FEATURES & PHOTOS
28 On the Scene – Photos from the HAA Annual Business Meeting.
COLUMNS & MONTHLY UPDATES
President Stephanie Graves –plans to bring a bit of her magic touch to HAA leadership. Learn about how the new HAA President got to where she is in her career and her plans for 2023.by Mark Hiebert/Hiebert Photography
34 2023 President Stephanie Graves –plans to bring a bit of her magic touch to HAA leadership..
44 2023 HAA Leadership – Learn more about your incoming leadership.
50 Dedicating Charitable Resources –HAA’s Adopted Charities Taskforce selects two to three charities every three years that are relevant to our industry.
54 An Analysis of Affordable Housing Preservation – Efforts to preserve affordable housing must be mindful of transit, quality and flood risk in this analysis from The Kinder Institute for Urban Research.
58 On the Scene – Photos from the HAA PAC Luncheon.
60 On the Scene – Photos from the Leasing 101 and CAM/CAS classes.
72 On the Road – Photos from the Montgomery County and Brazoria County Justice of the Peace and Constable Holiday Luncheons.
74 On Site with ABODE – Take a closer look at one of HAA’s Honors Awards communities.
7 Letter from the President –A welcome from 2023 HAA President Stephanie Graves.
8 Patron of the Month – Meet and support Houston Planned Energy Systems Inc.
9 Legislative Update – The 88th Texas Legislature kicks off this month.
11 It’s The Law – An eviction checklist.
14 Resident Relations – Learn from a recent case mediated by the HAA Resident Relations Committee.
20 Calendar – HAA’s schedule of events for the coming months.
26 NAA Update – Understanding how antitrust laws could affect the way rental housing professionals set rents.
62 Go-Getters – Photos from the Go-Getters Holiday Happy Hour.
66 The Ambassador ONE Society –Meet the 2023 leaders of HAA’s supplier network and see which team came out on top for 2022
68 Welcome Mat – Find out about the newest HAA members.
70 Portfolio Changes – Property updates from our members.
71 In Memorium – Remembering Johnny Eugene Hettig.
78 Index of Advertisers – See the supplier members who support this publication.
79 MarketLine – The latest area market numbers.
80 Back Page – See info about HAA’s Job Board.
BOARD OF DIRECTORS
Monica Gracia Stephanie Graves
Elizabeth Castro Gray
Crystal Jackson Jacob Kunath
Katy Myrick Carlos Neto
Angelee Kumar Parikh
Quintina Willis Tracie Yoder
Josh Allen Ken Bohan Gary Blumberg
Kathy Clem Jack Dinerstein
Stacy Hunt Hap Hunnicutt
David Jones Mel Kieke
Dick LaMarche Cesar Lima
Tim Myers P David Onanian Jackie Rhone
John Ridgway Kim Small Eileen Subinsky
Steve Sweet Kirk Tate
H J Tollett, Jr.
Vic Vacek, Jr.
Beth Van Winkle
Mary Lawler Laura Lestus Bruce McClenny Dean O’Kelley
GENERAL COUNSEL EMERITUS
Claude Arnold Kenn Brown
Tina Cavaco Terri Clifton Kevin Fenn Diane Gilbert Anita Harrison Dwayne Henson Mike Koch Merry Mount Monette Reynolds Sherry Stevenson Kirk Tate Suan Tinsley Sonny Unverzagt Del Walmsley Nancé Wells H.P. Paul Young Jeanne Marie Zublin Dicks
CSC ServiceWorks 1968
Century A/C Supply 1978
Houston Planned Energy Systems 1982
Cotton Commercial USA Inc. 1984
AAA Plumbers 1985 Gemstar Construction Development 1986 Craven Carpet 1987
Dixie Carpet Installations 1993
Hire Priority Staffing & Executive Search 1994
Camp Construction Services 1997 Apartments.com 1999 FSI Construction Inc.
PRODUCT SERVICE COUNCIL OFFICERS
DEBORAH DEROUEN, CAS
Susan Alvarado, CAS Century A/C Supply
Chris Bell, CAS, GreenLogic Lighting and Electric Marivel Bownds, CAS, Valet Living Tammy Broadway, CAS American Fire Systems
Shaun Callaway, CAS, Earthworks Brandon Coleman, CAS Cinema Anywhere Neal Conant, CAS, Gemstar Construction Development
Sean Cunningham, CAS, Flooring Warehouse
Deborah Derouen, CAS, PooPrints
Derek DeVries, CAS, Camp Construction Services
Marcelino “Tito" Estrada, CAS One Source
Giovanna Gone, CAS, Century A/C Supply Dan James, CAS, Redevelopment Services
Amanda Kelly, CAS, Brandt Electrical A/C & Heating Services
Debra Knight, CAS, Comm-Fit
Stephanie Krop, CASe, Poolsure
Liz Levins, CAS, Gemstar Construction Development
Jim Martensen, CAS Camp Construction Services
Candis Mohr, CAS, AAA Plumbers
Tracey Moore, CAS, Flooring Warehouse
Karen Nelsen, CAS ALN Apartment Data
Matthew Nunn, CAS, Capital Construction
Doug Oehl, CAS, Flooring Warehouse
Nikki Sekunda, CAS, The Liberty Group
Joseph Rodriguez, CAS, The Urban Foresters
Blaise Spitaleri, CAS, Gemstar Construction Development
Amber Whitaker, CAS FSI ConstructionSTEPHANIE GRAVES President SHELLEY WATSON Secretary/Treasurer GINA ERWIN President-Elect LOYAL PROFFITT Vice President at Large –East RYAN TERRELL Vice President at Large –West QUINTINA WILLIS Vice President at Large –North
Chief Executive Officer and Publisher
CASEY WATTS MORGAN, MPP firstname.lastname@example.org
EDITORIAL AND DESIGN STAFF
Director of Publications and Design DEBORAH NIX email@example.com
Communications Manager MADISON O’BAR firstname.lastname@example.org
Vice President of Membership and Marketing AMANDA SHERBONDY, CAE email@example.com
Chief Operating Officer SUSAN HINKLEY, CAE firstname.lastname@example.org
Vice President of Government Affairs BRADLEY PEPPER email@example.com
Chief Financial Officer TREY WIMBERLY, CPA firstname.lastname@example.org
Vice President of Education and Outreach LAUREN TURNER, CAE, CMP email@example.com
Director of Resident Relations MATILDE LUNA firstname.lastname@example.org
Director of Events and Meetings LAUREN RAGIN, CMP email@example.com
Director of Rental Credit Reporting TINA DEFIORE firstname.lastname@example.org
Government Affairs Manager MADISON POLSTON email@example.com
Membership and Marketing Manager KAYLON NEWCOMB firstname.lastname@example.org
Education & Outreach Manager CINDY DE LA RIVA email@example.com
Director of IT WILL ALFARO firstname.lastname@example.org
PRINTER TGI PRINTED www.tgiprinted.com
HOUSTON APARTMENT ASSOCIATION COMMITTEES
Executive Stephanie Graves Casey Morgan
Nominating Christy Rodriguez Casey Morgan
Fair Housing Mack Armstrong Casey Morgan
Ethics Michelle Pawelek Casey Morgan
Finance Gary Blumberg Casey Morgan
ByLaws Kyle Brown Casey Morgan
Past Presidents Council Kathy Clem Casey Morgan
Elizabeth Castro-Gray Bradley Pepper
Legislative Gina Erwin Bradley Pepper
Political Action Stacy Hunt Bradley Pepper
Golf Starla Turnbo Madison Polston
Century Club Blaise Spitaleri Madison Polston
Strategic Outreach Shelley Watson Lauren Turner
Education Advisory Council Betsy Marshall Lauren Turner Career & Community
Development Penny Sprang Lauren Turner
Leadership Development Kyle Brown Susan Hinkley
Community Outreach Joe Melton Susan Hinkley
Product Service Council Candis Mohr Susan Hinkley
Expo Exhibitor Joey Rodriguez Amanda Sherbondy
Membership Monica Gracia Amanda Sherbondy Matt Nunn
Ambassador ONE Society Liz Levins Amanda Sherbondy Blaise Spitaleri
Independent Owners Connection Elizabeth Castro-Gray Amanda Sherbondy
Resident Relations A Diane Totten Matti Luna
Resident Relations B Jana Gragg Matti Luna
Resident Relations Appeals Darlene Guidry Matti Luna HAF Fundraiser Stephanie Krop Lauren Ragin Brandon Coleman
NEXT Monica Morales Lauren Ragin Susan Alvarado
Property Awards Norma Alvear Tina DeFiore Diane Gilbert
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 2023, VOLUME 46, 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 © 2023 by HAA.
Periodicals Postage Paid at Houston, Texas.
POSTMASTER: Send address changes to ABODE, 4810 Westway Park Blvd., Houston, Texas 77041.
These companies have generously supported the Houston Apartment Association with their sponsor membership
Please give them careful consideration, whenever possible, in your business.
3BeeGuys Bee Removal
A Affordable Services Co
AAA Staffing Ltd
AAdvantage Laundry Systems
ACM Contractors of Texas
ACT Security Group
Action Window Coverings Inc
ACTIV Answer by Audio Images
Adobe Floors Inc
Adventure Playground Systems Inc
Alexander-Rose Associates Inc
All About Doody Pet Solutions LLC
All American Mailboxes of Houston Inc
All Dry Service
ALN Apartment Data
Ambassador Services LLC
The Ambrose Group
America Outdoor Furniture
American Fire Protection Group
American Fire Systems Inc
American Platinum Builders
Andrews Myers PC
Arbor Contract Carpet Inc
ASAP Personnel Inc
Atlantis Exterior Cleaning
Atom4 Security Camera
Belfor Property Restoration
Benefits 4 Rent
Bentley, Bratcher & Associates - PC
Bettencourt Tax Advisors LLC
BGE Inc/aka Brown & Gay Engineers Inc
Bio-One Houston South
BioTechs Crime & Trauma Scene Cleaning
Black Tie Logistics
Blue Marlin Maintenance & Services
BluSky Restoration Contractors
Brady Chapman Holland & Assoc
Brandt Adjusting Service LLC
BrightView Landscape LLC
Brown & Brown Lone Star Insurance Agency Inc
C3 Building Solutions
Cano Electric Inc
Capital Disaster Solutions
CashFlow Pros LLC
Century Fire Protection Houston
Citi Fence & Concrete
City Wide Building Services
Classic Same Day Blinds
CNM Project Management LLC
Commercial Fire Protection
Construction ECO Services
ControlByNet Cloud and Managed Video Surveillance Solutions
Core 24/7 Restoration & Construction
Core By KHI Restoration
Core Multifamily Fabrication
CRE Business Solutions LLC
Crowned Eagle Construction
Cypress Landscaping & Irrigation Inc
D&G Quality Roofing Inc
Designs by Holmes
DHI Commercial Roofing
Diamond Services LLC
DNM Contracting Inc
Dryer Vent Wizard of Humble
Ecolo Environmental Inc
Emersyn Electrical Services LLC
Encore Services TX, LLC
Epic Air Conditioning
ESI Fire & Security Inc
FASTSIGNS Missouri City
Featherston Sign Partners
FFH Inc DBA Liberty Builders
Fiat Construction LLC
Fidus Construction Services
Finish Factory Inc
Fire and Life Safety America
Fire Reconstruction Inc
Firetrol Protection Systems
Flavor Finish Resurfacing
Frontier Waste Solutions
Furniture Refinishing Services
Get It Done Cleaning Service LLC
Giordano Construction Inc
Graphic Stylus Promotional Products
Great American Business Products
Green City Security LLC
Greenlogic Lighting & Electric
Grindstone General Contracting
GT Security Solutions
Halo Doors Inc
Hamilton-Steele Outdoor Accents
Hard Works Valet Trash & Recycling
Homeland Protective Services Inc
Hoover Slovacek LLP
Hut Services LLC
Industrial Disposal Supply
Infinity Power Partners
Infinity Roofing & Restoration
Inner Loop Construction LLC
J and B Carpet Services
JAK Environmental LLC
Jonah Digital Agency
Kathy Andrews Interiors
Keylo Painting & Construction
Law Office of Ernie Garcia PLLC
Leah McVeigh Design and Consulting LeasePal Inc
Lee & Barrier Builders LLC
The Liberty Group Liftmaster
Lights Out Production Company
Lithotech Printed Products/ Forms Center
Lopez Carpet Care & Painting
LP Building Solutions: LouisianaPacific Corporation
LVL Up Remodeling
Maldonado Nursery & Landscaping Inc
Mandalay Construction LLC
Masonry Solutions Inc
Matrix Construction Services
McMahan's Flooring Inc
Men In Kilts
MGL Rehab Construction
Modern Pest Control
Monge Contracting Group
Mueller Water Conditioning Inc
MX2 Commercial Paving
National Renovations LLCDBA Repipe Specialists Inc
NEI General Contracting
Nelson Painting and Construction NGC Renovation LLC
Norman Roofing and Construction
Northwest Construction Group
O’Conor Mason & Bone PC Oasis Eco Services
On Duty Tree and Landscape
On Site Towing LLC
Orkin Pest Control
Pace Mechanical Services LLC
Pack It Movers
Parking Management Company/ PMC Towing
Paul Davis Greater Houston
PCS Creative Surface LLC
Perma Pier Foundation Repair
The Phoenix Staffing
Precision Safe Sidewalks LLC
Pro Kleen Exterior Services
Pro-Tex Contracting Group
PROCO Commercial Roofing
Professional Resurface LLC
Pura Flo Corporation
Quatro Tax LLC
Ram Jack Foundation Solutions
Reliable Roofing of Texas Inc
Rent Debt Automated Collection Services Inc Rent.
Residential Waste Service LLC Restoration 1 of Central Houston
REVS (Refuel Electric Vehicle Solutions)
RezClean Houston Roadrunner Restoration Company LLC
Roosevelt General Contracting
Roto-Rooter Services Co
Saifee Signs & Graphics
Saint Clair & Sons Inc
Santos Contracting LLC
Sayan Renovations and Construction
Scoop Troop HTX
SEAL Security Solutions LLC
Select Appliance Wholesale LLC
Sign-Ups & Banners
Signal 88 Security Snappt
South Central Electric LLC
Steward Trash Valet Service
Stormwater Professionals Group
Strata Roofing and Construction LLC
Strategic Electrical Solutions
Structural Concrete Systems LLC
Sunny Pressure Washing LLC
Swain & Baldwin Insurance & Risk Management
Texas Apartment Pool Services
Texas Concrete Professional Company
Texas Engineered Roofing & General Contracting
Texas GroundWorks Management
Texas Landscape Group LLC
Texas Southwest Floors Inc
Texas Window Cleaning Co Inc
Three Amigos Texas LLC
Threshold Agency LLC
Tpo Pros Roofing & Restoration Trash Roundup LLC
Two Brothers Foundation Repair
United Protective Services
Urban Value Corner Store
USA Heroes Coalition D/b/a USA Real Estate Professionals (USAREP)
USA Patrol Division
VBM Waste LLC
Warrior Patrol Services LLC
WASH Multifamily Laundry Systems
Watermark Restoration and Construction
Wayfinder Tax Relief LLC
Webb Pest Control
Whitmans Contracting and Roofing
Wilson Fire Equipment
World Cinema Inc
HAA MEMBERS, SERVING YOU IS AN HONOR THAT HOLDS A RESPONSIBILITY I DO NOT TAKE LIGHTLY.
