with others helps the individual carry out complex operations that net more revenue and reduce the chances of being caught. Collaborating fraud rings have now morphed into nomadic fraud rings. Within the rental property industry, a number of incidences have been reported of nomadic groups who travel from one area to the next, sometimes in large extended families. Individuals from the groups have used falsified documents to rent apartments for the group. Upon eviction, usually combined with considerable property damage, the drifters move to another city and begin the process all over again. Identity Fraud Prevalence: A Common and Growing Problem Identity fraud is a common and a growing problem. The latest statistics available from the Federal Trade Commission show that 57,000 stolen identities were used to rent apartments or homes in 2014. But it’s fair to assume the number is considerably higher than what is being reported, as many people who use fake identities pay their rent on time and live undetected. In addition, the number of identity theft victims in the U.S. rose from 12.7 million in 2014 to 15.4 million in 2016, according to the 2017 Identity Fraud Study conducted by Javelin Strategy & Research. The increase in identity theft is likely to transfer to the rental property market, especially given that applicants within credit files (often associated with manipulated and synthetic identities) are common in the industry. www.haaonline.org

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Impact on the Market No industry studies have been conducted on the financial costs and other impacts of identity fraud on the rental property market, however, we interviewed and/or surveyed 30 property managers to determine the scope of the problem and related costs for evictions related to identity fraud. More than 75 percent of those surveyed said they had been victimized by identity fraud, with 100 percent of those with more than 30,000 units confirming incidences of identity-related fraud. Costs for fraud-related evictions vary, depending on the eviction laws of the state where a property is located. Some states allow immediate evictions, while fraudsters in other states may be able to live rent free for up to a year.

Image © Kiosea39 | Dreamstime.com

Technology: Is it Helping or Hurting? Both. In other words, technology is both helping and hurting the apartment industry’s ability to detect and respond to identity-related fraud. With today’s technology, any identifying document, such as birth certificates, driver’s licenses, paystubs, Social Security cards and even passports, can be created or purchased to build an identity. The murky underworld of the dark web, internet forums

and paste sites provides an international platform for buying Except for those looking for a rent-free ride, appliand selling stolen manufacturcants who commit identity fraud may pay their rent ing synthetic identities. To illuson time. They feel justified in committing fraud betrate the danger, the Federal cause they know you wouldn’t rent to them, for Trade Commission’s Office of good reason, if you knew the truth. The fact they Technology & Research conpay rent on time, however, does not lessen the ducted a 2017 study using a database of 100 fake identities risk they present. that the office created and posted on a paste site. Within two weeks, the office tracked 1,108 unauthoData Gathering in Near-Real Time rized attempts to use the information, and Identity fraud moves at lightning-fast the attempts were traced to IP addresses in speeds. In the FTC study of its manufactured close to 30 countries. identities database, the first unauthorized attempt happened nine minutes after a Twitter Big Data Enables New Solutions bot disseminated the database’s availability. If In 2015, CoreLogic Rental Property Soluyou hope to catch this high-speed thievery, tions began partnering with ID Analytics to you need to react even faster. help its clients address the identity fraud The ID Analytics data network never stops issue. Because of the rapid increase in comgathering data in near-real time. Today, the plex, multilayered synthetic fraud, which is ID Network contains more than 2 billion onmuch harder to trace than straight identity line and offline consumer transactions and theft fraud, we knew the problem would remore than a trillion data elements, including quire a sophisticated technology solution. elements connected to more than 4.2 million CoreLogic developed ID Score, which gathers fraud attempts. And, the ID Network covers data in real time to help evaluate new applinearly 100 percent of adults in the U.S., incants and detect potential fraud risk. cluding those with little or no credit or banking history.

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ID Score takes advantage of those commonalities and connections by applying sophisticated analytics to big data, allowing rental property owners and managers to unmask fraud perpetrators before they sign a lease. ID Score distills raw data into meaningful information by using advanced, patented analytic technology to detect first-party fraud, identity manipulation and synthetic identities. ID Score applies proprietary algorithms to quickly analyze an applicant’s identity characteristics and how those characteristics connect. Identifying characteristics analyzed include: name, date of birth, SSN, address, cell phone number, email address and others. What ID Score Results Reveal ID Score clients establish scoring thresholds for each property. This allows them to adjust the risk level by individual properties, i.e., setting high, medium and low risk settings for the property by score ranges. It’s important to know that while the CoreLogic

a service of

in partnership with

SafeRent Score is a FCRA-compliant tool, ID Score is not. Because it does not conform to FCRA requirements, ID Score results alone cannot be used as a reason to decline an application.

