ABODE July 2018

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THE HOUSTON APARTMENT ASSOCIATION MAGAZINE

www.haaonline.org

July 2018

County Fire Code

We See You

Harris County to consider expanded code requirements.

at the HAA Education Conference & Expo and much more!

Smart apps, smart homes, smart online reputation management – get smarter faster with the latest technology.

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CONTENTS July 2018

ON THE COVER

FEATURES & PHOTOS

36

16 On the Scene – Photos from the Community Career Night.

Get Smart – Smart apps, smart apartment homes, smart online reputation management - get smarter faster with the latest technology.

Cover Image © Mirexon | Dreamstime.com

24 On the Scene – Photos from the 22nd Annual Maintenance Supply Headquarters Challenge Cup. 30 On the Scene – Photos from HAA Outreach Redbook Seminars in Baytown and Pearland.

32 On the Scene – Photos from the HAA 2018 Education Conference and Expo.

COLUMNS & MONTHLY UPDATES 7 President’s Corner – The Houston Apartment Association represents the best of the apartment industry, locally and nationally.

8 Patron of the Month – Meet and support Apartments.com.

9 Legislative Update – Harris County to consider expanded code requirements.

40 Seek Out the Tough Conversations – We can learn a lot about leadership from sports agent Molly Fletcher.

11 It’s The Law – The Texas Water Code provisions required updates in the rules regarding submetering and allocating, which, of course, affects the apartment industry.

42 Save Time and Money with Free Software Programs – Here are three apps you need to be using if you are in the business of property management.

14 Resident Relations – A resident is not happy after being transferred from one property to another post Hurricane Harvey.

46 Are You Smarter Than an Echo – Connected, smart products can save you money on your energy and water bills.

19 Upcoming Education – Find out what education courses the Houston Apartment Foundation is offering in July and August.

48 Negative Reviews are Good for Business – Renters are changing their perspective on negative reviews.

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

52 Smart Marketing for Management & Suppliers – Here are some innovative ways both sides of the industry can use technology as a way to create a brand for your apartment community or company.

66 Go-Getters – Recruit all year round and become part of the Go-Getter Club.

56 Apps for Multifamily Efficiency – Learn about all the ways apps can streamline both day-to-day tasks and time-consuming responsibilities.

58 On the Scene – Photos from the Texas Apartment Association Education Conference & Lone Star Expo.

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

72 On Site with ABODE – The Reserve at Braes Forest is a fully rennovated apartment community located in Southwest Houston.

28 On the Road with HAA – Photos from the Conroe Region Meeting.

67 Welcome Mat – Meet the newest HAA members.

68 The Ambassador ONE Society – The Ambassadors continue their member outreach and community support.

70 Portfolio Changes and In the News – 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 STARLA TURNBO President-Elect

JOHN BORIACK Vice President at Large

MICHELLE PAWELEK President

DIANE GILBERT Vice President at Large

BARBY LAKE Vice President at Large CLAY HICKS Secretary/Treasurer

CHRISTY RODRIGUEZ Vice President at Large

HOWARD BOOKSTAFF General Counsel

JEFF HALL Executive VP

BOARD OF DIRECTORS Kyle Brown, Immediate Past President Josh Allen Mack Armstrong Cyrus Bahrami Jeff Blevins John Boriack Kyle Brown Joe Bryson Tina Cavaco Grant Crowell Scott Douglas Ian Douglas Gina Erwin John Fedorko Israel Garza Diane Gilbert Stephanie Graves Ira Gross Alison Hall Bryan Head Clay Hicks Deborah Holcombe Jacob Kunath Barby Lake Laura Lestus David Lindley Robert Lopes Sonia Lopez 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 Starla Turnbo Shelley Watson Quintina Willis Tracie Yoder

DIRECTORS EMERITUS Ken Bohan Gary Blumberg Kathy Clem Jack Dinerstein Darlene Guidry Jenard Gross David Hargrove Larry Hill Stacy Hunt Hap Hunnicutt David Jones 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. Beth Van Winkle Jerry Winograd ADVISORY DIRECTORS Terri Clifton Brenda Crawford Tamara Foster Billy Griffin Mary Lawler Cesar Lima Karen Nelsen Lindsay Torres Laura Van Dyck Tony Whitaker GENERAL COUNSEL EMERITUS Joe Bax HONORARY LIFE MEMBERS Claude Arnold Kenn Brown Tina Cavaco Kevin Fenn Diane Gilbert Anita Harrison Dwayne Henson

Mike Koch Merry Mount Monette Reynolds Sherry Stevenson Kirk Tate Suan Tinsley Sonny Unverzagt Del Walmsley Nancé Wells H.P. Paul Young Jeanne Marie Zublin Dicks PRODUCT SERVICE COUNCIL OFFICERS Grant Crowell, CAS, President The Urban Foresters Jacob Kunath, CAS, Vice President Century A/C Supply Laura Lestus, CAS, Secretary The Liberty Group David Lindley, CAS, Treasurer FSI Construction Inc. Israel Garza, CAS, Immediate Past President Maintenance Supply Headquarters MEMBERS Marivel Bownds, CAS, Valet Living Dixie Caldwell-Greer, CAS, The Liberty Group Peggy Charles, CASE, Fidus Construction Services Dylan Coleman, CAS Camp Construction Services Deborah DeRouen, CAS, Respage Derek DeVries, CAS, Camp Construction Services

Brian Febbo, CAS FSI Construction Dan James, CAS Redevelopment Services Debra Knight, CAS, Valet Living Stephanie Krop, CASE, Poolsure Liz Levins, CAS, Rasa Floors Candis Mohr, CAS, AAA Plumbers Doug Oehl, CAS Power Express Joseph Rodriguez, CAS, The Urban Foresters Blaise Spitaleri, CAS, Rasa Floors Mat Tilley, CAS, WeDoTrash PATRON MEMBERS 1961 CSC ServiceWorks 1986 Craven Carpet 1994 AAA Plumbers Presto Maintenance Supply 1996 Houston Planned Energy Systems 1997 RentPath 1999 FSI Construction Inc. 2003 Cotton Commercial USA Inc. Dixie Carpet Installations 2009 Camp Construction Services 2013 Interior Logic Group Property Services 2018 Apartments.com

SPONSOR MEMBERS 1968 Century A/C Supply Hoover Slovacek LLP Reliant 1973 Brady Chapman Holland & Assoc.

CORT Furniture 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 Alphagraphics Houston Galleria American Fire Systems Direct Energy LP Southwest Painting Contractors Inc. 2003 Sign-Ups & Banners 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 Living 2008 ARE Business Solutions Flavor Finish Resurfacing HARCO Insurance Services Texas Turf Management 2009 Contractors Inc. Moen Inc. Redevelopment Services Storm Maintenance & Monitoring 2010 ALN Apartment Data Inc. BAC Products Belfor Property Restoration Certified Termite and Pest Control FTK Construction Services 2011 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. BGE/Brown & Gay Engineers Cantrell McCulloch Inc. EnviroSmart Multifamily Pest Solutions Floor and Decor Giordano Construction GoStaff Inc. Maldonado Nursery & Landscaping Inc. Nationwide Eviction Texas Concrete Professional Company 2013 ACTIV Answer by Audio Images Arbor Contract Carpet ASAP Steamers Carpet Cleaning Capitol Wrecker LLC Comcast Gambit Construction Outdoor Elements

Pool Works LLC 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 Texas Apartment Pool Services The Katy Plumbing Co. WCA Waste Corporation Zillow Group 2015 Air Pro Systems America Outdoor Furniture American Painting & Renovations Inc. ASAP Personnel Inc. BSI Cameras Onsite CertaPro Painters Competitive Choice Inc. CSILED.com DeNyse Companies Division-9 Inc. Fix My Slab Foundation Repair Fulton Law Group PLLC Gateman Inc. Goes Heating Systems Greater Houston Pool Management Holder’s Pest Control Infinity Power Partners Kathy Andrews Interiors Lane Law Firm Notifii LLC Pace Mechanical Services Power Express The Allshouse Group LLC Torocon Services LLC Wilsonart 2016 Action Window Coverings Inc. Allied Fire Protection, LP Bath Fitter Cinch – Cabinet Refacing Kits Citi Fence & Concrete E-Systems Pest Management Inc. Ecolo Environmental Inc. Embark Services Fidus Construction Services Fun Abounds Furniture Options Green City Recycler Green City Security Green Days Lawn Care Guardian Chimney Sweep Halo Doors Inc. Hive JLL Johnstone Supply Kastle Systems KONE Leah McVeigh Design and Consulting Liquid Waste Solutions Manning Pool Service McCann Total Security Solutions Murrah & Killough PLLC Paul Davis Restoration North Houston Pet and Playground Products Quantum Fitness RAM Construction RoofTec Ross Fried Consulting Sparkle Wash Pressure Washing Sustain-Ability Solutions Texas Southwest Floors The Home Depot ValencePM WASH Multifamily Laundry Systems WellKept Whitmans Contracting and Roofing 2017 911 Security Cameras, Inc. ACT Security Group Action Gypsum Supply Advanced Property Services All About Doody Pet Soutions LLC All American Mailboxes of Houston Inc. Allegion American Fire Protection Group Anderson Restoration Apartment Total Services APTexx Inc. Aquatic Training Institute ARK Appliances BioTechs Crime & Trauma Scene Cleaning South Houston Brooklet Energy Distribution Buddy's Roofing & Construction Co Byte Time Computing Cano Electric Inc.