I PLAN TO PROTECT THAT RESPONSIBLITY AT ALL COSTS BY LEADING THIS ORGANIZATION AS BEST AS I CAN THIS YEAR AS YOUR 2023 PRESIDENT.
The past couple of years have been a struggle for so many, whether it be professionally, personally, or both. This industry is not an easy one. We are faced with obstacles, collection issues, rising interest rates, kids learning remotely and struggling socially. I feel like we have aged 10 years in just the last two. So, I challenge everyone to find some joy and forgiveness as we start the 2023 year off strong!
Before we get into the craziness of this year, let’s take a step back and reflect. January is always an opportunity for a ‘fresh start,’ whether you are making a New Year’s resolution and setting big goals or are allowing yourself the grace to recharge this year and rest. If you are like me, you know that it is hard finding some solace in this chaos, but I have some advice that might help you ‘namaste’ in 2023.
Find a happy place and decompress! I know it can be hard to take time for yourself, but, if you are not taken care of, you cannot take care of others. I have started setting a 15-minute Alexa timer to be more disciplined with blocking out time to decompress. Alexa will remind me when time is up, and even gives me an option to snooze if I need it. (Some of my leasing agents are even using this to set aside follow up time, which is genius.) Best thing ever!
Next, reward yourself! When you successfully stick to a week of decompress time, reward yourself in whatever form feeds your soul. It may be a shopping trip, an extra glass of wine, or even a night out with someone you love. Trying to balance it all may seem impossible if you aren’t bringing any balance into the equation.
Practice gratitude, both for what you have in your life, your blessings and your accomplishments. Practice gratitude to others by capturing those moments in which someone does something to help others and recognize them. Thank those key people in your life that makes things possible, your spouse, your friends, your HAA suppliers, you barista, your children, even your mailman! Break the boundaries of expectations for service and gratitude in all you do! It will make others feel loved and you may be surprised, but you too will feel a tingle of happiness each time you are able to show gratitude to others. Send a card, send a cookie, give a hug. There are 1,000 ways to show gratitude, but you only need to start with one!
Thank you to all the HAA staff for making things look easy, the Board for trusting in my leadership, for past presidents that have paved the way for today’s leadership and to all the members that dedicate their time and dollars to make HAA a fruitful, giving and professional organization.
You can still make your resolutions and set your goals, but make sure you also use this time to find a happy place, find that work/life balance and find those people who support you in this industry and thank them!
Now, let’s start this year with some magic! Join me for the Installation Gala on January 21. See Page 17 for the details. Happy New Year HAA!
These companies have generously supported the Houston Apartment Association with their patron membership. Please give them careful consideration, whenever possible, in your business.
January Patron of the Month
Houston Planned Energy Systems
HAA Member since 1978
Cotton Commercial USA Inc. HAA Member since 1982
Lowe’s Pro - MSH HAA Member since 2006
CSC ServiceWorks HAA Member since 1961
Craven Carpet HAA Member since 1986
Camp Construction Services HAA Member since 1994
HAA Member since 1997
Gemstar Construction Development Inc. HAA Member since 1985
AAA Plumbers HAA Member since 1984
FSI Construction Inc. HAA Member since 1999
Dixie Carpet Installations
HAA Member since 1987
Century A/C Supply
HAA Member since 1968
TEXAS GETS TO WORK
ON JANUARY 10 at noon, members of the Texas Senate and House of Representatives will gather in their respective chambers at the Capitol to convene the 88th legislative session. That will begin the 140-day countdown to Sine Die (end of regular session) on May 29.
The legislature only meets every oddnumbered year beginning on the second Tuesday in January. From there members have 140 days to complete the business of the state. That said, the only items that can be voted on within the first 60 days of the session are “emergency items,” which are exclusively determined by the governor.
Members have been filing bills since No-
vember 14 and have until March 10 to file bills without restriction. Between both the House and the Senate, there will be more than 6,500 pieces of legislation filed this session. Even with complications due to COVID-19 and Winter Storm Uri during the 2021 session, 6,927 total bills were filed. Of those, only 1,030 (15%) became law.
There is only one item that the Texas legislature must pass: The Budget. The budget is written to cover the biennium following that legislative session, in this case 2024-25. While both the House and Senate work together to craft a balanced budget (the Texas Constitution requires that the legislature pass a bal-
anced budget), the chambers alternate the responsibility of introducing the bill each session. This session, the House will author the budget which will be House Bill 1.
This session will see lawmakers with a unique circumstance of having a roughly $27 billion surplus in revenue to consider. While that seems like a good problem to have, it can be challenging to determine the best use of those dollars. When there is a deficit, no one is asking for more money, they are just trying to protect what they are budgeted. When there is a surplus, everyone is looking to fund their pet project.
We have seen it already with state agencies and universities across Texas making their
The 88th Texas Legislature kicks off this month and please support our industry by joining the HAA PAC.
Get in here!
Don’t know how to reach members? Get out there online and in their hands!
ABODE magazine, the multifamily industry’s resource for what’s happening in the Houston-area apartment market, is available online and in your mailbox. Looking for a previous issue? It’s online too. Need to reach members, get the word out to them with an ad. Every month, our members-only publication highlights industry news and trends.
ABODE is your resource for industry-specific legal and legislative news as well. Share your promotions and new hires in our “In The News” column, or the latest development in your area of expertise by writing an article. And get the word out about by advertising.
Contact Amanda at email@example.com to advertise and contact the Communications Department at firstname.lastname@example.org for details on editorial.
ABODE is there, no matter where.
Look for ABODE in the mail the first week of each month, or read online at issuu.com/haa_abode.
cases for nearly $20 billion in new money for programs and unmet needs. Those are not the only requests though, Governor Abbott has stated he would like to earmark half of the surplus for property tax relief.
While some form of property tax relief will be a focus, there will be many other big ticket items that will be on the agenda. Expect to see legislation regarding the power grid, workforce development, energy expansion, flood mitigation, etc. etc. etc.
As we get further into the session and have a more comprehensive view of what has been filed and what is being pursued, the HAA Government Affairs team will be active in working with our delegation and TAA in Austin.
Let Your Voice be Heard. It’s Time to Join the HAA PAC.
Although we just wrapped up the 2022 elections a few weeks ago, the start of 2023 brings another election cycle and as referenced above, a legislative session year in Austin. We expect a fluid and dynamic year in politics and the HAA PAC will be engaged.
While last year saw us elect nearly every state office from Governor to State Representative, as well as every member of our Congressional delegation, commissioners, judges and JPs, this year will see every elected position at Houston City Hall on the ballot.
With Mayor Sylvester Turner and several current council members not eligible to run again because of term limits, the HAA PAC will actively screen candidates to endorse in a number of those races throughout the year.
In 2022, we met with and screened candidates throughout the year. After collaborating with both NAA and TAA, we determined a list 86 candidates to support for the November election. We are proud to say that 96.5% of HAA endorsed candidates were successful in their elections.
Elections have consequences and who we elect to offices up and down the ballot have an impact on not only our industry, but our daily lives as well. It is critical that we continue to elect candidates that are pro-industry and follow the law.
If you are not a member of the HAA PAC, please consider joining. We offer several levels of membership to accommodate your involvement. For more information on the HAA PAC, please see Page 15 and contact Madison Polston at email@example.com.
If you have a regulatory problem or question, call the HAA main line at 713-595-0300 and ask for Government Affairs.
Are you ready?
TEXAS COURTS HAVE held that the legislative intent when enacting the eviction statutes was to create a summary procedure that is inexpensive and speedy. However, in recent years, evictions have become confusing, delayed and filled with various regulatory obligations.
The eviction process can be intimidating, daunting and overwhelming. In an effort to help you navigate the process, here is a list of things you should be prepared for when you are evicting a resident.
Name of Property
The “Owner” designated in the lease can either be the legal name of the ownership entity or the assumed name for the owner, which is the name in which you do business (the name of your apartment community).
If you use an assumed name in your lease, you need to be sure that you have complied with the Texas Assumed Business or Professional Name Act. This Act requires you to properly register any assumed name that your owner is using. Although it is relatively easy to file an assumed name certificate with the appropriate authority, there are unique penalties if you don’t that are especially relevant if you are evicting someone under your assumed name.
The Act provides that a person’s failure to comply with the Act does not impair the validity of any contract or act by the person or prevent the person from defending any action or proceeding in any court. However, the person may not maintain an action or proceeding arising out of a contract in which an assumed name was used, until an original, new or renewed certificate has been filed as required by the Act. If you are evicting someone and your lease identifies the “Owner” by its assumed name, and you don’t comply with the Act, you run the risk of delaying the eviction proceeding.
BE PREPARED: Review your lease to deter-
mine whether you have designated the “Owner” by its legal entity name or by its assumed name. If you have identified the “Owner” by an assumed name, be sure that you are prepared to provide evidence that you have complied with the Act by filing the appropriate assumed name certificate. I should note that if your lease is in your owner’s assumed name, whether or not you are involved in the eviction process, you should be sure that the owner has the proper assumed name certificate on file.
Notice to Vacate
The notice to vacate should be an unconditional demand for possession, as opposed to a conditional notice that the resident must vacate only if the resident doesn’t pay the delinquency. The Texas Property Code provides that if before the notice to vacate is given the landlord has given a notice or reminder that rent is due and unpaid, the landlord may include in the notice to vacate a demand that the tenant pay the delinquent rent or vacate the premises. In other words, if you give a conditional demand (one that states that the resident pay the rent or vacate), you would have to give a previous notice or reminder that rent is due and unpaid in order to have your notice be an effective notice to vacate under Texas law.
BE PREPARED: Read your notice to vacate to be sure that it is an unconditional demand for possession, rather than a demand that the resident either pay or vacate.
Number of days to vacate
The Texas Property Code provides that if a tenant is in default of the lease, the tenant must be given at least three days’ notice to vacate before the landlord files an eviction action unless the parties have contracted for a shorter or longer period in a lease or agreement. The stan-
dard TAA lease allows for a 24-hour notice to vacate. However, in March of 2020, the CARES Act was passed which requires certain properties to give a 30-day notice to vacate. Properties subject to a CARES Act are those that would be required to comply with VAWA (the Violence Against Women Act, which includes many types of assisted housing) or properties that have federally backed mortgages (which covers many conventional properties).
In 2021, both HUD and the Federal Housing Finance Agency adopted rules, which would apply to the same types of properties that are subject to the CARES Act, that also state that a 30-day notice to vacate should be given in nonpayment of rent cases.
BE PREPARED: It is imperative that you are aware of whether you are subject to the CARES Act in order to be sure you give the proper number of days’ notice to vacate.
The Texas Property Codes provide for certain ways in which a notice to vacate is to be delivered. The notice to vacate can be given in person or by mail at the premises. Notice in person may be by personal delivery: (i) to the tenant or any person residing at the premises who is 16 years of age or older; or (ii) to the premises and affixing the notice to the inside of the main entry door. Notice by mail may be by regular mail, by registered mail or by certified mail, return receipt requested.
As an alternative to this delivery, a landlord may deliver the notice by: (i) securely affixing the notice to the outside of the main entry door in a sealed envelope on which is written the tenant’s name, address, and in all capital letters, the words “IMPORTANT DOCUMENT” or substantially similar language; and (ii) not later than 5 p.m. on the same day, depositing the notice in the mail in the same county in which the premises is located.
However, this alternative is only available under the following circumstances:
1. The premises has no mailbox and has a keyless bolting device, alarm system or dangerous animal that prevents the landlord from entering the premises to affix the notice to vacate to the inside of the main entry door; or
2. The landlord reasonably believes that harm to any person would result from personal delivery to the tenant or a person residing at the premises or from personal delivery to the premises by affixing the notice to the inside of the main entry door.
BE PREPARED: How the notice to vacate was delivered is one of the first things reviewed by opposing counsel and the judge. Be sure delivery was proper and you are ready to provide evidence of delivery. Although not legally required, it may be a good idea to take a picture of a notice that has been posted on the inside of the door, if possible.
In addition to the customary things that every lawsuit must contain, an eviction petition must contain the following:
1. A description of the premises, including the address;
2. A description of the facts and grounds for eviction (for example, nonpayment of rent);
3. A description of when and how the notice was delivered;
4. The total amount of rent due and unpaid at the time of filing; and
5. A statement that attorney’s fees are being sought, if applicable.
BE PREPARED: Since these are part of most form petitions you fill out when you file the eviction, be prepared to be able to fill in the information required. Additionally, when you go to trial, be prepared to provide evidence of each of the issues pertaining to these requirements.
Where the suit is filed
The Petition is filed in the precinct of where the property is located. If it is filed elsewhere, the judge must dismiss the case. It should be noted that, in Harris County and a few other locations, there are two judges in a precinct, which gives you a choice.
BE PREPARED: Before you file an eviction, you should know what precinct your property is in and where you are required to file. If you have a choice, you should be familiar with each of the judges to be able to choose the judge with whom you are most comfortable.
Remote proceedings (the emergency order from the Supreme Court of Texas that provides for remote proceedings expires January 1, 2023).
Pursuant to an emergency order issued by the Supreme Court of Texas, all courts in Texas may allow or require anyone involved in a hearing, deposition or other proceeding of any kind to participate remotely, such as by teleconferencing, video conferencing or other means. Although the current emergency order expires January 1, 2023, it may be extended further. Additionally, there are proposed rules that will also allow remote proceedings. It appears that a remote proceeding option is here to stay.
BE PREPARED: Since whether to have remote proceedings is up to the judge, you need to be prepared for a remote proceeding if your judge requires it. When you file a petition, you should determine whether the trial will be held in person or remotely. If remotely, you need to be prepared to provide the judge and the other party with the evidence you intend to present at trial.
/ See Law, Page 49 Want more Howard? He’s online! Go to http://issuu.com/haa_abode for past columns.
VALET TRASH VICTORY
A properties charges are justified after proving a resident left behind large furniture upon move-out.
A RESIDENT FILED a complaint with the Houston Apartment Association to dispute charges on her final account statement. In her complaint, she accepted the claims of carpet and wall damage charges but wanted the trash removal charges taken off her final account statement. After speaking with management to inquire about the details of the trash removal, the resident disagreed with the extra charge of $600. She claims that the trash left outside the community chute was not her property, and that she still owns the items that were listed. The resident then sent pictures displaying items like those that the property claimed she left, presumably in her new apartment.