Conclusion In the property rental market, identity fraud serves two main purposes. It enables people with something to hide to secure a lease. Or it is used as part of larger crime, including highly lucrative white-collar crimes that can net substantial returns with less risk than traditional robbery or burglary. For those reasons, criminally-minded individuals have invested tremendous amounts of time and effort into creating elaborate identity fraud schemes, which many have targeted the rental property market. Fortunately, though complex motives and methods, commonalities exist that tie perpetrators to the fraud. ID Score takes advantage of those comonalities and connections by applying sophisticated analytics to big data, allowing rental property

owners and managers to unmask fraud perpetrators before they sign a lease. Beginning with this issue, CoreLogic will be a quarterly featured columnist. CoreLogic has been a valued partner with HAA’s Rental Credit Reporting for more than 13 years. Randall C. Patton is a senior professional in sales at CoreLogic with more than 15 years of experience in the multifamily industry in a broad range of areas including screening, online leasing, lease documents, renters insurance and websites. Randy supports the HAA partnership by helping to expand the RCR presence for Houston owners and management companies. He holds a CAS designation and has been a licensed insurance agent for 13 years. Patton is regarded as an industry expert on applicant fraud and identity theft and has helped create awareness for members at several public safety, outreach and educational seminars.

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.

To subscribe or to learn more, call RCR at 713-595-0300, email rcr@haaonline.org or visit www.haaonline.org. 50

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Turnbo, continued from Page 45 “Every HAA president brings a different perspective because we each have a different background. Whether it’s because I’m an ownermanager or because I worked my way up the ranks or because I’m hands-on, whatever the reason, I’m excited to contribute my perspective and give back to our industry and the association as much as possible,” Turnbo said. What makes a strong leader is a person who has a servant’s heart – someone who is a servant before anything else. This is Turnbo. She doesn’t ask others to do what she would not do herself, she will get her hands dirty with you, she cares about her employees, residents and colleagues, and no job is below her paygrade. “You have to be willing to do what you ask of others,” Turnbo said. “Be respectful of others. Whoever it is, be respectful of them. If you wouldn’t do something because it isn’t ethical, morally sound, safe or whatever the reason, then don’t ask someone else to do it. I wouldn’t hold anyone to any different standards than I would hold myself to.” Turnbo doesn’t work hard for selfish reasons. She did not enter the apartment industry with the intention of making a fortune. She has worked hard to serve those around her with her

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focus on doing her job to the best of her ability and beyond. “Starla is one of the most humble, intelligent and compassionate persons I am honored to know and work with for over 22 years now,” SMI Realty Property Manager Ronda Gonzalez said of Turnbo. “Starla’s commitment and dedication is unsurpassable, not only to her own company and the apartment industry, but to every individual, every company and every organization she is associated with.” On a Personal Note Underneath the investments and business endeavors, Turnbo is a record-setting off-shore fisher who caught the largest wahoo in the Gulf of Mexico, a former body builder, a wakeboarder and a Mardi Gras icon who loves to spend her free time in good company. When she isn’t flying to New Orleans for Mardi Gras to ride in the Krewe of Cleopatra, Turnbo has been known to spend her weekends boating, volunteering for Feed the Hungry, wakeboarding, leading as a Sunday school teacher, watching college football, fishing, serving as a college and career instructor as well as an overseas missionary for her church. Turnbo is so many things to so many people.

She is a business leader, a partner, a friend, a mentor, a daughter, a teacher, a sister, an aunt, but most importantly, she is a mom. “My most important accomplishment in life is being Simberleigh’s mom,” Turnbo said. Simberleigh certainly inherited her mother’s work ethic. She is a program coordinator for Stillwater Group Homes, and graduated from Oklahoma State University (Go Cowboys!). The two of them enjoy going to football games, traveling and spending time with one another. Simberleigh says she admires her mom’s beauty, her strength and independency, her drive for success and professionalism. It is evident she looks up to her mother the same way Turnbo looked up to her father. “My mom has always had a very strong work ethic and has always been a very respected business woman. She puts in 120 percent all day, every day. She works late, on weekends, whatever it takes to get the job done. I remember late nights of her bringing work home and working at the kitchen table to get budgets done, going through resident satisfaction surveys one by one, checking to see how she could improve or how SMI could improve as a whole,”

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Simberleigh said of her mom. “She has always been a go-getter. I am very proud to see her become the 2019 HAA president. This did not come from working 9 a.m. to 5 p.m. Monday through Friday. This accomplishment comes after a lot of hard work and dedication. She has worked many years and even today she is not afraid to get her hands dirty doing whatever it takes to get the job done. She humbly remembers where she came from and the hard work it took to get her here today.” Encouraging Involvement/ Promoting Participation Turnbo is looking forward to focusing on HAA this year. She has made her mark in the association with her ambition and will serve as president in the same way she has served SMI Realty, by setting and serving from high standards with honor and integrity, leading by example, hard work and serving with HAA members’ best interests at heart. “Starla’s work ethic is never-ending. I’m not sure there are words to describe the value that Starla has brought to SMI. Starla is SMI. Period. She is demanding, intelligent, creative, involved, resourceful and dedicated. Her passion is evident and irrefutable. There is simply no one in the industry who does not know Starla Turnbo, even if it is just in name. Being the 2019 HAA President speaks for itself,” SMI Realty Controller Kathleen Tracy said of Turnbo. Turnbo’s success is the result of her high standards for herself and her company. During her presidency, she will guide the association in creating sustainable, positive change by holding HAA to the same standards she holds herself to. “Starla portrays a remarkable vision for success in the business world and apartment industry. She is well respected and loved by many. She is a woman of stature that holds herself to a high standard of professionalism and effectiveness as she strives for a great today, a better tomorrow, and a fantastic future, leading by example and her strong work ethic,” Gonzalez said. In the end, Turnbo hopes to inspire others to make an impact, to serve their community with the highest standards and help provide better housing for Houston residents. “I hope to leave a legacy that encourages everyone to use their efforts to benefit the industry and their individual careers. I want members to contribute, participate, let their voices be heard, provide feedback, so that they can learn. Be proud of what you do and leave your own impact on the association,” she said. Don’t miss the 2019 HAA Installation & New Year Gala honoring Starla Turnbo and the 2019 HAA leadership, see Page 6 for details.