City Supply Co. Inc. Classic Towing Continental Adjusters Creative Surface Cypress Landscaping & Irrigation Inc. D&C Painting Designs by Holmes Disaster America Disaster Restore 365 Eagle Restore LLC Energy Ogre Ernie Smith and Sons Roofing LLC Fast Forward Services LLC Finishes Etc LLC Flooring4.Us Frost Insurance Agency Gage Multifamily Services General Recon LLC Genesis Panel Systems Gravely & Pearson LLP Griddy Energy H Town Movers and HVAC Services Henley & Henley PC Houston SEAL Patrol Division LLC Lithotech Printed Products/Forms Center Maven Auto Detailing McMahan's Flooring Inc. Media Nation Outdoor MPS Direct Norman Construction NorthMarq Capital On Site Towing LLC Pack-It Movers Paragon Roofing Inc. Paul Ryan Windows POPIC Quick Relief Restoration Re-Mark Technologies Group LLC RealState Investments Rent Accelerator Residential Waste Service Roof Top Innovations Rutherford Services Inc. SEAL Security Solutions Secure Insurance Securecomm Inc. Special Touch Landscaping State Sign - A Comet Signs Company Student Movers Inc. Swiff-Train Company Symmons Industries TD Waterproofing Inc. Texas Crime Prevention Agency Texas Engineered Roofing & General Contracting Texas Eviction LLC Top Notch Fitness & Wellness USA Patrol Division Vima Decor WBI General Contractor Willbanks & Associates 2018 A Homestead Specialist LLC A Quick Restoration Inc. AAdvantage Laundry Systems AirAide LLC Apartment Lines Apex Lighting LLC Archcon Assa Abloy Bank Financial BBO Professional Carpet Cleaning Belvoir Real Estate Group Benjamin Moore Galveston Bay Paint & Decorating CashFlow Pros LLC Centex Construction ClearView Landscape Management Core 24/7 Restoration Services EDR Construction Finish Factory Inc. Globus Management Group Good Guys of Texas Homeland Protective Services Justice Patrol Services LLC Lone Star General Matrix Construction Services MirrorMate Frames Mosquito Scott Pest Control NGC Renovation O'Conor, Mason & Bone PC Penco Access Control PERQ LLC Phoenix Roofing & Construction Poolworx Preventive Pest Control Red Dog Dumpsters Rent Debt Automated Collections Royalty Landscape Spray and Play Strickland Law Firm PLLC Surface Designers Remodeling Inc. TDECU Insurance Agency Technogym Texas Premier Builders/Designs Texas Steam - Laars Heating Systems TNCPA Turn2 Solutions LLC USI Southwest Inc Wellman Exteriors Wildlife Removal Experts Windstorm Restoration Wonder Wall Wraps Inc.

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ABODE JULY 2018 I VOLUME 41, 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 LAUREN WOLFSON lwolfson@haaonline.or 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 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 Outreach Legislative HAA Political Action Committee Multifamily Fire Safety Alliance Developers Century Club PAC Fundraising Media Relations Golf Leadership Development Product Service Council Community Outreach Resident Relations Appeals Resident Relations A Resident Relations B Membership Ambassador ONE Society 2018 Expo IROC Education Advisory Council Career/Community Development NEXT HAF Fundraiser HAA Street Team Property Awards

APARTMENT ASSOCIATION COMMITTEES CHAIR STAFF ADVISOR MICHELLE PAWELEK JEFF HALL STARLA TURNBO JEFF HALL KYLE BROWN JEFF HALL BETH VAN WINKLE JEFF HALL CLAY HICKS JEFF HALL KAREN NELSON JEFF HALL ALISON HALL JEFF HALL JENIFER PANERAL JEFF HALL CLAY HICKS LAUREN TURNER STARLA TURNBO ANDY TEAS STACY HUNT/JOHN RIDGWAY ANDY TEAS JOHN FEDORKO ANDY TEAS CYRUS BAHRAMI ANDY TEAS DAVID LINDLEY ALPA PATEL DAVID JONES ALPA PATEL DEBORAH HOLCOMBE ALPA PATEL KIM SMALL ALPA PATEL JACKIE RHONE SUSAN HINKLEY GRANT CROWELL SUSAN HINKLEY QUINTINA WILLIS SUSAN HINKLEY DARLENE GUIDRY MATILDE LUNA ELAINE LEEPER MATILDE LUNA KATHY MOTIS MATILDE LUNA TINA CAVACO AMANDA SHERBONDY DEBORAH DEROUEN/DEREK DEVRIES AMANDA SHERBONDY JACOB KUNATH AMANDA SHERBONDY STEPHANIE BRYSON EMILY HILTON STEPHANIE GRAVES/MONICA GRACIA EMILY HILTON KELLY SUESS EMILY HILTON LINDSAY TORRES/DAVID LINDLEY EMILY HILTON MICHELLE PAHL/DAN JAMES LAUREN WOLFSON BRANDON THOMAS LAUREN WOLFSON RICHARD WALL/PENNY SPRANG TINA DEFIORE

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 2018 VOLUME 41, 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 © 2018 by HAA. Periodicals Postage Paid at Houston, Texas.

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

www.haaonline.org

July 2018

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Sponsored by

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nament.

HAA Bowling Tour 18 20 e th at ns io at and lib y plenty of snacks Press play and enjo petition. r some friendly com fo es at m am te ur Queue up yo ds. dividual spirit awar in al scoring awards d du vi an di in am d te e an th r am • Te x costume fo out your best Netfli g in br d an e tiv ea • Get cr

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Spectators – $20/person Team Registration (5 players) – $250 Maximum of two teams per company.

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President’s Corner

By MICHELLE PAWELEK, CPM, CAPS, 2018 HAA President

A WINNING MINDSET

The Houston Apartment Association represents the best of the apartment industry, locally and nationally.

WE MAY MANAGE apartment communities and operate businesses, but people are our most valuable asset. Last month we recognized some of the best and brightest in our industry. Congratulations to our Harvey Heroes and Honors Awards winners, thank you for your hard work and dedication to the Houston apartment industry. To all of those who were nominated, congratulations on being recognized, which is in itself an honor.

The August and September issues of ABODE will include features on the Honors Awards winners. Photos from the event will be published in the August issue and online at www.haaonline.org.

We also have some national honors to celebrate. The National Apartment Association awarded Q10 Property Advisors’ Jacinto Palms and Veritas Equity Management’s Legends of Memorial as National Property of the Year for their respective categories. Congratulations to both!

What a buzz!

I’d like to give a big shout out to the HAA Next Committee for all their energy in hosting the 2018 Political Action Committee

www.haaonline.org

Spelling Bee – the most sucWe may manage apartment communities and cessful PAC fundraiser to date! operate businesses, but people are our most If you weren’t there, you valuable asset. missed out on the most creative spelling bee I’ve ever seen. This young group of energetic professionals raised more than $23,000 for Then we turn our focus to technology, the PAC in one evening. I’m so proud of the which can make the apartment industry a work this group is doing. We all can’t wait to much more innovative and effective business see what is Next. when used properly. There are a number of mobile apps that are available to apartment Suppliers Taking Flight management personnel to save both time Thank you to the many supplier partners and money. In this issue, we have several arwho support HAA and HAF programs with ticles that focus specifically on apps. their sponsorship dollars, most recently at We also can’t talk about technology withthe Sponsorship Auction that was held on out taking into consideration the internet June 21 as we went to press. We can’t do it and online reviews, which in multifamily can without you, and your generosity is deeply be viewed negatively. One of this month’s appreciated. Thanks to all our new and rewriters offers a new perspective on negative newing members. Watch for photos from the reviews that is worth reading.