Management responded to HAA, and that response was forwarded to the resident. Enclosed in the management’s response were copies of the move out charges, application, lease, resident ledger and pictures. Management told HAA that during the residents move-out a team member saw the resident leaving large items, such as three mattresses, a dining room table and other bedroom furniture, by the community trash chute. The team member took photos of the trash left behind and promptly sent them to management.
The committee ruled in favor of the management. The photos of the residents’ items and apartment number justified the charges. Photos of items in the resident’s new apartment were not enough to prove the claims
made by the property were false. The resident owes the property $2,294.36.
The HAA Resident Relations Committees provide an impartial review of resident complaints using the documentation provided by both the resident and management. When the committee finds in favor of the resident, we appreciate a direct response from the property to the resident within two weeks and a copy of the payment sent to HAA for our records. When the committee finds in favor of the resident, management may file an appeal. When the committee finds in favor of the property owner, the decision is final.
If you are a manager with a resident relations issue, call HAA at 713-595-0300 for direct assistance.
The HAA PAC participates in local and state political campaigns, helping candidates who support the apartment industry and its supplier businesses. Strengthen your voice by joining us. You can participate in the HAA PAC on several levels:
Receives all of the benefits of trustee, and
One vote for every $500 contributed.
Sets the agenda for the HAA PAC.
Acts as the PAC Board of Directors.
Invitations to Steering Committee Meetings held three to four times per year.
Benefits listed below, and
An individual vote on HAA PAC decisions.
Invitations to special events and meetings with legislators, including elected officials receptions.
Century Club Members • $125
Benefits listed below, and
Group voting rights, though their Century Club Representative.
Non-Voting Century Club Members
Attend all regular HAA PAC functions at member pricing, but has no voting privileges.
Members are recognized in the October issue of ABODE magazine.
firstname.lastname@example.org, fax to 281-582-1520 or mail your payment to: HAA PAC, 4810 Westway Park Blvd., Houston, Texas 77041. For more information contact HAA PAC at 713-595--0302 or email@example.com.
Auction is the word.
Sponsors can “rule the school” at our next meeting or event and “electrify” their brand. Sponsoring is a great way to get in front of a concentrated market and grow your network.
Visit the HAA website for the full Auction Program with the list of events up for sale at www.haaonline.org/sponsor/
“Tell me about it, Stud!” 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.
““Beauty School Drop Out?” Can’t make the live auction? Proxy bidding is available. Contact Amanda Sherbondy to find out more.
Wednesday, January 18
4810 Westway Park Blvd. off Clay Road just east of Beltway 8 Free to all
BE A PART OF THE NEXT GENERATION OF HAA
LEADERSHIP. This niche group within HAA is dedicated to the networking and professional development needs of HAA’s young professionals and it is open to all members. Network with your peers and grow your career together among the next generation of HAA leadership! To learn how to become involved with NEXT, see online at www.haaonline.org/next.
NEXT Mission Statement:
A network of young professionals committed to the growth of future leaders with the Houston Apartment Association through education, peer-to-peer networking, and legislative and community involvement.
HAA NEXT programs include networking socials hosted at various venues across Houston and professional development breakfasts held at the HAF Education Center. The Professional Development programs feature special guest speakers on timely topics relevant to enhancing and furthering your multifamily industry career.
Register online at www.haaonline.org/next or email us at firstname.lastname@example.org for more information. We look forward to meeting you!
New Supplier Orientation
Wednesday, January 4 10 a.m. to 11 a.m.
All new supplier members or representatives can attend this online orientation. Learn how to get involved and take advantage of member benefits.
Ambassador One Society Meeting
Wednesday, January 4 3:30 p.m. to 5:30 p.m. Kirby Icehouse 1015 Gessner Road Supplier partners can join this committee for HAA Ambassadors to find out how to promote HAA Events, contact properties to survey them on benefits, and network with other supplier partners. Supplier members only.
Resident Relations Committee A Meeting
Wednesday, January 11 2 p.m.
HAA Membership 101
Thursday, January 12 12:30 p.m. to 1:30 p.m. Sponsored by Ideal Towing
Expo Committee Meeting Thursday, January 12 3:30 p.m. Committee Members Only
Office Closed Monday, January 16 The HAA office is closed in observance of Martin Luther King Jr. Day
Sponsorship Auction 101 Wednesday, January 18 2:30 p.m.
If you’ve never attended a sponsorship auction, please consider joining us at 2:30 p.m. to learn the ins and outs of HAA’s Sponsorship Auction.
Sponsorship Auction Wednesday, January 18 3 p.m. to 5 p.m. FREE to all supplier partners. Sponsoring an event in 2023 is a great way to gain recognition for your company. Contact Amanda at
email@example.com for more information. See Page 16 for details.
FEATURED EVENT Installation Gala presented by Camp Construction Services Saturday, January 21 6:30 p.m. to 11 p.m. Bayou Music Center
Join us for the Installation of 2023 HAA President Stephanie Graves, 2023 HAA Officers, Board of Directors and Product Service Council Officers. See Page 17 for details.
Presented by Camp Construction and sponsored by Century A/C Supply, Crestmark Construction Services, Lowe’s Pro Supply, Reliant, Texas Apartment Pool Services.
Leasing 101 Tuesday, January 24 to Wednesday, January 25 Class is from 9 a.m. to 4 p.m. on Day One and 9 a.m. to Noon on Day Two 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. Students
who complete the course will receive a certificate, as well as a listing of placement agencies and management companies that are HAA members. For more information contact Education at firstname.lastname@example.org.
24 Steering Committee
Tuesday, January 24
11:30 a.m. to 1:00 p.m.
Contact Madison Polston at email@example.com for more details.
Board of Directors Meeting
Thursday, January 26
4 p.m. to 5:30 p.m.
Sponsored by Texscape Services
Tuesday, January 31
3 p.m. to 5 p.m.
HAA is opening our doors to those who want to learn more about HAA and all of our member benefits. If you’re considering joining HAA, please swing by our office to learn more. If you’re an existing HAA member, learn how to get more involved and meet the HAA staff.
UNLESS OTHERWISE NOTED, all events meet at our Dinerstein Reed Prokop Education Center, 4810 Westway Park Blvd., second floor, in either the Direct Energy and Liberty Personnel & Executive Search or the Camden and Michael Stevens Interests Room. Meetings located at the HAA Offices, 4810 Westway Park Blvd., first floor, will be held in the Redi Carpet and Winograd Families/Judwin Properties Conference Room. See www.haaonline.org/events for an interactive calendar.
New Supplier Orientation
Wednesday, February 1
10 a.m. to 11 a.m.
All new supplier members or representatives can attend this online orientation. Learn how to get involved and take advantage of member benefits.
Ambassador One Society Meeting
Wednesday, February 1
3:30 p.m. to 5:30 p.m.
Kirby Icehouse 1015 Gessner Road
Supplier partners can join this committee for HAA Ambassadors to find out how to promote HAA Events, contact properties to survey them on benefits, and network with other supplier partners. Supplier members only.
9 a.m. to Noon
See Page 25 for more information.
CALP: Certified Apartment Leasing Professional Tuesday, February 7
Courses held four consecutive Tuesdays from 9 a.m to 4 p.m. Visit www.haaonline.org/education for more information or contact firstname.lastname@example.org.
HAA PAC Luncheon
Wednesday, February 8 11 a.m.
Contact Madison Polston at email@example.com for more details.
Resident Relations Committee B Meeting Wednesday, February 8 2 p.m.
2023 Avenues Series Begins Avenues Leadership Thursday, February 9
CALP: Certified Apartment Leasing Professional Tuesday, February 14
Courses held four consecutive Tuesdays from 9 a.m to 4 p.m. Visit www.haaonline.org/education for more information or contact firstname.lastname@example.org.
Wednesday, February 15
8:30 a.m. to 10 a.m. Network with other young professionals at an educational breakfast. See Page 18 for more information.
CALP: Certified Apartment Leasing Professional Tuesday, February 21
Courses held four consecutive Tuesdays from 9 a.m to 4 p.m. Visit www.haaonline.org/education
for more information or contact email@example.com.
Tuesday, February 21
8 a.m. to 1 p.m.
Bayou City Event Center
A hands-on competition event dedicated to the celebration of HAA’s maintenance and service professionals. See Page 19 for details.
Wednesday, February 22
9 a.m. to Noon
See Page 25 for more information.
CALP: Certified Apartment Leasing Professional Tuesday, February 28
Courses held four consecutive Tuesdays from 9 a.m to 4 p.m. Visit www.haaonline.org/education for more information or contact firstname.lastname@example.org.
WHAT’S ALL THIS TALK ABOUT REVENUE MANAGEMENT AND ANTITRUST VIOLATIONS?
November 28, 2022 –
Recently, the courts, the Department of Justice (DOJ) and federal policymakers have taken an interest in the rental housing industry’s use of revenue management tools. Considering this increased scrutiny of the industry, it is important to understand how antitrust laws come into play.
Antitrust laws regulate the way companies operate their businesses, specifically mergers and acquisitions that could result in a monopoly or potentially unfair business practices. These laws safeguard fair trade and competitive pricing for consumers and could result in challenges to the ways that industry professionals set rents for apartment communities.
A New Focus: Antitrust Complaints in Multifamily Housing Industry
Beginning in the 1980s, the airline industry was the subject of antitrust enforcement actions by the DOJ after companies were found to have entered into price-fixing agreements. Now, Big Tech companies have been the primary focus of antitrust enforcement. Given that virtually every industry relies on these companies’ technological advances, it is no surprise that their customers, like multifamily owners and management firms, are now a target.
One prominent software provider for the rental housing industry was the target of an investigative report that takes issue with the industry's use of revenue management tools. The report alleges that this company with outsized market share artificially inflates rents and urges its clients to hold units vacant to maximize profits, particularly to the detriment of renters in already high-cost cities. This software provider is now at the center of 10 antitrust lawsuits¹, letters of concern by almost two dozen members of Congress² and at least one open investigation by the DOJ.
In the class action lawsuit filed against the software provider, the allegations extend to nine of the company’s largest customers. The plaintiffs allege that the software provider colluded with its customers to artificially increase rent prices in violation of federal antitrust laws, specifically the Sherman Antitrust Act of 1890. A judgment for the plaintiffs in these cases could mean civil penalties and Federal Trade Commission (FTC) sanctions for the defendant software provider and the companies, which together manage hundreds of thousands of units nationwide.
What is an Antitrust Violation Under the Sherman Act?
Antitrust laws in the Unites States are comprised of the 1890 Sherman Act, the FTC Act and the Clayton Act of 1914. The Sherman Act prohibits agreements allowing for unreasonable restraint of trade that affects interstate commerce. The FTC Act bans “unfair methods of competition” and “unfair or deceptive acts or practices.” The Clayton Act of 1914 supplements the Sherman Act by addressing activities not expressly prohibited by the Sherman Act.
At the federal level, the FTC and DOJ enforce antitrust laws. The laws apply to individuals and legal entities at every level of the distribution chain. State attorneys general enforce antitrust laws at the state level, and they can also bring federal antitrust suits on behalf of individuals residing within their states. The laws apply to companies doing business in the U.S., as well as to foreign companies doing business abroad when the latter adversely affects U.S. consumers. But what constitutes an antitrust violation under the Sherman Act?
While the Sherman Act does not provide a test to determine if an agreement
See NAA Update, Page 59
The Houston Apartment Association Political Action Committee is the PAC of the Houston Apartment Association, a non-profit trade association representing the area apartment industry. Without political capital, our industry would not be as successful in representing you or your clients’ interests, and thus, your financial well-being. The HAA PAC participates in local and state political campaigns, helping candidates who support the apartment industry and its supplier businesses. You can participate in the HAA PAC on several levels.
For more on HAA PAC, visit www.haaonline.org/haapac
HAA Annual Business Meeting
Sponsored by ATI Restoration and Chadwell Supply
Thursday, November 10 at the Omni Hotel Riverway
More than 400 members attended this year’s meeting with special guest speaker Houston Mayor Sylvester Turner. HAA also honored 2022 President Christy Rodriguez, recognized committee and club chairs, acknowledged NAA education credential holders and lyceum graduates, and elected the 2023 HAA officers and board of directors. Go-Getter Chair Richard Wall and member Caroline Kane received their 15 member blue Go-Getter jackets and Donna Farthing received her 25 member patch. The President’s Awards were given to John Boriack and Christy’s husband, David Rodriguez. The PSC Special Recognition Award was given to Christy Rodriguez.
I reached success? That is so hard to say. Success for me would involve more me time and less everyone else time. As we age and grow, success changes. My 30-year-old self would answer this question, “yes.” My almost 50-year-old self says, “no, give it a few more years lady – you are still a work in progress!”
Graves 2023 HAA President StephanieGraves
From poker dealer to The Apprentice, from marketing magician to multifamily executive, it has taken more than sleight of hand for Stephanie Graves to reach success. It has taken hard work, tenacity and perseverance.
The Houston Apartment Association is honored to recognize Stephanie Graves as our new 2023 President. Stephanie served as a vice president-at-large for HAA from 2019 to 2020. She has served on the HAA Board of Directors for 10 years and is a graduate from the HAA and Texas Apartment Association Leadership Lyceum programs. She also served as a National Apartment Association delegate, secretary/treasurer in 2021, chaired the HAA Investment Committee and the HAA Strategic Outreach Committee.
Photos, from top to bottom:
Stephanie in her natural state, at her computer, before the 2022 Annual Business Meeting.
The beginnings of a go getter: Stephanie in elementary school.
Stephanie is a sought-after speaker for the apartment industry nationwide. She has spoken for the TAA and NAA conferences on multiple occasions, and she is recognized as a NAA Education Faculty member. She is an active volunteer instructor for the Houston Apartment Foundation and Education Committee leader.
Stephanie was recognized in 2009 and 2011 as Marketing Director of the Year and in 2019 for Executive of the Year. TAA selected her as MVP Volunteer of 2022 for her leadership as the TAA Lyceum chair.
Stephanie Graves grew up in El Paso, Texas where she graduated from Andress High School. (Go Eagles!) She moved to Austin, Texas after graduation to attend St. Edwards University, where she earned her bachelor’s degree in Communications and started working as an office assistant for a real estate developer. She soon was taking over properties in Houston where she tackled redeveloping property-based Section 8 housing into low-income housing tax credit properties.
After learning the ropes of affordable housing, she found herself pursuing a passion for education and sought out a training manager position
Investments. This start of her Houston multifamily career has lead her to now have more than 25 years of experience in real estate, working in roles ranging from director of business development, vice president of training and marketing, as well as senior vice president of operations for a portfolio of over 30,000 units in eight states throughout the country.