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On the Scene with HAA PAC Harris County JP and Constables Appreciation Luncheon Friday, December 7 at Maggianoâ€™s Little Italy More than 30 judges, constables and staff from various counties attended the annual Houston Apartment Association Political Action Committeeâ€™s Justice of the Peace and Constable Appreciation Luncheon. A big thank you to all of the elected officials and to our members who took time out of their schedules to join us for lunch.

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On the Scene with the HAAPAC NAAPAC Wine Tasting Thursday, November 1 at Aris Market Square HAA held its National Apartment Association Political Action Committee Wine Tasting fundraiser at Greystarâ€™s new Aris Market Square. The event featured HAA Past Presidents serving their favorite wines with attendees voting for the grand champion, with Jackie Rhone taking the honor.

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 apatel@haaonline.org. 56

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On the Scene Photos by MARK HIEBERT, Hiebert Photography HAA Annual Business Meeting Sponsored by 1 CORT Furniture and 2 Gemstar Construction Development. Board meeting sponsored by 3 Poolsure Thursday, November 8 at the The Westin Houston, Memorial City More than 450 members attended this yearâ€™s meeting, where HAA honored 2018 President Michelle Pawelek, recognized committee and club chairs, acknowledged NAA education credential holders for the year and elected the 2019 HAA officers and board of directors. See Page 4 for the list of our 2019 leadership. Terri Clifton, Better World Properties, was recognized for reaching the Texas Apartment Association Triple Crown Club Go-Getter Status with 75 new members recruited. Debbie Sulzer, Francis Property Management, reached the Royal Go-Getter Status with 50 new members recruited. The Presidentâ€™s Awards were presented to Joe Perez, Greystar, and the HAA Staff, and the Product Service Council Special Recognition Award was awarded to Michelle Pawelek, Greystar.

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On the Scene Photos by MARK HIEBERT, Hiebert Photography HAA Annual Business Meeting

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On the Scene with ACES ACES Holiday Luncheon Sponsored by 1 Camp Construction Services and 2 Texas Southwest Floors Friday, November 30 at La Table The Apartment Community Executives & Supervisors held their annual holiday program, with a festive lunch and pop-up shopping for all to enjoy.

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The Go-Getters HAA’s MEMBERSHIP RECRUITERS

CELEBRATING MEMBERSHIP Recruit all year round and become part of the Go-Getter Club.

1. Top team was the Better Getters with 11 total recruits 2. Top recruiter Terri Clifton with 9 recruits. 3. Sponsors AAA Plumbers 4. Sponsors Hire Priority Staffing

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 Nancé Wells Mike Koch H.P. Paul Young Merry Mount Jeanne Marie Zublin Dicks

Get Ready! Don’t miss the Go-Getter meetings in 2019. Check the HAA calendar at www.haaonline.org for updates on location and dates in March, July, September and December.

THE GO-GETTERS ARE THE BACKBONE of the Houston Apartment Association. By recruiting new members, the Go-Getter Club helps both new management and supplier companies and the association grow for the future. To join the club and get going on recruitment, see online at www.haaonline.org or contact Amanda and Kaylon in the Membership Department at members@haaonline.org. 64

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Go-Getters Holiday Happy Hour Wednesday, December 5 at Christianâ€™s Tailgate Heights

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The Go-Getters HAA’s MEMBERSHIP RECRUITERS Go-Getters Holiday Happy Hour Wednesday, December 5 at Christian’s Tailgate Heights