Auction in the August issue.

Whether you are interested in learning more about smart apartment home products In This Issue or ways to improve operational effectiveness, ABODE kicks off this issue with a leaderthere is an article in this issue for you. Supship expert, Allison Dunavant of Camden pliers may enjoy the editorial in this issue, Property Trust, and I highly encourage you to too. All of this content may be found starting read her article. on Page 40.

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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

Apartments.com

HAA Member since 1978

HAA Member since 1997

Cotton Commercial USA Inc.

Interior Logic Group Property Services

HAA Member since 1982

Presto Maintenance Supply HAA Member since 1983

CSC ServiceWorks HAA Member since 1961

Craven Carpet HAA Member since 1986

Camp Construction Services HAA Member since 1994

July Patron of the Month

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July 2018

HAA Member since 1985

AAA Plumbers HAA Member since 1984

FSI Construction Inc. HAA Member since 1999

Dixie Carpet Installations HAA Member since 1987

RentPath HAA Member since 1979

www.haaonline.org

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Legislative Update

By STARLA TURNBO, HAA Legislative Chair, with ANDY TEAS, CAE, Vice President of Public Affairs

COUNTY FIRE CODE Harris County to consider expanded code requirements.

WE HAVE A new fire marshal in town.

Longtime Harris County Fire Marshal Mike Montgomery recently announced his retirement following decades of public service. His successor, Laurie Christensen, is an experienced inspector who has been an active part of the Houston Apartment Association’s Multifamily Fire Safety Alliance. What changes might Christensen bring that will affect the Houstonarea multifamily industry? Well, unincorporated Harris County cannot have building codes, but they are allowed fire codes. Since Harris County’s adoption of its current fire code, however, the code has only applied to new construction in Harris County. Later this summer, Christensen is planning to convene a group of stakeholders to begin looking at possible revisions to the county fire code that would include the chapter on existing buildings.

This may subject existing apartment buildings in unincorporated Harris County to a set of requirements and inspections to which their Houston counterparts are long accustomed, but which they have largely escaped. On the other hand, Christensen seems committed to making the county’s fire code mirror the City of Houston’s as much as possible, which means the Houston compromise on monitored pullstation fire alarm retrofit is likely to be considered in the county’s version as well.

Other key Houston amendments involving access gates, smoke alarms, attic draft stops, fire extinguishers and carbon monoxide alarms will be high on HAA’s agenda as we work through the code review process.

The model International Fire Code has language about access gates that basically requires that they can never malfunction. Houston requires them to work or "be secured in an open position." Houston actually takes the smoke alarm requirement a step farther than other cities, requiring broken or missing single-station alarms to be replaced with tamper-resistant, lithium battery alarms – a technology

www.haaonline.org

supported by our industry. Houston’s language on buildings built without attic draft stops require them to be installed when significant roof work is performed. Houston requires small fire extinguishers in each unit, rather than the large, often-stolen extinguishers along sidewalks and breezeways. Finally, Houston does not require carbon monoxide alarms – a requirement designed for rustbelt buildings with basements and coal-oil heaters.

Other county agencies are following suit. If your property in unincorporated Harris County hasn’t already been visited by county pool inspectors, expect that this summer. Harris County is now in the swimming pool inspection and permitting business. As a reminder, the county’s pool rules are simply the state’s rules (https://www.dshs.texas.gov/poolspa/), which you have to follow anyway, and the permit is free as long as you pass your initial inspection.

If your pool doesn’t pass, there’s a fee that increases with each repeat inspection.

The days of unincorporated Harris County pretending to be rural are almost certainly numbered. When discussing these changes, it’s important to take a look at the foundation of the government structure for unincorporated Harris County. Firstly, counties in Texas were never meant to deal with urban problems.

When our state’s system of local governments was designed, it was assumed that populated areas would be in the city limits of municipalities. Texas allows areas incorporate as cities, and gives cities with a population of 5,000 or more broad authority to pass codes and ordinances to regulate health and safety. Those cities have the authority to annex surrounding areas into their city limits – a power Houston used voraciously for much of the 20th century.

It was always assumed that the unincorporated area of a county would be rural. Accordingly, counties aren’t given much regulatory authority. As mentioned above, counties in Texas aren’t even allowed to establish building

codes. The thought, when our local government systems were being created, if the only buildings in unincorporated areas are hay barns and tractor sheds, why create all that bureaucracy and red tape? Those assumptions never considered modern-day Harris County.

With the exception of Kingwood, the City of Houston basically stopped annexing new areas by the 1980s for a variety of reasons. Unincorporated suburbs are generally served by Municipal Utility Districts, which have water and sewer systems financed by bonds, with the bondholders paid back from MUD district property taxes charged to district residents. For a city to annex that area, it has to take control of the utility system and assume all of its debt – a great deal for MUD residents, not so great for city taxpayers. Additionally, unincorporated suburbs are often demographically different from the city, meaning their annexation could alter the electorate of a council district or the city has a whole in a city that has seen very close mayoral elections in recent years.

With Houston’s reluctance to annex, the unincorporated suburbs have experienced remarkable growth. Over the past 16 years, more than 80 percent of the growth in Harris County has been outside Houston city limits. More Harris County residents now live outside Beltway 8 than inside it. Fewer than a quarter live inside Loop 610. The unincorporated part of Harris County, if it were a city, would be the secondlargest city in Texas, the fifth-largest in the United States, and would have a population larger than 14 states. The population of unincorporated Harris County is expected to exceed Houston’s by 2020.

Without a significant change to Houston’s annexation plans, or lack of annexation plans, Harris County will be forced to assume more city-like powers. The apartment industry, like other industries, will have to learn to adapt.

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It’s the Law

By HOWARD BOOKSTAFF, Hoover Slovacek LLP , HAA General Counsel

PUC REVISES WATER RULES Texas Water Code provisions required updates in the rules regarding submetering and allocating, which, of course, affects the apartment industry.

OVER THE PAST two decades, a substantial portion of the apartment industry has recouped water costs by submetering or allocating water service to residents. The submetering and allocation calculations and billing requirements can be complicated, but any owner who submeters or allocates water costs must comply with the rules of the Public Utility Commission.

The PUC rules address a number of issues including the owner’s obligation to: (i) register the property; (ii) install certain plumbing fixtures; (iii) maintain and make available records to residents; (iv) include certain information in the lease and bills; and (v) use certain methods in calculating a resident’s bill.

Effective June 1, 2017, the Texas Water Code provisions regarding submetering and allocating water costs was revised. This necessitated some changes in the rules.

On May 3, the PUC published its revised rules. Let’s take a look at how the revised law and the rules affect apartment owners and residents.

Attaching the Rules The rules provide that, at the time a lease is discussed, the owner is required to provide a copy of the rules to the resident. This informs the resident of the resident’s rights and the owner’s responsibilities.

What this means is that both you and the resident have an opportunity to review the rules to understand each party’s rights and obligations and take the appropriate action if rules are not followed.

The Term “Owner” Defined by Law Most provisions of the statute and rules require that the owner take responsibility for compliance with submetering and allocation requirements. How the term “owner” is defined in the law is critical when considering who is responsible for compliance with the law. www.haaonline.org

The term owner means the Effective June 1, 2017, the Texas Water Code provilegal titleholder of the property sions regarding submetering and allocating water and any individual, firm or corporation expressly identified in costs was revised. This necessitated some changes in a lease as the landlord. The the rules. On May 3, the PUC published its revised term does not include the manrules. Let’s take a look at how the revised law and the ager of an apartment unless the rules affect apartment owners and residents. manager is expressly identified as the landlord in the lease.