In 2015, Stephanie started her own company, Q10 Property Advisors, with partner Ginger Bernstein, who has since retired. In July of 2015 they acquired a 276-unit community and today Q10 manages 35 properties, 5,700 units and employs 150 employees. As CEO of Q10, Stephanie claims she is the “facilitator of management services,” and “handles client relations, pushes growth within the company and educates and advises.” But what you will learn during our interview with our new president, is that Stephanie is more than just a facilitator for Q10 and an amazing volunteer for HAA, she is an entrepreneur, a business owner, started a non-profit, built a Montessori preschool, is an avid poker player and is a mother to an amazing daughter, ‘Smilin’ Rilynn.
What motivated you to start your own management company?
I left multifamily operations in 2014, intended on pursuing training and educational speaking, even working on a minion comic book character dubbed “Stephanie G, Professional Me.” All while working on breaking ground on a Montessori preschool. I received a call from an ownership group that was unhappy with their current management
and they urged me to manage for them. “It will be easy,” they said, “you can keep it small and it will be great.” I finally caved and, at about the time the school was finished, we were up and running with Q10. So Q10 world headquarters was run out of our preschool in Spring, Texas. We had four accountants and three supervisors working for Q10 from the break room and six of the employees had their kids attending. We even had supplier meetings in the lunchroom with mini forks and spoons. I interviewed one of my best employees while cutting fruit in the kitchen. When she picked up a knife and a hairnet, I knew she would fit in just fine.
It was a crazy ride, as we were growing enrollment at the school and at the same time we were acquiring properties and growing Q10, all pre-Covid of course.
Has it been everything that you expected it to be?
Well, I expected the calls at four in the morning, the green pools and people not reporting to work on time, but didn’t expect the immense amount of responsibility that I feel daily. My goal was to provide a more femalefocused working environment with more flexibility and empathy for the struggles women face in this industry.
What were or are some of your biggest challenges?
I have a motto that I teach in every class, property management is easy, people management is crazy hard! So, the people challenges have been what keeps me up at night, whether
it is people that work for me, residents or ownership groups. Handling people’s emotions, needs, desires and frustrations are the biggest challenge in our business and in life overall.
What were some of your biggest strengths?
The ability to motivate people and help them see things that they didn’t see before. I am patient when it comes to training people, and I am good at finding efficient ways to get things done.
What is the best advice you have received?
Debbie Sulzer gave me great advice when I started. She told me to broaden my scope of knowledge, learn as much as you can about EVERY aspect of our business, not just the task I’m assigned to do at the time, that makes someone employable on all levels. I started in the training and marketing department, so when times were tough, I would be looked at as the first to be downsized. She said to make sure and know all that you can in all levels of this business so that you would not be laid off, but repositioned. That single piece of advice led me through everything I have accomplished. It made me aware of all aspects of our business and made me feel more confident that I could tackle owning Q10.
More recently, Ken Bohan has been a sounding board for my business. He has helped me understand the legacy parts of HAA, and the challenges that could come in the next generations. He is wise and so
Photos, from left to right, top to bottom: The 2022 HAA Leadership at this year’s Gala. Addressing the December 2022 HAA Board of Directors Meeting.
Stephanie, Paul Marks and Mindy Price on the set of the Multifamily Matters radio show.
Stephanie during an owners tour of a featured property.
generous with his feedback and time.
And of course, my mom, Anita. She has been an instrumental mentor for me. She taught me that anything was possible, which I know sounds cliché, but it is true. She always found a way! If something seemed impossible, my mom taught me to be creative and figure it out. She does the same with my daughter. When someone puts a challenge down because they said they can’t do it, my daughter picks it up and figures it out. That tenacity will serve her well, as it has me.
grow, success changes. My 30-year-old self would answer this question, “yes.” My almost 50-year-old self says, “no, give it a few more years lady – you are still a work in progress!”
But in 2022 NAA recognized Q10 as a NAA Top Employer in the industry and in 2016 and 2017 we were Top Employer for Multifamily Leadership, so those are certainly indicators of some success.
companies and as leaders in general in and out of our industry.
How are you active in HAA?
If you want to learn you have to show up and follow the people who are where you want to be. Ask questions, get connected with others and learn how they make decisions. More than once I have seen talent in people and tried to push them or point them in the right direction and they have resisted because it requires them to show up in ways that make them uncomfortable. You have to be comfortable being uncomfortable if you want to continue to grow, challenge yourself and pursue greatness.
Have you reached success?
Have I reached success? hat is so hard to say. Success for me would involve more me time and less everyone else time. As we age and
Photos, from left to right, top to bottom:
Stephanie’s training mascot “Stephanie G and the Professional Me” comic book. Aunt Ruth, Stephanie and her mother Anita.
Having fun with daughter Rilynn. Stephanie and her family: Her dad Dave, partner James, mom Anita, sister in law Jennifer, daugher Rilynn and mother in law Joan.
The forever multitasker, cheerleading and piccolo player at Andress High School, El Paso.
I don’t know the statistics or anything but I’m certain that women make up more than 50% of this industry, yet it was not until the last 10 years or so that we have had a seat at the table for decisions and leadership. I do consider female leadership as a driving force for me starting Q10. I was the one staying back and working when the gentlemen went hunting or golfing. My female supervisor and myself were walking up the ramps of the parking garages when the men were pulling up to the first floor reserved spots.
So, I do see it as an accomplishment that Q10 is 100% female owned and I have amazing females leading the team and driving the business. I have seen more females raise to leadership positions as I have grown in my career and I know we will continue to do so, and to seek more equality and recognition in our value to
Education and outreach to grow HAA has always been and will continue to be my focus. I am specifically excited about HAA’s revitalization of the Education and Outreach Department. HAA is the largest apartment association in the nation and our education should speak to that power and responsibility. I try to instill education in everything I do. It is the key to growing our association and maintaining its quality of leaders in multifamily.
I also try to be active in growing the HAA Political Action Committee. Strong membership is key in educating politicians on the importance of housing, and how partnering with housing provides for the challenges our industry and world will face with maintaining affordable housing.
What are you most excited about in this upcoming year?
2022 was a welcome back year, where we were able to come back together after the Covid break. Christy spoke about connection and that really resonated, and I think 2023 will be record setting for engagement, building connections, and attendance. I’m excited about it all and just so proud to be able to say I’m the president of
What advice would you give someone that is just starting?
What does being a female owner, female president and female boss of a female company mean to you?
Photos, from top to bottom, left to right:
Food Drive donations 2021. Doing what it takes during the Chlorine Shortage of 2021.
Moving some dirt for her Preschool project.
Stephanie and team playing Top Golf for the HAA PAC.
TAA 2022 presenting to Independent Owners.
The 2021 HAA Spelling Bee Champion.
HAA. It is an honor and I do not take the responsibility lightly.
What do you hope to accomplish as HAA’s President?
My Executive leadership team is amazing, and this year will be a challenge as we are starting to see some financial obstacles to maintaining the level of service we want to maintain for the HAA membership. I anticipate we will have to make some hard decisions and I am certain we will develop a solid plan for growth and ensure the continued benefit of HAA membership for property and supplier partners.
John Boriack did a great job of developing volunteer job descriptions for leadership, which set expectations. Christy Rodriquez really worked on communication between the Executive Board and building those connections. So the path has been set for this board to continue that work.
What is your motto for this year?
“Ask not what HAA can do for you, but what you can do for HAA.”
We need to work together to ensure HAA continues into the future, as many associations are feeling a lack of engagement. It is each of you, of us, that makes this organization so special and we have to work to preserve that.
I hope people remember that I was present, focused and supporting the efforts of our organization and that I represented the overall membership professionally and honorably.
What do you enjoy doing when you are not at work or at an HAA event?
I love traveling and work to travel! It’s harder now than before with Rilynn in school, but I also have projects I like to work on in my ‘free time.’
As we are getting this magazine to press, I am working on my first Multifamily Education Cruise, Multifamily Immersion Summit (an intimate and upscale networking and training event) and have another one planned for 2023.
I try and make time for poker when I can and, of course, want to spend as much time with my daughter as I can as she is about to enter her teenage years and who knows if she will like me anymore. I also am guilty of brunches with my lady friends on Sundays!
Who makes up your family and what are your favorite things to do with them?
My life partner is James, he supports and grounds me, he is the calm of the storm of Stephanie. He is my personal guide in life, as well as my business partner. He has his own
What do you hope people remember about your time as President?
IT/computer business and is also active in Q10 and all our other crazy ventures. My amazing daughter is Rilynn, she will be 12 this year and is already the most amazing young lady. She is smart, witty, creative, a fashionista and my truth teller. She is the reason we built the school and through that she developed such an empathy and passion to educate others. My mom and dad live in Corpus and are amazingly supportive of all my ventures, helping put together cabinets for the school and my mom assists with Q10 and all my projects and is a great grandmother. And my Aunt Ruth, who passed last year, and Uncle Charles, who helped raise me and to whom I owe my immense work ethic and love for traveling. We are small but mighty.
What is a fun fact about you that we may have not known before?
I tried out for the second season of the Apprentice! I made it through three rounds of interviews but ultimately wasn’t selected, talk about a different career path.
I also dealt poker in an underground room while working full time in the apartment industry. I would work 9-5, then go deal poker until 2 a.m., sleep for four hours and do it all again. After two years, I realized a felony for dealing poker was not something I was interested in. Another fun fact, I dealt to two previous HAA presidents in my time at that poker room, and I will never tell who, just call me Molly.
How do you balance it all?
I don’t, something is always being sacrificed. I will either be late on a report, or forget I have an event for my daughter and must call in someone to help with it all. I succeed and I fail every day, which is only human, so I just do the best that I can to not disappoint and try and tackle it all.
What is next for Stephanie Graves?
$25,000 keynote speaking for Google would be great. But if that doesn’t pan out, I will continue to work on education, growing Q10 and playing with ways I can help people grow in leadership.
Photos, from top to bottom:
With the Q10 team at the 2021 HAA Expo.
2022 Rock and Bowl Bowling Tournament “Backstage Crew of Q10.”
Stephanie receives the 2009 HAA Marketing Director of the Year Award.
Stephanie with owners and the Q10 team workiing together.
Q10 recognized as 2018 Multifamily Leadership Employer of the Year.
Learn more about HAA’s incoming Executive Committee and Product Service Council Officers for 2023.
Meet the LeadershipStephanie Graves President
Current Job: Owner of Q10 Property Advisors
My best leadership trait: Approachable and candid. I’m still perfecting: Tact and empathy.
One recent change that’s worked for me: Delegating and liking it.
One lesson I have learned from this industry: Being comfortable being uncomfortable. I can never get enough of HAA’s: Extended family and network of friends.
Most people don’t know this about me: I like my dogs more than people.
When I hear leader, I think of: A travel guide. Meaning someone who points out the things that matter, says what they like about things and how they do them.
Spouse: James Pinktowski
Children: I have an 11 year old daughter named Rilynn.
Pets: Two dogs and two guinea pigs (anyone want them).
Gina Erwin President-Elect
Current Job: President, GWR Management
My best leadership trait: Knowing not to ever answer this question for myself because it varies depending on who/what I’m leading. I’m still perfecting: My golf swing.
One recent change that’s worked for me is accepting that on Monday’s I will get nothing accomplished because it’s the only day that every single team corporate member is in the office (intentionally). It’s a block and tackle day that I have to be available and present for everyone at GWR.
One lesson I have learned from this industry: That no two situations or days are ever the same. Ever. And I have been doing this for 35 years.
I can never get enough of HAA’s: Enthusiasm and dedication to this industry.
Most people don’t know this about me: I’m a twin.
When I hear leader, I think of: Someone who inspires or impacts others, whether it’s personal or professional, intentional or incidental.
Spouse: Kelley Erwin
Children: Courtney (38), Tommy (36) and Addy (26). BONUS - one grandchild and another on the way!
Pets: Lucy the Lab and Gizmo the nutty Persian Cat.
Current Job: Executive Vice President of Operations at the Morgan Group
My best leadership trait: Communication and connecting the dots. I’m still perfecting: Managing stress, but I am
better at that than I was 5 years ago.
One recent change that’s worked for me: Riding a Peloton bike regularly.
One lesson I have learned from this industry: Trust but verify. Also, it is a very small industry.
I can never get enough of HAA’s: The commitment to the Houston apartment community. Most people don’t know this about me: I am an only child.
When I hear leader, I think of: Many of my mentors over the years, and most recently Dr. Debbie Phillips, she changed my life during 2020 and I am forever grateful.
Pets: One mini dachshund, Ruby Roux.
Christy Rodriguez Immediate Past President
Current Job: Director of Multi Family at Judwin
My best leadership trait: Empathy. I’m still perfecting: My leadership.
One recent change that’s worked for me: Changing my perspective when things don’t go as planned.
One lesson I have learned from this industry: Never burn a bridge. Today’s on-site team member is tomorrow’s owner or supervisor, and the relationships that you develop in this industry are vital to your success.
I can never get enough of HAA’s: The impact
to community and people’s lives. The friendships I have made in this organization are some of my best friends in life. My cup runneth over, thank you HAA.
Most people don’t know this about me: I want to write a book.
When I hear leader, I think of: Every single Past President of this great Association. It’s an honor to join this elite and prestigious group.
Spouse: David aka ‘Captain D-Rod’ Children: Christian who is 22 and Marissa who is 20.
Pets: Three dogs named Comet, Brandy, and Honey and one bearded dragon named Hugo.Loyal Proffitt Vice President at
Current Job: President –Property Management at Allied Orion Group.
My best leadership trait: Emotional Maturity I’m still perfecting: Patience
One recent change that’s worked for me: Changed my putter grip.
One lesson I have learned from this industry: We provide a very important and fundamental need for our residents… A home!
I can never get enough of HAA’s: Support to all their members and hard work.
Most people don’t know this about me: I like to shop
When I hear leader, I think of: Be a positive example.
Spouse: Tina Children: Cameron and Carson
I’m still perfecting: I tend to listen with an intent to respond rather than listening to truly hear and understand the message someone is trying to convey to me. I have a bad habit of hearing part of a message then simply waiting for someone to stop talking so I can talk without giving my full attention to their entire thought.
One recent change that’s worked for me: I’m trying to respect the pause. By that, I mean that when speaking to someone, particularly during a situation in which we are likely to disagree, I like to take a long pause before responding. This allows the person I’m speaking with to fully express themselves and allows me to hear their point of view and give me time to understand before responding.
One lesson I have learned from this industry: I’ve learned that I get way more joy out of seeing those under and around me succeed than my own personal successes. I’ve seen managers become regionals and analysts grow into directors and that personal and professional growth fills my bucket.
I can never get enough of HAA’s: Ability to create and allow its members to continue to cultivate relationships. I’ve met some of my best friends through the association and I look forward to meeting more and continuing to develop those friendships.