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January 2019

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Welcome Mat

Introducing HAA’s NEW MEMBERS

OWNERS Aracely Apartments Suleyma K. Osorio 7002 Capitol St. #13 Houston, TX 77011 832-830-6705 Aracely Apartments Arbor Bay Villas I LLC John Brackett 115 Arbor St. Baytown, TX 77520-1965 760-301-5311 Arbor Bay Villas Bellevue Realty Management Jamila Ross 3710 Rawlins St. #1375 Dallas, TX 75219 214-396-3171 The Chelsea at Bellevue The Fairway at Bellevue The Veridian at Bellevue Bellevue at Riviera Bellevue at Clear Creek Bellevue at Pecan Grove Caddo Courtyard LLC JD Otoya 3915 W. Davis St. #130 #101 Conroe, TX 77304 469-389-1785 Referred by Jeff Gorley G&G Commercial Investments Troy Golden 4138 Mischire Houston, TX 77025 281-831-9044 Hammond Residential Lisa Pope 2110 Power Ferry Road #150 Atlanta, GA 30339 678-741-2835 Ashton Oaks Apartments JD and Mary Lurie Apartments Glynice Lurie 1407 W. Alabama #29 Houston, TX 77006 713-523-5155 1407 W Alabama Apartments 211 N Bryan Apartments S 74th Apartments 6420 Conley Apartments Jibra Corporation Jason Ball 5414 Buffalo Speedway Houston, TX 77005 713-256-7510

Joe Strack III Shelby Kilgore 1813 CR 442 El Campo, TX 77437 979-332-9246 2177 S St Referred by Stephanie Strack Lead Equity Group Chris Clark 5050 Quorum Drive #700 Dallas, TX 75254 214-659-1732 Dyersdale Apartments Pine Terrace Manoj Krishan Manoj Krishan 5910 Santa Fe Springs Houston, TX 77041 281-924-0618 Michael Penny Karan Powell 5877 Old Castle Way Conroe, TX 77304 281-744-2967 104 Longstreet 105 Longstreet 106 Longstreet Referred by Susan Hinkley, CAE Neptune Apartments LLC Elizabeth Bruce 414 Southchester Houston, TX 77079 281-947-2089 PAALS N Partners Lakshmi Chilamkurty 3 Snowbird Court Princeton Junction, NJ 08550 732-572-3386 Belle Chase PinPoint Ecclesia at Kingwood LLC Jeff Cole 675 Bering Drive #550 Houston, TX 77057 713-337-5980 Ivy Point Kingwood Referred by Claude Arnold Royal American Management Inc. Kimberly Maggard 600 E Colonial Drive #320 Orlando, FL 32803 407-540-71477 Chapman Crossings

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

Upland Residential Ashley Smith 349 S Main St Albany, TX 76430 469-445-0990 Valiant Residential Tanya Morales 8750 N. Central Expy #1010 Dallas, TX 75231 214-522-1310 Crenshaw Grand Whitehawk Properties LLC Jeff Martin 15 Holly Ridge Drive Kingwood, TX 77339 832-457-5242

SUPPLIERS

Ally Waste Services Daniel Forrest 4242 E. Rawhide St. Gilbert, AZ 85296 877-689-2559 Recycling Services, Waste Reduction/Disposal/Recycling

Belknap Plumbing Systems Inc Alan Yardbrough 9030 Solon Road Houston, TX 77064 832-912-6733 Concrete Contractors, Plumbing Contractors Benefits 4 Rent Andy Galloway 12335 Kings Ride Lane #163 Houston, TX 77024 877-373-4020 Amenities, Resident Retention Services

Trash Hauling, Tree Services Referred by Terri Clifton

Houston Furniture Rentals & Sales Dana Mowe 6125 W Sam Houston Pkwy N #501 Houston, TX 77041 713-983-0833 Furniture Renting & Leasing, Furniture Sales OnDemand Cabinet Solutions Joel Banda 24230 Kuykendahl Road #310-176 Tomball, TX 77375 832-702-4719 Cabinets, Counter Tops, General Contractors, Granite, Kitchen Cabinets, Millwork, Remodeling & Repair-Building Contractors Pappas Restaurants Inc. George Demeris 6894 Southwest Fwy #1 Houston, TX 77074 713-304-0169 Referred by Jacob Kunath, CAS PGW Solutions Bobby LeMaire 10333 Harwin Drive #609 Houston, TX 77036 936-577-4780 Concrete Contractors, Lighting Consultants, Parking Area Maintenance & Marking Referred by Aaron Potier

Signal 88 Security Brandon Foss 10101 Southwest Fwy #400 Houston, TX 77074-1134 832-312-1521 Security Consulting Service, Security Guard/Patrol Service, Courtesy Patrol, Bodyguard Capital Sign Associates Service Chris White Referred by Nina Kirtley, CAPS 100 N. FM 3083 W Conroe, TX 77303 Tropical Roofing Products 936-444-3807 Joshua Flores Awnings & Canopies, Awnings & Canopies Repair & Service, Electric 1225 Brai Drive Port Arthur, TX 77640 Contractors, Signs 409-727-0091 Asphalt & Asphalt Products, Fish Window Cleaning Roofing Materials Tim Weissman Referred by Candis Mohr, CAS P.O. Box 2577 Cypress, TX 77410 Vivas Contractors Inc 832-444-9623 Fernando Vivas Cleaning Systems - Pressure, 5205 Spindle Drive Window Cleaning Houston, TX 77086 Referred by Melissa Friend 281-445-9554 Building Materials, Disaster HMS LLC Recovery/Relief, Foundation Raul Escalante Jr. Repair, General Contractors, 11114 Lovington Drive Painting Contractors Houston, TX 77088 832-294-3991 Landscape Contractors, Mulch, 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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The Ambassador ONE Society HAA’s WELCOMING COMMITTEE

YOU’RE THE ONE! Congratulations to the top Ambassadors for 2018.