Paragraph one of the TAA lease identifies the dent be in writing. The records requested by the “owner.” This should be either the legal titleresident may include the following: holder of the property or the assumed name for 1. a copy of the law from the Texas the legal titleholder. This should not be the Water Code; manager or management company. Similarly, 2. a copy of the rules; other lease documents should be between the 3. a copy of the retail public utility’s rate resident and the owner of the property, not the structure applicable to the property’s bill; manager or management company. Even 4. information or tips on how residents can though the manager or other on-site staff may reduce water usage; sign the lease as the owner’s agent, the person 5. the bills from the retail public utility to signing is not the party to the contract. the owner; 6. certain information if the bill is Registration Requirement allocated; The rules require that an owner who intends 7. certain information if the bill is to bill residents for submetered or allocated submetered; utility service or who changes the method used 8. the total amount billed to all residents to bill residents for utility service must register each month; with the PUC in a form prescribed by the PUC. 9. total revenues collected from the resiBe sure you have properly registered with the dents each month to pay for the water and PUC. Registration is easy and required! If you wastewater service; and have not registered or want to check if you have 10. any other information necessary for a registered, log on to the PUC website at resident to calculate and verify a water and http://www.puc.texas.gov/WaterSearch/. wastewater bill.

Your property should be registered either by If the records are maintained in the on-site owner name or by property name. If any regismanager’s office, the owner is required to make tration information changes (such as the identhe records available within three days after retity of the owner or billing method), the PUC ceiving a written request. If the records are not requires that an updated registration be filed. routinely maintained inside the on-site manager’s office, the owner is required to make the Maintaining Proper Records records available within 15 days of receiving the The rules require that an owner must make written request. If there is no on-site manager, certain records available for inspection by the the owner must make copies of the records resident and/or the PUC in the on-site manavailable to the resident’s unit at a time agreed ager’s office during normal business hours. The upon by the resident within 30 days of the owner may require that the request by the resiowner receiving a written request. Copies of the July 2018

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records may be provided by mail if postmarked by midnight of the last day the records are required to be provided.

Each of the records required to be provided must be maintained for the current year and the previous calendar year, except that all submetered test results must be maintained until the submeter is permanently removed from service.

Obviously, the purpose of the records’ requirements is to allow residents to be able to verify that the bill that was sent to them is accurate. If there are questions regarding a bill’s accuracy, to avoid unnecessary enforcement actions, efforts should be made to address any issues.

Prohibited Charges The rules provide that charges billed to residents for submetered or allocated utility service may only include bills for water or wastewater from the retail public utility. The rules also provide that charges must not include any fees billed to the owner by the retail public utility for any deposit, disconnect, reconnect, late payment or other similar fees.

The new law provides that the rules do not limit the authority of an owner to charge, bill

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for, or collect rent, an assessment, an administrative fee, a fee relating to the upkeep or management of chilled water, boiler, heating, ventilation, air conditioning or other building systems, or any other amount that is unrelated to utility costs.

Consequently, while an owner cannot bill residents for fees that are billed to the owner by the retail public utility relating to a deposit paid by the owner or fees resulting from the owner’s conduct, the law does not limit an owner’s ability to charge other fees unrelated to utility costs.

The recent changes to the law and the rules take jurisdiction for adjudicating complaints away from the courts and give it to the PUC. Prior to June 1 (when the new law went into effect), if an owner violated a rule of the PUC, the resident could recover three times the amount of any overcharge, a civil penalty equal to one month’s rent, reasonable attorney’s fees, and court costs from the owner. After the effective date of the new law, the PUC has exclusive jurisdiction for violations of the rules, and a resident must file a complaint with the PUC if the resident has an issue that can’t be resolved with the owner.

PUC Now Has Exclusive Jurisdiction The recent changes to the law and the rules take jurisdiction for adjudicating complaints away from the courts and give it to the PUC. Prior to June 1 (when the new law went into effect), if an owner violated a rule of the PUC, the resident could recover three times the amount of any overcharge, a civil penalty equal to one month’s rent, reasonable attor-

ney’s fees, and court costs from the owner.

After the effective date of the new law, the PUC has exclusive jurisdiction for violations of the rules, and a resident must file a complaint with the PUC if the resident has an issue that can’t be resolved with the owner.

If an owner violates a commission rule regarding utility costs, the person claiming the / See Law, Page 27

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Resident Relations from the RESIDENT RELATIONS COMMITTEE

HARVEY TRANSFER

A resident is not happy after being transferred from one property to another post Hurricane Harvey.

A RESIDENT FILED a complaint with HAA to receive his security deposit. During Hurricane Harvey, management transferred the resident from one property to another property due to flooding. Upon moving into his new community, according to the resident, the unit was infested with roaches. The resident claimed he made several attempts to alleviate the situation through roach bombs and sprays, however, the roach infestation persisted. A video was provided.

Management responded to HAA and that response was forwarded to the resident. The resident was released under the management company’s 30-day no fault guarantee clause, which allows a resident to move out of the

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The HAA Resident Relations Committees provide community if the resident is, for whatever reason, unhappy with an impartial review of resident complaints their apartment home within the using the documentation provided by both the first 30 days of residency. The resident and management. clause ensures a refund on the security deposit and states the resident(s) must pay for a full 30 days of rent.

The committee decided in favor of manManagement allowed the resident to teragement. Charges were justified. The resident minate his lease under the 30-day no fault owes the property $12.38. guarantee clause. Per the resident ledger, no additional fees were charged to the resident.

If you are a manager with a resident relations The only charge that was assessed was an issue, call HAA at 713-595-0300 for direct assisunpaid utility bill. Management felt the resitance. Renters can be referred to HAA to speak dent was charged accordingly. Enclosed were to a trained consultant Wednesdays from 9 copies of the resident’s ledger, the resident’s a.m. to 1 p.m., and Thursdays and Fridays from notice of intent to move out, lease and a video.

9 a.m. to 1 p.m. and 2 p.m. to 4 p.m.

July 2018

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

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

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

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

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

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On the Scene with HAF CAREER/COMMUNITY DEVELOPMENT Community Career Night Monday, April 16 at the HAF Dinerstein Reed Prokop Education Center The Houston Apartment Foundation’s Career and Community Development Committee held a Career Night with the help of our community partners. Approximately 75 job seekers from outside the industry attended.

Thank you to our exhibitors: SMI Realty, Camden, Nova Asset Management, Q10 Property Advisors, The Liberty Group, Venterra, MORGAN, Greystar and Gables.

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

Join Ian Douglas, Allied Orion Group, and Tina Cavaco, Centra Partners, for the 12th 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.

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

Thursday, August 2 9 a.m to 11 a.m.

Ayva Center

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

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

9371 Richmond Ave., Houston 77063 See more at: www.haaonline.org/businessexchange or contact Susan Hinkley at shinkley@haaonline.org or 713-595-0313 for more information.

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Upcoming Education

JULY Advanced Microsoft Excel Tuesday, July 10 8:30 a.m. to noon Program fee: $75 This advanced course offers a detailed look into this multifaceted program.

See Page 23 for details.

Independent Rental Owner Professional Course (Six-week program) Tuesdays, July 10 6 p.m. to 9 p.m.

Program fee: $399 per member; $455 per nonmember 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 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.

Certified Pool Operator Course (Two days) Wednesday, July 11 and Thursday, July 12

SCHEDULE AND FEES

From the HAA EDUCATION DEPARTMENT

8:30 a.m. to 5 p.m.

Program fee: $299 Successful completion of this two-day course will result in a five-year certification from the National Swimming Pool Foundation, and ensures pool chemicals are being used properly and when appropriate.

We will dispel the myths in pool care and tremendously reduce chemical expenses and extend the life of your pool. This is recommended for anyone working with pools, as well as property managers, in order to be up-to-date regarding local codes and to reduce risk and liability.

The course fee of $299 per person includes textbook, exam fees and meals for both days.

ACES Luncheon Friday, July 13 11:30 a.m. to 1:30 p.m.

Location: TBD Please note that this program is open only to executives in property management (owners, presidents, regionals, supervisors, marketing/training directors, etc.).

Eligible attendees to ACES luncheons are permitted to invite any of their staff to the programs, provided the registration also includes at least one person at the Supervisor level or above.

Leasing 101 (Day and a half) Tuesday, July 17 8:30 a.m. to 4 p.m.

Program fee: $65 prior to July 17; $75 after July 17 An in-depth introduction to the apartment industry for new leasing professionals as well as those individuals looking to learn more about the industry as a career. This one-day program covers topics including: greeting and qualifying the customer;

are subject to change without prior notification. Notice of cancellation is required two days in advance to receive a refund, less a $25 administrative fee. Seats are guaranteed on a first-come, first-served basis when payment and registration are received in advance of the program. Unless otherwise indicated, courses are held in either the Camden and Michael Stevens Interests Room or the Direct Energy and Liberty Personnel & Executive Search Room at the Dinerstein Reed Prokop Education Center, 4810 Westway Park Blvd. on the second floor of the HAA Office www.haaonline.org

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. Non-members download http://www.haaonline.org/images /programs/pdf/leasing101_ 2018.pdf.

