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THE HOUSTON APARTMENT ASSOCIATION MAGAZINE

www.haaonline.org

ABODE July 2017

2017 Legislature – A Local View Houston’s apartment industry did well during a tough session.

We See You at the All Stars Sports Challenge, the HAA Education Conference & Expo and much more!


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CONTENTS July 2017

ON THE COVER

FEATURES & PHOTOS

7

16 On the Scene – Photos from the HAA PAC Luncheon.

600,000 Strong – HAA hit a major milestone earlier this year, reaching 600,000 member units, and shows no sign of slowing down. We’re no doubt the largest apartment association in the country, but we couldn’t do it without the support and involvement of our members. See President Kyle Brown’s column for more and don’t miss photos from HAA’s biggest event of the year, the HAA Education Conference & Expo starting on Page 30. Fireworks image by Martine De Graaf/dreamstime.com Design by Deborah Nix, HAA Staff

18 On the Scene – Photos from the 10th Anniversary Open House. 29 On the Scene – Photos from the Maintenance Supply Headquarters Challenge Cup. 30 On the Scene – Photos from the HAA Education Conference & Expo. 38 Get Smart – The inevitability of the smart apartment. 42 Going, Going, Gone – Stop flushing money down the toilet by conserving water at your property. 46 Perfect Projects – Proper planning can prevent wasteful spending. 48 Top Dog – Think outside the box with rooftop parks and other pet amenities. 50 Take 5 – The five best practices to quickly turn around student housing units. 56 On the Scene – Photos from the It’s the Law Luncheon. 58 On the Scene – Photos from the TAA Lone Star Expo.

COLUMNS & MONTHLY UPDATES 7 President’s Corner – HAA represents the best and the brightest in Houston and across the nation. 8 Patron of the Month – Meet and support ForRent.com. 9 Legislative Update – Houston’s apartment industry did well during a tough legislative session. 11 It’s The Law – Part one of a two-part article looking at industry-related bills from the 2017 Texas Legislative Session. 14 Resident Relations – A computer crash creates a lack of evidence for management to dispute cleaning charges. 19 Upcoming Education – Find out what education courses the Houston Apartment Foundation is offering in July and August. 20 Calendar – HAA’s schedule of events for the next coming months. 26 TAA Update – TAA’s “Neighbors CARE” campaign helps cool heatrelated injuries.

62 On the Scene – Photos from the All Stars Sports Challenge.

28 On the Road with HAA – See photos from the Richmond/Rosenberg Area Council Meeting.

72 On Site with ABODE – Take a closer look at another randomly selected HAA member property.

66 Go-Getters – Making membership matter! 67 Welcome Mat – Find out about the newest HAA members. 68 The Ambassador ONE Society – The Ambassadors make connections. 70 Portfolio Changes and In the News – Property updates and industry news clips from our members. 74 Index of Advertisers – See the supplier members who support this publication. 75 MarketLine – The latest area market numbers. 76 BackPage – News from around the community.

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

www.haaonline.org

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OFFICERS AND ASSOCIATION LEADERSHIP

JOHN BORIACK Vice President at Large

MICHELLE PAWELEK President-Elect KYLE BROWN President

JOHN FEDORKO Vice President at Large

DIANE GILBERT Vice President at Large

KELLY SCOTT Secretary/Treasurer

CLAY HICKS Vice President at Large

HOWARD BOOKSTAFF General Counsel

STARLA TURNBO Vice President at Large JEFF HALL Executive VP

BOARD OF DIRECTORS Alison Hall, Immediate Past President Josh Allen Mack Armstrong Jeff Blevins John Boriack Kyle Brown Joe Bryson Tina Cavaco Grant Crowell Scott Douglas Ian Douglas John Fedorko Paula Forshee Amy Funk Israel Garza Diane Gilbert Stephanie Graves Ira Gross Bryan Head Clay Hicks David Jones Jacob Kunath Barby Lake Laura Lestus Kristin McLaughlin Carlos Neto Dean O’Kelley Michelle Pahl Velissa Parmer Jenifer Paneral Mark Park Michelle Pawelek Jackie Rhone Christy Rodriguez Kelly Scott Kurt Seidel Kim Small Debbie Sulzer Dana Tucker Starla Turnbo Beth Van Winkle Quintina Willis Tracie Yoder DIRECTORS EMERITUS Gary Blumberg Ken Bohan Kathy Clem Jack Dinerstein

Darlene Guidry Jenard Gross David Hargrove Larry Hill Stacy Hunt Hap Hunnicutt Mike Koch Dick LaMarche Tim Myers P. David Onanian John Ridgway Eileen Subinsky Steve Sweet Kirk Tate Suan Tinsley H.J. Tollett Pat Tollett Vic Vacek Jr. Jerry Winograd ADVISORY DIRECTORS Terri Clifton Brenda Crawford Billy Griffin Cesar Lima Robert Lopes Sonia Lopez Karen Nelsen Shelley Watson Tony Whitaker GENERAL COUNSEL EMERITUS Joe Bax HONORARY LIFE MEMBERS Claude Arnold Kenn Brown Tina Cavaco Kevin Fenn Diane Gilbert Anita Harrison Dwayne Henson Mike Koch Merry Mount Monette Reynolds Sherry Stevenson Kirk Tate Suan Tinsley Sonny Unverzagt Del Walmsley Nancé Wells

H.P. Paul Young Jeanne Marie Zublin Dicks PRODUCT SERVICE COUNCIL OFFICERS Israel Garza, CAS, President Maintenance Supply Headquarters Grant Crowell, CAS, Vice President The Urban Foresters Jacob Kunath, CAS, Secretary Century A/C Supply Laura Lestus, CAS, Treasurer The Liberty Group Kristin McLaughlin, CASE, Immediate Past President Mohawk Industries MEMBERS Marivel Bownds, CAS, Valet Waste Dixie Caldwell-Greer, CAS, The Liberty Group Peggy Charles, CASE, Sunny Rock International LLC Dylan Coleman, CAS Camp Construction Services Deborah DeRouen, CAS, Respage Derek DeVries, CAS, Camp Construction Services Brian Febbo, CAS FSI Construction Jimmie Hotz, CASE, HD Supply Dan James, CAS Redevelopment Services Debra Knight, CAS, Valet Waste

Stephanie Krop, CASE, Buyers Access Liz Levins, CAS, Criterion Brock David Lindley, CAS, FSI Construction Inc. Candis Mohr, CAS, AAA Plumbers Doug Oehl, CAS Power Express PATRON MEMBERS 1980 CSC ServiceWorks 1982 Republic Services 1986 Craven Carpet 1987 For Rent Media Solutions 1994 AAA Plumbers Presto Maintenance Supply 1996 Houston Planned Energy Systems 1997 RentPath 1999 FSI Construction Inc. 2003 Dixie Carpet Installations 2009 Camp Construction Services 2013 Criterion Brock

SPONSOR MEMBERS 1968 Century A/C Supply Hoover Slovacek LLP Reliant 1973 Brady Chapman Holland & Assoc. CORT Furniture Rental 1974 Mueller Water Conditioning 1976 Great American Business Products 1977 Webb Pest Control 1978 Houston Metro Electrical Corp. The Liberty Group 1981 AmRent Marvin F. Poer & Company 1983 Namco Mfg. Co. Inc. Sherwin Williams Company 1984 RENCON 1985 Gemstar Construction Development Inc. 1986 ApartmentData.com 1988 Wallace Garcia Wilson Architects Inc. 1992 Alexander-Rose Associates Saint Clair & Sons Inc. 1998 AAA Staffing Ltd. CoreLogic Rental Property Solutions 2000 Moveforfree.com Inc. Pura Flo Corporation 2001 Apartment Life Inc. 2002 American Fire Systems Classic Touch Painting Direct Energy LP Keystone Resources Southwest Painting Contractors Inc. 2003 Sign-Ups & Banners 2004 Assessment Advisors 2005 LSR Multifamily Swain & Baldwin Insurance & Risk Management United Protective Services 2006 Bell’s Laundries CAD Restoration Services DoodyCalls Lopez Carpet Care & Painting Masonry Solutions Inc. Roto-Rooter Services Co. TXU Energy Multifamily Services Valet Waste 2008 ARE Business Solutions Flavor Finish Resurfacing HARCO Insurance Services Texas Turf Management 2009 Contractors Inc. Moen Inc. Redevelopment Services Storm Maintenance & Monitoring 2010 ALN Apartment Data Inc. BAC Products Belfor Property Restoration Certified Termite and Pest Control Cotton Commercial USA FTK Construction Services 2011 Buena Suerte Spanish Newspaper DNM Contracting Inc. Fantastic Floors Greenway Environmental Services Infinite Energy Inc. Parking Management Company/PMC Towing 2012 ABC Supply Co. Inc. Accent Sign & Awning Co. Brown & Gay Engineers Cantrell McCulloch Inc. EnviroSmart Multifamily Pest Solutions Final Touch Remodeling Floor and Decor Giordano Construction

Go-Staff Inc. Maldonado Nursery & Landscaping Inc. Nationwide Eviction Rent.com Texas Concrete Professional Company 2013 ACTIV Answer by Audio Images Arbor Contract Carpet ASAP Steamers Carpet Cleaning Capitol Wrecker LLC Comcast Gambit Construction Gorman Roofing Services Outdoor Elements Pool Works LLC ProMaster Roofing & Gutter StoveTop FireStop Tidal Renovations LLC 2014 Adventure Playground Systems Inc. Chadwell Supply Classic Same Day Blinds D & G Quality Roofing J National Jonah Systems LLC MX2 Commercial Paving Pathfinder Insurance Group Perma-Pier Foundation Repair of Texas Ram Jack Foundation Solutions SisTerra Landscape Storage West Texas Apartment Pool Services The Katy Plumbing Co. Virtual Leasing Systems WCA Waste Corporation Zillow Group Zippy Shell of West Houston 2015 Admiral Linen & Uniform Service by Alsco Air Pro Systems America Outdoor Furniture American Painting & Renovations Inc. ASAP Personnel Inc. BSI Cameras Onsite CertaPro Painters Citi Fence Commercial Competitive Choice Inc. CSILED.com DeNyse Companies Division-9, Inc. Duke Sys Fix My Slab Foundation Repair Fulton Law Group PLLC Gateman Inc. Goes Heating Systems Greater Houston Pool Management H.S. Services Holder’s Pest Control Infinity Power Partners Kathy Andrews Interiors Lane Law Firm M & J Painting and Construction Notifii LLC Pace Mechanical Services LLC Power Express Prestige Restoration LLC Smith Protective Service The Allshouse Group LLC Torocon Services LLC Wilsonart 2016 3’D Painting & Construction, LLP 5885 Roofing & Construction Inc Action Window Coverings Inc. Air Rescue Allied Fire Protection LP American Yard Care Armadillo Professional Landscaping LLC Bath Fitter BH North America Cinch – Cabinet Refacing Kits Citi Fence & Concrete CoverAll Pests Delaney's Roofing & Restoration E-Systems Pest Management In. Ecolo Environmental Inc. Embark Services Entrust Movers Express Employment Professionals EZneeds Fidus Construction Services Fun Abounds Furniture Options Green City Recycler Green Days Lawn Care

Guardian Chimney Sweep Halo Doors Inc. Hillcroft Group LLC Hive Houston Metro Security JLL Johnstone Supply Kastle Systems KONE Leah McVeigh Design and Consulting Liquid Waste Solutions Manning Pool Service McCann Total Security Solutions Murrah & Killough PLLC Murray Insurance & Financial O’Conor, Mason & Bone PC Paul Davis Restoration North Houston Pet and Playground Products Platinum Enterprises LLC Progressive 1 Roofing & Construction Quantum Fitness Ram Construction Roadrunner Restoration RoofTec Ross Fried Consulting Shingle Hut Complete Roofing Services Signal 88 Security Northeast Houston Sparkle Wash Pressure Washing Stream Energy Sustain-Ability Solutions LLC Texan Glass & Solar Control Texas Southwest Floors The Home Depot The Perfect Light The Phoenix Staffing LLC Texas The PI Company ValencePM VMI’s Premier Group LLC WASH Multifamily Laundry Systems WellKept WF Athletic Supply Whitmans Contracting and Roofing 2017 Abilities Unlimited Inc. All About Doody Pet Soutions LLC All American Mailboxes of Houston Inc. Allegion American Fire Protection Group Apartment Total Services Brooklet Energy Distribution Byte Time Computing City Supply Co. Inc. Classic Towing CoreServ LLC Creative Surface Cypress Landscaping & Irrigation Inc. Designs by Holmes Disaster America Eagle Restore, LLC Fast Forward Services Flooring4.Us Frost Insurance Agency Gage Multifamily Services Genesis Panel Systems Gravely & Pearson LLP H Town Movers and HVAC Services HousingManager.com Maven Auto Detailing Media Nation Outdoor MPS Direct Norman Construction NorthMarq Capital POPIC Reliable Fire Protection Rent Accelerator Richmond Equipment Secure Insurance State Sign - A Comet Signs Company Symmons Industries TD Waterproofing Texas Crime Prevention Agency Texas Eviction LLC


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ABODE JULY 2017 I VOLUME 40, ISSUE 7

Executive Vice President and Publisher

JEFF HALL, CAE jhall@haaonline.org EDITORIAL AND DESIGN STAFF

Director of Publications and Design DEBORAH NIX dnix@haaonline.org Writer/Editor MORGAN TAYLOR mtaylor@haaonline.org ADVERTISING

Vice President of Membership and Marketing AMANDA SHERBONDY asherbondy@haaonline.org CONTRIBUTING STAFF

Vice President and General Manager SUSAN HINKLEY, CAE shinkley@haaonline.org Vice President of Professional Development EMILY HILTON, CPP ehilton@haaonline.org Vice President of Public Affairs ANDY TEAS, CAE ateas@haaonline.org Vice President of Finance NANCY LI LO, CPA nlo@haaonline.org Director of Information Technology ART EIDMAN aeidman@haaonline.org Director of Resident Relations MATILDE LUNA mluna@haaonline.org Director of Events and Meetings EMILY BANNWARTH, CMP ebannwarth@haaonline.org Director of Rental Credit Reporting TINA DEFIORE tdefiore@haaonline.org Education and Meetings Coordinator KAREN MITCHELL kmitchell@haaonline.org Strategic Growth Manager LAUREN TURNER, CMP lturner@haaonline.org Membership and Marketing Coordinator LAUREN WOLFSON lwolfson@haaonline.org Public Affairs Specialist ALPA PATEL apatel@haaonline.org Webmaster and IT Specialist WILL ALFARO walfaro@haaonline.org PRINTER

TGI PRINTED www.tgiprinted.com HOUSTON COMMITTEE Executive Program & Budget Nominating Ethics Investment Fair Housing By-Laws Past Presidents Council Strategic Growth Legislative PAC Fundraising HAA Better Government Fund Century Club Multifamily Fire Safety Alliance Media Relations Golf Developers Leadership Development Product Service Council Community Outreach Resident Relations Appeals Resident Relations A Resident Relations B Membership Ambassador ONE Society 2017 Expo IROC Education Advisory Council Career/Community Development NEXT HAF Fundraiser Property Awards HAA Street Team

APARTMENT ASSOCIATION COMMITTEES CHAIR STAFF ADVISOR KYLE BROWN JEFF HALL MICHELLE PAWELEK JEFF HALL ALISON HALL JEFF HALL EILEEN SUBINSKY JEFF HALL KELLY SCOTT JEFF HALL BRYAN HEAD JEFF HALL KIM SMALL JEFF HALL JENIFER PANERAL JEFF HALL KELLY SCOTT LAUREN TURNER MICHELLE PAWELEK ANDY TEAS JERRY WINOGRAD ANDY TEAS STACY HUNT/JOHN RIDGWAY ANDY TEAS LAURA LESTUS ANDY TEAS JOHN FEDORKO ANDY TEAS JOHN FEDORKO ANDY TEAS CLAY HICKS ANDY TEAS CYRUS BAHRAMI ANDY TEAS MACK ARMSTRONG SUSAN HINKLEY IZZY GARZA SUSAN HINKLEY JOHN BORIACK SUSAN HINKLEY DARLENE GUIDRY MATILDE LUNA HEATHER LACLAIRE MATILDE LUNA KARI CARGLE MATILDE LUNA CLAY HICKS AMANDA SHERBONDY DEBORAH DEROUEN/DEREK DEVRIES AMANDA SHERBONDY GRANT CROWELL AMANDA SHERBONDY STEPHANIE BRYSON EMILY HILTON STARLA TURNBO EMILY HILTON DIANE GILBERT EMILY HILTON LINDSAY TORRES/DAVID LINDLEY EMILY HILTON SUSAN WELLS/ARRIE COLCA EMILY BANNWARTH DAVID JONES/STEPHANIE GRAVES TINA DEFIORE CARINA BRYARS LAUREN WOLFSON

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.