President at Large –West
Current Job: Managing Director, Client Services for Greystar
My best leadership trait: I think my best leadership trait is my ability to assemble a team and motivate them to achieve whatever goal we’ve set in front of us. I like to work hard to train our team members so that, when the time comes, I trust that they will do their job and that allows me to focus on the bigger picture. Trust is key and I believe that “Trust = Time + Consistency”. If I am consistent in my approach and give appropriate time for our team members to master something, then I will trust them to do exactly what they said they were going to do and this allows them to trust that I’m going to give them these opportunities for growth.
Most people don’t know this about me: I’m a closet sci-fi movie fan. My son and I have watched the entire Marvel series a number of times and I absolutely love them. When I hear leader, I think of: Someone willing and able to lead from the front but also comfortable taking a backseat and allowing those under or around them to take point when necessary. I’ve been incredibly fortunate to have a number of incredible mentors in my professional life and if anyone says that I remind them of Stacy Hunt, Mack Armstrong, Jackie Rhone, or Clay Hicks then I would consider that the highest of compliments.
Spouse: My wife, Brooke Terrell, is the most self-less, giving, and loving person I’ve ever met and we are proof positive that you can meet your soulmate at a bar (though we tell the kids we met at church).
Children: My son, Rhett, is 12 and my daughter, Brynnley, is 9. Coaching Rhett in baseball and subsequently seeing his pure joy for the game grow while watching my daughter dance are the ultimate joys in my life.
Pets: We have two lab/border collie mutts, Bailey and Tessa.
Current Job: Vice President of Property Management at Venterra Realty
My best leadership trait: I believe everything is achievable, just not at the same time. I am a hopeless optimist, but I understand and value the fact I do not have all the answers.
I’m still perfecting: Wow, that’s a long list. I have tried to move away from focusing on perfection and focus instead on excellence. This transition has been liberating in many ways. I am still trying to be excellent at is reading the sub context of a conversation. I am a bit like The Mathematician, that I do not always read between the lines in social conversations.
One recent change that’s worked for me: We have been exploring the power of curiosity in leadership at our company and it has been truly life changing. So, when going into the conversation the focus is more on asking questions and being comfortable with not knowing the outcome in advance.
One lesson I have learned from this industry: Again, so many here. One lesson that really sticks is the level of care people can truly exhibit at work. We have so many amazing individuals in our industry that really lead with heart. By being surrounded by that allows me to open myself up to leading with my heart versus my head when possible.
I can never get enough of HAA’s: Learning opportunities and opportunities to give back through volunteering on committees. Each time I have volunteered on a committee I have gotten so much more back professionally through personal growth than the time I have given, along with a real sense of purpose. Most people don’t know this about me: I grew up on a vineyard in Western New York and was driving tractor at the age of 12.
When I hear leader, I think of: Someone that inspires others to be the best versions of themselves.Tracie Yoder Vice President at Large –South Current Job: Managing Director, Property Management, Rangewater Real Estate
My best leadership trait: Mentoring/growing team members
I’m still perfecting: Trying to have a work/life balance which is always a work in progress. One recent change that’s worked for me: I have set a “cut off time” for myself daily and have let all my clients / direct reports know if there is something urgent after hours and on weekends so I am not tempted to look at emails!
One lesson I have learned from this industry: It truly is an honor to be able to make a difference in people’s lives by providing a good living experience for our residents!
I can never get enough of HAA’s: Commitment to our industry and its members, and its continued goal of being innovative and being the best Association!
Most people don’t know this about me: Even though I grew up as a “city girl,” I have lived for the past 10 years “in the country” on 5 acres. My favorite past time is spending time at our home in the Texas Hill Country.
When I hear leader, I think of: Someone who is inspirational and leads by example. I am a firm believer of the philosophy behind Servant Leadership
Spouse: James Sr.
Children: Connor, who is 25, and James Jr., who is 22.
Pets: Samara, a two-year-old Bull Mastiff (my “girl” in the family).Candis Mohr, CAS Product Service Council President
Current Job: Marketing Director/Operations Manager at AAA Plumbers
My best leadership trait: I have a passion for people. I want people to be successful. I hope to mentor and help others grow through whatever season of life they are living.
I’m still perfecting: Everything but my homemade chicken pot pie!
One recent change that’s worked for me: BEING PRESENT. Working on being present and sometimes that means taking things task by task or day by day.
One lesson I have learned from this industry: It’s resilient. The people are resilient and watching everyone come together for the betterment of community during hard and celebratory times is special.
I can never get enough of HAA’s: Ambassador ONE Society! The wealth of knowledge from our industries suppliers that share leads and help each other to be more successful has been something I am proud to be a part of.
Most people don’t know this about me: My husband Matt and I have been friends since second grade, we share the same birthday, and we got married under the monkey bars on the playground where we met.
When I hear leader, I think of: The opportunity to be a leader or mentor to those around us. I am thankful for the mentors that continue to pour into me. Even those who may not know that they have such a significant influence.
Spouse: God sure knew what I needed when he introduced me to that sweaty bowl haircut boy on the playground, Matt.
Children: Blessed to be the mama of two amazing littles. Kodi Bergen, she is 5 and Matthew Kullen (Kullen) and he is 10 months. Wow, time flies!
Pets: Meli Rose is our lovable Golden Lab.Joey Rodriguez, CAS Product Service Council Vice President
Current Job: Business Development at The Urban Foresters
My best leadership trait: I help others to achieve their goals. I ask questions and hold my team accountable to whatever they hope to accomplish. We make SMART goals and discuss them weekly.
I’m still perfecting: Managing my time. My job, my family and my volunteer duties take much of my time. I am still figuring out how to balance it all, but I enjoy the challenge!
One recent change that’s worked for me: I am focusing more on my own personal goals. Someone once told me that if you are not working for your own goals you are working for someone else's.
One lesson I have learned from this industry: You never want to burn bridges. Everyone knows each other in this industry so make sure you are trustworthy and reliable.
I can never get enough of HAA’s: The ability to support one another. We are all there for each other, help one another grow in our own individual companies and push each other to be successful.
Most people don’t know this about me: Before I started in this industry, I was an area manager for GameStop. That was many years ago, but I don't think many people know that about me.
When I hear leader, I think of: Someone who has a team and that holds them accountable to goals, who will take responsibility when
they make a mistake, who has high self-awareness and focuses on learning more every day to be a better leader and person.Spouse: Adrianna Rodriguez
Deborah Derouen, CAS Product Service Council Secretary
I’m still perfecting: It is my best trait but also something I am still perfecting, time management. It is constantly moving, so adjustments are inevitable. I spend a lot of time on having a very active and productive schedule.
Job: National Director of Marketing & Strategic Partnerships with PooPrints
My best leadership trait: I'm very supportive and encouraging. I genuinely want to see others win and achieve their goals.
I’m still perfecting: Boundaries, both professionally and personally. I always want to say “YES!” I'm still learning how to say no and not overextend myself.
One recent change that’s worked for me: Investing in myself with professional leadership training. I believe that everyone should invest in themselves. You can't sit around and wait for someone to hand it to you.
One lesson I have learned from this industry: We are multiFAMILY! This industry provides so many opportunities professionally and I have learned that being authentic and genuine creates relationships that will last a lifetime.
I can never get enough of HAA’s: Events! HAA continues to provide opportunities to create amazing relationships while growing your business.
Most people don’t know this about me: I'm in a band.
When I hear leader, I think of: THIS quote,” The job of a leader isn't to create followers, but to create more leaders.”
Spouse: 24 years married to my husband Paul Children: Two boys, 22 and 14. Also, a proud grandma to a sweet 9-month-old baby girl.
Pets: Too many! Three dogs, two cats, one bearded dragon. This was not supposed to happen, hence my boundary issues.
One recent change that’s worked for me: Being more consistent with self-care. By doing this I have seen better results in every compartment of life.
One lesson I have learned from this industry: Nothing is a surprise. There are so many moving parts internally and externally. There are lots of change with laws, with catastrophes, with companies, with people.
I can never get enough of HAA’s: All the events! (Charity, Education and Networking)
Most people don’t know this about me: I had a comminuted Maisonneuve fracture at my first HAA event.
When I hear leader, I think of: Gemstar Construction.
Children: I have two, Nailah who is 12 and Biagio who is 7.
Derek DeVries, CAS Product Service Council Immediate Past President Current Job: Vice President of Sales for Camp Construction
My best leadership trait: Emotional IQ. Very important for a leader to have and very few even know what it is.
I’m still perfecting: Patience.
One recent change that’s worked for me: Prioritizing. Eat the elephant one bite at a time.
One lesson I have learned from this industry: 90% of issues or problems are due to a lack of good communication.
I can never get enough of HAA’s: Pride. I think it’s easy to see that the HAA loves to be the biggest and best Apartment Association in the Nation!!!! THE GOAT!
Most people don’t know this about me: I’m in the federal witness protection program…… don’t tell anyone!!!!!!!!! Just kidding. Most people don’t know that I was born in Bettendorf Iowa.
When I hear leader, I think of: Jeff Blevins and Billy Griffin.
My best leadership trait is: Time Management. Like many in our industry, our days are far from monotonous. Being successful directly correlates to how one manages time.
Spouse: Heather “HC” DeVries
Children: Caldwell “C Money” DeVries
Pets: Babe (8) & Honey (4) my two Golden Retrievers
Rental Assistance (the emergency order from the Supreme Court of Texas that provides for rental assistance to be part of the eviction process expires January 1, 2023 and will only be in effect thereafter if it is extended).
If the landlord has a pending application for rental assistance involving the tenant, has provided any information or documentation directly to a rental assistance provider for the purpose of receiving rental assistance involving the tenant, or the landlord and tenant both express an interest in participating in an available rental assistance program, the court must immediately abate the eviction action for 60 days or until the landlord reinstates the eviction action, whichever is first.
BE PREPARED: You need to be prepared to answer the judge’s question of whether you would like to participate in an available rental assistance program involving the tenant. Keep in mind that the rental assistance programs are voluntary. You do not have to take rental assistance. Although not legally required, if you don’t want rental assistance, you may want to be prepared to tell the judge why you’ve decided not to take rental assistance for a particular tenant.
At trial, you will need to be prepared to present your evidence. In most nonpayment of rent cases, you will need to be prepared to present your lease, identify the delinquency and present the notice to vacate. You may be required to
testify how the notice was delivered and whether you are or are not a CARES property.
BE PREPARED: Ideally, you would bring people with you to court that have personal knowledge of the evidence presented, including knowledge of the lease, the delinquency and how the notice was delivered.
A writ of possession may be requested on the sixth day after the date a judgment for possession is signed or the day following the deadline for the tenant to appeal the judgment, whichever is later. However, a writ of possession may not be issued more than 60 days after a judgment for possession is signed, unless the court extends the deadline, which can be done for up to 90 days after the judgment is signed.
BE PREPARED: As soon as a writ of possession is available, you should request it from the court. You should calendar the date on which you can request a writ, which would be six days after the date the judgment is signed (if no appeal is filed). Note that the time period may be extended if the fifth day is on a weekend or holiday or if the court closes prior to 5 p.m on the fifth day.
A tenant can appeal a case by filing a bond, cash deposit or Statement of Inability to Afford Payment of Court Costs (a “pauper’s affidavit”) within five days after the date the judgment is signed (subject to the extended period provided above). If the appeal is perfected by the tenant filing a surety bond or pauper’s affidavit in a
nonpayment of rent case, the tenant is still required to pay one month’s rent into the court registry within five days after filing the bond or pauper’s affidavit. If the resident fails to do so, you may be able to request the writ. Keep in mind that the appeal still goes on even if you are able to get possession after requesting the writ; however, you can have possession pending the appeal.
BE PREPARED: If an appeal is filed, make sure you calendar when you can check to see if the proper payment was made into the court registry. If it was not, you should be requesting the writ.
Appeals of evictions from the justice court are by trial de novo in the county court. A trial de novo is a new trial in which the entire case is presented as if there had been no previous trial.
BE PREPARED: Always be aware of where you are in the court process. If the case is appealed, you will need to be sure to obtain a trial date in the county court and proceed accordingly with the new trial. Once appealed, it may be beneficial to retain legal counsel to help you navigate through the county court trial.
In this environment, evictions can be complicated. Preparation will be the key to minimizing issues at court. Hopefully this checklist helps you think about what you might need to do before and during the eviction process to be successful.
HAA’s Adopted Charities Taskforce selects two to three charities every three years that are relevant to our industry.
Dedicating Charitable Resources
While HAA and our members are incredibly charitable, we're often pulled in so many directions that we unintentionally dilute our giving capacity and miss the opportunity to build momentum for community groups.
At the Houston Apartment Association’s May 2022 Board Meeting, the creation of the Adopted Charities Taskforce was announced. HAA President Christy Rodriguez appointed past president John Boriack to chair the taskforce and encouraged interested board members to put their name forward for taskforce membership consideration.
The catalyst for this taskforce was the result of an Executive Committee discussion about the number of charities and 501c3 organizations HAA supports, whether it be through fundraisers, free association exposure, facilitating collection drives or providing manual labor at community service projects.
While HAA and our members are incredibly charitable, we're often pulled in so many directions that we unintentionally dilute our giving capacity and miss the opportunity to build momentum for community groups.
As a result, the objective for the Adopted Charities Taskforce would be to consider a future policy where the HAA board adopts two to three charities every three years that are relevant to our industry. Once adopted, HAA would dedicate charitable resources to these three groups, meaning all committees and HAA sponsored charitable activities would be directed to support these adopted charities.
The Taskforce invited NestQuest, Shelters to Shutters and the YMCA for interviews and all organizations demonstrated financial needs, exposure needs, industry partner needs and opportunities to provide support through supply/collection drives. Overall, the taskforce determined there were many opportunities to support all three organizations in different ways: supply drives, financial fundraisers, promotional efforts through large HAA events and endorsement support.
The Taskforce Mission
Thank you to our Adopted Charities
Taskforce members Jackie Aguirre, Melissa Friend, Monica Gracia, Manu Gupta, Karen Nelsen, Blaise Spitaleri, and staff liaisons Susan Hinkley and Casey Morgan.
The Taskforce conducted three meetings in June, August and October. During these meetings, the Taskforce developed criteria for future charities to follow in order to secure a partnership with HAA:
• Some relation to the multifamily housing industry;
• Tenure/legitimacy/reputation – capability to measure non-profit's structure and giving capacity as well as considering the charity's reputation and creditability with the public;
• Ability to impact – locally focused as well as consider smaller organizations (and stray away from globally large organizations;)
• Address specific needs of our industry and members; and
• Mutually beneficial or a relationship that provides positive PR opportunities for both entities.
The Taskforce then created a list of suggested charities, including charities recommended by board members, and compared them to the developed criteria, then ranked them based on how well they fit the criteria.