Mark your calendars and join us! Ambassador ONE Society meetings are held on the first Wednesday of each month:

January 9 February 6 March 6 April 3 May 1 June 5 August 7 September 4

eam 2018 T Year! of the

October 2 November 6 1. Congrats to the top team for 2018 with 537 points, Ambassador Strong. The yearly team totals: Ambassador Strong - 537 points Cash Me Onsite - 364 points The Cool Kids Corner - 428 points

2. The Ambassador “ONE of the Year” is Arely Pena, The Liberty Group, with 92 points.

E 2018 ONar! e of the Y

THE AMBASSADOR ONE SOCIETY is an organized network exchange that helps supplier partners build their business contacts within HAA. It’s the perfect way for new suppliers to get started with the association. Group members share leads, make introductions and support HAA and its members. For details, attend an orientation and one of the meetings listed here, or contact Amanda in the Membership Department at 713-595-0316, or email asherbondy@haaonline.org. 68

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Ambassador ONE Society members with at least 10 points, ranked by points earned: Arely Pena April Shane Marivel Bownds Chelsea Quinteros Jennifer Devine Angel Lopez Diamela Bravo Jennifer Ramos Liz Levins Angie Lavrack Dylan Coleman Debra Knight Mikka Hoppe Blake Subinsky Ryan Weis Marcy Holmes Will McGinnis Lisa Bradley Rhonda Fowles Marcus Wheatfall Zamara Nitcholas Tracey Leach-Moore Michael Edwards Doug Oehl Phillip Price Cynthia Jaime Shera Lehman Derrick McClain Shannon Russell Peggy Charles Linda Ledesma Claribel Rodriguez Blaise Spitaleri Nikki Sekunda

The Liberty Group Presto-X Valet Living Gail Construction Valet Living Metropolitan Staffing Solutions Green City Security Outdoor Elements Rasa Floors The Liberty Group Valet Living Metropolitan Staffing Solutions HD Supply Crestmark Construction Services Designs by Holmes Interior Design Infinity Power Partners Brand Junkie AdvantaClean Triple Seal Insulation Greenlogic Lighting & Electric Flooring Warehouse Ideal Towing Power Express HD Supply Hire Priority Texscape Texas Commercial Contractors Inc Ferguson Facility Supply Fidus Construction Hire Priority The Liberty Group Rasa Floors The Liberty Group

92 69 52 47 47 45 43 38 35 33 32 22 22 20 20 19 16 16 16 15 15 15 14 14 13 12 12 11 11 10 10 10 10 10

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

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Law, continued from Page 12 The company argued that allowing these recipients to have an altered due date would result in an increased administrative burden because of the need for manual reversals of late fees. However, the court stated there was clear evidence the company already allowed many residents to have their late fees manually reversed without penalty, both as a matter of negotiated arrangements and on an ad hoc discretionary basis. The court stated it was therefore difficult to accept the argument that allowing the accommodation would be unduly burdensome. The company also argued that property managers would be deluged with court filings and would be overburdened by having to travel to the courthouse many different times during the month (since different residents would have different due dates for rent payments). However, company representatives testified the time spent filing charges against residents is a small fraction of their work load, and the company offered little evidence to suggest that this would change if SSDI recipients were allowed to pay rent at other times of the month.

The company also made the The court has clarified that, although financial case that their properties must circumstances in and of themselves do not warrant pay its mortgages and other an accommodation, exceptions to policies bills, which are usually due on the first of the month and remay be mandated when the disabled personsâ€™ quire a certain amount of cash disability-linked needs for alterations to the policies on hand and must be planned are essentially financial in nature. for according to the rental income. The court stated this would be a compelling argument if enough need for the accommodation? residents paid after the first of the month. 2. The court has clarified that, although fiHowever, the company submitted no evinancial circumstances in and of themselves dence that would allow the court to weigh the do not warrant an accommodation, excepsignificance of those concerns (e.g. no hard tions to policies may be mandated when the numbers as to the mortgage payments, how disabled personsâ€™ disability-linked needs for much cash the company kept on hand to pay alterations to the policies are essentially fithe mortgages or how many renters with hynancial in nature. pothetically later rental due dates it would 3. When a request for an accommodation is take to affect those cash reserves). made, careful thought should be given to how your response is crafted. If you are hesitant to What Can we Learn? grant the request, it would be beneficial to 1. The court makes it clear that persons have the response in writing, well-reasoned who are recipients of SSDI are disabled under and made in consideration of the logic prethe Fair Housing Act. Therefore, when a resented by the court in this case. quest for a reasonable accommodation is Want to see current and previous issues made by a recipient, the question becomes of ABODE online? Go to does the recipient have a disability-related http://issuu.com/haa_abode.