Leasing 101 – Pasadena (One day) Thursday, July 19 8:30 a.m. to 4 p.m.

Hampton Inn & Suites 4741 East Sam Houston Parkway South, Pasadena, TX 77505 Program fee: $65 prior to July 17; $75 after July 17 See July 17 date for description.

Extreme CAM Begins Thursday, July 19 to Saturday, July 21 8:30 a.m. to 5 p.m.

Program fee: $1,050 See Page 23 for details.

Extreme CAS Begins – The Resident Experience Thursday, July 19 11 a.m. to 5 p.m.

Program fee: $625 Extreme CAS candidates attend four of the CAM modules beginning on July 19. Required classes: The Resident Experience, Legal, Financial Management and Risk Management.

Extreme CAS – Legal Friday, July 20 9 a.m. to 4 p.m.

Program fee: $625 Extreme CAS candidates attend four of the CAM modules beginning on July 19. Required classes: The Resident Experience,

Legal, Financial Management and Risk Management.

APPLE: Leadership Session 2 – Before You Promote with Mindy McCorkle Tuesday, July 24 8:30 a.m. to noon Sponsored by Redevelopment Services See Page 22 for details.

Advanced Microsoft Excel Wednesday, July 25 8:30 a.m. to noon Program fee: $75 See Page 23 for details.

Extreme CAM Concludes Thursday, July 26 to Saturday, July 28 8:30 a.m. to 5 p.m.

Program fee: $1,050 See Page 23 for details.

Extreme CAS – Financial Management Thursday, July 26 9 a.m. to 4 p.m.

Program fee: $625 Extreme CAS candidates attend four of the CAM modules beginning on July 19. Required classes: The Resident Experience, Legal, Financial Management and Risk Management.

Extreme CAS – Risk Management Friday, July 20 9 a.m. to noon Program fee: $625 Extreme CAS candidates attend four of the CAM modules beginning on July 19. Required classes: The Resident Experience, Legal, Financial Management and Risk Management.

/ See Education, Page 26

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.

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JULY S M 1 2 8 9 15 16 22 23 29 30

Calendar HAA Education, Events and Meetings SCHEDULE

T W T F S 3 4 5 6 7 10 11 12 13 14 17 18 19 20 21 24 25 26 27 28 31

AUGUST S M T

W 1 5 6 7 8 12 13 14 15 19 20 21 22 26 27 28 29

T 2 9 16 23 30

F 3 10 17 24 31

S 4 11 18 25

JULY 4

12

19-21

26-28

Offices Closed Wednesday, July 4 The HAA office will be closed in observance of Independence Day.

Go-Getters Meeting Thursday, July 12 3:30 p.m. to 5:30 p.m.

Café Adobe 7620 Katy Fwy, 77024 Visit the Go-Getters Corner at www.haaonline.org/gogetters for tips and tools for recruiting.

Sponsored by Brandt Electrical A/C & Heating Services and Texas Apartment Pool Services

Extreme CAM Begins Thursday, July 19 to Saturday, July 21 8:30 a.m. to 5 p.m.

See Page 23 for details.

Extreme CAM Concludes Thursday, July 26 to Saturday, July 28 8:30 a.m. to 5 p.m.

See Page 23 for details.

10 Advanced Microsoft Excel Tuesday, July 10 8:30 a.m. to noon See Page 23 for details.

Independent Rental Owner Professional Course (Six-week program) Tuesdays, July 10 6 p.m. to 9 p.m.

11-12 Certified Pool Operator Course (Two days) Wednesday, July 11 and Thursday, July 12 8:30 a.m. to 5 p.m.

11 Resident Relations Committee B Wednesday, July 11 2 p.m.

13 ACES Luncheon Friday, July 13 11:30 a.m. to 1:30 p.m.

Location: TBD Sponsored by Apartments.com and Texscape Services

17 Leasing 101 (Day and a half) Tuesday, July 17 8:30 a.m. to 4 p.m.

19 Leasing 101 – Pasadena (One day) Thursday, July 19 8:30 a.m. to 4 p.m.

Hampton Inn & Suites 4741 East Sam Houston Parkway South, Pasadena, TX 77505 Sponsored by Sherwin Williams

20 Bowling Tournament Friday, July 20 Noon to 5 p.m.

Copperfield Bowl 15615 Glen Chase Drive, 77095 Netflix and Bowl at the 2018 HAA Bowling Tournament, see Page 16 for details.

Sponsored by Earthworks and Gemstar Construction and Development

31 Board Meeting Tuesday, July 31 4:30 p.m.

Sponsored by HD Supply

24 APPLE: Leadership Session 2 – Before You Promote with Mindy McCorkle Tuesday, July 24 8:30 a.m. to noon See Page 22 for details.

Sponsored by Redevelopment Services

25 Advanced Microsoft Excel Wednesday, July 25 8:30 a.m. to noon See Page 23 for details.

Extreme CAS (Summer) Thursday, July 19 11 a.m. to 5 p.m.

The next Go-Getters Meeting is July 12 at Cafe Adobé, 7620 Katy Fwy. at the Marq E Center Be the top recruiter for each quarter and win one of four fabulous prizes!

1st Quarter: Echo Show 2nd Quarter: Samsung Smart TV 3rd Quarter: iRobot Roomba 690 Vacuum 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.

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

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

AUGUST 1

3

16

23

New Supplier Member Orientation Wednesday, August 1 3 p.m.

Sherlock’s Baker St. Pub 10001 Westheimer, 77042 All new supplier members welcome.

Contact Amanda at asherbondy@haaonline.org for details.

It’s the Law Luncheon Friday, August 3 11:30 a.m. to 1 p.m.

Blue Star Program Thursday, August 16 7:30 a.m. to 4 p.m.

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. Please direct questions to officer Donna Clark at: donna.clark@houstonpolice.org. For more information, please visit https://www.haaonline.org/Program. aspx?id=208.

HAAPAC Luncheon Thursday, August 23 11:30 a.m. to 1 p.m.

Contact Alpa at apatel@haaonline.org for details.

Sponsored by ApartmentData.com

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Onsite-Goes-Offsite The Woodlands Thursday, August 30 2:30 p.m. to 4:30 p.m.

Calling all The Woodlands and surrounding-area apartment and management personnel. Join us for networking and fun. No suppliers, please. More information to come.

Contact Lauren Turner at lturner@haaonline.org for details.

Ambassador ONE Society Meeting Wednesday, August 1 4 p.m. to 5:30 p.m.

Sherlock’s Baker St. Pub 10001 Westheimer, 77042 Contact Amanda at asherbondy@haaonline.org for details.

2 Take 5 Business Exchange Thursday, August 2 8 a.m. to 11 a.m.

Ayva Center 9371 Richmond Ave, 77063 Program fee: FREE for apartment/management personnel; $350 grants access for two supplier partners; $375 for a third supplier partner See Page 18 for details.

7 APPLE: Core 5 – Dear Residents: We Love You so Much, We Are Raising Your Rent with Jackie Ramstedt Tuesday, August 7 9 a.m. to noon See Page 22 for details.

Sponsored by Best Plumbing

8 Resident Relations Committee A Wednesday, August 8 2 p.m.

14 Leasing 101 (Day and a half) Tuesday, August 14 8:30 a.m. to 4 p.m.

Katy Region Meeting Tuesday, August 14 11:30 a.m. to 1 p.m.

Formally known as Area Council Meetings, the HAA Outreach department is continuing to bring education to outlying counties with a new title. More information to come.

Contact Lauren Turner at lturner@haaonline.org for details.

APPLE: Marketing 2 – Marketing for Suburbs and Small Towns with Mary Gwyn Tuesday, August 21 8:30 a.m. to noon See Page 22 for details.

Sponsored by Best Plumbing

HAA NEXT: Mix N Mingle Thursday, August 23 6:30 p.m. to 9 p.m.

Location: TBD

30 Product Service Council Education Program Thursday, August 30 2:30 p.m. to 4:30 p.m.

Contact Susan at skinkley@haaonline.org or visit www.haaonline.org for more details.

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 numerous searches in one bundled report with immediate and unlimited inquiry access.

a service of

in partnership with

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

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Professional Development: APPLE Workshop Series

Grow your career with the right ideas, the best advice and go to the head of ? r a n i m e s the class – Grab an APPLE! a d e Ne nly $50 APPLE features some of the best nationallyacclaimed speakers in the industry.