Visit HAA Online at www.haaonline.org 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, JULY 2017 VOLUME 40, ISSUE 7 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 © 2017 by HAA. Periodicals Postage Paid at Houston, Texas. POSTMASTER: Send address changes to ABODE, 4810 Westway Park Blvd., Houston, Texas 77041.

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July 2017

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WILLY WONKA is a trademark of Warner Bros. Entertainment Inc.

e with m o c , t e k lden tic o g r u o a world s ’ t i , Grab y e e G! N I you’ll s L d n W a O A B HA inative ! g a m i e ety doo p m of pur o o d oompa l a p m Oo • Plenty of everlasting snacks and fizzy-lifting drin ks! • Team and individual scoring awards! • Best individual and team spirit awards!

ent m a n r u o ling 1Tp.m. w o B A A to 2017 Htion – 12:30 p.mp..m. to 1:30 p.m.:30 p.m. a 5 Registr warm-up – 1 p.m., ends at e/ 2 Practic nt begins at e n Tournam rs – $20/perso yers) – $250 o la t . Specta istration (5 p per company . eg ood ms Team R wo tea , shoes and f t f o m s u Maxim ludes 3 game c n Price i

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President’s Corner By KYLE BROWN, CPM, 2017 HAA President

600,000 STRONG

HAA represents the best and the brightest in Houston and across the nation.

HAA HIT A MAJOR milestone earlier this year. In March, membership reached 600,000 units, and shows no sign of slowing down. Today, as of press-time, HAA represents 603,262 units, with 2,971 properties, 910 owner/management members and 812 supplier members. We’re no doubt the largest apartment association in the country, but we couldn’t do it without the support and involvement of our members. The Will to Win The success of property management is dependent on exceeding the standard – in the product, operations, customer service, leadership, marketing, relationships and so much more. It takes a dedicated, passionate and determined individual to get ahead in this industry, and so every year we celebrate successful leaders and properties in the Houston-area at the HAA Honors Awards ceremony. This year’s award show, which was held last month as ABODE went to press, was yet another success. Congratulations again to all our nominees and award winners, and thank you to everyone who came out to celebrate with us. ABODE will be

www.haaonline.org

interviewing Honors Awards winners in the August and September issues. Property award winners will also be featured throughout the remainder of the year in the magazine’s monthly column, On Site with ABODE. A list of winners and photos from the event are posted on our website at www.haaonline.org. On the national level, three HAA members and member properties won National Apartment Association Excellence Awards at the NAA Education Conference & Exposition in Atlanta. Hai Le of Dover Cove LLC won Independent Rental Owner of less than 100 units for Dover Place Apartments; John Boriack and Veritas Equity Management’s Windfern Pointe won the property award for 20-plus years, more than 150 units; and The Grove on Gladstell won the property award for 20-plus years with less than 150 units. Speaking of Expos, photos from the HAA Education Conference & Expo start on Page 30, and photos from the TAA Education Conference & Expo are featured on Page 58. A Sponsorship Home Run Supplier rookies and hall of famers alike

stepped up to bat at our sponsorship auction last month to bid on events such as the Dinerstein Golf Tournament, Annual Business Meeting, Chili Fest, Installation Gala and much more. In order to put on these events, this association relies on the financial support of our members, so thank you to everyone for your generous support of HAA and HAF programs. Directory Deadline Property managers, if your property has any updated information, such as new management, a changed name, an updated unit count, a change of address and so on, please call HAA at 713-595-0300 to share your changes. This is the easiest way HAA can keep its database up to date. For Go-Getters, if you are still working on a prospective member or two, tell your prospective recruits the last day to join HAA to be included in the 2017 Directory & Buyer’s Guide is Friday, Sept. 29. Don’t let your prospects wait until the last minute. All supplier members are also listed online at www.haabuyersguide.com as soon as their membership becomes official.

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

Houston Planned Energy Systems

ForRent.com

HAA Member since 1978

HAA Member since 1987

Republic Services

Criterion Brock

HAA Member since 1982

HAA Member since 1985

Presto Maintenance Supply

AAA Plumbers

HAA Member since 1983

HAA Member since 1984

CSC ServiceWorks

FSI Construction Inc.

HAA Member since 1961

HAA Member since 1999

Craven Carpet

Dixie Carpet Installations

HAA Member since 1986

HAA Member since 1987

Camp Construction Services

RentPath

HAA Member since 1994

HAA Member since 1979

July Patron of the Month

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July 2017

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Legislative Update

By MICHELLE PAWELEK, CPM, CAPS, HAA Legislative Chair, with ANDY TEAS, CAE, Vice President of Public Affairs

2017 LEGISLATURE Taking a local view of the state legislature, Houston’s apartment industry did well during a tough session.

THE TEXAS APARTMENT industry had a really good legislative session – all things considered. Increased acrimony between the House and Senate, between Democrats and Republicans, and between conservative Republicans and moderate Republicans made this a more difficult session than most. You’ll read in this month’s issue of Texas Apartments magazine about our state-wide success defeating anti-industry bills and passing water billing legislation, and how we came up short with bills on late fees and service animals. I wanted to use this column as an opportunity to look at a couple of state legislative issues from a Houston perspective, and talk about some issues we’ll face in the future. Pension Reform For all of us who do business in and around Houston, the importance of the solvency of Houston’s city government cannot be overstated. Years of overpromising and underfunding by city officials, combined with investment returns that could not possibly meet unrealistic hopes, have resulted in pension systems for our firefighters, police officers and other municipal employees that are running deficits in the billions of dollars. Without serious reform, the amount of money Houston would have to spend on pensions would eat up over half of all city revenues within the next few years. This would not be sustainable. It’s not the fault of city employees, many of whom risk their lives daily to protect ours. They simply want the deal they were promised, as any of us would. But an unsustainable pension system ultimately hurts everyone – including city employees. Detroit’s brave retired police officers and firefighters are facing significant cuts in their pensions after their city’s bankruptcy – a future that could absolutely have been looming for Houston without a change in our financial trajectory. Mayor Sylvester Turner used all his political www.haaonline.org

skill, along with the knowledge and connections of a quarter-century serving in the Texas House of Representatives, to do what no previous mayor had been able to do. He was able to pass – over the objections of the firefighters’ union – significant pension reform legislation. Does it go far enough? We’ll have to wait and see. Houston’s pensions still work on a longterm return assumption of 7 percent, while actual returns on pension fund investments nationwide have been roughly half that in recent years. Still, without Mayor Turner’s legislation, Houston would certainly have faced massive and immediate cuts in basic municipal services in order to fund pension obligations. The Houston apartment industry runs on municipal services – water and sewer service, police protection, street and road maintenance. Public safety and infrastructure are vital to job growth, which fuels apartment demand. We’re not out of the woods yet. Mayor Turner will soon seek a billion-dollar bond issue to refinance existing pension debt, along with a change to the revenue cap that limits the growth in city revenue to an index of inflation and population growth. The pension refinance should be easy – it’s not new debt, just a smarter way to pay the debt we already owe. The revenue cap will be more difficult. Houston voters enacted the revenue cap specifically to force city government not to grow faster than the city it serves. A more limited exception to the revenue cap – something specifically dedicated to pension refinance or public safety – might be easier to sell to those same voters. Trespass Reform An occasional source of frustration for apartment managers involves the seemingly-simple crime of trespass. There’s somebody hanging around your property. He doesn’t live there. He’s been asked to leave. He keeps showing up. He’s probably dealing drugs. You call the police. For a police officer, this creates a small dilemma. If they can’t prove that the trespasser

is committing another crime, he can only be charged with “criminal trespass.” It’s a class B misdemeanor, which means he can’t be issued a citation and released, he must be arrested. From a practical standpoint, arresting a trespasser will take roughly half of that patrol officer’s eight-hour shift. The trespasser has to be arrested, transported to a central jail – often miles away from the site of the arrest – and booked. Then, there are reports to fill out and file. Worse, the district attorney’s office must agree to take charges, which is something they’ve often been reluctant to do. Judges often consider trespassing a minor offense, and the DA’s office is understandably hesitant to expend its limited resources only to have its cases dismissed. Accordingly, police officers – for good reasons – often prefer to run trespassers off with a warning. As any apartment manager can tell you, that seldom has any lasting effect. HAA-member Steve Moore suggested legislation, ultimately filed by Senator Paul Bettencourt (R-Houston) and Rep. Barbara Gervin-Hawkins (D-San Antonio), which would have added criminal trespass to an existing list of class B misdemeanors that grants officers the choice of either making an arrest or simply issuing a citation. Writing a ticket allows the officer to avoid the time and expense of an arrest if circumstances warrant, but it provides a consequence and a record of the offense. The offender then would have to appear in court and explain his actions. Despite the support from the Houston Police Department, and from Harris County District Attorney Kim Ogg, these bills simply ran out of time competing with thousands of other measures on the House and Senate agendas. We hope to have this idea considered again during the next legislative session. If you have a regulatory problem or question, call the HAA main line at 713-595-0300 and ask for Public Affairs. July 2017

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It’s the Law

By HOWARD BOOKSTAFF, Hoover Slovacek LLP , HAA General Counsel

THE DUST SETTLES In part one of a two-part article, we look at industry-related bills from the 2017 Texas Legislative Session.

ON MAY 29, the 2017 legislative session came to a close. As usual, it was a busy session. 6,631 bills were filed. 1,211 bills passed through the legislative process and were sent to Gov. Greg Abbott for signature. It’s interesting to note that in the 2015 legislative session (the previous session), only 6,276 bills were filed, but 1,323 bills passed. In other words, although 355 more bills were filed this session, 112 less bills were passed. The legislative process is designed to make it very difficult for bills to pass. Bills must go through an intensive committee process and then be passed by both the Texas House of Representatives and the Texas Senate. Finally, the bills are then sent to the governor for signature. Although the legislative session ended May 29, Abbott has until June 18 to sign or veto bills passed during the session. If the governor neither vetoes nor signs the bill within the allotted time, the bill becomes law. Let’s look at some of the more significant apartment-related bills that passed and either is or will be the law of the land. Please note that this is part one of a two-part article. Please look for coverage on more legislative issues in next month’s article. Water Allocation and Submetering Charges • Amends Texas Water Code: Sections 13.501, 13.503, 13.5031 and 13.505. (SB 873 effective June 1, 2017) • Changes to the Law: The new law gives exclusive jurisdiction to the Texas Public Utility Commission for violations of the water allocation and submetering rules. If an owner violates a rule of the TPUC regarding utility costs, the person claiming the violation may file a complaint with the TPUC. If the TPUC determines that the owner has overcharged a complaining resident for water or wastewater service, the TPUC will require the owner to www.haaonline.org

repay the complaining resident the amount overcharged. If the As usual, it was a busy session. 6,631 bills were filed. owner refuses to comply with a 1,211 bills passed through the legislative process and requirement of the TPUC, the were sent to Gov. Greg Abbott for signature. It’s interTPUC has authority to assess an administrative penalty. esting to note that in the 2015 legislative session (the The new law also provides previous session), only 6,276 bills were filed, but clarification on what an owner or 1,323 bills passed. In other words, although 355 management company can bill a more bills were filed this session, 112 less bills resident for. The law does not were passed. limit the authority of an owner or manager to charge, bill for or collect rent, an assessment, an administrative fee, a fee relating to the upkeep notifying the owner of resident complaints. If or management of chilled water, boiler, heatyou receive a complaint from the TPUC, you ing, ventilation, air conditioning, other buildneed to take the complaint seriously and ating systems or any other amount that is tempt to resolve the complaint to avoid ununrelated to utility costs. The term utility necessary problems. costs means any amount charged to the In light of the clarification of the definition owner by a retail public utility for water or of an owner, it is imperative that management wastewater service. companies not be identified as an owner in The new law also clarifies that the term the lease. Doing so would bring the manageowner means the legal titleholder or any indiment company into the definition of owner vidual, firm or corporation expressly identiunder the Texas Water Code and potentially fied in a lease agreement as the landlord. The make the management company liable for term does not include the manager unless the water rule violations. When a management manager is expressly identified as the landlord company is mentioned in any lease docuin the lease. ments (including lease addenda, community • Comment: The TPUC now has exclusive policies and notices), the company should be jurisdiction to determine whether an owner identified as the agent for the owner. violated a TPUC water billing rule. This should eliminate the possibility that an owner will be A Resident’s Right to Summon Police or sued in court over a rule violation before the Emergency Assistance owner has notice of the complaint or an op• Amends Texas Property Code: Section portunity to resolve the matter. 92.015 (HB 1099, effective Sept. 1, 2017) The rules relating to the allocation and sub• Changes to the Law: Both the old law and metering costs have not changed. These are the amended law protect a resident’s right to the TPUC’s rules and have not been required call the police or emergency assistance. Howto be changed by this legislation. However, ever, the new law has expanded this right since the new law gives exclusive jurisdiction from a right that protected a resident for callto the TPUC, it is important for owners to be ing the police or emergency assistance in reresponsive to complaints filed with the TPUC. sponse to family violence to a resident’s right You may see more complaints filed with the to call the police or emergency assistance any TPUC. The TPUC’s complaint process involves time a resident reasonably believes that an inJuly 2017

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dividual was in need of intervention or emergency assistance. The law provides that an owner may not prohibit or limit a resident’s right to summon the police or other emergency assistance based on the resident’s reasonable belief that an individual is in need of intervention or emergency assistance. The law also provides that an owner may not impose monetary or other penalties on a resident who summons the police or emergency assistance if the assistance was requested or dispatched based on the resident’s reasonable belief that an individual was in need of intervention or emergency assistance. • Comment: A resident has always had the right to call the police or emergency assistance if a resident feels the need to do so. In the event of a security concern, residents are encouraged to call the police. A potential issue may arise when trying to evict a resident for conduct that involves police intervention. Under the existing law as well as the new law, an owner needs to be careful that an allegation of default is not due to a resident’s call for the police or for emergency assistance. The default must be based solely on the conduct of a resident or others, as the case may be. For example, if a resident is being evicted because

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they were in a fight with another resident, the altercation may constitute evidence of a default, even if the resident being evicted was the one who called the police. However, in light of the new law, it is important to make a distinction between the conduct that results in a default and the fact that police were called. Entry by a Former or Co-Resident to Retrieve Personal Property • Amends Texas Property Code: Sections 24A.001, 24A.002 and adds Section 24A.0021. (SB 920, sent to the governor, probable effective dated Sept. 1, 2017) • Changes to Law: The new law expands a person’s right to enter his or her residence or former residence to retrieve their personal property because the current occupant is denying entry. The new law authorizes the justice court to issue a writ so that a person can gain entry to his or her unit or former unit if the current resident has denied that person access to the unit or poses a clear and present danger of family violence to the applicant or the applicant’s dependent. The ability of an applicant for such a writ was expanded to allow the justice court to issue the writ for concerns over family violence, even if the resident has

not denied the person access to the unit. An owner’s immunity from liability is substantively unchanged. An owner or an owner’s agent who permits or facilitates entry into a residence in accordance with a writ issued by the justice court, is not civilly or criminally liable for an action or omission that arises in connection with permitting or facilitating the entry. • Comment: The change in the law should not have too much effect on your policy or practice. As with the prior law, if you are served with a writ issued by the justice court, you will not be civilly or criminally liable if you comply with the writ. Many of the bills that could have affected our industry died during the session. However, there were some significant changes that can’t be ignored. Of course, these new laws are subject to interpretation by the courts and various governmental agencies. Some could also be subject to additional regulation. As always, keep abreast of these interpretations and additional rules. See the August ABODE for Part II of HAA General Counsel Howard Bookstaff ’s coverage of the 2017 Texas Legislature.