As a result, three organizations bubbled to the surface: NestQuest, Shelters to Shutters, and the YMCA.
The Taskforce invited all three charities for interviews in October and all organizations demonstrated financial needs, exposure needs, industry partner needs and opportunities to provide support through supply/collection drives.
Overall, the taskforce determined there were
many opportunities to support all three organizations in different ways: supply drives, financial fundraisers, promotional efforts through large HAA events and endorsement support.
There were a few caveats to the taskforce's decision:
• The taskforce recommended that HAA continue relationships with local charities that have been rooted in years of tradition at the organization including the Houston Food Bank and Camp Hope.
• The Taskforce also recommended that HAA's Government Affairs team continue its working relationship with CrimeStoppers or similar efforts that address a political need according to the discretion of the HAA CEO.
• Additionally, the Education and Outreach Department should also continue their work with stakeholders such as Goodwill to find opportunities to partner and better train the industry's workforce.
HAA General Counsel Howard Bookstaff put together a board resolution outlining the taskforce's decision. The resolution will direct all HAA charitable outlets to find ways to support these three charities over the three-year period (2023, 2024, and 2025.)
Mid-year in 2025, the Executive Committee will reevaluate HAA's working relationships with each charity and determine whether to renew the organization's commitment with the input of the HAA board and staff.
NestQuest changes the future of Houston's children, by providing families who receive Housing Choice Vouchers with access to great
homes and exceptional schools.
Participants in the Housing Choice Voucher Program (HCVP), also known as Section 8, have limited options for high quality housing in safe neighborhoods. NestQuest works directly with families, landlords and government agencies to give families a real choice in where they live and where their child is enrolled at school.
Families who want to move to high opportunity areas should have that choice.
NestQuest expands housing access in high opportunity areas for low income families. NestQuest’s ultimate mission is to break the cycle of inter-generational poverty and systemic segregation in schools. Income segregation between school districts cause achievement gaps between students. NestQuest ensures that every child placed through our program is enrolled in an exceptional school ranked A+ to B by Children at Risk.
Shelter to Shutters
Shelters to Shutters is a national 501c3 organization that transitions individuals and families at risk of or experiencing homelessness to economic self-sufficiency by providing full time employment, housing and career training opportunities in partnership with the real estate industry.
Homelessness is a circumstance, not an identity. Shelter to Shutters offers a hand up to economic self-sufficiency by providing employment, housing and career training opportunities in partnership with our real estate partners.
In 2014, Chris Finlay launched Shelters to Shutters as a way to connect individuals and families facing homelessness with opportunity for employment and housing at his properties.
What started as a pilot program has grown into a national organization as others in the industry embraced the concept. As a business owner, Finlay believes the private sector must engage more to address social issues in our communities. We cannot solely rely on the government to address them. The majority of our country’s homeless population are situationally homeless and need a hand up to get back to self-sufficiency – and the private sector is perfectly positioned to give just that.
The YMCA www.ymcahouston.org
The YMCA offers programs that meet the needs of the Greater Houston community. The Y is focused on impacting everyone and offers a variety of programs, classes and services. YMCA programs bring people together to develop strong, positive relationships with others in their neighborhoods and communities.
The Y is transforming to do more for communities. Today, they are changing their model to become a more inclusive, purposedriven entity. One built to ensure everyone in every community has equal opportunity.
As part of this effort, the YMCA would like to partner with area apartment communities to provide after school programs for resident children.
Activities will vary and may include:
• CREATIVE MOVEMENT – Dance, music, instruments, parachutes, beanbag games and more.
• ARTS & CRAFTS – Art projects, craft projects, painting, play dough, science.
• STRONG MINDS OR IMAGINATION STATION – All coordinated learning such as ABC’s, 123’s, colors, shapes, puzzles, puppets, dramatic play and themed activities such as back to school, wild kingdom, under the sea, transportation, the seasons, weather, holidays, etc.
• HEALTHY BODIES – Fitness fun, Zumba® Kids, CATCH®, physical play and nutrition.
• INSIDE OUT – Outdoor play.
For more information on HAA and it’s charitable endeavors, visit www.haaonline.org and see our social media #haaonline.
An Analysis of Affordable Housing Preservation
Efforts to preserve affordable housing must be mindful of transit, quality and flood risk.By JOHN PARK, The Kinder Institute for Urban Research
Editor's note: This post was republished from the Kinder Institute’s Urban Edge Blog.
Arecent Kinder Institute report (https://kinder.rice.edu/sites/d efault/files/documents/KI%20R esearch%20Report%E2%80%93 Housing%20Preservation%205. pdf ) discussed strategies for preserving affordable housing, particularly Harris County’s vast supply of so-called “naturally affordable” units. But knowing which properties should be preserved is a challenge, and the resources committed to preservation tend to be very limited.
Some housing units are affordable because they have been built with public subsidies, or their rents are assisted by housing agencies, often through federal funds. But the vast majority of affordable units in Harris County receive no subsidies. These units are called “naturally occurring affordable housing,” or NOAH, and they are more vulnerable to declining quality and increasing rents than subsidized units are.
Many of these properties were built several decades ago, and their rental prices reflect the age and quality of the buildings, which may have varying levels of improvements and maintenance over their lifetime. Other types of affordable housing on the private housing market may be less expensive because they are located far from bustling central business districts and trendy neighborhoods, with lower land costs. In either case, these units can become unaffordable when land values increase or when property owners invest in improvements and increase rents to recoup their costs.
Ideally, NOAH would be preserved in places that are near high-frequency transit serving job centers, and higher-quality units could be renovated at a lower cost than rebuilding lower-quality units. At the same time, attention to NOAH’s flood risk is also key. By looking at each of these factors, housing preservation advocates might be able to better target their efforts.
Location and proximity to transit NOAH, which consists almost entirely of multifamily units, can be found throughout the city of Houston and Harris County. A majority are situated near major highways or arterial roads, particularly on the west side of the county.
One of Houston’s most noticeable NOAH corridors falls in southwest Harris County, where about 40% of the county’s 314,000 total NOAH units can be found. This southwest corridor is concentrated alongside Westheimer Road, Richmond Avenue, Westpark Tollway, and Highway 69, where large swaths of multifamily properties were built between 1960 and 2008. This area is also located between single-family dominant small cities— Hunters Creek Village to its north and Bellaire to the south — and residents in this corridor have easy access to jobs throughout downtown, the Galleria area and further west.
All in all, the distribution of NOAH in Harris County is different from that of federally assisted rental housing, which is fairly scattered, with some concentrations in northern, eastern and southern Houston.
Another dimension to consider is the proximity to transit. Some low-income households, including those who live in NOAH, are more likely to use public transit to complete regular daily or weekly trips (e.g., jobs, schools, grocery stores, etc.) It makes sense, then, to prioritize NOAH preservation along high-frequency transit corridors.
While a number of high-frequency network connections are available for NOAH residents in the southwest area, their main options are bus routes along Westheimer and Richmond. Metro’s three light rail lines are Downtown and Med Center-focused, connecting to neighborhoods in the north, east, and southeast areas of the city, where federally assisted affordable housing units are primarily situated. Residents on the west side do have access to the new MetroRapid Silver Line along the western edge of I-610, the first leg of a forthcoming bus-rapid transit net-
work connecting the west side of the county to the Galleria area and downtown.
Local governments and non-profit organizations should prioritize NOAH units close to current and planned high-frequency transit corridors. The My Home is Here affordable housing initiative with Harris County’s Community Services Department report, for example, advocates for better alignment of high-frequency transit and affordable housing. Given the role that transportation costs play in the Houston area, it is imperative to prioritize areas overlapping high-frequency bus services and sufficient existing NOAH units, as suggested in Kinder and LINK Houston’s 2020 report (the report is published at https://scholarship.rice.edu/ bitstream/handle/1911/108634/KI-ResearchReport-Housing-and-Transportation5.pdf?sequence=1&isAllowed=y).
Quality of NOAH structures
The Harris County Appraisal District (HCAD) rates the physical building quality of most NOAH units as neither “superior/excellent” nor “low/very low/poor.” Instead, most units were rated either “good” or “average” quality in 2019, based upon the HCAD’s quality definition. The “average” grade represents normal wear and tear. This score also does not take into account the condition of the interior of the building, its plumbing and HVAC systems, and other factors.
Although a majority of average-quality NOAH units may not require substantial renovation, they certainly need more upkeep than a newer apartment building. Delayed maintenance only accelerates the deterioration of NOAH properties and increases the cost to repair in the future.
Much more data is needed about NOAH structures beyond the county’s assessment. The uncertainty about maintenance needs does lead to a serious concern about housing preservation efforts. About 180,000 NOAH units may be in danger of reaching a point that physical conditions would need substantial repair. It is difficult to estimate how
many of them will simply be demolished, but one estimate based on previous Kinder Institute research (research published at https://kinder.rice.edu/sites/default/files/ documents/Neighborhood%20Gentrification %20Across%20Harris%20County%201990%20 to%202016_0.pdf ) shows about 42,000 NOAH units are located in census tracts susceptible to future gentrification (defined as having a 50% or higher susceptibility index). This number is equivalent to about 13% of the total NOAH stock.
As it was emphasized in our report, nonprofit efforts in preserving the affordability of NOAH in Harris County are pivotal. For example, Avenue CDC uses public funds to acquire housing at risk of losing affordability and keep its rent level while making significant improvements to the building.
NOAH and flood plains
Based on the analysis of NOAH units and flood plains from the Federal Emergency Management Agency (FEMA), about 10% of all NOAH units are situated within the 100year flood plain, and several properties are in the floodway.
When adding the 500-year floodplains to this number, approximately 24% of the total NOAH units are within areas having greater than a 0.2% annual chance of flooding in any given year, a number is based on probability, not the history that we have seen in the Houston area.
A significant portion of the southwest NOAH cluster above Westpark Tollway is located outside designated floodplains, while some units near Brays Bayou are at higher risk of flooding. As the Greater Houston Flood Mitigation Consortium points out, a large number of NOAH properties near Greens Bayou on the northwest side face higher risks as well.
Clearly, any property in the floodway should be removed, which the city of Houston has set as a goal to accomplish by 2030. Some NOAH units would be lost in the process, so special care must be taken to relocate these residents to equally affordable housing, either in NOAH or publicly assisted housing, prior to demolition.
Moreover, NOAH units in the flood plains are subject to the city and county’s development guidelines requiring much higher base flood elevations, a requirement that is trig-
gered by building permits for significant improvements. This means significant redevelopment of these NOAH sites could face higher costs for elevating and retrofitting these properties to be more flood-resilient. This could make them less desirable for preservation from a cost-benefit perspective unless subsidies can be offered. This also means some NOAH apartment buildings in the flood plains could, in theory, be maintained for decades without triggering the elevation requirements. But this is not ideal, as these residents, particularly on the ground floor, will face increased flood risks and deteriorating building conditions.
All other things being equal – if the county had two NOAH properties of the same quality, same size and same proximity to transit –it would be less costly to maintain a NOAH property outside a flood risk area. To that end, financial and administrative incentives (e.g., tax incentives, reduced parking requirements, expedited permit processing, etc.) should be encouraged for qualifying affordable housing development projects outside the flood plains, while other measures, such as green infrastructure and flood resilience projects, could help protect NOAH that remains in the flood plains.
Looking at these factors, it’s clear that a comprehensive strategy to preserve affordable housing will require a data-driven approach, including the creation of new datasets on building conditions and guidelines for inspections.
Han "John" Park is a research fellow in the Urban Development, Transportation and Placemaking program at Rice University's Kinder Institute for Urban Research. His research fields are affordable housing programs, real estate economics, transportation planning, and hazard reduction and recovery.
Reprinted with permission from https://kinder.rice.edu/urbanedge/2022/03/ 14/noah-transit-quality-flood-plains.
The Kinder Institute for Urban Research is a multi-disciplinary ‘think-and-do tank’ housed on the Rice University campus in central Houston, focusing on urban issues in Houston, the American Sun Belt, and around the world.
Do you really know your applicant?
Comprehensive applicant screening tools available today can uncover financial and criminal background information. Proper screening can also reveal identity fraud issues, including stolen and fabricated identities, which may result in costly problems. Comprehensive screening using Rental Credit Reporting can also tell you who hasn’t paid rent, who has broken leases and who has received their deposit refund.
RCR provides Houston’s apartment industry with the most effective rental credit reporting tool available. RCR was established in 1977 to solve screening problems HAA founders felt plagued the local apartment industry. RCR has unsurpassed data on resident rental histories in the Houston region and gives your leasing staff immediate access to information about which prospects have fulfilled their leases and who have been residents in good standing.
The Houston Apartment Association’s Rental Credit Reporting and SafeRent Solutions have partnered to offer numerous searches in one bundled report with immediate and unlimited inquiry access.
a service of in partnership with
HAA PAC Luncheon
29 at the HAF Dinerstein Reed Prokop Education Center
Sponsored by Camp Construction Services
At the final HAA PAC meeting for 2022, PAC members heard from State Senator John Whitmire (SD-15). Whitmire is the longest serving member in the Texas Senate, and chair of the Criminal Justice Committee. He was able to provide insight into the 2023 Legislative session and upcoming races.
Threats from government are coming at the apartment industry at a rapid pace. The HAA PAC, the political action committee of the Houston Apartment Association, needs your help to fight bad legislation. HAA members can participate in the PAC on several levels. Committee application forms are available. To join, renew or learn how to become involved with the PAC, see online at www.haaonline.org/haapac or contact email@example.com.
WE’RE ALL ABOUT BETTER GOVERNMENT
Tuesday, November 8 at the HAF Education Center
From Fair Housing to today’s terminology and sales techniques, HAA strives to educate students on the boundless potential that awaits those who choose the apartment management industry as their career. This course is intended as an introduction to the apartment industry for new leasing professionals, as well as those individuals looking to learn more about the industry as a career. Thanks to our instructors Terri Clifton and Angie Kell.
Tuesday, November 8 at the HAF Education Center Sponsored by ALN Apartment Data, ATI Restoration, Belfor Property Restoration, Chadwell Supply, Core Landscape, Earthworks, InterSolutions Staffing, Perceptive Things and Roadrunner Restoration
Instructor Mindy McCorkle led our Certified Apartment Manager and Certified Apartment Supplier credential students in an informative session. For more information on the NAA credential programs and other HAA education sessions, visit www.haaonline.org/education.
The Go-Getters were on fire for recruiting in 2022 and invite you to join them in 2023.
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 firstname.lastname@example.org.
ONE AND DONE!
Congratulations to the top Ambassadors for 2022 and welcome our 2023 leadership.