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.

Contact the HAA Education Department at education@haaonline.org or see more and register online at www.haaonline.org.

APPLE is sponsored by

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ed at o ic r p e r a s n io s s e s tion! a c u d Individual e y t li a u q r o l steal f a e r a , n o s r e p r e p LEADERSHIP APPLE: Leadership - Session 2 July 24 Before you Promote with Mindy McCorkle Have you ever promoted an associate who was doing a great job, only to be disappointed with his/her performance in the new role? Join this innovative session to learn how to identify those who are ready to be promoted, and more importantly, how to ensure you are ready to support him/her through the transition into a new position.

CORE TOPIC APPLE: Core - Session 5 August 7 Dear Residents: We Love You So Much We’re Raising Your Rent with Jackie Ramstedt Leasing today to a savvier, well-informed prospect is challenging at best, but even more difficult is convincing our current residents that these renewal increases are actually worth it. How can we persuade them of the “added value” concept if we haven’t shown that value throughout their current lease term? Once the honeymoon is over, real life issues begin to emerge. Promises made during that initial relationship phase are put to the test.

Miscommunications, lack of compassion or negative responses to emotional situations can become a harsh reality. How can you exceed that expectation the resident has and ensure renewal?

MARKETING APPLE: Marketing - Session 2 August 21 Marketing for Suburbs and Small Towns with Mary Gwyn What does marketing apartments in a small town or suburban location have in common with big city marketing?

Nothing and everything. Join us for a fast-paced and highly interactive session that will equip you with the ideas and energy to market your community for best results. In this session you will identify the unique marketing challenges suburban and small town properties face, learn what makes a prospect want to live “off the grid” and how to appeal to the emotions that draw renters to the burbs and position your small town assets to a true differentiated product niche and learn how to sell them. Distinguish the trends in big city marketing that apply to small towns and the cool internet tools that help you get away from best kept secret, country living and the same old treasure map mindset! Walk away with unique themes which will serve as a catalyst for your own marketing programs and shift the momentum from random to strategic so your energy and focus attract the residents who will pay more for the lifestyle you offer. Whatever size town your community is in, this session will excite and inspire great marketing results.

Contact the HAA Education Department at education@haaonline.org or see more and register online at www.haaonline.org.

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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 19-21; July 26-28, 9 a.m. to 5 p.m.

Fall Schedule (five days): Classes are held during the work week only: November 5-9, 9 a.m. to 5 p.m.

(Proctored Exam Dates to be announced throughout 2018)

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

Learn to excel at Excel Advanced Microsoft Excel July 10 or July 25 Course Schedule: 8:30 a.m. to 9 a.m. – Registration 9 a.m. to noon – Program Program Cost and Description: $75/person Learn to do more than just get by in Excel. This outstanding workshop is your ticket to a faster, more productive way to master every aspect of this powerful software.

Technology Training Instructor Julie Irvin Hartman is a certified trainer, developing educational material and leading seminars across the country. She has a unique presentation style that is effective and has been described as interactive, engaging, and memorable. She consistently delivers best practice, real world examples and explanations, ensuring that her audience leaves armed with a new set of skills and strategies designed for immediate implementation. Whether she is teaching the basics of Excel or sharing tried and true marketing tactics with leaders in property management, Julie’s enthusiasm is unmatched and inspires many of her audience members to become repeat attendees of her presentations.

Private Customized Sessions Available: Companies that can commit to a minimum of 15 attendees can schedule a private, customized session at reduced rates and on your own schedule. Contact the Education Department at education@haaonline.org for more information.

www.haaonline.org

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On the Scene with the MSHQ CHALLENGE CUP 22nd Annual Maintenance Supply Headquarters Challenge Cup Thursday and Friday, May 3 and 4 at Horseshoe Bay Resort HAA members hit the links for the annual MSHQ Houston versus Dallas golf tournament. The second day of the tournament was rained out with Houston leading after the first day. This year’s event raised $25,600 for the National Apartment Association’s Political Action Committee, bringing the grand total to more than $400,000 over the 22-year history of the tournament. Thanks to our golfers: Roger Camp, Kenyon Carroll, Clint Duncan, Jim Hearn, Steve Hefner, Clay Hicks, Stacy Hunt, David Koenig, Randy Meduna, Matthew Nunn, David Stephens, Kirk Tate, Jim Washburn, Lee Williams, Kevin Williams and Cary Wright. Thanks to our sponsors: Maintenance Supply Headquarters, AAA Plumbers, Camp Construction Services, Impact Floors, Reliant Energy and Wilmar Industries Inc.

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AUGUST It’s the Law Luncheon Friday, August 3 11:30 a.m. to 1 p.m.

Program fee: $25 per member Join HAA's Legal Counsel, Howard Bookstaff, for lunch and a legal discussion in a casual environment allowing for questions and answers.

APPLE: Core 5 – Dear Residents: We Love You so Much, We Are Raising Your Rent with Jackie Ramstedt Tuesday, August 7 9 a.m. to noon Sponsored by Best Plumbing See Page 22 for details.

Leasing 101 (Day and a half) Tuesday, August 14 8:30 a.m. to 4 p.m.

Program fee: $65 prior to July 17; $75 See July 17 date for details.

APPLE: Marketing 2 – Marketing for Suburbs and Small Towns with Mary Gwyn Tuesday, August 21 8:30 a.m. to noon Sponsored by Best Plumbing What does marketing for apartments in a small town or a suburb have in common with big city marketing? Nothing and everything! Join us for a fastpaced and highly interactive session that will equip you with the ideas and energy to market your community for best results.

In this session you will identify the unique marketing challenges suburban and small-town properties face, learn what makes a prospect want to live off the grid, how to appeal to the emotions that draw renters to the suburbs, how to position your small-town assets to a true, differentiated product niche and learn how to sell them.

Distinguish the trends in big city marketing that apply to small towns and the cool internet tools that will help you get away from

your community being called the best kept secret, country living or the same old treasure map mindsets. Walk away with unique themes, which will serve as a catalyst for your own marketing programs and shift the momentum from random to strategic in order to use your energy and focus to attract the residents who will pay more for the lifestyle you offer. Whatever size town your community is in, this session will excite and inspire great marketing results.

See Page 22 for details.

HAA NEXT: Mix N Mingle Thursday, August 23 6:30 p.m. to 9 p.m.

Location: TBD Meet the NEXT Generation of HAA leadership. This niche group within HAA is dedicated to the networking and professional development needs of HAA members 40 and younger.

Network with your peers at this FREE and festive event and grow your career together among the

next generation of HAA leadership. Learn how to get plugged into the powerful HAA network, discover professional development and career enhancement, participate in speed networking activities with young HAA members from across Houston just like you.

Includes one complimentary drink ticket, door prizes and more. More information to come. Visit www.haaonline.org for details.

No credit card or HAA login?

No problem! We do not accept registrations over the phone.

However, if you do not have access to a credit card, just use our “Express Registration” page (no login required) at www.haaonline.org/expresregistration. This simple form generates an email to us with your registration request. This is a binding transaction, and all cancellation policies still apply. NOTE: For your own individual HAA login ID and password, please email us at ebreg@haaonline.org.

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Law, continued from Page 12 violation can file a complaint with the commission and may appear remotely for a hearing.

The law requires the PUC to establish an online and telephone formal complaint and hearing system through which a person may file a complaint and appear remotely for a hearing before the PUC. If the PUC determines the owner overcharged a complaining resident for water or wastewater service, the PUC will require the owner to repay the complaining resident the amount overcharged.

Nothing in the new law limits or impairs the PUC’s enforcement authority that it had before the law went into effect. If a person violates the law or the PUC rules, the PUC may assess a penalty against that person. The penalty may be in an amount not to exceed $5,000 a day. Each day a violation continues may be considered a separate violation.

In determining the amount of the penalty, the PUC will consider: 1. the nature, circumstances, extent, duration, and gravity of the prohibited acts or omissions; 2. the history or extent of previous violations, the degree of culpability, the demonstrated good faith to correct the violation, any economic benefit gained through the violation and the amount necessary to deter future violations; and 3. any other matters that justice requires.