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Resident Relations from the RESIDENT RELATIONS COMMITTEE

PLAYING FAIR

A computer crash creates a lack of evidence for management to dispute cleaning charges. A RESIDENT FILED a complaint with

HAA to dispute cleaning charges and an unauthorized pet fee. According to the resident, she gave proper notice to vacate and left the apartment unit in good condition. She also claimed that she never had a pet. Management responded to HAA and that response was forwarded to the resident. When the resident moved out in 2012, she originally had a standing balance of $1,168.19. Because management’s system unexpectedly crashed after 2012, management lost on-file invoices. Out of fairness, management removed the bulk of the resident’s charges. The manager did however find invoices to substantiate charges for the carpet replace-

ment, final water billing and what she believed to be the unauthorized pet fee. This left the resident with a balance of $927.19. Enclosed were copies of the final account statement, carpet invoice, lease, application and moveout notice. The committee decided in favor of management with an adjustment made. Because management failed to provide competent evidence of the unauthorized pet fee, the committee removed that charge of $250. After the adjustment was made and the other charges were justified, the resident owes the property $677.19. The HAA Resident Relations Committee provides an impartial review of resident comI wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

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plaints using the documentation provided by both the resident and management. When the committee finds in favor of the resident, we appreciate a direct response from the property to the resident within two weeks and a copy of the payment sent to HAA for our records. When the committee finds in favor of the resident, management may file an appeal. When the committee finds in favor of the property owner, the decision is final. If you are a manager with a resident relations issue, call HAA at 713-595-0300 for direct assistance. Renters can be referred to HAA to speak to a trained consultant Wednesdays from 9 a.m. to 1 p.m., and Thursdays and Fridays from 9 a.m. to 1 p.m. and 2 p.m. to 4 p.m.

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

www.haaonline.org


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On the Scene with the HAA PAC HAA Political Action Committee May Luncheon Tuesday, May 23 at the HAF Dinerstein Reed Prokop Education Center Sponsored by 1 Core Logic Rental Property Solutions

1

The May PAC luncheon featured a Washington update by guest speaker Jay Guerrero, regional director for U.S. Sen. John Cornyn.

WE’RE ALL ABOUT BETTER GOVERNMENT 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. 2017 registration forms are now available! To join, renew or learn how to become involved with the PAC, see online at www.haaonline.org or contact apatel@haaonline.org. 16

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On the Scene with HAA The HAA/HAF Office and Education Center’s 10th Anniversary Open House Thursday, June 1 at the HAF Dinerstein Reed Prokop Education Center HAA members celebrated the 10th anniversary of the HAA building with a special reception and open house.

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Upcoming Education

JULY Independent Rental Owner Professional Course (IROP) (six-week program) Tuesdays, July 11 thru August 15 6 p.m. to 9 p.m. Program fee: $399 per member; $520 per nonmember Sponsored by Power Express and Redevelopment Services A six-week series authored by NAA specially designed to provide the knowledge and skills necessary for new independent owner/manager of rental properties with typically 200 units or less. Topics covered include: employees, preparing the property, rent, marketing, handling objections, applications, screening, rental agreements and lease forms, moving in, the end of the lease term, when resident problems arise, evictions resident retention, maintaining property value, maintenance, code of enforcement, financial management, taxes, protecting the investment and Section 8 Housing programs. Notice of cancellation is required two days prior to the event for a refund, minus a $15 administrative fee. For classes held at the HAF Education Center, registrations may be transferred from one class to the next. Leasing 101 (Day and a half) Tuesday, July 11 8:30 a.m. to 4 p.m. Program Fee: $65 by July 11; $75 after June 13 An in-depth introduction to the apartment industry for new leasing professionals, as well as those individuals looking to learn

SCHEDULE AND FEES

From the HAA EDUCATION DEPARTMENT

more about the industry as a career. This day and a half program also includes TAA lease paperwork curriculum. Topics covered include: Greeting and qualifying the customer; Executing the lease contract; Overcoming objections and closing techniques; An overview of Fair Housing and more. Students who complete the course will receive a certificate, as well as a listing of placement agencies and management companies that are members of HAA. If you are not working for a member company of HAA, download the registration form www.haaonline.org. APPLE: Leadership Session 2 Stop the Invasion of the Warm Body Snatchers (How to Recruit & Interview) Tuesday, July 18 8:30 a.m. to noon Program fee: $50 per member Sponsored by Best Plumbing See Page 22 for details. Advanced Microsoft Excel Wednesday, July 19 8:30 a.m. to noon Learn to conquer your fear of the spreadsheet! This course offers a detailed look into this complex (and often daunting) program. EXTREME CAM/CAS* Classes are held Thursdays, Fridays and Saturdays, July 20-22; July 27-29 9 a.m. through 5 p.m. Please note registration begins at 8:30 a.m. This super-charged and accelerated six-day format, Extreme CAM/CAS are designed for those experienced managers

are subject to change without prior notification. Notice of cancellation is required two days in advance to receive a refund, less a $15 administrative fee. Seats are guaranteed on a first-come, first-served basis when payment and registration are received in advance of the program. Unless otherwise indicated, courses are held in either the Camden and Michael Stevens Interests Room or the Direct Energy and Liberty Personnel & Executive Search Room at the Dinerstein Reed Prokop Education Center, 4810 Westway Park Blvd. on the second floor of the HAA Office www.haaonline.org

hoping to attain the CAM and/or CAS designation(s) in a shorter duration, with less time away from the property. See Page 23 for details. *Extreme CAS candidates attend four of the CAM modules beginning on Thursday, July 20. More scheduling details to follow,

AUGUST Advanced Microsoft Excel Wednesday, August 2 8:30 a.m. to noon Program fee: $75 Learn to conquer your fear of the spreadsheet! This course offers a detailed look into this complex (and often daunting) program. It's the Law Luncheon Friday, August 4 11:30 a.m. to 1 p.m. Program fee: $25 Join HAA's Legal Counsel, Howard Bookstaff, for lunch and a legal discussion in a casual environment allowing for questions and answers. APPLE: Core Session 5 Latte Lessons: The Starbucks Experience Tuesday, August 8 9 a.m. to noon Program fee: $50 Sponsored by Brook Furniture Rental See Page 22 for details. CAM Exam Wednesday, August 9 11:30 a.m. Leasing 101 (Day and a half) Tuesday, August 15 8:30 a.m. to 4 p.m.

Program fee: $65 by August 15; $75 after August 15 See July 11 listing for details. HAA NEXT Mix-n-Mingle Thursday, August 17 6:30 p.m. to 9 p.m. Glitter Karaoke 2621 Milam St., 77006 Meet the NEXT Generation of HAA Leadership. This niche group within HAA is dedicated to the networking and professional development needs of HAA members 35 and younger. Network with your peers at this FREE and festive event and grow your career together among the next generation of HAA leadership. Get plugged in to the HAA network, discover volunteer opportunities and learn about professional development. Complimentary drink ticket, karaoke competition, door prizes and more. Industry Math Tuesday, August 22 8:30 a.m. to noon Program fee: $99 See Page 23 for details. APPLE: Marketing Session 2 – The Wicked Witch is Dead: Becoming a Wizard with Online Reviews Tuesday, August 29 8:30 a.m. to noon Program fee: $50 per member Sponsored by Best Plumbing See Page 22 for details. Certified Pool Operator Course Wednesday and Thursday,, August 30-31 8:30 a.m. to 5 p.m. Program fee: $299 See Page 24 for details.

Building. Seating is limited. You must pre-register. For more information and to register, go online at www.haaonline.org. Notice to Attendees: All pre-registered no-shows will be billed. For admittance into HAA/HAF events, payments will be required at the door if not received prior to the event. Start times listed above include a 30-minute registration period. Notice of cancellation is required two days prior to the event for a refund, less a $15 administrative fee. July 2017

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JULY S M

Calendar HAA Education, Events and Meetings SCHEDULE

T

W T

F

2 3 4 5 6 7 9 10 11 12 13 14 16 17 18 19 20 21 23 24 25 26 27 28 30 31

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

S 1 8 15 22 29

W 2 9 16 23 30

T 3 10 17 24

F 4 11 18 25

S 5 12 19 26

JULY 4

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26-28

Offices Closed The HAA offices will be closed on Tuesday, July 4 in observance of Independence Day.

Independent Rental Owner Professional Course (IROP) (sixweek program) Tuesdays, July 11 thru August 15 6 p.m. to 9 p.m. Sponsored by Power Express and Redevelopment Services

Advanced Microsoft Excel Wednesday, July 19 8:30 a.m. to noon

TAA Board Meetings Wednesday, July 26 thru Friday, July 28 Corpus Christi See www.taa.org for details.

12

Board Meeting Wednesday, July 19 4:30 p.m. to 6 p.m. Sponsored by E3 Electric

5 New Supplier Member Orientation Wednesday, July 5 3 p.m. Sherlock’s Baker St. Pub 10001 Westheimer, 77042 All new supplier members welcome. Contact Amanda at asherbondy@haaonline.org for details. Ambassador ONE Society Meeting Wednesday, July 5 4 p.m. to 5:30 p.m. Sherlock’s Baker St. Pub 10001 Westheimer, 77042 Contact Amanda at asherbondy@haaonline.org for details.

6 Steering Committee Meeting Thursday, July 6 Noon to 1 p.m. Location: Fleming’s Town & Country Village 788 West Sam Houston Pkwy N,, 77024 Contact Alpa at apatel@haaonline.org for details.

11 Leasing 101 (Day and a half) Tuesday, July 11 8:30 a.m. to 4 p.m.

Resident Relations Committee B Wednesday, July 12 2 p.m. to 4 p.m.

14 Bowling Tournament Friday, July 14 Noon to 5 p.m. Copperfield Bowl 15615 Glen Chase Drive, 77095 The 2017 HAA Annual Bowling Tournament. Please note it will be held at a new location. Sponsored by Gemstar Construction & Development and TXU Energy

18 APPLE: Leadership Session 2 Stop the Invasion of the Warm Body Snatchers (How to Recruit & Interview) with Donna Olson Tuesday, July 18 8:30 a.m. to noon See Page 22 for details. Sponsored by Best Plumbing Area Council Meeting: Pearland Tuesday, July 18 11:30 a.m. to 1 p.m. Location: TBD More details to follow. See www.haaonline.org or contact lturner@haaonline.org for details.

Legislative Committee Meeting Wednesday, July 19 3:30 to 4:30 p.m.

20-29 Extreme CAM Thursday, Fridays and Saturdays, Thursday, July 20-Saturday, July 29 9 a.m. through 5 p.m. *Extreme CAS candidates attend four of the CAM modules beginning on Thursday, July 20. More scheduling details to follow. See Page 23.

20 Go-Getters Happy Hour Thursday, July 20 3:30 p.m. to 5:30 p.m. Café Adobe 7620 Katy Freeway Sponsored by Apartments.com and Reliant

Strategic Growth Hits the Road Area Council: Pearland Tuesday, July 18 11:30 a.m. to 1 p.m. HAA is reaching out to better serve our members by bringing targeted networking and educational events to different parts of our 12-county service area. Contact strategic growth coordinator Lauren Turner at lturner@haaonline.org to sign up for these FREE, management-only events where you can learn about issues affecting your area and network with your fellow managers. Want to host an event? We are looking for member properties to host Area Council meetings. Contact lturner@haaonline.org.

s

Outreach

Netwo rk

ation Educ

gthin Num n e ber Str

UNLESS OTHERWISE NOTED, all events meet at our Dinerstein Reed Prokop Education Center, 4810 Westway Park Blvd., second floor, in either the Direct Energy and Liberty Personnel & Executive Search or the Camden and Michael Stevens Interests Room. Meetings located at the HAA Offices, 4810 Westway Park Blvd., first floor, will be held in the Redi Carpet and Winograd Families/Judwin Properties Conference Room. See www.haaonline.org for an interactive calendar. 20

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

AUGUST 2

8

17

25

Advanced Microsoft Excel Wednesday, August 2 8:30 a.m. to noon

APPLE: Core Session 5 – Latte Lessons: The Starbucks Experience with Sue Watson Tuesday, August 8 9 a.m. to noon See Page 22 for details. Sponsored by Brook Furniture Rental

Blue Star Program Thursday, August 17 7:30 a.m. to 4 p.m. Braeswood Assembly of God 10611 Fondren, 77096. The Blue Star Certification Program is a joint effort by the Houston Police Department and the Houston Apartment Association. Created for rental properties of all sizes, the program's goal is to help law enforcement officials and the multifamily housing industry work together to effectively reduce criminal activity in rental properties. Register online at www.houstontx.gov/police/multi_fa mily. Contact Officer Clark at donna.clark@houstonpolice.org for questions.

HAA PAC Luncheon Friday, August 25 11:30 a.m. to 1 p.m. Program fee: $30 per PAC member; $40 per non-PAC member Contact haapac@haaonline.org for registration and details.