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

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Portfolio Changes The following owner/management companies have added the listed properties to their portfolios: 2017 Eastside Partners LLC: Hirsch Park, 20 units at 5602 Hirsch Road. AJW Investments LLC: AJW Investment Properties, 4 units at various locations. Allied Orion Group: Mansions at Turkey Creek, 252 units at 20919 Birnamwood Blvd. in Humble. Arbor Bay Villas I LLC: Arbor Bay Villas, 21 units at 115 Arbor St. in Baytown. Avesta: Kingsland West, 305 units 18325 Kingsland Blvd. The Axcell Group LLC: Graywood Arms Apartments, 44 units at 1305 Memorial Drive in Baytown. Bellevue Realty Management: The Veridian at Bellevue, 712 units at 695 Pineloch Drive in Webster; Bellevue at Pecan Grove, 580 units at 2400 Old South Drive in Richmond; Bellevue at Clear Creek, 224 units at 17213 Blackhawk Blvd. in Friendswood; Bellevue at Riviera, 224 units at 555 Normandy St.; The Fairway at Bellevue, 169 units at 1111 Golfview Drive in Richmond; The Chelsea at Bellevue, 206 units at 11000 Crescent Moon Drive. Buena Villa Apartments: Buena Villa Apartments, 318 units at 11500 Keegans Ridge Road. Buena Vista Apartments: Buena Vista Apartment, 250 units at 11505 Keegans Ridge Road. CBMJ Investments & Development: 1919 W. Main St., 77 units at 1919 W. Main St. DayRise Residential: Thornbury Apartments, 408 units at 7055 Hollister St. Gatesco: Vista Oaks Apartments, 256 units at 225 Aldine Bender Road. Good Harbor Management LLC: Clearwood Villas, 276 units at 9465 Clearwood Drive. Hilltop Residential Management: Villas at Bunker Hill, 398 units at 9757 Pine Lake Drive and 3101 Place Apartments, 200 units at 3101 Vista Drive in Rosenberg. Inff Investments LLC: Violet Apartments, 14 units at 2718 Violet St. in Pasadena. JD and Mary Lurie Apartments: 6420 Conley Apartments, 8 units at 6420 Conley St. and 1407 W. Alabama Apartments, 29 units at 1407 W. Alabama St. Kaplan Management Co. Inc.: Haven at Main Apartments, 256 units at 8700 Main St. Karya Property Management: Bayou Park Apartments, 689 units at 4400 Memorial Drive. Knightvest Management: Weston at Copperfield, 330 units at 15125 West Road. Lantower: Magnolia Grove Apartments, 268 units at 12601 S. Green Drive. Lead Equity Group: Dyersdale Apartments, 144 units at 9700 Mesa Road and Pine Terrace, 416 units at 3901 Omeara Drive. Lurin Property Management: The Flats on James Place, 308 units at 2500 E. James Ave. in Baytown. Madera Residential Ltd: Morningside Green Apartments, 176 units at 11810 Hammond Drive. MBlue Properties: Westwood Two Apartments, 66 units at 9560 Deering Drive. North MacGregor Arms Apartments: North MacGregor Arms Apartments, 64 units at 3533 N. MacGregor Way. Oak Leaf Management Co.: Morgan Park, 64 units at 1601 W. South St. in Alvin.

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Olympus Property: Olympus Sierra Pines, 341 units at 1615 Sawdust Road in The Woodlands. PAALS N Partners: Belle Chase, 56 units at 3002 Strawberry Road in Pasadena. Protea Real Estate: Lakeview Apartments, 278 units at 16755 Ella Blvd and Lakeview Estate Apartments, 288 units at 1699 Romano Park Lane. Royal American Management: Chapman Crossings, 102 units at 14741 Chapman Woods Crossing. Eric Sheffield: 3417 Tampa, 1 unit at 3417 Tampa St. and 3421 Tampa, 6 units at 3421 Tampa St. Strategic Management Partners: Gracie Square, 223 units at 1201 Wilcrest Drive #25. Valiant Residential: Crenshaw Grand, 264 units at 5400 Crenshaw Road in Pasadena.

In the News Liz Berglund is now a new business development manager for Church Foundation Repair. Dylan Coleman, CAS, joins Fidus Construction Services. Berglund Lurin Property Management welcomes Vi Lewis, CAM, CAPS. Entrepreneurs and philanthropists celebrated the Asian Chamber of Coleman Commerce’s 28th Annual Spirit of Entrepreneurship Awards Gala at the Royal Sonesta Hotel on Nov. 19. Arel Capital unveiled the new Bayou on the Bend after Lewis completing a multimilliondollar renovation following the devastating damage of Hurricane Harvey. Centra Partners was among 34 companies that were honored at the Multifamily Leadership Summit held in Scottsdale, Arizona as “One of the Best Places to Work in Multifamily” for 2019.