If you receive a complaint from the PUC, pay attention. The PUC usually begins with an informal process whereby violations can be cured. If you made a mistake with respect to compliance with any of the rules, you are able to correct the mistake without an expensive and protracted complaint process. If you attempt to cure a violation, but the resident is not reasonable with respect to correcting the issue, that may be used in your favor if you have to defend yourself in a hearing to determine whether an administrative penalty should be assessed.

The changes in the law were geared towards allowing owners to resolve problems without having to deal with the expense and aggravation of litigation. The new rules should be read and complied with. Since you give a copy to the residents, they also have the opportunity to read the rules and know their rights. If you make a mistake and a complaint is filed, you have the opportunity to resolve the issue by working with the PUC and the resident. Avoid unnecessary problems by knowing your rights and resolving issues that arise.

Want more “it’s the Law”? See current and previous issues of ABODE online at http://issuu.com/haa_abode. www.haaonline.org

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On the Road with HAA Conroe Region Meeting Wednesday, May 30 at Anatole at the Pines Sponsored by 1 ApartmentData.com The HAA Outreach Committee had a packed house for our Conroe Region Meeting. Officer Squier from the Montgomery County Sheriff's Office and Randy Patton from CoreLogic offered a presentation on application fraud and apartment safety. A special thank you to Terina Earls and her team at Anatole for hosting us.

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

We are looking for member properties to host a Region meeting. Contact lturner@haaonline.org.

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On the Scene with HAF EDUCATION HAA Outlying Redbook Seminars Sponsored by 1 Apartments.com, 2 Hire Priority Staffing & Executive Search, 3 Texas Southwest Floors and 4 TPI Construction & Painting Inc. Tuesday, April 17 in Baytown and Thursday, April 19 in Pearland Apartment personnel sharpened their knowledge on the legal rights and responsibilities of rental housing providers during two legal seminars led by HAA General Counsel Howard Bookstaff.

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On the Scene Photos by MARK HIEBERT, Hiebert Photography HAA 2018 Education Conference & Expo Thursday, May 17 at NRG Center HAA members and exhibitors elevated their careers during HAA’s annual conference and expo. Thousands of multifamily professionals and exhibitors filled Hall C of NRG Center for this year’s record-setting show. Attendees enjoyed the keynote event with John Acuff, the Lip Sync Battle, the many educational offerings and the Closing Party at NRG Stadium.

Thank you to our generous Sponsors: Lanyards: TPI Construction & Painting Inc. Keynote Breakfast: FSI Construction, Poolsure and Texas Southwest Floors Breakout Sessions: Apartments.com, Brook Furniture Rental, HD Supply and Hire Priority Staffing & Executive Search Lunch and Lip Sync Battle: Dixie Carpet Installations Beverage Stations: Guardian Construction and Maintenance Supply Headquarters Grand Entrance: Ameritex Movers Mobile Device Charging Stations: Best Plumbing and Ameritex Movers Hydration Stations: Ameritex Movers and Brookway Horticultural Services Hand Sanitizer Stations: ApartmentData.com and Maintenance Supply Headquarters Expo Aisle Signs: Ameritex Movers, Best Plumbing, Brook Furniture Rental, Century A/C Supply, FSI Construction, HD Supply, Hire Priority Staffing & Executive Search and Texas Apartment Pool Services Closing Party Hosts: AAA Plumbers, Camp Construction Services, Century A/C Supply, CoreLogic Rental Property Solutions, Flooring Warehouse, Gemstar Construction Development, Guardian Construction, PPG Paints and Texscape Services LLC Booth Winners: Best in Show 1st Place Single 2nd Place Single 3rd Place Single 1st Place Double 2nd Place Double 3rd Place Double

Redi Carpet Ameritex Movers Hire Priority Staffing & Executive Search Richmond & Associates Landscaping Outdoor Elements AAA Plumbers Doody Calls

“Elevate Your Winnings” Prize Winners: Carlyn Llenos, Jon C. Sharp, Osvaldo Rodriguez and Tamika Lee For more photos, visit the photo galleries at www.haaonline.org.

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We can learn a lot about leadership from sports agent Molly Fletcher.

By

d

o you ever avoid the tough questions and the tough conversations, in hopes the situation will resolve itself, or because you are simply hoping for the best? Perhaps even convincing yourself that you are avoiding the conversation because you don’t want the other person to be uncomfortable? As leaders, it is our responsibility to muster the courage to ask the tough questions of ourselves, our peers and our team(s). Questions such as: Are we being effective? Is this the right person for the job? Is this really a feasible deadline? Is this project worth continuing? It is in these conversations that we learn to diagnose the real issues, address the core problems and determine the best solutions.

I once had a mentor tell me, “A person’s success in life can usually be measured by the number of tough conversations he or she is willing to have.” I have often reflected on this advice and considered the degree to which that is true. And then I heard the story of Molly Fletcher.

Fletcher was a successful sports agent who was often hailed as the female Jerry McGuire. Her biggest success story was negotiating a deal for Billy Donovan, a national championship winning basketball coach for the University of Florida. He was a hot prospect and attracted a lot of interest from NBA teams. The Orlando Magic agreed to pay him $27.5 million over five years, and on June 1, 2007 he was named the Magic's new coach. The very next morning, Donovan woke up saying that he didn't want to be the team's coach after all. Donovan apologized to the Magic and everybody around him for the change of heart, and then went right back to Florida to continue coaching the Gators. The best deal she ever negotiated became her biggest failure.

What went wrong? In reflecting back on this event, Fletcher (now a motivational speaker) said that one of her main mistakes was not having the difficult conversations and not asking the tough questions.

Tough conversations involve asking the tough questions and creating an environment for honest discussion. If we embrace tough conversations and identify the tools we need for successful outcomes, just think of how we

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ALLISON DUNAVANT, Camden

could increase the effectiveness of the overall organization. So, how can we maximize the effectiveness of these conversations to drive the best outcomes? It starts by establishing trust, considering the values and motivations of others and asking questions.

Establish Trust “We often sit at the opposite end of the table," Fletcher said, "thinking about what 'I' need, or what 'I' want. That's the wrong way to go.”

Quickly eroded and hard to gain, trust is the foundational element of any relationship. I recently participated in a company leadership conference where the speaker gave a definition of trust that I had never heard and continues to resonate with me: Trust is when someone believes you sincerely have their best interest at heart – not just your own.

Don’t assume you’ve established trust.

Take time to understand where your motives might be lacking or misperceived. Make sure people understand your “why” (www.startwithwhy.com/library/startwithwhy?ref=leadership) and you will establish an environment where people feel secure enough to have an honest exchange about the tough topics.

Always start with trust.

Consider the Values and Motivations of Others The famous life coach Tony Robbins is quoted as saying, “To effectively communicate, we must realize that we are all different in the way we perceive the world and use this understanding as a guide to our communication with others.” Determining what motivates people, and the values that drive their decisions, will guide your approach to tough conversations. Remember, it is unlikely that their motivation and values are the same as yours.

Donovan was not motivated by the status or money associated with a job as an NBA head coach. Perhaps his motive is developing young men into professional basketball players or helping them succeed in life. So, despite the attractive offer Fletcher had arranged for him, they never discussed the strong motivational pulls inherent within

the coach she was recruiting for this position. If she did, she might have rethought pushing this deal or perhaps would have asked more questions.

Ask Questions How can we best tap into the values and motivation of those we lead? How can we begin the tough conversations that lead to success? The answer is simple, ask more questions. After being given this advice a few years ago, I began to monitor the number of questions I was asking. If you haven’t done it, give it a try. In the next conversation you have, count how many questions you are asking. I think you might be surprised. You will find that it drastically changes the percentage of talking you contribute to the conversations vs. the other person. It’s amazing what you will find if you simply ask the right questions – the tough questions.

Had Fletcher asked more questions, she would have discovered that this coach was not ready to leave behind the life and legacy he built with his family at the University of Florida. He was not ready to look into the eyes of the 18 year old boys he recruited to say he was leaving.

Don’t avoid the hard conversations. Think of Fletcher and the advice of my mentor.

Have the courage to hear what you don’t want to hear. Establish a trusting and secure environment where you can identify and build on the values and motivation of your team to ask tough questions, have tough conversations and deliver results.

Talk less, listen more and ask questions.

Allison Dunavant is the director of learning and development for Camden Property Trust. Dunavant has experience working with Fortune 500 companies, government entities and top-tier universities and business schools in the development of solutions to increase performance and leadership effectiveness. She has over 10 years of experience facilitating leadership programs. Dunavant will be continuting to write articles bi-monthly throughout 2018.