New Supplier Member Orientation Wednesday, August 2 3 p.m. Sherlock’s Baker St. Pub 10001 Westheimer, 77042 All new supplier members welcome. Contact Amanda at asherbondy@haaonline.org for details. Ambassador ONE Society Meeting Wednesday, August 2 4 p.m. to 5:30 p.m. Sherlock’s Baker St. Pub 10001 Westheimer, 77042 Contact Amanda at asherbondy@haaonline.org for details.

4 It’s the Law Luncheon Friday, August 4 11:30 a.m. to 1 p.m. Visit www.haaonline.org to register.

9 CAM Exam Wednesday, August 9 11:30 a.m. Resident Relations Committee A Wednesday, August 9 2 p.m.

10 Take 5 Business Exchange Thursday, August 10 8 a.m. to 11 a.m. Ayva Center 9371 Richmond Ave., 77063. See Page 57 or contact Susan at shinkley@haaonline.org for details.

15 Leasing 101 (Day and a half) Tuesday, August 15 8:30 a.m. to 4 p.m.

HAA NEXT Mix-n-Mingle Thursday, August 17 6:30 p.m. Glitter Karaoke Visit www.haaonline.org for details.

22

29 APPLE: Marketing Session 2 – The Wicked Witch is Dead: Becoming a Wizard with Online Reviews with Mindy Price Tuesday, August 29 8:30 a.m. to noon Sponsored by Best Plumbing Katy Happy Hour for Managers Only Tuesday, August 29 4 p.m. to 6 p.m. Location: TBD Contact Lauren Turner at lturner@haaonline.org for details.

30-31 Certified Pool Operator Course (2 days) Wednesday, August 30 and Thursday, August 31 8:30 a.m. to 5 p.m.

Industry Math Tuesday, August 22 8:30 a.m. to noon

24 Area Council: Clear Lake Thursday, August 24 11:30 a.m. to 1 p.m. Location: TBD Contact Lauren Turner at lturner@haaonline.org for details.

The Go-Getters Need You! Join the club at our quarterly meetings and learn how you can recruit for HAA. Be the top recruiter for each quarter and win one of the following items: 1st Quarter: Yeti 40 Hopper cooler – Winner Crystal Jackson 2nd Quarter: Apple Watch 3rd Quarter: Samsung 40” Smart TV 4th Quarter: $500 Holiday Cash Plus, for each new member you recruit, you’ll earn a chance to win gift cards ranging from $25 to $250! JOIN A TEAM and build relationships with likeminded members. Get involved with Go-Getters and make lasting industry connections. Visit www.haaonline.org/gogetterscorner to get all the information you need.

www.haaonline.org

Mark your calendars! All meetings will be hosted at Cafe Adobe in the Marq-E Center 7620 Katy Fwy, Houston, TX 77024 July 20 September 20 December 7 Register online today! 4 p.m. to 5:30 p.m. – New and Prospective Member Happy Hour 3:30 p.m. – Go-Getter Recruiter Meeting Closed meeting for Go-Getters only

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Here’s a taste of the next four sessions:

t h g ri e th h it w er re ca r ou y w ro G ideas, the best advice and watch your future blossom –

Grab an APPLE! APPLE is sponsored by

APPLE features some of the best nationally acclaimed speakers in the industry.

Individual sessions are priced at only $50 each, a real steal for quality education. Annual Property Subscriptions are also available with unlimited attendance for all on-site property staff to all sessions at discounted prices: • Only $199 per year per property for properties with fewer than 200 units • Only $399 per year per property for properties with 200 to 350 units. • Only $450 per year per property for properties with more than 350 units.

APPLE : Leadership – Session 2 July 18 Stop the Invasion of the Warm Body Snatchers (How to Recruit & Interview) With Donna Olson Ever been guilty of filling a position with a “warm body?” Learn the knowledge and skills to enable improved employee selection by developing effective recruiting strategies, establishing hiring criteria/checklists for open positions and asking specific questions to get the information you need for the right hire. APPLE: Core – Session 5 August 8 Latte Lessons – The Starbucks Experience With Sue Weston This workshop takes the five principles that drive Starbucks and apply them to our own teams and properties. The program takes a first look at the Starbucks organization – the good, bad and ugly. We talk about owning our roles; that everything matters; the need to surprise and delight our customers; how important it is to embrace resistance and lastly, to leave our mark. This is an important leadership and organizational journey. APPLE: Marketing – Session 2 August 29 The Wicked Witch is Dead: Becoming a Wizard with Online Reviews With Mindy Price Ratings and reviews have been a wicked part of our industry for a while now. Operators are constantly looking for ways to truly understand and manage the spell they have put prospects and residents under. It is time to pull back the curtain and make traveling the yellow

brick road for evaluating, managing and responding to ratings and reviews easier than ever before. Learning outcomes include: • Review the continuing importance of reviews. New research shows 83 percent of prospects use ratings and reviews in their home search. Almost half of prospects are utilizing the ratings sites as a FIRST step in their search for an apartment community. • Explore how online reputation can be monitored and learn how this can inform your reputation management strategy • Understand how review sites work and how some companies are “playing” the system • Turn your residents into marketing director wizards • Learn how to effectively respond to reviews

APPLE: Maintenance – Session 2 September 21 Looks Don’t Matter and Other Lies Your Mama Told You with Katie Rigsby Groundskeepers, maintenance and the entire make-ready team are vital to the success (or failure) of a property and we have the stats to prove it! In this interactive session, we will look at the multiple roles of the support staff and the impressions they make with prospects and residents alike. Participants are given scenarios and encouraged to discuss where support staff can directly affect occupancy, resident retention and profitability while becoming a valued company asset. Key takeaways include: • Learn where maintenance/support staff ranks in the top 10 resident complaints • Understand how the role of maintenance and support staff directly affects occupancy, resident retention and profitability

Take a bite out of these education opportunities and enroll for 2017 today. Contact the HAA Education Department at education@haaonline.org or register online at www.haaonline.org.

And there’s more sessions for 2017! Visit www.haaonline.org for details. 22

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GO EXTREME with the Extreme CAM Program The Certified Apartment Manager credential is already exceptional. Presented in a super-charged format, Extreme CAM accelerates the education process and allows you to attain the CAM credential via a schedule that works best for you. (Recommended for experienced managers only) Extreme CAM Class Schedule: Two scheduling options; classes during the week only or classes offered on Saturdays. Cost: $1,050/person Summer Schedule (six days): Classes are held Thursdays, Fridays and Saturdays, July 20-22; July 27-29 9 a.m. to 5 p.m. Fall Schedule (five days): Classes are held during the work week only: November 13-17 9 a.m. to 5 p.m. (Proctored Exam Dates to be announced throughout 2017)

Register online today at www.haaonline.org or call 713-595-0300 for details.

Your Best Calculation: Industry Math A new curriculum authored by NAA, this half-day workshop is an excellent opportunity to sharpen your mathematical skills in preparation for attending any of the credential programs. From calculating percentages, to converting fractions (remember those?), to understanding averages and more, this is your chance to “go back to school” in a relaxed and low-stakes environment. Learn how various mathematical calculations influence operations and get introduced to the more advanced concepts you’ll need to know to advance in your industry career.

Course Schedule: Registration begins at 8:30 a.m. Course – 9 a.m. to Noon

Program Dates: August 22 October 31

Program Cost: $99

To register and for more information, visit www.haaonline.org.

www.haaonline.org

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in Be

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the Successful completion of this course offers apartment industry personnel a five-year certification from the National Swimming Pool Foundation and ensures pool chemicals are being used properly and when appropriate.

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The Certified Pool Operator Certification, better known as CPO, will dispel the myths in pool care and tremendously reduce chemical expenses and extend the life of your pool.

et C

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Recommended for anyone working with pools, this course is also a great course for property managers. Make sure you are up-to-date on local codes to help reduce risk and liability by attending this informative session.

tion t d a s a r r t e t s n i s i Wed Reg rogram xam admin – . a.m ys) k, e –P 8:30 . to TBA es textboo for two da d h 9 a.m 299 (inclust and lunc n Reed i $ a Fee: and breakf Dinerste r, e fee, : HAF tion Cent d., n o i t Loca p Educa Park Blv Beltway Proko Westway ast of the rg. 4810 ay Road e ine.o l n o l .haa www off C t a ne i

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TAA Update from the TEXAS APARTMENT ASSOCIATION

NEIGHBORS CARE TAA’s “Neighbors CARE” campaign helps cool heat-related injuries.

COUNT ON IT: Summer will be hot in Texas. With triple digits on the way, it’s important to remember that even moderate prolonged heat can cause serious health problems. One of the best ways to prevent heat-related emergencies, though, is for neighbors to look out for one another. Apartment communities offer the advantage of neighbors living close to one another, giving apartment residents the opportunity to keep an eye out for potential problems and keep each other safe as temperatures rise. In this spirit, the Texas Apartment Association is continuing its “Neighbors CARE” initiative, first launched 19 years ago. “Neighbors CARE” promotes rental housing resident awareness of heat stress and encourages residents to CARE for their neighbors to help minimize the risk of someone suffering heat stress. Join in this program by sharing the “Neighbors CARE” message included in this article as well as the Heat-Stress Precaution Tips and other information available from your local apartment association and on TAA’s website, www. taa.org.

In addition to sharing information with residents, TAA strongly encourages members to consider the health and safety issues that could arise from utility disconnects during times of extreme temperatures and resist exercising any legal rights to disconnect electricity until a heat emergency has passed. Remember that statutory authority for an owner to disconnect electricity, water and gas is generally only applicable in limited situations, including emergencies, bona fide repairs and construction. (Interruption of submetered or allocated electric service in certain cases when the electric bill has not been paid is also permissible in some circumstances; see the article on page 429 in the 2016-2017 TAA REDBOOK.) For more information, see the 2016-2017 TAA REDBOOK, pages 402 and 408-411, or visit the Utilities Laws/Forms section of the TAA REDBOOK Online and search for “discontinuance or interruption of utilities.” TAA also encourages members to respond sensitively to air conditioning repair requests. While availability of labor and materials may necessitate some delays, we encourage you to respond to these repair requests as promptly as the situation warrants and is possible under the circumstances of your particular property and location. Most utility companies sponsor bill check-off programs that allow customers to contribute to funds to assist elderly, ill and low- income individuals with their utility bills. In addition, some utility companies and other community groups organize fan drives or other pro- grams to distribute air cooling equipment to low-income or elderly individuals. TAA encourages you to participate in these programs and to promote participation in them to your residents. The “Neighbors CARE” message is simple and encourages all rental housing residents to: • Check on their neighbors daily–especially the elderly, who may be more susceptible to heat stress, and those on fixed incomes, who may be concerned about expensive utility bills. • Always take precautions to prevent heat stress. Remember, everyone is susceptible to the effects of heat stress. eport any concerns they have about the health and safety of their neighbors to the proper authorities. • Report any problems with air conditioning equipment promptly to management. • Educate themselves, their friends and neighbors about the signs of heat stress and steps to prevent it. Tips for TAA members • Promote the Neighbors CARE program to your residents. Distribute the Neighbors CARE flyers and Heat-Stress Precautions tip sheets to all residents, and post the information in common areas. • Consider distributing the “Keeping Cool and Conserving Energy” tips to your residents. You may want to modify the tips to include in-

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formation specific to your property and location. For example, if your property has programmable thermostats, you may want to advise residents about how to use them. Or, you may want to include additional information about how to report needed repairs to management (initially to a specific phone number with a follow-up in writing, etc.). You may also want to give specific information and a phone number for the electric utility in your area, repair delays (if any) being experienced in your area, or your company’s policies on responding to air conditioner repairs during normal conditions and during any extreme heat emergencies. • You may want to investigate any local programs (fan distributions, shelters, emergency assistance) and have information about these programs available in your onsite offices for residents who may inquire about them or need them. • Remember to clean and replace air filters regularly on your air conditioners. Once a month is preferable. • Take care of any needed caulking, weather-stripping or insulation to improve the energy efficiency of your units and reduce the amount of heat gained inside the units. • Keep outside air conditioning equipment free of leaves or other airflow obstructions. Air conditioners should be cleaned annually (in spring, typically) to work efficiently. • During any heat emergency, TAA strongly encourages its members not to exercise any legal rights to disconnect electricity unless absolutely necessary. TAA also reminds members that disconnect rights are limited to specified circumstances and allowed only under specified conditions. For more information, see the 2016-2017 TAA REDBOOK, pages 402, 408-411 and the article on 429, or visit the Utilities Laws/Forms section of the TAA REDBOOK Online and search for “discontinuance or interruption of utilities.” • Consider supporting bill check-off programs sponsored by your local utility company, and encourage your residents to support them as well. These programs allow utility customers to contribute funds to help ill, elderly and low-income individuals with their utility bills. • Consider supporting local fan drives or other programs to provide fans or other equipment to ill, elderly or low-income individuals. Encourage your residents to support these efforts as well. For more information, visit TAA’s website at www.taa.org. www.haaonline.org

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On the Road with HAA Richmond/Rosenberg Area Council Meeting Wednesday, May 24 at Dolce Living Rosenberg It was great to be back in Richmond for our Area Council meeting. Guest speakers this month were Judge Janssen and HAA General Counsel Howard Bookstaff, who presented a legal lunch and learn to our group of area managers. We had great conversation and a great location. Thank you to Monica Torres and her staff for hosting us at your beautiful property.

HAA IS REACHING OUT to better serve our members by bringing targeted networking and educational events to different parts of our 12-county service area. Contact strategic growth manager Lauren Turner at lturner@haaonline.org to sign up for these FREE, management-only events where you can learn about issues affecting your area and network with your fellow managers. Want to host an event? We are looking for member properties to host Area Council meetings. Contact lturner@haaonline.org. 28

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On the Scene with the MSHQ CHALLENGE CUP 21st Annual Maintenance Supply Headquarters Challenge Cup May 4-5 at Horseshoe Bay Resort HAA members hit the links for the annual MSHQ Houston versus Dallas golf tournament. Dallas won this year’s event, leaving the teams tied for wins. This year’s event raised $25,600 for the National Apartment Association’s Political Action Committee, bringing the grand total to more than $375,000 over the 21-year history of the tournament. Thanks to our golfers: Jody Batdorf, Roger Camp, Kenyon Carroll, Ian Hancock, Jim Hearn, Steve Hefner, Clay Hicks, Stacy Hunt, Rick Luke, Matt Nunn, Rick Salazar, Kirk Tate, Ryan Terrell, Jim Washburn, Kevin Williams and Cary Wright. Thanks to our sponsors: Maintenance Supply Headquarters, AAA Plumbers, Camp Construction Services, FSI Construction, Reliant Energy and Wilmar Industries Inc.