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January 2019

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On Site with ABODE

Photos provided by MORGAN, HAA STAFF

THE BELMONT Bringing privacy to the inner Loop.

Property: The Belmont Apartment Homes Owner/Management: Martin Fein Interests Location: 3000 Bissonnet St. Units: 294 Built: 1992 Web: www.belmontapartmenthomes.com Interesting features: Located in West University, The Belmont community is lined by colorful, lush landscape, yielding to stunning interiors. Despite its innerloop location, this apartment community feels as if it is tucked away in a suburb with the tree-lined, gated entrance. The Belmont was renovated in 2014, and it boasts upscale amenities and apartment home details. Amenities include a game lounge with pool tables and a shuffleboard, valet trash pickup, resort style pool and spa, a reading sanctuary, a latte lounge, a premier fitness club, a business center, multiple lounge areas with Wi-Fi and more. Many of The Belmont residents include families, students of Rice University, Med Center doctors and nurses and much more. With its close proximity to Rice Village, residents have access to a collection of shops, restaurants and pubs. The staff at The Belmont are welcoming and friendly, greeting each resident upon entrance. The staff’s service combined with the Georgian architecture and upscale interior design makes this community a perfect choice.

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January 2019

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Did you know that if your company is a member of HAA, so are you? Learn how to make your HAA membership work for you.

Come on over to our house and learn how to get networking.

HAA Open House | January 17 New to HAA? Join us on Thursday, January 17 from 2:30 p.m. to 4:30 p.m. Meet the HAA staff and learn how to get involved and maximize your membership at the 2019 HAA Open House. HAA is YOUR association, and itâ€™s #notjustaprettyform! This event is free for all owner and supplier attendees. All members are welcome to attend. Contact the Membership Department for more information at members@haaonline.org. Houston Apartment Association | 4810 Westway Park Blvd. | Houston, Texas 77041 | 713-595-0300

ad index pg 74.qxp_Ad Index pg 74 12/18/18 10:59 AM Page 1

Index of Advertisers By CATEGORY A/C Supplies Century A/C Supply . . . . . . . . . . . . . . . . . . . . . . . . . . .5 281-530-2859 . . . . . . . . . . . . . . . . . .www.centuryac.com

Gambit Construction . . . . . . . . . . . . . . . . . . . . . . . . .39 832-987-4242 . . . . .www.gambitconstruction.com Gemstar Construction & Development . . . . . . .51 281-821-1195 . . . . . .www.gemstarconstruction.com MultiFamily Services . . . . . . . . . . . . . . . . . . . . . . . . .69 713-266-9100

Answering Service Apartment Lines . . . . . . . . . . . . . . . . . . . . . . . . . . . . .21 800-583-7769 . . . . . . . . . .www.apartmentlines.com On Hold USA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71 800-755-4142 . . . . . . . . . . . . . . . . .www.onholdusa.com

Careers

RENCON . . . . . . . . . . . . . . . . . . . . . .Inside Back Cover 713-666-3636 . . . . . . . . . . . . . . . . . . . . . .www.rencon.com TPI Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1 713-668-7986 . . . . . . . . . . . . . . . . . . . . . . .www.tpiinc.com

Glass – Plate, Window, Etc.

Landmark Management . . . . . . . . . . . . . . . . . . . . .52 713-855-3814 . . . . . . . . . . . . . . . . . . . . .www.LMhomes.net

Carpet Installation

Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .53 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com

Insurance

Dixie Carpet Installations . . . . . . . . . . . . . . . . . . . .55 281-261-6334 . . . . . . . . . . . . . . . . .www.dixiecarpet.com

Collection Agencies

Harco Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .53 713-681-2500 . . . . . . . . . . . . . . . . . . .www.harco-ins.com

Landscape Contractors

Alexander-Rose Associates Inc. . . . . . . . . . . . . . .53 713-644-4441 . . . . . . . . . . .www.alexanderrose-inc.com

Countertops Impact Floors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40 800-951-9462 . . . . . . . . . . . . . .www.impactfloors.com

Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .71 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com

Security Control Equipment/Systems SentriForce . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .33 888-671-2202 . . . . . . . . . . . . . . . . .www.sentriforce.com

Swimming Pool Service Poolsure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .38 800-858-POOL . . . . . . . . . . . . . . . . .www.poolsure.com

Trash Hauling Waste Management . . . . . . . . . . . . . . . . . . . . . . . . .20 713-354-5230 . . . . . . . . . . . . . . . . .www.thinkgreen.com

Texscape Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2 281-846-3779 . . . . . . . . . .www.texscapeservices.com

Rental Credit Reporting . . . . . . . . . . . . . . . . . .50, 69 713-595-0300 . . . . . . . . . . . . . . .www.haaonline.org/rcr

Laundry Equipment & Supplies

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

Locks & Locksmiths

Brandt Electrical A/C & Heating Services . . . .29 281-693-3383 . . . . . . . . . . .www.brandtelectrical.com

CKI Wholesale Lock Supply . . . . . . . . . . . . . . . . . .71 713-462-0704 . . . . . . . . . . . . . . . . . . . . .www.ckilock.com