2022 ONE of the Year! 2022 Team of the Year!
Ambassador ONE Society members with at least 10 points, ranked by points earned:
Giovanna Gone Century A/C Supply 1304
Xochitl Flores Church Pool Services 1165
Crystal Varela Century A/C Supply 1111
Tammy Broadway American Fire Systems, Inc. 550
Amanda Kelly Brandt Electrical A/C & Heating Services 530
Nilo Quiroz PuroClean 505 David Hines 486
Teresa Schroit Advanced Exercise 370
Susan Alvarado Century A/C Supply 280
Mallory Hess Century A/C Supply 244
Danyell Wilkerson ApartmentData.com 130
Brett Hebert Magna Pest 116
Marcy Holmes Designs by Holmes Interior Design 105
Ramon Gasca QNS Roofing 86
Krysta Chacon BG Multifamily 81
Diana Moreno Jansen Adjusters International 70
Samantha Hernandez Houston Waste Solutions 65
Olevia Nguyen Vero Interiors 55
Wes Sagendorph TACT Biohazard Remediation 54
Amador Aguilar Pavement Services Corporation 52 Adoteh Joseph Akue Redevelopment Services 51
Tracey Leach-Moore Flooring Warehouse 51
Kimberly Scott That Kimberly/Marketing Doer LLC 43
Shaun Callaway Earthworks, Inc 33
Tiffany Torres Johnstone Supply 33
Diamela Bravo Green City Security 33
Austin Lawley Furniture Refinishing Services 31
Marcus Wheatfall Triple Seal Insulation 31
Brian Alvarado Done Deal Consign 29
Nikki Sekunda The Liberty Group 29
Joe Slaughter Real Floors and Arbor 27
Jessie Smith Johnstone Supply 27
Steven Tabuena FSI Construction 27
Pete Lopez HD Supply 25
Debra Knight Comm-Fit 24
Sarah Davis Real Floors and Arbor 23
Sucy Zepeda Real Floors and Arbor 23
Rollin Ahmann Kings III Emergency Communications 23
Grace Medley Restoration 1 of Central Houston 22
William Plows Earthworks, Inc 20
Kyle Turney Clozzits 20
Ruben Perez ATI Restoration 19
Jadrian Mitchell Johnstone Supply 19
Ryan Weis Crestmark Construction Services 18
Drew Slaughter Real Floors and Arbor 18
Michael Childress FSI Construction 18
Stacy Proctor BG Multifamily 17
Matthew Nunn Capital Construction 17
Hank Preslar Real Floors and Arbor 17
Joey Rodriguez The Urban Foresters 17
Rudi Carbajal Real Floors and Arbor 17
Robert Barton Southern Ice Cream 15
Jim Martensen Camp Construction Services 15
Kevin Thomas Waste Consolidators, Inc 15
Phillip Price HD Supply 15
Sean Cunningham Flooring Warehouse 15
Daviana Cearley Earthworks, Inc 14
Andrew Middleton Behr Paint Company 14
Brooke Kirkpatrick Rent. 14
Chrissie Smith Zumper 14
Ramon Martinez BrightView Landscape LLC 14
Arely Pena The Liberty Group 13
Amber Whitaker FSI Construction 13
Bo Hang Redi Carpet 13
Jason Tillman City Wide Building Services 12
Brent Lindsey Impact Property Solutions 12
Patrick Brothers Daikin Comfort Technologies 12
Audrey Guerrero Infinity Roofing 12
Chris Bell Greenlogic Lighting & Electric 12
Angel Lopez Metropolitan Staffing Solutions 11
Gilbert Escobedo Behr Paint Company 11
Tripp Halstead Sunny Pressure Washing 11
Greg Sanford Insgroup 11
Kelsey Callaway PooPrints 11
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 713-5950316, or email email@example.com
Grace Schaper All Dry Services 10
Will Castro Minol USA 10
Chance Eggleston Real Floors and Arbor 10
Deborah DeRouen PooPrints 10
Deron Lewis ATI Restoration 10
Malik Hemani Graphic Stylus Promotional Products 10
Ted Morgan Paul Davis Greater Houston 10
Yvonda Lewis Steward Trash Valet Service 10
Dillon Brown Real Floors and Arbor 10
Sam Nottebart Rent. 10
Ambassadors earn points by sharing leads, making introductions and visiting communities to promote HAA events and news.
Adeppo Group Inc
Deji Adeyeye, P.E. 4015 W Alabama St Houston, TX 77027 (832) 878-4933
BH Interests LLC
Reuven Bisk 8125 N Sam Houston Pkwy W Bldg C Houston, TX 77046 (281) 890-1163
Referred by David Vasquez
HMFA Houston Property Owner 1 LLC
Kelly Ammons PO Box 7862 Spring, TX 77387 (936) 788-3693
The Cottage Green
Tiffany Thomas 4321 Kingwood Drive #11 Humble, TX 77339 (281) 658-4819
Referred by Randa Dick
Paul Patel 1855 Wirt Road Houston, TX 77055 (713) 467-5040
Strategic Property Management Group
Lynetta Johnson 4522 Sylvanfield Drive Houston, TX 77014 (281) 440-7773
TGP Property Management David Rottman (805) 680-2004 Galleria Apartments Clearlake Apartments NASA Westchase Apartments
Vivo Property Management
Saral Jalan 550 S Hill St #1559 Los Angeles, CA 90013 (310) 984-0055
CNM Project Management LLC
Esmeralda Silva 9001 Frey Road #B Houston, TX 77034 (832) 328-5410
General Contractors, Roofing Contractors, Siding Contractors Referred by Donna Farthing
Raquel Leyva 5200 W Loop S #202-A Bellaire, TX 77401 (832) 647-1812
Marketing Products, Marketing Consultants & Services
Jonathan Cantrill 14850 Woodham Drive #B-105 Houston, TX 77073 (713) 589-4994
Internet Service Provider, Communications Services
Freedom Construction LLC
Kenyon Carroll 1829 John McCain Road #102 Colleyville, TX 76034 (832) 588-7633
General Contractors Referred by Kenyon Carroll
Homeland Protective Services Inc
Mohammed Lodhi 13105 Northwest Fwy #1230 Houston, TX 77040 (713) 690-7866
Security Guard/Patrol Service Referred by Donna Farthing
Tyler Jones 1424 N Sam Houston Pkwy E #100 Houston, TX 77032 (346) 377-7627
Mold Remediation, Odor Control, Asbestos Abatement & Removal, Disaster Recovery/Relief
Master Lawn Care Services LLC
Jose Acosta 10310 Harwin Drive #119 Houston, TX 77036 (832) 530-4560
Lawn Maintenance, Irrigation Systems & Equipment
PODS Moving & Storage Jules Staten
6604 Capital Hill Drive Arlington, TX 76017 (817) 602-0228
Storage, Remodeling & RepairBuilding Contractors
Pro Kleen Exterior Services
Carlos Rosario 24926 Crystal Stone Lane Katy, TX 77494 (346) 515-8552
Pressure Washing - Equipment & Service, Roof Cleaning
Rent Debt Automated Collection Services Inc
Ian Ferguson 304 N Creek Blvd Goodlettsville, TN 37072 (925) 872-0331
Collection Agencies, Credit Reporting Agencies
Santos Contracting LLC
77 Sugar Creek Center Blvd #600 Sugar Land, TX 77478 (713) 454-4534
General Contractors, Remodeling & Repair-Building Contractors
7327 Cypress Creek Pkwy Houston, TX 77070 (281) 904-7945
Paint, Painters Equipment & Supplies Referred by Neel Mehta
Stellar Commercial Roofing
15119 Memorial Drive #200 Houston, TX 77079 (800) 731-1804
Roofing Contractors, Roofing Consultants
Texas General Contractors Inc
4601 S Wayside Drive Houston, TX 77087 (713) 640-2025
Disaster Preparedness Service, Disaster Recovery/Relief
MEMBERS are listed online at www.haabuyersguide.com, searchable by product/service category or company name.
The following owner/management companies have added the listed properties to their portfolios:
• 2035 Real Estate Group: 2035 Real Estate Group Properties, one unit at 2531 Pepperidge Drive in Katy.
• Allsource Property Management LLC: Laurel Place, 20 units at 525 Laurel St in La Marque.
• American Landmark: Phillips Pass, 168 units at 2323 Eldridge Pkwy; Watersedge, 354 units at 1799 FM 528 in Webster; and The Tribute, 248 units at 26325 Northgate Crossing Blvd in Spring.
• Ardent Vistas Equity Management: Ardent Vistas Equity Management
- Properties, nine units at various locations.
• Asset Living: Bay House, 190 units at 2041 San Sebastian Court; Pines at Humble Park, 170 units at 412 S Bender Ave in Humble; Palm Trace Homes, 94 units at 9800 S Kirkwood Road; and GSH Houston at U of H, 242 units at 2519 Scott St.
• Atlantic Pacific Management: The Residences at Arbor Oaks, 192 units at 13101 Jones Road, and Heritage Senior Residences, 135 units at 1120 Moy St.
• Barge Properties Management Co Ltd: Fairway Square Apartments, 120 units at 2301 Fairway Drive in Alvin.
• Berkshire Residential Investments: Falls At Eagle Creek, 412 units at 9702 N Sam Houston Pkwy E in Humble; Yorktown Crossing, 312 units at 15903 Yorktown Crossing Pkwy; and Falls at Copperlake, 374 units at 9140 Highway 6 N.
• CDE Capital Group: Wilson Place, 96 units at 1404 Wilson Road #C in Humble.
• Centra Partners LLC: The Residence at Lake Jackson, 248 units at 101 Eucalyptus St in Lake Jackson.
• Cornerstone Income Properties: The Pines at Leonora Park, 66 units at 8101 Leonora St.
• Disrupt Management: Grove at Seabrook, 132 units at 1901 Lakeside Dr in Seabrook, and Rayford's Edge, 376 units at 25650 Interstate 45 N in Spring.
• Fairfield Residential: The Enclave, 40 units at 5550 Tidwell Estates; Sheldon Ranch, 30 units at 930 Dell Dale St in Channelview; Almeda Park Apartments, 196 units at 10950 Tanner Park Court; Sterling Green Village, 150 units at 15255 Ferness Lane in Channelview; Dayton Park Apartments, 174 units at 4490 N Cleveland St in Dayton; Fallbrook Ranch Apartments, 196 units at 411 West Road; Parkway Ranch Apartments, 158 units at 9922 W Montgomery Road; Tidwell Estates Apartments, 132 units at 1200 W Tidwell Road; and Fountains at Tidwell Apartments, 188 units at 2303 W Tidwell Road.
• GDF Properties: 2111 Holly Hall, 569 units at 2111 Holly Hall St.
• Greystar: Prose in the Pines; 264 units at 1575 League Line Road in Conroe; The Laurel at Vintage Park, 120 units at 15455 Canterbury Forest Drive in Tomball; and LTD Med Center, 378 units at 12806 Buffalo Spdwy.
• Krishna Management LLC: Star Beltway 8 Apartments, 220 units at 10411 South Drive.
• MLDC Management LLC: The Aubrey, 436 units at 2310 Crescent Park Drive.
• The Morgan Group: Caroline Post Oak, 238 units at 2525 McCue Road, and Caroline West Gray, 275 units at 1340 W Gray St.
• Mosaic Residential Inc: Fidelis Westlake, 278 units at 12211 Summer Creek Trace.
• Peak Residential: La Serena, 324 units at 1855 Wirt Road, and La Serena, 324 units at 1855 Wirt Road.
• Portico Property Management: Alanza Brook, 336 units at 3030 Dunvale Road.
• Q10 Property Advisors: Bellestone Villas, 60 units at 8271 Stone St.
• Radiance Living LLC: Madison at Bear Creek, 180 units at 5735 Timber Creek Place Drive.
• Richmark Properties: The Grand at Westchase, 316 units at 10881 Richmond Ave; The Estates at Westchase, 307 units at 2305 Hayes Road; and The Preserve at Westchase, 480 units at 10615 Meadowglen Lane.
• Royal American Management Inc: Enclave at Lake Pointe, 132 units at 12410 N Lake Houston Pkwy.
• RPM Living: Ashton on West Dallas, 246 units at 1616 W Dallas St; Preserve at Baytown, 272 units at 2100 W Baker Road in Baytown; and Memorial Fountain, 150 units at 874 Yorkchester Drive.
• Strategic Property Management Group: Northchase Village, 232 units at 4522 Sylvanfield Blvd.
• TAM Residential: Estates at Bellaire, 385 units at 4807 Pin Oak Park Drive.
• United Apartment Group Inc: Parc at South Green, 428 units at 12510 S Green Drive.
• ZRS Management LLC: Alexan Junction Heights, 335 units at 3003 Summer St.
Johnny Eugene Hettig
December 26, 1943 – December 5, 2022
It is with great sadness HAA announces the passing of industry leader Johnny Hettig, Hettig Management.
Hettig was born December 26, 1943, to Eugene and Marcialette Hettig in Los Angeles, California. He was a longtime resident of the Houston area. Johnny briefly attended Texas Tech University, before graduating with a business degree from the University of Houston. He was a member of Sigma Chi fraternity and loved that his son and two of his grandsons shared in that legacy. While attending The University of Houston, he met his beautiful wife, Marianne Noe Hettig, and they were married following graduation. Johnny was then drafted during the Vietnam war but chose to enlist in the Air Force, where he obtained a special position in the Office of Special Investigations. He finished his Air Force career in Omaha, Nebraska, at Offutt Air Force Base, where his two children, Ryan and Marcy, were born.
In 1972, the family moved back to Texas, where Johnny began a long and successful real estate career in development, construction and management that spanned over 45 years. Johnny, along with his business partner and dear friend, Barry Kahn, began Hettig Management Corp. in 1977. Over the last 45 years, they have celebrated many successes and worked through many hardships with the help of hundreds of loyal and invaluable employees who became like family.
Johnny was loved very much as a husband, father, grandfather (“Pops”), uncle, cousin, brother-in-law, friend, employer, and by all who knew him. He was a great storyteller with a “larger than life” personality. When he would walk into a room everyone knew he was there. He was respected by many, and was witty, funny and extremely generous and kind. Most of all, Johnny was a devoted husband and father. He loved his family fiercely and they were his world.
He was preceded in death by his parents and young sister, Debbie. He leaves behind his loving wife of 54 years, Marianne Hettig; son, Ryan Hettig and his wife Casey; daughter, Marcy Voller; grandchildren, Tanner, Jacob and Gabriella Hettig and Jordyn, Jackson and Jaycie Voller; step-granddaughter, Lily Ferry; and a host of other family members and friends. He will be sorely missed by all who knew him.
In lieu of flowers, the family requests donations be made in Johnny’s name to Catholic Charities or St. Jude Children’s Research Hospital.
The Buyer’s Guide is online! Simply search for a member by name or category to find the most up-to-date HAA supplier member listings. You can contact the companies directly or use our “Request for Information” tool. It's quick and easy!
Do you need to find a product or service for your property on the go?