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On the Scene Photos by MARK HIEBERT, Hiebert Photography HAA 2017 Education Conference & Expo Thursday, May 18 at NRG Center It all started here as thousands of multifamily professionals and exhibitors filled Hall C of NRG Center for HAA’s annual conference and expo. Attendees enjoyed the keynote event with Joel Zeff, the Lip Sync Challenge and the many educational and networking opportunities. Thank you to our sponsors: Board of Director's Meeting CoreLogic Conference Seminar: Break-Out Sessions Power Express Apartments.com ApartmentData.com Century A/C Supply Education Conference: Keynote Breakfast Ameritex Movers Inc. Poolsure HD Supply Luncheon and Lip Sync Battle FSI Construction Expo Mobile Device Charging Station Century A/C Supply Ameritex Movers Inc. "It Starts Here" Information Station E3 Electric Ltd. Maintenance Supply Headquarters Aisle Sign Sponsor Ameristar Screen & Glass Poolsure Murrah & Killough, PLLC Ameritex Movers Inc Best Plumbing LLC Century A/C Supply Hoffer Furniture Rental & Sales Chadwell Supply Lanyards TPI Construction & Painting Inc. Expo Beverage Station (Bar Sponsor) Merit Service Solutions Texas Apartment Pool Services Hand Sanitizer Station Impact Floors Ameritex Movers Inc. Snack Station Foundation Specialists Texscape Services Booth Winners: Best in Show 1st Place Single 2nd Place Single 3rd Place Single 1st Place Double 2nd Place Double 3rd Place Double

Craven Carpet Ameritex Movers Inc. DNM Contracting Inc. AAA Staffing AAA Plumbers FSI Construction Inc. Redi Carpet

$1,500 Winners Elsa Pineda Mario Cantero

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The inevitability of the smart apartment: You can’t attract tomorrow’s resident with yesterday’s amenity. By

GREG MELON, SOTAH

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ith so much technology at our disposal today, why have we not raised our expectations for the type of lifestyle that an apartment can provide its residents? Smart locks, learning thermostats, voice-controlled lighting and other recent improvements have been readily accessible to homeowners, but are rarely seen in even the most modern apartment properties. The truth here is simple: Smart apartments are inevitable. This technology provides an ultimately convenient living experience for residents that they can’t help but want for themselves. As such, it presents an incredibly powerful opportunity for the more proactive apartment owners and managers who are looking to offer something new and useful. With home automation’s booming popularity, it’s only a matter of time before residents simply start installing these devices themselves. And with the current state of

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apartment supply in Houston, there’s no better time to explore new ways for differentiating a property. What exactly is a smart apartment? Home automation is still a relatively young industry, so it’s understandable how people can have different ideas of what “smart apartment” even really means. For the sake of this article, we’ll define it as an apartment that uses home automation technology – smart locks, thermostats, lights, etc. – to make life more convenient for the resident. This means enabling residents to control their lights through voice commands or simply based on their presence. Providing peace of mind with doors that will automatically unlock as they arrive home, and lock behind them as they leave. Or helping residents save money on monthly utilities with a thermostat that intelligently adjusts to their daily schedule. The perks of these technologies aren’t only for the resident, however. Ideally, a smart apartment system also makes managing

vacant units significantly easier. For instance, what happens when someone accidentally leaves a light turned on in that vacant unit? Or if the air conditioning is left running? Management typically has no way of knowing when this has happened until someone physically steps foot in that unit again, which could range from days to even weeks (hopefully the former). Smart apartments give management complete control over those vacant units with remote access to lights and temperature settings. This provides immediate cost savings by minimizing the amount of electricity wasted by empty apartments. Why are smart apartments inevitable? Let’s take a look at the numbers. According to the top Internet of Things (IoT) thought leaders, we’re expecting 30 to 50 billion IoT devices worldwide by 2020, which clearly is not far away. As if that wasn’t enough, we happen to live in one of the top countries in the world for adopting this technology. The same country

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where 110 million people rent their home, of which roughly 35 million are living in a multifamily property. Now you might be thinking to yourself, “That sounds like a pretty broad generalization. How do you know that Houston residents want smarter apartments?” Simply put, I know this because we (SOTAH) asked them. We spent three weeks surveying 200 local residents about their thoughts on home automation and its application in apartments. And the results were very unsurprising. Nine out of 10 said that a smart home system would add value to the living experience of an apartment. Call me crazy, but I believe most people can agree that adding value is typically a good thing. In addition to this, a whopping 82 percent said they were likely to let a smart home system be a determining factor when selecting a new apartment. These residents are looking for the properties that use the latest and greatest technology. Lastly, and my personal favorite, nearly half of them were more likely to at least visit a property that offered smart apartments. Assuming you have a capable team of leasing agents, any increase in foot traffic should get you excited. So let’s recap: 1. At a minimum, we can expect 30 billion IoT devices online within the next three years. 2. We’re living in one of the top countries in the world for adopting this technology. 3. 35 million individuals live in multifamily properties across the U.S. 4. Residents have an overwhelming desire for this technology and the living experience that it offers. All things considered, what are the odds

that none of your residents start buying and self-installing these devices? This is actually exacerbated by the fact that most of today’s smart device manufacturers are all focusing more and more on convincing individuals to self-install these devices. For the sake of stating the obvious, I think everyone can agree that having residents self-install a new thermostat or door lock does not end well for anybody. What about the costs? Aren’t smart apartments expensive? True, new technology typically comes with a higher price tag. Thankfully there are plenty of options for properties to pursue this technology without breaking the bank. As a matter of fact, installing smart apartments can actually be a cheaper, more sustainable solution for attracting new residents when compared to the cost of rent concessions. Think of it this way: Properties typically provide rent concessions every time they need to fill an empty unit. Alternatively, installing smart apartments is a one-time cost that distinguishes the units beyond their current resident – after one resident moves out, the smart apartment system remains in place for the next one. We call it “future-proofing” for precisely this reason. Not to mention, a vacant smart apartment will likely lease more quickly than its non-smart counterparts, and with a premium rent rate. The technology is equally useful as a resident retention tool. The most straightforward solution is for properties to offer a smart apartment upgrade in exchange for renewed lease agreements. Additionally, smart apartments increase a resident’s switching cost since they’ll have difficulty finding a comparable living experience elsewhere.

How do you take advantage of this opportunity? Well the most obvious solution involves simply providing these things for residents before they start providing it for themselves. Just like in every other industry, the first movers in this space stand the most to gain. Plus, considering the proliferation of these devices over time, eventually a smart apartment system is going to become so standard that properties can’t claim a “modern lifestyle” without having one. It’s strikingly similar to stainless steel appliances. Once upon a time, they were a major differentiator, but nowadays those same stainless steel appliances are expected. What was once an eye-catching feature is now only noticed in its absence. Smart apartments are headed on the exact same trajectory. But if you’re still uncertain about whether or not your residents want this kind of lifestyle, then start small: Test the waters by offering standalone devices. Use it as a resident retention tool, offering a new smart thermostat in the unit in exchange for re-signing a lease. Use it to attract new residents, offering to install a smart door lock if they sign a lease. The fact of the matter is that smart apartments are truly inevitable. It’s only a matter of whether properties provide the technology for residents, or if residents start providing it for themselves. Greg Melon is president and CEO of SOTAH. SOTAH retrofits apartments with the latest smart home technology, such as smart door locks, learning thermostats, voicecontrolled lights and more. Melon can be reached at gmelon@sotahsystems.com or visit www.sotahsystems.com.

Rental Credit Reporting (RCR) was established in 1977 to solve screening problems the Houston Apartment Association founders felt plagued the local apartment industry. RCR has unsurpassed data on resident rental histories in the Houston region. The Houston Apartment Association and CoreLogic are partnered to expand RCR and include the following searches in one bundled report with immediate and unlimited inquiry access. National Landlord-Tenant Data • Texas Criminal Data • Terrorist Check • Sex Offender Search Move-in/Move-out Entry • Eviction Entry • Inquiry History • Quick and Easy • Cost Effective Immediate Access • Monthly Activity Report Subscribe Today – For approximately 32 cents per unit per month, RCR can help make sure you know just who your prospective residents are. * For properties 49 units or less, you have unlimited inquiries for $10 per month.

To subscribe or to learn more, call RCR at 713-595-0300, email rcr@haaonline.org or visit www.haaonline.org. 40

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Stop flushing money down the toilet. Here’s all you need to know about conserving water at your property. By

a

s most management personnel in the multifamily industry understands, water is one of the largest expenses at a property. According to Circle of Blue’s 2016 annual survey, the nation’s average price of water has “climbed 48 percent since 2010.” Aside from cost, those interested in reducing their carbon footprint also know that water conservation is a crucial way for your property to do its part in using our planet’s resources responsibly. Whether your motivation is financial, conscientious, or both, there are plenty of reasons to focus on using less water. Continue reading to discover the many ways water conservation can benefit you, along with practical steps to start saving on water in your multifamily properties. Water conservation benefits you and your property in many ways, and they can all be boiled down to three main categories: 1. Conserving water makes residents happy (and happy residents make a happier you). Residents who pay for water because you allocate the water bill see a nearly immediate savings when the property does its part to save more water. While saving your residents money might not seem like a big financial incentive at first, let’s look a little closer. Even when residents pay for water through allocation, the property still benefits in at least these three ways: First, helping your residents save on water increases current resident satisfaction, which incentivizes them to stay at your property. Suan Tinsley, partner at DayRise Residential and past HAA president, explains, “It helps resident retention. Whenever the water [rate] is higher, [residents] don’t accept your explanation of telling them that water rates have increased. They think you’re trying to pass along common-area water. It has been a challenge to explain when there’s a spike in the water rate.” Circle of Blue’s survey of 30 major

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PAUL MARKS, eConserve

cities nationwide reveals that the price of water climbed an average of 5 percent last year, and is on a steady increase. Doing your part to help residents save on water not only makes them happier to live at your property, but can lead to future referrals. Word of mouth is low-cost advertising, so genuinely helping your residents feel excited about your property benefits everyone. Second, lower water bills attract new residents. Quintina Willis, vice president at Capstone Real Estate Services, explains that future residents often ask about water prices when they are gathering information about area communities. “Residents have gotten savvy, and when they’re doing their decision-making calculations, have started adding the utility expenses to make their final budget decision,” Willis says. In addition to financial incentive, many modern residents are drawn to eco-friendly housing. Communities should advertise when they are transitioning to a water conservation program. “[There are] more opportunities out there for us as an industry to market as participating in the green initiative. There is a huge push to go green. [There are] a lot of residents who want to focus on their carbon footprint and who are on board with this mentality,” Willis reiterates. Finally, conserving water can ultimately increase property profits – even when the resident foots the water bill. Residents often have a fixed living expenses budget. Willis explains that if properties can lower the water bills, they can eventually raise the rent. She says, “When people are making leasing renewal decisions, every dollar that you bill for water is a dollar that you can’t increase on rent.” 2. Water conservation increases your Net Operating Income. Net Operating Income (NOI) reflects whether or not your property is actually making money (and if so, how much). Water conservation will benefit your property owners, managers and investors because, by

lowering water costs, you will increase your property’s NOI. Tinsley explains, “When we buy a property, we underwrite it based on historical data that the seller provides. When we write a budget based on that, if there’s a spike in the water rates, we go over budget, and we’re constantly explaining that to investors.” She says that though properties can be proactive by calling in the fall (when they write the next year’s budget) to get a projected increase, many times the increase ends up being more than predicted. “All of a sudden, you find out the percentage has grown,” she says. Tinsley explains that skyrocketing water rates are a national trend, and they have risen substantially even in Houston over the last decade. She goes on, “It’s not across the board, but … water rates have increased in our portfolio by up to 45 percent.” Water conservation, of course, gives a property a better shot at hitting its target budget. When a property hits its target budget and raises its NOI, a couple of things happen. First, the property has more profit to either collect or reinvest. Second, when the NOI increases, the property’s value increases. It’s as simple as that. Willis emphasizes that focusing on water conservation always saves money, saying, “Water is one of the largest expenses at a property, so anything you can do affects cash flow and value of the asset.” 3. Water conservation is the right thing to do for the environment. There’s no doubt about it: Taking concrete steps to conserve water at your property is eco-friendly. We know that our Earth’s fresh water supplies are not endless, and it takes power and energy to purify or desalinate water so that it is palatable for drinking. Why not do your part to conserve the fresh water supplies that we do have? Besides saving you and your residents money, especially in hard times such as droughts, taking measures to reduce your water usage is the responsible thing to do. July 2017

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Water shortages increase expenses over time and, especially in dry regions, cause problems for the entire environment — the land, the people and regional infrastructure. Many communities, realizing that being eco-friendly is more than just a buzzword, have transitioned into water conservation programs simply because they believe it is important ethically. “It’s just the right thing to do,” says Tinsley. “We have a shortage of water. I know that sounds very simple, but … you have to look at being green in your operations, and that’s one way to do it.” So what can you do to conserve water at your property? First, fix all drips and leaks. Make yourself and your maintenance staff aware of weaknesses in your current plumbing. This means that you check every single unit on your property for drips and leaks. “We do constant checks,” says Tinsley. Educate maintenance workers – and even residents – on the urgency of fixing each and every dripping fixture or appliance. Drips often go unreported since they seem small, but they literally send money down the drain. Second, replace or retrofit the toilets. At 1.6 gallons per flush (in a standard toilet model), replacing or retrofitting toilets creates the most impact in terms of water savings. When choosing whether to replace or retrofit, it is important to do your research about what will work best for your community. Advances in the industry mean that toilet conversions can happen much more quickly, and at a lower cost, than ever before. Willis says it’s "painless,” explaining that installation rates have gone down in recent years. She notes that conversions and installations are also more cost-effective because some companies work with properties to create sharedsavings payment plans. “There are providers who split the reduction of savings,” she reports. This is a win-win scenario for property owners, because rather than having an upfront cost, they simply pay back these service providers through the savings over a period of several months. Tinsley states that her company is “in negotiations about retrofitting quite a few of our properties.” Third, transition to water-efficient showerheads and aerators. For those who have fixed drips and leaks and changed to water-efficient toilets, there are a couple more small changes that can boost water savings. Switching to water-efficient showerheads optimizes the rest of each unit’s water flow. Keep in mind that when it comes to low-flow / See eConserve, Page 54

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Proper planning can prevent wasteful spending. By

a

t any given multifamily property, many projects are completed throughout the year. These include on-going maintenance and repairs, minor upgrades and capital projects. It is important to properly plan and budget tangible numbers to appropriately forecast planned, and unplanned, projects for the year and beyond. Based on the life of the property, these numbers will never be accurate if they are based on past projects or other apartment communities. A manager, regional manager or asset manager’s job is to understand, communicate and produce what the owners want and expect at their properties. Getting bids or budget numbers from qualified contractors will benefit management as they produce yearly budgets for property owners. Identifying property needs over wants will allow a property to stay competitive. According to Apartment Data Services, Houston is a saturated market – especially in the Energy Corridor, Inner Loop and The Woodlands areas. It is reported that 102 apartment properties (28,969 units) have been under construction as of the beginning of this year and an additional 16,000 units have been under proposition. These new properties are driven with new and exciting amenities coupled with lucrative leasing specials. Staying ahead of market trends is an ongoing process for established properties that are expected to be aggressive in a constantly growing market. Proper planning can prevent wasteful spending and allow for allocation of funds that will provide the property with more value for each dollar spent. This is easily accomplished when a property has access to an on-site construction manager within the management company. For managers without access to a construction manager, build relationships with trustworthy general contractors who have your property’s best interest in mind. They can not only provide their expertise, but with intimate knowledge of the property he or she can assist in organizing and developing proposals and budget numbers that yield in noticeable results, such as increased occupancy. When providing information to contractors or vendors, the more detailed and accurate the information is, the more desirable the outcome. The same is true for a contrac-

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WILLIAM ROBERTS, ICONstrux Design+Build

tor providing information to one’s clients – the more descriptive the scope of work is and drawings are, the more desirable the result. Understand that “guess-timations” can equate to an uncertain and often undesirable result that can leave most saying, “This is not what I had in mind!” Taking the time to create a simple list of wants and needs related to a project is a good start, as it can lay a stable foundation for the contractor to build on. Most maintenance items can be budgeted based on years past, but prior to typing in a number, ask your contractor if the work he or she completed or materials supplied in the past will have any increases. This is easy to compile internally with the lead maintenance staff. Minor upgrades are usually made up of smaller tasks to keep the property going, such as: relocating TVs, installing new grills or adding access control and cameras to new areas around the property. On these projects, there is often more than meets the eye. Let’s take for example installing a TV. Installing a new TV consists of purchasing the new TV, purchasing a mount, spending the time to pick up and deliver the TV and sometimes doing sheetrock repair and painting to run wires behind the wall. This means the $999 TV will cost you more than just the $999 plus tax. When factoring in all costs required, the budget created for the relocation of that TV, may be double the cost of the TV or more. It is better to budget high, rather than draw money from an unrelated account to complete a project due to under budgeting. On larger projects, details are a necessity and not a convenience. A scope of work is simply not enough. A simple drawing can provide needed clarity for both design and pricing purposes. Hiring a design team to prepare a detailed scope and complete a set of drawings on complex projects that are ready for permitting is a must-have. A good set of plans can prevent miscommunications between the client and contractor on what is being proposed or built. Ideally, a completed job will reflect the drawings down to the last detail and product specification. Without proper planning, both time and money can be lost through a lack of clarity.