Electric Providers

Maintenance Supplies

Ambit Energy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71 713-489-9365 . . . . . . . . . . . .www.bizenergysaver.com

Johnstone Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . .45 713-803-6231 . . . . . . . . . .www.johnstonesupply.com

Foundation Repair

Movers

Church Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .43 713-468-8400 . . .www.churchfoundationrepair.com

Ameritex Movers . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15 713-484-MOVE . . . . . . . . . .www.stressfreemove.com

General Contractors

Screens

HAA Products & Services

WASH Multifamily Laundry Systems . . . . . . . .70 281-967-9507 . . . . . . . . . . . . . .www.washlaundry.com

CORT Furniture . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14 713-960-4580 . . . . . . . . . . . . . . . . . . . . . . . . . . . .www.cort.com

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

Outdoor Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . .12 713-955-0990 . . . . . .www.outdoorelementstx.com

Electric Contractors

Furniture Renting & Leasing

Resurfacing

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.

Paving Contractors Pavement Services . . . . . . . . . . . . . . . . . . . . . . . . . . .52 281-758-8434 . . . . . . . . . . . . . . . . .www.nopothole.com

Plumbing Contractors

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

AAA Plumbers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .41 713-462-4753 . . . . . . . . . . . . . . . . . .www.aaaplumbers.com

Cotton Commercial USA Inc. . . . . . . . . . . . . . . . . .10 877-511-2962 . . . . . . . . . . .www.cottoncompanies.com Crestmark Construction Services . . . . . . . . . . . .31 713-426-6161 . . . . . . . . . . .www.crestmarkservices.com FSI Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25 832-767-1115 . . . . . . . . . . . . .www.fsiconstruction.com

Resident Screening Service CoreLogic Rental Property Solutions . . . . . . . . . . . . . . . . . . . . .Inside Front Cover 888-297-8821 . . . . . . . . . . . . . . . . . . .www.corelogic.com

www.haaonline.org/rcr

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_jan2019.

ABODE

January 2019

www.haaonline.org

Marketline pg 75.qxp_Layout 1 12/18/18 10:59 AM Page 1

MarketLine By BRUCE MCCLENNY, President, ApartmentData.com

HOUSTON

115.0 –

Snapshot 89.7% $1,021/mo. $1.16/sq.ft./mo. 882 sq.ft.

Past 12 Months: 1.5% rental rate growth 9,060 units absorbed

• • • • • • • • •

– 90.0

– 89.0 100.0 – – 88.0

•

Recently Opened (12 months): 36 communities 7,710 units

110.0 –

•

Under Construction: 50 communities 14,515 units

– 87.0 Nov 18

Oct 18

Sep 18

Aug 18

Jul 18

Jun 18

May 18

Apr 18

Mar 18

Feb 18

Jan 18

Nov 17

Dec 17

Oct 17

Sep 17

Aug 17

Jul 17

Jun 17

May 17

Apr 17

Feb 17

Mar 17

Jan 17

Dec 16

90.0 –

Proposed Construction: 91 communities 27,142 units

Occupancy (%)

Operating Supply: 2,759 communities 647,042 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

Concessions

Annualized % of Market Rank Submarket Absorbed 1 Downtown 4.9% 2 Conroe North/Montgomery 10.1% 3 Almeda/South Main 2.7% 4 Westpark/Bissonnet 1.9% 5 Greenspoint/Northborough/Aldine -0.3%

Rental Rate Growth % 1.4% 0.1% 0.6% 0.3% 1.4%

Total Units Class w/Concessions All 290,010 A 78,847 B 109,681 C 90,629 D 10,853

% of Total Units 45% 54% 43% 45% 25%

Average Special -3.2% -5.1% -2.3% -2.3% -1.5%

Citywide Effect -6.8% -9.0% -5.2% -5.1% -5.9%

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.

TEXAS

Dallas/Ft. Worth

San Antonio

Austin

Occupancy: Price: Rental Rate: Size:

91.6% $1,106/mo. $1.27/sq.ft./mo. 873 sq.ft.

90.1% $939/mo. $1.11/sq.ft./mo. 850 sq.ft.

91.7% $1,237/mo. $1.41¢/sq.ft./mo. 874 sq.ft.

Past 12 Months: 4.1% rental rate growth 21,175 units absorbed

Past 12 Months: 3.8% rental rate growth 5,775 units absorbed

Past 12 Months: 6.9% rental rate growth 11,447 units absorbed

Operating Supply: 3,049 communities 713,912 units

Operating Supply: 897 communities 189,689 units

Operating Supply: 968 communities 225,319 units

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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 million apartment units in Texas, Georgia, Arizona, North Carolina and Tennessee. For more information, contact Bruce McClenny at 800-595-8730. © 2018 ApartmentData.com January 2019

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with News from around the COMMUNITY

TARGET QUALIFIED LEADS www.haaonline.org

jobs@haaonline.org

713-595-0300

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. 76

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