County Justice of the Peace and Constable Holiday Appreciation Luncheons
Friday, November 4 at Hilton Garden Inn – Pearland
Thursday, November 17 at Churrascos in the Woodlands and HAA’s Annual Justice of the Peace and Constable Holiday Luncheons kicked off for the 2022 year with a great turnout. HAA was able to hear from our local JP’s and Constables on issues facing them and provide updates to the area members on courtroom operations. Thank you all for attending. We look forward to seeing you at our 2023 Outreach events.Montgomery
Property: Estancia San Miguel
Owner/Management: Francis Property Management
Location: 13330 West Road Units: 300 Built: 2006 Web: www.estancia-apts.com
Interesting features: Estancia San Miguel is a unique community that is sure to stand out in a crowd. This garden style, 300-unit community, is built with golden Mediterranean architecture. The community has quick access to several freeways, giving fast commutes around town to its residents. When you pull into the property you will find upscale amenities including a dog park, car wash station, valet trash, Amazon HUB, a 24-hour Business Center and state of the art Fitness Center. Estancia San Miguel has a poolside cabana that features an outdoor kitchen, lounge areas with cooling misters and outdoor TV’s. Currently, Estancia San Miquel is undergoing a large interior renovation which will give units new granite countertops, stacked stone backsplash, all new LED lighting, USB receptables, undermount sinks, framed mirrors, garden tubs and water-saving massage showerheads.
Estancia San Miguel is involved with multiple charities, programs and associations that they work with throughout the year. The community promotes recycling and even provides recycling bags and bins throughout the property. Over the past ten years Estancia San Miguel has collected items for HAA’s Annual Food Drive. In 2021 the property’s management company donated more items than all other participants for the HAA Food Drive. In December 2021, Estancia San Miguel also helped the Grateful American’s provide gifts for over 60 families whose fathers were away at Christmas time being treated at Camp Hope. They are also active in donating to Camp Hope, HAA’s Annual Golf Tournament and HAA’s Gala.
Estancia San Miguel prides itself in providing their residents with top notch maintenance services, resident benefits and luxury amenities that make you think you are at a Mediterranean Resort. Estancia San Miquel has raised both physical and economic occupancy, increased net income, decreased turn over, and increased renewal rates from 2020 to 2021 even while going through the struggles of the pandemic. The resident reviews frequently give highest regard to the professionalism, timeliness and quality of work performed by the exceptional team at Estancia San Miguel.
Congratulations Estancia San Miguel!
Get Involved Volunteer HAA
The Houston Apartment Association’s committees and clubs are some of the most productive tools we have to ensure that we remain the nation’s largest and most effective apartment association. Members of the association dedicate their time to lead and serve on the various clubs and committees.
Some general responsibilities of committee and club members include a commitment to attend all meetings and help develop marketing strategies (i.e. telemarketing, developing handouts, fliers, articles). To serve on any of these committees and clubs, please contact the HAA office at 713-595-0300, online at www.haaonline.org or email the departments listed below.
Education Advisory Council HAF Fundraiser Committee* Career and Community Development Committee
Government Affairs firstname.lastname@example.org
HAA Political Action Committee* Century Club* Media Relations Committee Fair Housing Committee Strategic Outreach Committee
Ambassador ONE Society Go-Getter Membership Recruitment Club
Expo Exhibitor Committee* Street Team*
Community Outreach email@example.com
Community Outreach Committee Product Service Council*
Resident Relations firstname.lastname@example.org
Resident Relations Committee
*Note: These committees have specific requirements. Contact HAA for details.
For the antitrust claims to be successful, the plaintiffs in the above-referenced class action lawsuits need to prove that the defendants violated the Sherman Act. To prevail on a claim under Section 1 of the Sherman Act, the plaintiffs need to show that there was an agreement to divide markets, ﬁx prices or allocate customers in a concerted action. The agreement must also affect interstate commerce.
NAA Update, continued from Page 26 unreasonably restrains trade, courts have developed a legal standard to determine if or when an agreement constitutes an unreasonable restraint of trade. A plaintiff must prove these three elements of a Sherman Act violation:
An agreement must include at least two separate parties partaking in a concerted action. These parties may be competitors or different parts of the same supply chain. There may be direct or indirect evidence of the action to prove a conscious agreement of a collaborative action. One type of agreement is an agreement between competitors that restrains trade, known as a cartel.
Restraint of trade
If it is established that the parties have an agreement, the plaintiff must then prove the agreement unreasonably restricts trade. Agreements will usually be analyzed under the per se rule, or the “Rule of Reason.” The per se rule is evidenced by violations like price fixing, bid-rigging, horizontal customer allocation and territorial allocation agreements. No further inquiry into the practice’s actual effect on the market or the intentions of those individuals who engaged in the practice are needed under the per se rule analysis because of the character and nature of the violation. Such violations are usually prosecuted criminally or through civil lawsuits by DOJ. Under the Rule of Reason analysis, the court makes the determination by analyzing factors like motive and intent. The Rule of Reason was established in Standard Oil v. U.S. and establishes that a business practice is illegal if it unreasonably restricts trade that is not per se illegal.
Effect on Interstate Commerce
The final element in the plaintiff’s burden of proof is that the restraint of trade has an effect on interstate or foreign commerce.
For the antitrust claims to be successful, the plaintiffs in the above-referenced class action lawsuits need to prove that the defendants violated the Sherman Act. To prevail on a claim under Section 1 of the Sherman Act, the plaintiffs need to show that there was an agreement to divide markets, fix prices or allocate customers in a concerted action. The agreement must also affect interstate commerce.
This legal standard is the crux of these lawsuits. The issue may turn on whether the plaintiffs can prove an agreement between the named companies. The plaintiffs say that the “coordinated efforts [by the defendants] have been effective at driving anti-competitive outcomes” in the multifamily housing market. The plaintiffs also argue that due to the use of the software, there is no incentive to use “traditional” modes of increasing occupancy rates such as use of concessions to get people to rent the units.³ Yet, their argument is flawed.
To prove a restraint of trade, a review of case law shows that certain agreements, such as price fixing and customer or market allocation are per se illegal, as they are agreements that “[…] often prove so harmful to competition and so rarely prove justified that antitrust laws do not require proof that an agreement of that kind is, in fact, anticompetitive in the particular circumstances.” If a per se illegal agreement is not found, the court will move to a burden shifting Rule of Reason test, where the residents/former residents will have the initial burden to show the property management companies using the software to set rent prices is an unreasonable restraint that substantially harms or destroys competition.
The plaintiffs would need to prove that the defendants knowingly participated in a conspiracy that substantially affects the flow of interstate commerce. This is a complex question of fact that could be difficult to prove in court. Former DOJ antitrust prosecutor, Maurice Stukes, notes that “[I]f competitors agreed among themselves to use the same algorithm and to share information among themselves with the purpose of stabilizing pricing, that would be per se illegal.” How-
ever, simply sharing information is not in and of itself illegal. It is, rather, the agreement that the information be shared in a coordinated effort to affect interstate commerce that triggers an antitrust violation. Indeed, Stukes stated that he was unaware of any cases where companies had been prosecuted while using the same algorithm to set prices.
The National Apartment Association (NAA) will continue its work to support the rental housing industry with resources as this situation develops and remains committed to being the voice for the industry in Washington, D.C. As we have predicted for some time, NAA expects increased activity by the White House and federal agencies post-midterm elections and will continue to educate policymakers on industry operations, including the legitimate business needs for algorithm-based tools like revenue management software, and the impact of housing policy changes on housing providers and their residents.
For more on the National Apartment Association, visit www.naahq.org.
1. See Cherry et al v. RealPage, Inc. et al Case No. 2:22-cv-01618; Bason et al v. RealPage, Inc., et al Case No. 3:22-cv-01611, Bohn v. RealPage, Inc. et. al. Case No. 1:22cv-06349, See also Navarro v. RealPage, Inc. et al Case No. 2:22-cv-01552
2. See letter from Senate Banking Committee Chairman Sherrod Brown; also see the letter from Senators Amy Klobuchar, Dick Durbin and Cory Booker; and see the letter from 17 Democratic members of the U.S. House of Representatives
3. Section 1 of the Sherman Act: Overview, Practical Law Practice Note Overview w-016-3376
For links to citations, visit https://www.naahq.org/whats-all-talkabout-revenue-management-and-antitrust-violations?utm_source=Pardot&ut m_medium=Email&utm_campaign=Apar tment-Advocate
PRESIDENT Candis Mohr, CAS AAA Plumbers 832-330-3998 candismohr@aaa plumbers.com
VICE PRESIDENT Joseph Rodriguez, CAS The Urban Foresters 713-582-7999 joseph@theurban foresters.com
The Product Service Council is a group of active supplier members whose objectives are to promote the active involvement and participation of supplier members. For more information on the council and how you can make your membership work for you, see online at www.haaonline.org/psc or contact Susan Hinkley at email@example.com.
Deborah DeRouen, CAS PooPrints 903-277-5452 deb.derouen@bio petlabs.com
Blaise Spitaleri, CAS Gemstar Construction Development 713-355-9230 blaise@gemstar construction.com
IMMEDIATE PAST PRESIDENT
Derek DeVries, CAS Camp Construction Services 713-859-8799 ddevries@camp construction.com
Century A/C Supply 5 281-530-2859 www.centuryac.com
Dixie Carpet Installations 39 281-261-6334 www.dixiecarpet.com
Texas Southwest Floors 9 800-719-4321 www.texasswfloors.com
Alexander-Rose Associates Inc. 75 713-644-4441 www.alexanderrose-inc.com
Affordable Quality Electric 13 713-695-5992 www.acuityelectric.com
Brandt Electrical A/C & Heating Services 41 281-693-3383 www.brandtelectrical.com
Church Foundation Repair 2 713-468-8400 www.churchfoundationrepair.com
Camp Construction Services Back Cover 713-413-2267 www.campconstruction.com
Cotton Commercial USA Inc. 14 877-511-2962 www.cottongds.com
Gemstar Construction & Development 1 281-821-1195 www.gemstarconstruction.com
Guardian Construction 33 832-672-4196 www.guardianconst.com
MultiFamily Services 70 713-266-9100
RENCON Inside Back Cover 713-666-3636 www.rencon.com
Glass – Plate, Window, Etc.
Ameristar Screen and Glass 75 713-683-6767 www.ameristarglass.com
Outdoor Elements 75 713-955-0990 www.outdoorelementstx.com
Texscape Services 56 281-846-3779 www.texscapeservices.com
Laundry Equipment & Supplies
Scott Equipment 53 713-686-7268 www.scott-equipment.com
HD Supply 27 800-431-3000 www.hdsupplysolutions.com
Ameritex Movers 48 713-484-MOVE www.stressfreemove.com
ASAP Personnel 71 972-432-6667 www.asapdo.com
AAA Plumbers 65 713-462-4753 www.aaaplumbers.com
Resident Screening Service
SafeRent Solutions Inside Front Cover 888-297-8821 www.corelogic.com
Ameristar Screen and Glass 53 713-683-6767 www.ameristarglass.com
Swimming Pool Service Poolsure 12 800-858-POOL www.poolsure.com
HAA Products & Services
Rental Credit Reporting 57 713-595-0300 www.haaonline.org/rcr
HAA reserves the right to reject any advertising if its content is inappropriate or inconsistent with HAA’s standards for publication or HAA’s business interests, in HAA’s sole opinion.
With HAA’s job board, you’ll discover a professional community that’s committed to helping you find the right candidate or your next job opportunity in the greater Houston and surrounding areas.
www.haaonline.org firstname.lastname@example.org 713-595-0300 www.haaonline.org
Want to see current and previous issues of ABODE online? Go to http://issuu.com/haa_abode. Or view this issue on your computer, tablet or smartphone at http://issuu.com/haa_abode/docs/abode_jan2023.
Occupancy: 90.6% Price: $1,250/mo. Rental Rate: $1.40/sq.ft./mo. Size: 890 sq.ft.
Past 12 Months: 6.9% rental rate growth 5,627 units absorbed
Operating Supply: 3,047 communities 719,943 units
Recently Opened (12 months): 87 communities 21,431 units
Under Construction: 64 communities 17,637 units
Proposed Construction: 116 communities 35,326 units
Hottest Submarkets Over the Past Three Months Annualized
History of Effective Rental Rate & Occupancy for All Units
% of Market Rental Rate Rank Submarket Absorbed Growth %
1 Almeda/South Main 4.0% 1.3%
2 Greenspoint/Northborough/Aldine 9.3% 0.4%
3 Richmond/Rosenberg 3.6% 0.8%
4 Sharpstown/Westwood 4.8% 0.2%
5 Inwood/Hwy 249 3.7% 0.3%
– 90.0 – 89.0 – 88.0 – 87.0
Total Units % of Average Citywide Class w/Concessions Total Units Special Effect
All 220,230 31% -1.7% -5.2% A 76,969 40% -2.6% -5.9% B 80,498 31% -1.3% -4.2% C 55,338 28% -1.3% -4.9% D 7,425 11% -0.7% -5.8%
One Month Free = -8.33%
THE FIRST TABLE ABOVE GIVES A SNAPSHOT of the current market conditions. The graph displays the overall occupancy and effective rental rates over the past 24 months. These statistics are derived from a continuous survey of all apartment communities in the Houston region. The effective rental rates are the calculated net of concessions and utility adjustments. The second table lists the five hottest submarkets in the Greater Houston area. There are a total of 42 submarkets, and the ranking is based on the best combination of rental rate growth and absorption over the past three months. The third table distributes and analyzes concessions (specials) by classification. Concessions generally are represented by three types of specials: move-in, months free or floor plans. The effect of these specials is captured and prorated over a lease term to arrive at a percentage reduction in market or street rents.
TEXAS Dallas/Ft. Worth
Occupancy: 92.4% Price: $1,497/mo. Rental Rate: $1.70/sq.ft./mo. Size: 881 sq.ft.
Past 12 Months: 10.7% rental rate growth 6,574 units absorbed
Operating Supply: 3,392 communities 815,647 units
Occupancy: 90.4% Price: $1,209/mo. Rental Rate: $1.40/sq.ft./mo. Size: 861 sq.ft.
Past 12 Months: 7.6% rental rate growth -117 units absorbed
Operating Supply: 1,001 communities 216,685 units
Occupancy: 90.8% Price: $1,632/mo. Rental Rate: $1.86¢/sq.ft./mo. Size: 877 sq.ft.
Past 12 Months: 7.5% rental rate growth 8,261 units absorbed
Operating Supply: 1,171 communities 280,055 units
ApartmentData.com has been providing apartment data and marketing products since 1986. ApartmentData.com provides real-time access for property specific information, market surveys and historic submarket data for more than 3.5 million apartment units in Texas, Florida, Georgia, Arizona, North Carolina and Tennessee. For more information, contact Bruce McClenny at 800-595-8730.