When it comes to detailed capital projects, it is imperative to have a set of plans, specifications and a well-defined scope of work. Most renovation projects will require permitting to assure that all work follows city and/or county code and all state and federal accessibility standards. This will require a set of detailed plans to be on site at all times. Having a set of project plans and reviewing them with the property owners and upper management will also get everyone on the same page in terms of a construction timeline, finish selection and expectations during construction. Keep in mind, renovation work is much different than new construction, and there are surprises that frequently arise when the walls are opened during demolition. It is suitable to set aside a minimum 5 percent contingency to cover unexpected costs. When it comes to planning and budgeting projects of any size, understand when help is needed. Some management companies have internal help, but when this is not the case make sure there is a trustworthy contractor available to develop these scopes of work, plans and budgets for the property. Recognize that plans and written scopes are important and at the end of the day it is a road map to a successful project. The lowest price does not always equate to a great deal. Occasionally, low bids equate to incomplete bids which consequently start a chain of change orders that will quickly turn a low bid into an expensive headache. At the end of the day, it is essential to ask questions and make sure that all contractors are qualified, understand the work being requested and possess the expected quality of the finished product. William Roberts is the CEO of ICONstrux Design+Build. ICONstrux is a full-service construction, design and consulting company that has served the Greater Houston-area since 1996. Committed to building unique and luxurious spaces, ICONstrux prides itself in delivering the highest in quality and design while offering unparalleled service. For more information, please visit www.iconstruxdb.com.

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Think outside the box with rooftop parks and other pet amenities.

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hen people think of dog parks, they might envision acres of open fields for running, ball throwing, dog agility and other activities. But how can multifamily communities offer the same conveniences for residents and their pets in an urban environment where available space is often at a premium? From finding resourceful (think rooftop) bark park locations to other amenities such as convenient pet wash stations and custom branded products, there are many ways to make the most of every pet-friendly community. As an owner or manager, opting for a petcentric approach is a worthwhile investment. A recent survey by RadPad determined that of over 20,000 millennials noted, nearly 40 percent of them are renting and nearly 60 percent of them own pets. Millennials also place a higher value on perks such as pet-friendliness over other considerations such as location and having a larger living space. Another survey by Petfinder found that pet-friendly apartment homes see higher profitability due to pet rents and other fees, along with a lower percentage of resident turnover and fewer marketing dollars spent on advertising as pet-friendly units rent very quickly. In Washington D.C., City Market at O Street and Park Chelsea at the Collective have put an emphasis on truly welcoming pets, and both communities have been featured in the Washington Post and Wall Street Journal. What do they have in common other than loving their four-legged residents? They both have unique rooftop parks that allow everyone, human and dog, to appreciate 360 degree views of the nation’s capital. Whereas rooftop terraces were once overlooked, with dog parks becoming somewhat of a norm or a standard to pet owners, they are now seen as a unique community space with the ability to host a wide range of amenities. From communal grilling and cooking areas, to swimming pools, courtyards and, of course, room to run for Fido. City Market at O Street features both large and small dog areas, agility equipment, fun spray hydrants to help keep pups cool during the humid summer months and custom fence portholes in the small dog section so the little ones can safely enjoy the scenery as well. For pooches in need of a little pampering and TLC, they also provide complimentary dog grooming stations for their resi-

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NORA VANDENBERGHE, Dog-On-It Parks

dents. Another perk? Security. If a resident’s pooch needs to use the facilities late at night, it’s much safer heading up to the private roof than relieving their pets down on the street. Park Chelsea at the Collective, a 429-unit luxury building, chose dog play components with custom portable bases to provide flexibility. This allows their residents to rearrange the agility course for added challenge and for management to stow the equipment for “Yappy Hours” if they might need the extra room. From an event planning perspective, this allows the exercise area to transform into a gathering space in a pinch. Hosting resident events fosters a true sense of community, which can be further developed by partnering with a local dog trainer for an obedience refresher course, a humane society or rescue organization for an adoption event or by renting out the park for private parties. Another example of this is featured at Hartford 21, a Northland community in Hartford, Connecticut, which noticed a small section of its parking garage was underutilized and would make an ideal park. They converted this dead space into an 800-square foot pet play area with the benefit of year-round access and enjoyment due to its protection from the elements. The H21 Bark Lounge has some must-have dog park furnishings, including cheerful dog-themed silhouettes to spruce up the fence and a pet wash station. The Hartford 21’s Property Manager Matt Alexander says, “We have a loyal following of about 20 residents who use the park daily. We show the park and washing stations on our leasing tours to illustrate that our community is very pet friendly. We also installed an infrared, electric heater so residents can use the space in the winter and mingle with fellow residents.” The H21 Bark Lounge also features turf pods – a modular turf system that offers the benefits of easy disassembly for cleaning underneath and the ability to rotate the sections so they wear evenly with use. These pods are ideal for both indoor and outdoor hard surface applications, and they don’t require professional installation so you can maximize your budget in other areas. Repurposing tennis or basketball courts is something to consider as well. Since pet guardians need to exercise and relieve their dogs regardless of weather conditions, dog parks typically see much more use than sport courts, which lend themselves to more “fair

weather” types of activities. From a budgeting perspective, fencing is often one of the largest expenses when planning a dog park, so developing an area that is already secured makes it an attractive and cost-effective investment. Pet wash stations are another value-added amenity, and are quickly becoming a must have for pet owners. Having a dedicated dog spa also helps prevent residents from bathing their best friend in either the bathtub or sink, both of which can lead to costly plumbing repairs for clogged drains. An indoor or outdoor professional grade grooming tub can range from $2,500 to $4000 and should come fully stocked with the plumbing kit containing the spray head, heavy duty hose, a drain trap, along with a floor grate to keep paws out of the soapy water. Another affordable option are outdoor wash stations; these can be as simple as a stainless-steel pedestal with a metered hose attachment and leash hook or a dual function unit offering both a pet fountain and hose bibb for washing. They have a small footprint, but a big impact. Lastly, no pet-friendly community is complete without a fire hydrant. They’re cute, yes, but they’re also practical. Installed in the dog park itself or near a tree or plant that is currently being “watered” to death by enthusiastic canines, they can help save your landscaping. To really set your community apart, look for hydrants that can be personalized with your logo or with a custom color to complement the unique look of your property. Compared to other amenities, pet-centric updates don’t require much open space nor large budgets. A recent study by NAA noted that as far as community revenue influencers are concerned, being pet-friendly made the top of the list and offered the most bang for your buck. Adding a few select conveniences can make all the difference for potential and existing residents, and help set your community apart as being truly pet-friendly. Nora VandenBerghe is the sales and marketing manager for Dog-On-It Parks, your source for all dog park products and petfriendly solutions. Dog-On-It Parks is your one-stop-shop for all apartment pet products, from pick-up stations to agility equipment to grooming and pet spas, they have it all. Visit www.dog-on-it-parks.com for more information. Nora can be reached at nora@dogonitparks.com. July 2017

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The five best practices to quickly turn around student housing units. By

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tudent housing property managers face a specific dilemma when it comes to turning units: Most residents move out at the same time. This presents a number of challenges, including strains on resources, inventory, storage and delivery, making it a difficult transition between moving dates. Identifying the perfect partner to help simplify the process not only frees up your time but gives you the resources of working with a team from start to finish. A good, consistent partnership will help with sourcing product, storage and labor and make the process less strenuous and more efficient. Consider the following to help tackle this unique challenge with ease.

consider your source’s geographic footprint. If the provider has a solid number of nearby locations, staff members don’t have to travel a long way for the missing tools or emergency repairs that inevitably pop up throughout the year.

1. Minimize External Partners Outsourcing to multiple suppliers and service providers adds unnecessary time and creates hassle. Finding one partner that can handle end-to-end project management frees you up to focus on more important responsibilities – like growing your business.

4. Custom Delivery Once the product is sourced, create a custom delivery schedule. Big ticket items like appliances might need to be stored temporarily until it is time for installation. Save the hassle of outsourcing that storage to an additional vendor or facing the added expense of several different shipments before the items finally arrive. Look for a partner who can customize your delivery as part of a larger project management offering.

2. Stock Inventory As you start to proactively source products in advance, look for a single source of in-stock inventory for all the products required. Also,

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3. Fulfillment Options A good partner will offer a variety of fulfillment options, such as the ability to order a product online, in-store or over the phone. Consider your options for delivery and pickup. Benefits like specific delivery windows or the ability to place retail orders in advance and have them ready for pickup are not to be overlooked or undervalued. These can save significant time and money when inevitable issues arise.

5. Ongoing Services Building a trusted partnership during a busy season will also help with any last minute or quick needs that may pop up in the future. Again, a provider with an extensive footprint and local, brick-and-mortar resources is essential. Student housing faces its own unique set of challenges. Increase efficiencies and look for opportunities to save by consolidating the entire project to one all-encompassing company. These ring true for all sectors of property management – as you look at your options, make sure to work with a partner who can handle all of your needs. As the National Pro Manager, Rochelle Komlosi serves as the liaison between national and government customers and The Home Depot, working to develop ways in which the customer can purchase compliantly and with ease. In 10 years with The Home Depot, Rochelle has served in a variety of roles for the Pro business at The Home Depot, from pro account sales associate to her current role as the national pro manager.

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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. Committee and club members face the challenge of getting involved to carry out the duties and purpose of each club and committee. 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 education@haaonline.org Education Advisory Council HAF Fundraiser Committee* Career and Community Development Committee Government Affairs govaffairs@haaonline.org HAA Better Government Fund* Century Club* Media Relations Committee Fair Housing Committee Strategic Growth Committee Membership members@haaonline.org Ambassador ONE Society Go-Getter Membership Recruitment Club Expo Exhibitor Committee* Community Outreach shinkley@haaonline.org Community Outreach Committee Product Service Council* Resident Relations resrel@haaonline.org Resident Relations Committee *Note: These committees have specific requirements for membership. Contact HAA for details.

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conservation, residents are often most sensitive about showerheads. It is very possible to find a showerhead that uses water more efficiently; but, as Willis says, “It still needs to have the right amount of pressure. It has to be something that the resident is not going to be upset about.” In addition to fixing leaky faucets, it is recommended that you replace standard aerators with high-efficiency faucet aerators. Fourth, after replacing or retrofitting, schedule routine checks for each unit. Whether you hire an outside company to do it or add it to your maintenance workers’ list of things to do, it is important to check each unit regularly, continuing to fix all drips and leaks. Leaking bathtubs, dripping sinks, running toilets – all of these small water losses create waste and rack up your costs. Fixing leaks might not only involve physical malfunctions, but “leaks” of using water when it is unnecessary. While you cannot mandate how your residents use water inside their units, it is possible to fix the issue of wasted water in common areas. Consider turning sprinklers off when it rains, or designing smart landscaping that does not require intense watering. Willis suggests utilizing technology for this: “Some companies have their irrigation systems connected to a weather-forecasting model, so it only triggers the irrigation when we need it. Smarter technology. It’s an automated process.” In the end, no matter which routes you take, it is clear that water conservation is a benefit to all: properties, residents and the environment. Conserving water cuts costs for everyone. “Not only is it a green thing to do,” concludes Tinsley, “it’s a huge part of [alleviating] our expense increase.” Paul Marks, CAS, “The Water Guy,” is the national director of strategic accounts with eConserve, a nationally recognized water conservation firm that implements shared savings programs in the multifamily industry. He has over 15 years of experience offering water conservation solutions to multifamily properties, and was the Houston Apartment Association’s Ambassador of the Year in both 2015 and 2016. Visit www.econservellc.com for more information on eConserve. Paul can be reached at pmarks@econservellc.com.

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On the Scene with HAA It’s the Law Lunch Friday, April 21 at the HAF Dinerstein Reed Prokop Education Center Sponsored by 1 Texas Apartment Pool Services HAA General Counsel Howard Bookstaff presented an “It’s the Law” luncheon covering the topic: “HUD Says No To Unwanted Sexual Conduct.”

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Property management supervisors and executives: Don’t miss this free networking opportunity that supports our industry.

“What a great way to give back to this industry. All the proceeds from this event help students get monetary assistance to earn their NAA credentials, like the CAM and CAMT.” – John Boriack, Veritas Equity Management

“I really enjoy visiting with the suppliers and discussing their products and services. I like the pace of the event. I get to visit with so many companies in that two hour period.” – Tracie Yoder, US Residential

Join John Boriack, Veritas Equity Management, and Tracie Yoder, US Residential, for the 11th annual HAA Business Exchange, a great opportunity to learn about the latest industry products and services in a professional, controlled environment and give back to your industry.

Owners/Property Management: The Business Exchange is a forum where property management leaders are seated at tables while supplier representatives move around the room, selecting the individuals they wish to visit. Each visit has a five minute limit. Supplier companies pay for this opportunity and your attendance makes this possible. It is a great opportunity to support industry education at no monetary cost to you or your company. To take part in this great fundraising event, contact HAA’s Susan Hinkley at shinkley@haaonline.org.

Thursday, August 10 9 a.m to 11 a.m. Ayva Center

Suppliers: You will have access to a number of property management leaders from owner executives to maintenance supervisors.

9371 Richmond Ave., Houston 77063

The first two participants from your company pay $350 each with an option for a third participant at $375.

See more at: www.haaonline.org/businessexchange or contact Susan Hinkley at shinkley@haaonline.org or 713-595-0313 for more information.

Register at www.haaonline.org/businessexchange and thank you for your support.

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On the Scene Photos from the TAA LONE STAR EXPO Texas Apartment Association Lone Star Expo Wednesday, April 26 through Saturday, April 29 in Fort Worth TAA’s 2017 Education Conference & Lone Star Expo set new records for attendance and Houston attendees were out in force. The Dallas Cowboys rookie quarterback, Dak Prescott, shared his inspiring story of overcoming adversity and excelling at the highest levels during the keynote event. Other events included the Kickoff Party at Billy Bob’s Texas and Friday night Taste of Texas party. The state’s outstanding rental housing professionals were celebrated at the Installation & Awards Brunch, where the new TAA leaders for 2017-2018 were introduced, including incoming TAA President, Houston’s own Jackie Rhone and VPs at Large Jenifer Paneral and Clay Hicks. Dean O’Kelley was installed as the newest PSC officer. Congratulations to Celtic Realty’s John Ridgway, TAA’s Bob Ross Independent Owner of the Year, and HAA’s Executive Vice President Jeff Hall, who was named TAA Association Executive of the Year, and Starla Turnbo for graduating from the TAA Leadership Lyceum.

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On the Scene Photos from the TAA LONE STAR EXPO

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On the Scene Photos by MARK HIEBERT, Hiebert Photography All Stars Sports Challenge Friday, May 12 at Houston Sportsplex A total of 46 teams competed in the 2017 All Stars Sports Challenge raising more than $26,000 was raised for the Houston Chapter of the American Red Cross. Thanks to our sponsors: AAA Plumbers, Apartments.com, Apple Termite and Pest Control, Arbor Carpet Care, BG Staffing, Camp Construction Services, CORT Furniture Rental, HD Supply, Hire Priority, The Liberty Group, Rasa Floors, Rentpath and Texas Crime Prevention Agency. Congratulations to our winning teams: 1st Place Texas Southwest Floors 2nd Place Texscape Services 3rd Place Century A/C Supply Thank you to these companies for their support: Abbey Residential Camden Carroll Organization Central Management CKR Property Management Dixie Carpet Installations Francis Property Management Fulton Law Group Greystar HD Supply Impact Floors La Salle Landscaping & Tree Services Landmark Management Group Lincoln Property Company Maintenance Supply HQ Milestone Management Mission Rock Residential Mosaic Residential Redi Carpet Sales Rockstar Capital Management SMI Realty Tarantino Properties Valet Living

For more photos, visit www.haaonline.org.

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On the Scene Photos by MARK HIEBERT, Hiebert Photography All Stars Sports Challenge

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The Go-Getters HAA’s MEMBERSHIP RECRUITERS

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

Meetings are now quarterly! Be the top recruiter for each quarter and win one of the following items: 4 1st Quarter: Yeti 40 Hopper cooler 4 2nd Quarter: Apple Watch 4 3rd Quarter: Samsung 40” Smart TV 4 4th Quarter: $500 Holiday Cash Plus, for each new member you recruit, you’ll earn a chance to win gift cards ranging from $25 to $250! JOIN A TEAM and build relationships with like-minded members. Get involved with Go-Getters and make lasting industry connections. Visit www.haaonline.org/gogetterscorner to get all the information you need.

Mark your calendars!

HONORARY LIFE MEMBERS Members who have recruited more than 100 companies Claude Arnold Monette Reynolds Kenn Brown Sherry Stevenson Tina Cavaco Kirk Tate Kevin Fenn Suan Tinsley Diane Gilbert Sonny Unverzagt Anita Harrison Del Walmsley Dwayne Henson Nancé Wells Mike Koch H.P. Paul Young Merry Mount Jeanne Marie Zublin Dicks

All meetings will be hosted at Cafe Adobe in the Marq-E Center 7620 Katy Fwy, Houston, TX 77024 July 20 September 20 December 7 Register online today! 4 p.m. to 5:30 p.m. – New and Prospective Member Happy Hour 3:30 p.m. – Go-Getter Recruiter Meeting Closed meeting for Go-Getters only

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 Lauren in the Membership Department at members@haaonline.org. 66

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Welcome Mat OWNERS 1992 Partners Steven Walker 2429 Bissonnet St. #627 Houston, TX 77005 713-823-2615 Referred by Terri Clifton 8715 Ilona LLC Jeremy Frazer 6466 Sondra Dr. Dallas, TX 75214 713-425-6661 8715 Ilona Ascentia Real Estate Holding Company Shawn Burton 509 Brand Lane Stafford, TX 77477 281-678-1068 Fountainhead Apartments Avalon Global Holdings LLC Teressa Doss 1302 Waugh Drive #670 Houston, TX 77019 713-256-5209 Gehring Place Brian Cweren 3311 Richmond #305 Houston, TX 77098-3050 713-622-2111 Brian Cweren Properties Gerald Cunningham Gerald Cunningham 16873 Ardmore St. Conroe, TX 77302 713-447-3833 GRADS Management Services LLC Gerald Zimmerer 5300 N Braeswood Blvd. #4-106 Houston, TX 77096 832-590-0060 GRADS Management Services Properties JSR Apartments Inc. Lalit Bhambhani P.O. Box 2474 Sugar Land, TX 77487 713-271-1700 Santa Barbara Apartments Keener Management LLC Amy Tan 945 McKinney St. #685 Houston, TX 77002 713-893-8465 The Oaks at Nassau Bay Apartments Braeswood Plaza Apartments Block at Montrose SG Apts Connie Castello 5320 W Quarles Drive Littleton, CO 80128-4933 281-444-4868 Referred by Tina Cavaco

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Introducing HAA’s NEW MEMBERS

SRG Partnership LTD Steve Guinn 9625 Windfern Road Houston, TX 77064 281-442-4112 Referred by Terri Clifton Texan Elite Asset Management LLC Steve Sands 12911 Plumwood Drive Cypress, TX 77429-3820 832-302-9446 Thomas McLaughlin Tom McLaughlin 5111 Westerham Place Houston, TX 77069 832-492-2076 Referred by Kristin McLaughlin, CASE Turnstone LLC John Ward 811 West Gardena Blvd. Gardena, CA 90247-4903 281-444-4868 Referred by Tina Cavaco

SUPPLIERS All About Doody Pet Soutions LLC Nathalie Lima P.O. Box 690023 Houston, TX 77269 281-573-8970 Signs, Pet Service, Playground Equipment, Furniture - Outdoor Referred by Cesar Lima All American Mailboxes of Houston Inc. Abel Lozano P.O. Box 920632 Houston, TX 77292 713-408-3499 Mailboxes-Sales & Repair Bio-One Houston North Thomas Polcyn 16720 Stuebner Airline #149 Spring, TX 77379 346-831-7405 Cleaning Specialists - BioHazardous Material, Cleaning Specialists - Trauma Bio-One Houston South Michael Fulweber 1127 Eldridge Pkwy #300-366 Houston, TX 77077 713-591-1522 Cleaning Specialists - BioHazardous Material, Cleaning Specialists - Trauma Buildpro Aaron Riehl 12919 Southwest Fwy #120 Stafford, TX 77477 281-265-7677 Roofing Contractors Referred by Erin Edwards

Burnitt Property Tax Advisors Karl Van Hook 16840 Barker Springs Road #301 Houston, TX 77084 281-600-2702 Taxes - Consultants & Representatives, Tax Consultants-Ad Valorem Referred by Tina Cavaco City Supply Co. Inc. Michael Krakower P.O. Box 230475 Houston, TX 77223 713-224-1643 Bath - Equipment & Supplies, Plumbing Equip & Supplies, Plumbing Fixtures/Parts/Supply, Pumps, Sewer Contractors, Water Heaters & Boilers D & M Carpet Cleaning & Upholstery Cleaning Marvin Carcamo P.O. Box 720120 Houston, TX 77272-0120 281-568-1490 Carpet & Rug Repairing, Carpet Cleaning dormakaba Dennis Johnson 15027 Mills Park Lane Cypress, TX 77429 832-470-9345 Keys Eagle Restore LLC Melissa Aldridge 500 S Walnut St. Tomball, TX 77375 832-698-4593 Remodeling & Repair-Building Contractors, Roofing Contractors Referred by Audrey Ingram EDI Building Consultants Inc. Steven Carrell 500 S Walnut St. 3444 Katy Fwy #200 Houston, TX 77007 713-772-6300 Construction Mgmt-Consultants, Engineers Elevator Transporation Services Inc. Becky Park P.O. Box 1543 Pasadena, TX 77501-1543 713-472-2426 Elevators, Elevator Maintenance & Repair H Town Movers and HVAC Services Max Miller 12 Greenway Plaza #1100 Houston, TX 77096 832-404-2062 A/C Contractors, A/C Systems Cleaning, Movers, Moving Supplies Higher Standard Construction Karl Heinrich 13707 FM 1489 Road Wallis, TX 77485 713-428-8890 Remodeling & Repair-Building Contractors, General Contractors Referred by Caroline Kane

Houston Multifamily Marketing Aaron Potier 25360 Camelot Lane Hockley, TX 77447 281-630-1875 Advertising Agencies, Marketing Consultants & Services International Protective Services Alfred Postel Jr 6009 Richmond Ave. #232 Houston, TX 77057 713-298-8575 Security Guard/Patrol Service, Private Investigators, Criminal Record Search KS Cleaning Services Ken Garrett 2929 Allen Pkwy #200 Houston, TX 77019 832-464-8319 Carpet Cleaning, Janitorial Services MAC Painting Mitchell Chavez 11503 Crayford Drive Houston, TX 77065 713-498-4772 Drywall Contractors, Painting Contractors Odor Eliminators Keri Holloway 10042 Horseshoe Bend Drive Houston, TX 77064 832-620-1134 Air Purifying & Cleaning Equipment, Odor Control Referred by Billy Griffin PM Consulting Group Chad Christian 2900 N. Braeswood Blvd. #1112 Houston, TX 77025 832-968-4734 Educational Consultants, Management Consultants Referred by Diane Gilbert, CPM Pro Turf Landscaping Margarita Vega P.O. Box 814 Cypress, TX 77410 832-330-1829 Landscape Contractors, Lawn Maintenance Referred by Diane Gilbert, CPM Pyramid Restoration & Construction LLC Brian Wilson 8411 Industrial Drive Pearland, TX 77584 855-557-6634 General Contractors, Roofing Contractors Referred by Christy Rodriguez, CAPS

Recycle NOW Stephen Hill 3839 McKinney Ave. #155-212 Dallas, TX 75204 857-919-2548 Recycling Services, Trash Service - Valet Referred by Crystal Jackson, CAM, CAPS Rent Accelerator Miranda Rocha 11200 Broadway #2743 Pearland, TX 77584 832-895-6622 Credit Reporting Agencies, Resident Retention Services Specialty Fire Services Jennifer Bell 8527 Sagestone Court Houston, TX 77095 832-684-6045 Building Inspection Service, Fire Alarm Systems, Fire Protection Equipment & Supply, Sprinklers - Automatic - Fire Referred by Paige Tooker, CAM State Sign - A Comet Signs Company Jimmy Wiley 7630 Hansen Road Houston, TX 77061 713-948-1831 Signs, Graphic Designers Referred by Starla Turnbo Storm-Tex Services Brad Flack 19595 Wied Road Spring, TX 77388 832-510-7250 Storm Water Permit, Storm Water Services Referred by Kurt Gilpin, CAPS The Q Group Melanie Moser 138 Railroad Drive Warminster, PA 18902 215-942-6700 General Contractors Total Dynamics Brandon Washington 7609 Sundown Drive Houston, TX 77028 713-401-2836 Cleaners, Janitorial Services, Maid Services, Make Ready Waxi Taxi Tina Marie Riedel 1255 N. Post Oak Road #1102 Houston, TX 77055 832-315-2552 Amenities, Resident Retention Services

ALL SUPPLIER MEMBERS are listed online at haabuyersguide.com, searchable by product/service category or company name. July 2017

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The Ambassador ONE Society HAA’s WELCOMING COMMITTEE

REACHING OUT TO MEMBERS Ambassador teams visit communities to promote association involvement.

Mark your calendars and join us in 2017! Meetings are held on the first Wednesday of the following months: July 5 August 2 September 6 October 4 November 1 1. The Ambassador “ONE of the Month” is Vince Mallace, Roto-Rooter Services Co with 26 points. 1

Ambassador ONE Society members with at least 10 points, ranked by points earned: Shera Lehman Chelsea Quinteros Raedean Mitchem Paul Marks Angie Lavrack Mat Tilley April Shane Wilton Logan Richter Shala Johnson Marivel Bownds Arely Pena Alex Antonov Kirk Huber Doug Oehl Kristin McLaughlin Vince Mallace Keith Sobolik Kurt Allshouse Shannon Bass Liz Levins Marcus Wheatfall David Lindley Will McGinnis Hector Mendez Phillip Price Jerry Lee Lewis Joey Rodriguez Matt Mistica Pete Lopez Whitney Yeakey

Texscape Services Gail Construction Apartmentdata.com eConserve The Liberty Group WeDoTrash PrestoX JMI Contractors Redi Carpet Valet Waste The Liberty Group Lone Star Pro Services Bath Fitter Power Express Mohawk Industries Roto-Rooter Ted W Allen & Associates The Allshouse Group Lee & Barrier Builders Criterion Brock Triple Seal Insulation FSI Construction Incite Energy LLC PPG Paints HD Supply Ameritex Movers The Urban Foresters Bio-One HD Supply PPG Paints

327 154 107 83 75 72 70 53 49 45 35 32 32 28 28 28 24 19 18 17 17 14 14 11 11 10 10 10 10 10

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

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

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2. First Place Team “The Cool Kids Corner” with 92 points 3. Second Place Team “Team HC²” with 46 points 4. Third Place “Cash ME Onsite” with 32 points

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Portfolio Changes The following owner/management companies have added the listed properties to their portfolios: • 8715 Ilona LLC: 8715 Ilona, 2 units at 8715 Ilona. • Advenir Real Estate Management: Advenir at the Preserve, 272 units at 2100 W. Baker Road in Baytown. • Arcturus Income Property Management: The Palms at Baytown, 89 units at 1000 Northwood in Baytown. • Ascentia Real Estate Holding Company: Fountainhead Apartments, 135 units at 509 Brand Lane in Stafford. • Asset Plus Corp: The Grove at White Oak Apartments, 156 units at 1710 W. T.C. Jester and Memorial Towers Apartments, 112 units at 5400 Memorial Drive. • Blavesco Limited: Katy Terrace Apartments, 8 units at 1205 Avenue A in Katy. • Capstone Real Estate Services Inc: Oakbridge Apartments, 158 units at 1710 Old Alvin Road in Pearland. • Central Management Inc: Shepherd Lofts Apartments, 12 units at 5017 Cornish. • CWS Apartment Homes LLC: Marquis Grand Lakes Apartments, 300 units at 20900 FM 1093 in Richmond. • Elysian Living LLC: SYNC at Harmony, 308 units at 3530 Discovery Creek Blvd. in Spring. • Gatesco: Laguna Azul Apartments, 259 units at 1200 Northwood in Baytown.

• GRADS Management Services LLC: GRADS Management Services Properties, 16 units at various locations. • Greystar: Voyager at Space Center Apartments, 313 units at 18101 Point Lookout Drive. • Indus Management Group LLC: The Ashley Apartments, 76 units at 8330 Carvel Lane; Santa Lucia Apartments, 60 units at 7525 Hillcroft; and Huntington Village Apartments, 332 units at 9506 S. Dairy Road. • JSR Apartments Inc: Santa Barbara Apartments, 176 units at 9955 Club Creek Drive. • Karya Property Management: City West Apartments, 510 units at 2828 Hayes Road. • Lionsmark Investment Group LLC: Cambridge Village Apartments, 304 units at 12945 S. Post Oak Road. • The Lynd Company: Stonebridge at City Park Apartments, 240 units at 11800 City Park Central Lane. • Myan Management Group: Smart Living at Telephone Road, 240 units at 3852 Telephone Road. • Relik Realty LLC: Angleton Townhomes, 6 units at various locations and Spring Branch Garden Apartments, 24 units at 7500 Highcrest. • Roscoe Properties: Allusion at West University Apartments, 231 units at 3810 Law; Muse at Museum District Apartments, 270 units at 1301 Richmond; and Echelon on 99, 256 units at 19400 W. Bellfort St. in Richmond. • Top USA Investment LLC: Casa Villa Apartments, 29 units at 803 Nancy Rose St. I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

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I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

www.haaonline.org


news pg 71.qxp_Layout 1 6/14/17 2:39 PM Page 1

In the News Buyers Access is pleased to announce the appointment of Kelly Scott as vice president of sales. Scott

Christian

Invisible Waste Services, a division of Cascade Engineering has recently hired Chad Christian, NALP, CAM, CAPS, NAAEI Faculty, to join the sales team as the regional sales manager for Texas. Mally Cook joins Valet Living’s national sales team as a regional director of sales.

Cook

Chris Glasscock has joined WaterLogic as senior water management advisor.

Zters Waste Value has promoted Michelle Rhone to national vice president of sales and Lorna Crawford has been proGlasscock moted to permanent service division account coordinator.

HAA Expo News Merideth Savoie, of DMC-The Dinerstein Companies, won a Louis Vutton handbag during the HAA Education Conference & Expo courtesy of Greenlogic Lighting & Electric.

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

www.haaonline.org

July 2017

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On Site with ABODE

By Morgan Taylor, HAA STAFF

MULTICULTURAL Willow Ridge Apartments is a diverse community

Property: Willow Ridge Apartments Owner/Management: Centra Partners Location: 12800 Dunlap St., off U.S. 90 in Fondren Gardens. Units: 262 Built: 1979 Web: www.centrapartners.com Interesting features: Located in the Southwest-area of Houston, this multicultural property features a variety of one, two and three-bedroom floor plans. Willow Ridge Apartments offers its residents a club house, a pool, a business-area and laundry rooms. The property even has plans to build a playground in the near future. What makes this property special, however, is the staff’s dedication to creating events for the children who both live on the property and who live in the surrounding area. The staff at Willow Ridge host themed parties for nearly every holiday, which are always highly attended. Property Manager Debbie Marini is Santa Clause each year for Christmas, and she is particularly excited for Thanksgiving this year because of their new partnership with Goya to provide Thanksgiving baskets for their residents. Marini also puts on health fairs for the children by coordinating with healthcare partners such as Texas Children’s Hospital. Willow Ridge is also looking forward to participating in the City of Houston’s summer lunch program, which provides lunch to the children at the community and in the area. This commitment is rooted in the management company’s passion for family-oriented events. Their residents are loyal to this property Marini says. Most, if not all, new residents are derived from resident referrals. Marini attributes this property’s success to the staff’s team effort.

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I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a

www.haaonline.org


Texscape services pg 73.qxp_Layout 1 6/14/17 2:41 PM Page 1


ad index july pg 74.qxp_Ad Index pg 74 6/14/17 2:42 PM Page 1

Index of Advertisers By CATEGORY

A/C Contractors

Insurance

Security Control Equipment/Systems

Air Rescue . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .44 832-876-4471 . . . . . . . . . . . . . . . . . .www.airrescuetx.net

Harco Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .52 713-681-2500 . . . . . . . . . . . . . . . . . . .www.harco-ins.com

SentriForce . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .55 888-671-2202 . . . . . . . . . . . . . . . . .www.sentriforce.com

A/C Supplies

Landscape Contractors

Swimming Pool Service

Century A/C Supply . . . . . . . . . . . . . . . . . . . . . . . . . . .51 281-530-2859 . . . . . . . . . . . . . . . . . .www.centuryac.com

Outdoor Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . .14 713-955-0990 . . . . . .www.outdoorelementstx.com

Poolsure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25 800-858-POOL . . . . . . . . . . . . . . . . .www.poolsure.com

Texscape Services . . . . . . . . . . . . . . . . . . . . . . . . . . . .73 281-846-3779 . . . . . . . . . .www.texscapeservices.com

Answering Service On Hold USA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .44 800-755-4142 . . . . . . . . . . . . . . . . .www.onholdusa.com

Laundry Equipment & Supplies WASH Multifamily Laundry Systems . . . . . . . .60 281-967-9507 . . . . . . . . . . . . . .www.washlaundry.com

Carpet Installation Dixie Carpet Installations . . . . . . . . . . . . . . . . . . . . .7 281-261-6334 . . . . . . . . . . . . . . . . .www.dixiecarpet.com

Locks & Locksmiths CKI Wholesale Lock Supply . . . . . . . . . . . . . . . . . .52 713-462-0704 . . . . . . . . . . . . . . . . . . . . .www.ckilock.com

Electric Contractors Affordable Quality Electric . . . . . . . . . . . . . . . . . . .13 713-695-5992 . . . . . . . . . . . . . . . . .www.acuityelectric.com Brandt Electrical Services Inc. . . . . . . . . . . . . . . . .41 281-693-3383 . . . . . . . . . . .www.brandtelectrical.com

Maintenance Supplies Johnstone Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . .54 713-803-6231 . . . . . . . . . .www.johnstonesupply.com

American Fire Systems . . . . . . . . . . . . . . . . . . . . . . .61 713-466-9898 . . . . . . . . . . .www.americanfiresys.com

Ameritex Movers . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2 713-484-MOVE . . . . . . . . . .www.stressfreemove.com

Paving Contractors Foundation Contractors Foundation Specialists . . . . . . . . . . . . . . . . . . . . . . . .5 832-767-1115 . . . . . . . . .www.foundationexperts.com

Comcast . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2 713-637-5421 . . . .www.xfinity.com/xfinitycommunities

Trash Hauling Waste Management . . . . . . . . . . . . . . . . . . . . . . . . .44 713-354-5230 . . . . . . . . . . . . . . . . .www.thinkgreen.com

Video Products & Services Virtual Leasing Systems . . . . . . . . . . . . . . . . . . . . . .15 281-738-1222 . . . . .www.virtualleasingsystems.com

HAA Products & Services Movers

Fire Alarm Systems

Television – Cable

Pavement Services . . . . . . . . . . . . . . . . . . . . . . . . . . .12 281-758-8434 . . . . . . . . . . . . . . . . .www.nopothole.com

Rental Credit Reporting . . . . . . . . . . . . . . . . . . . . .40 713-595-0300 . . . . . . . . . . . . . . .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.

Personnel Agency General Contractors Camp Construction Services . . . . . . . .Back Cover 713-413-2267 . . . . . . . .www.campconstruction.com

BG Staffing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71 713-781-8367 . . . . . . . . . . . . . . . . . . .www.bgstaffing.com

Cotton Commercial USA Inc. . . . . . . . . . . . . . . . . .10 877-511-2962 . . . . . . . . . . .www.cottoncompanies.com

Plumbing Contractors

Crestmark Construction Services . . . . . . . . . . . .37 713-426-6161 . . . . . . . . . . .www.crestmarkservices.com

AAA Plumbers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .70 713-462-4753 . . . . . . . . . . . . . . . . . .www.aaaplumbers.com

FSI Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . .45 832-767-1115 . . . . . . . . . . . . .www.fsiconstruction.com

Resident Screening Service

Gambit Construction . . . . . . . . . . . . . . . . . . . . . . . . .17 832-987-4242 . . . . .www.gambitconstruction.com

CoreLogic . . . . . . . . . . . . . . . . . . . .Inside Front Cover 888-297-8821 . . . . . . . . . . . . . . . . . . .www.corelogic.com

Gemstar Construction & Development . . . . . .53 281-821-1195 . . . . . .www.gemstarconstruction.com MultiFamily Services . . . . . . . . . . . . . . . . . . . . . . . . .26 713-266-9100

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

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

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

www.haaonline.org/rcr

Glass – Plate, Window, Etc. Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .52 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com

Want to see current and previous issues of ABODE online? Go to http://issuu.com/haa_abode. Or view this issue on your iPad or smartphone at http://issuu.com/haa_abode/docs/abode_july2017.

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Marketline pg 75.qxp_Layout 1 6/14/17 2:42 PM Page 1

MarketLine By BRUCE MCCLENNY, President, ApartmentData.com • • • • • • • • • • • • • • • • • •

HOUSTON Snapshot 88.5% $981/mo. 111.2¢/sq.ft./mo. 882 sq.ft.

Past 12 Months: -1.2% rental rate growth 9,921 units absorbed

– 90.0

96.0 –

– 89.0

94.0 –

– 88.0

Recently Opened (12 months): 92 communities 25,252 units

98.0 –

Under Construction: 34 communities 8,403 units

Occupancy (%)

Operating Supply: 2,717 communities 636,095 units

Rental Rate (¢/sq.ft./mo.)

Occupancy: Price: Rental Rate: Size:

• • • • • •

– 87.0 May 17

Apr 17

Feb 17

Mar 17

Jan 17

Dec 16

Oct 16

Nov 16

Sep 16

Aug 16

Jul 16

Jun 16

May 16

Apr 16

Feb 16

Mar 16

Jan 16

Dec 15

Oct 15

Nov 15

Sep 15

Aug 15

Proposed Construction: 60 communities 17,694 units

Jul 15

Jun 15

92.0 –

History of Effective Rental Rate & Occupancy for All Units

Hottest Submarkets Over the Past Three Months

Concessions

Annualized % of Market Rank Submarket Absorbed 1 Bear Creek/Copperfield/Fairfield 9.8% 2 Woodlands/Conroe South 6.1% 3 Alvin/Angleton/Lake Jackson 6.9% 4 Lake Houston/Kingwood 4.8% 5 Galleria/Uptown 11.3%

Rental Rate Growth % 2.2% 2.8% 1.8% 2.5% 0.9%

Total Units Class w/Concessions All 257,519 A 84,664 B 90,513 C 71,770 D 10,572

% of Total Units 40% 59% 37% 36% 22%

Average Special -3.8% -7.5% -1.9% -1.9% -1.1%

Citywide Effect -8.5% -11.9% -5.3% -5.2% -5.0%

One Month Free = -8.33%

THE FIRST TABLE ABOVE GIVES A SNAPSHOT of the current market conditions. The graph displays the overall occupancy and effective rental rates over the past 24 months. These statistics are derived from a continuous survey of all apartment communities in the Houston region. The effective rental rates are the calculated net of concessions and utility adjustments. The second table lists the five hottest submarkets in the Greater Houston area. There are a total of 41 submarkets, and the ranking is based on the best combination of rental rate growth and absorption over the past three months. The third table distributes and analyzes concessions (specials) by classification. Concessions generally are represented by three types of specials: move-in, months free or floor plans. The effect of these specials is captured and prorated over a lease term to arrive at a percentage reduction in market or street rents.

TEXAS

Dallas/Ft. Worth

San Antonio

Austin

Occupancy: Price: Rental Rate: Size:

Occupancy: Price: Rental Rate: Size:

Occupancy: Price: Rental Rate: Size:

92.2% $1,058/mo. 121.5¢/sq.ft./mo. 871 sq.ft.

90.7% $909/mo. 107.3¢/sq.ft./mo. 847 sq.ft.

91.5% $1,185/mo. 135.9¢/sq.ft./mo. 872 sq.ft.

Past 12 Months: 3.1% rental rate growth 13,402 units absorbed

Past 12 Months: 1.1% rental rate growth 5,0588 units absorbed

Past 12 Months: -0.7% rental rate growth 7,671 units absorbed

Operating Supply: 2,915 communities 677,270 units

Operating Supply: 850 communities 178,693 units

Operating Supply: 905 communities 208,526 units

www.haaonline.org

ApartmentData.com has been providing apartment data and marketing products since 1986. ApartmentData.com covers Texas’ four largest metro areas and provides real-time access for property specific information, market surveys and historic submarket data for more than 1.3 million apartment units. For more information, contact Bruce McClenny at 800-595-8730. © 2017 ApartmentData.com July 2017

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Backpage pg 76 july.qxp_Layout 1 6/14/17 2:43 PM Page 1

Back Page

with News from around the COMMUNITY

Join the Apartment Angels for a Donation Drive benefiting New Hope Housing June 4 to July 14

The Apartment Angels are organizing a donation drive from June 4 to July 14 benefiting New Hope Housing. New Hope Housing communities provide life stabilizing, affordable, permanent housing with support services for people who live on very limited incomes. New Hope apartment homes are fully furnished and equipped with a lamp, chair, microwave and refrigerator. New Hope residents need donation of other items, such as: Kitchen Essentials Dishware, flatware, pots, pans, can openers and paper towels Bathroom Essentials Toilet paper, soap, toothbrushes, toothpaste,towels, bathmats and shower curtains Bedroom Essentials Regular twin bed linens, queen or twin comforters and decorating items like small area rugs, wall art, baskets, etc. Bus Passes and gift cards are also great donations. New Hope is always accepting hardback books for the communities libraries. Members may drop off donated items at the Honors Awards Ceremony June 15 and the Bowling Tournament on July 14. Items can also be dropped off or sent to HAA, 4810 Westway Park Blvd., Houston, Texas 77041.

ONLINE STATISTICS for the Houston Apartment Association Website and Social Media www.haaonline.org Total visits . . . . . . . . . . . . . . . . .18,534 Visitors . . . . . . . . . . . . . . . . . . . .12,098 Most visited pages: 1. Jobline Board 2. Rental Credit Reporting 3. Renter Online Complaint Form

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HAA Jobline Apply button cicks . . . . . . . . .2,323 Job postings for the month . .127 Resume postings . . . . . . . . . . . . .232 Job seeker signups . . . . . . . . . . .139

Twitter @HAAOnline www.twitter.com Followers . . . . . . . . . . . . . . . . . . . .5,341

Facebook http://tinyurl.com/2ae7gnq

Houston Apartment Association Group members . . . . . . . . . . . .1,988

Linkedin http://tinyurl.com/2667ppr Houston Apartment Association Group followers . . . . . . . . . . . . .1,655

www.haaonline.org


rencon inside back cover.qxp_Layout 1 6/14/17 2:43 PM Page 1


camp ad Back Cover.qxp_Layout 1 6/19/17 12:47 PM Page 1

Houston Apartment Association 4810 Westway Park Blvd. Houston, Texas 77041

Return Service Requested

ABODE July 2017  

Brought to you by Camp Construction Services. HAA hit a major milestone earlier this year, reaching 600,000 member units, and shows no sign...

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