Her next article will be featured in the September issue of ABODE. July 2018

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Here are three apps you need to be using if you are in the business of property management.

By

t

he first software I will cover is Numbers by Apple. In 2012, I was busy helping an owner-operator of a large multifamily portfolio sell over 15 different communities all at once. As is frequently the case, the buyer of the properties wanted to walk each apartment home on every property being purchased. Our job, as the sellers, was to make sure the buyer had access to each unit. I was surprised when the buyer only allocated two days to assess all units, for a property that had over 900 units.

The morning of the scheduled unit assessment, I was again surprised to see the buyer had his team members paired in teams of two. Each pair had one iPad. As the pair would approach each apartment, one person would call out things like, “Stair rails are good,” “Need cleaning,” “Need paint,” or “Need repair.” The team member with the iPad would then use an electronic form that had drop down menus to mark the condition of the stair rails. This process was followed for the cement landing, front door, walls, paint, flooring, fixtures and appliances in the kitchens, living rooms, bathrooms, bedrooms and ultimately the entire apartment home. I stood back in amazement as I watched the pair do a detailed assessment of each apartment in less than five minutes.

Not only were they capturing needed information for each unit in an organized and time efficient way, they were also able to use their iPad to take pictures of specific items in each apartment.

Impressed, I asked a member of the acquisition team, “What software are you using that allows you to build a spreadsheet for an entire property that also converts the spreadsheet into individual forms so that you can so easily assess the condition of each unit?” In response, I was told that the acquisition team purchased the Apple software Numbers for $10, which is now free,

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CODY ROSKELLEY, Community Builders LLC

Apple’s Numbers can make your unit walks during acquisitions and make-readies much easier and efficient. Asana can help your team coordinate projects and assignments. And, Hubspot is a great tool for tracking prospects.

and downloaded it onto each iPad. They also told me that Numbers has the unique ability to convert a spreadsheet into individual forms for assessing the units in detail.

Additionally, Numbers allows a user to email exported data in either the Numbers format or in Excel.

I was so amazed that the following day I downloaded Numbers to my iPad. I watched a 10-minute YouTube video on setting up spreadsheets and forms in Numbers. I spent about an hour or two setting up a spreadsheet for assessing the condition of units.

Since that time, I have been able to quickly assess individual apartments for makereadies, rehabs or acquisitions in a quick, efficient and cheap way. I then email myself the data in Excel in order to easily assess the overall cost of rehab or make-ready.

Asana Have you ever worked on a team project and had a hard time keeping track of assignments, due dates and different iterations of the same documents? I have! However, all of that changed last year. I was working with a large owner-operator in Houston, and I was pleasantly surprised at how well the corporate office and property supervisors managed communication, documents and assignments together. The company introduced me to Asana, the program they use on all of their team projects. Since that time, I have used Asana for team communication, task management and collaboration. I love it. I even use it for my personal tasks and team projects outside of work.

If your office staff is anything like most, you

probably struggle with communication and coordination. Hence the need for a software such as Asana. The basic version of Asana allows you to coordinate with up to 15 different team members for free. Anything beyond 15 members requires a minimal, monthly cost based on the total number of users.

The free version of Asana is a very useful tool because it has the following features: • Cloud-based software that can easily be accessed with your computer or smartphone, Apple or Android.

• Easy setup that allows a user to log in with their email address.

• Project task lists can be set up in two different user-friendly formats. One format allows users to see items in a list format, and the second allows users to see task categories such as “Not Started,” “In Progress,” or “Complete.”

• Each project task can be assigned to a specific team member.

• Each project task can be given a due date.

• Automatic email reminders are sent to team members who are assigned tasks.

• Each task has a common place where project-specific documents can be uploaded and seen by all team members. I love this feature because I no longer have to sift through emails for the most up-to-date version of a document that was sent out.

• Each task allows team members to add notes, comments and updates.

• Projects can be broken down into major tasks and sub-tasks.

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to projects that pertain to them specifically and not other team members.

Ultimately, Asana can help your team hold each other accountable. Thanks to automatic reminders, team members can’t use the excuse of forgetting about a task. Additionally, every member of a project can see who is assigned to each task, and what is and is not being completed on time.

Hubspot If you don’t have a property management software that allows you to track all sales activity associated with prospective residents, Hubspot will serve you well.

Like Asana, Hubspot has different levels of service. I will simply highlight what you get with the free version.

• Contact Management: You can track all contacts made with a prospective resident.

• Gmail Integration: You can link your Gmail account to Hubspot, so that when you log in to Hubspot, you can send emails from the software, and it will route the emails through Gmail.

• Email Tracking: You can attach a Hubspot plugin to your Gmail account that will allow you to track emails you send. This allows you to see if and when a prospect resident opens your email, so that you may follow up immediately afterward.

• Cloud-Based: You can log in to your account at any time as long as you have internet access.

• Calendar Tasks: You can set up both reminders, such as call-backs, and tasks in the Hubspot calendar.

• Unlimited Users: Your entire team can use Hubspot for free.

• Email Templates: Each account can have up to 5 different email templates.

I have used the free version of Hubspot for over a year now, and I love it.

In summary, Apple’s Numbers can make your unit walks during acquisitions and makereadies much easier and efficient. Asana can help your team coordinate projects and assignments. And, Hubspot is a great tool for tracking prospects.

Cody Roskelley is the founder of Community Builders LLC, a real estate consulting and training company. As a consultant, Cody helps companies improve employee systems and training while also helping clients improve the performance of their real estate assets through effective change management and rehab programs.

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Are you Smarter than an Echo?

Connected, smart products can save you money on your energy and water bills.

By

MORGAN WHITE, Reliant Energy

w

ith the continued development and the revolutionizing of connected technologies, everything appears to be “smart.” This new craze is throwing me back to 2015 when everything had the word “bar” in front of it.

In October, Reliant purchased its second smart home to test different smart, connected products. I recently went to tour the smart home, and at the end of the tour, I realized there is truly a device and/or app for everything. This smart home featured a multitude of smart technology products including an Amazon Alexa, which allows consumers to control Phillips Hue smart light bulbs, automated window shades and a smart security system, which includes smart door locks and a Skybell video doorbell. Also included are energy-efficient features, such as smart thermostats that allow residents to control the temperature through a smartphone app.

It seems like every multifamily management company wants a hand in the execution of connected, smart apartment homes for the benefit of their residents. In a 2017 article from the Multifamily Executive titled “The Challenge with Smart Home Technology in Multifamily,” author Kellie Hughes shares the challenges from an operator standpoint but points out that the need for smart home technology is on the rise and quickly becoming the next thing that our residents want for their new, must-have amenity. She states, “In three to five years, ‘learning thermostats,’ which automatically program themselves to a resident’s habits; digitally managed door locks; and other home-automation technology will be must-haves for renters, regardless of location or asset type.” The article goes on to state that incorporating these technologies can be

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daunting and sometimes frustrating for owners and leasing staffs to adopt. The main challenge Hughes points out is the lack of centralized control systems. The good news is, there is now a solution to this challenge.

The Solution: Centralization Voice assistants, such as Google Home, are a great option, but can be pricey when looking at purchasing one for each unit. A more affordable option is to place a smart home hub in each apartment home, which connects all of your smart lights, digital locks, security cameras, thermostats and more. How-To Geek, an online tech magazine, said while there are many different models available, they found The Wink to be best because it can link across brands and devices to bring everything into one app for you to use.

The really neat thing about technology within the multifamily space is, usually, products and technologies are tested in the commercial space first, allowing each apartment owner to access data or feedback to research and develop its own opinions to determine what would be the best fit for their property. The ARIA Resort & Casino in Las Vegas is a great example of combined automation to delight the consumer and bring down costs for the owner. When a guest checks in to the ARIA Resort & Casino, which they can do via mobile check-in from anywhere in the world, their face gets detected by facial recognition cameras to tell who is coming and going, and to hone in on VIPs to whisk them to the front of the line or shower them with special treatment. Inroom smart amenities are something to talk about as well. When a guest enters a room, curtains automatically open, music plays, the TV activates, and climate controls bring the room to a preset temperature. Conversely, if a guest

leaves, the lights go out, curtains close, the TV and music shut off, and the temperature reverts to a preset setting. Through the use of smart connected technology, the ARIA Resort & Casino is able to see a cost savings of 30 to 50 percent on utilities annually, according to Energy Star.

Smart Energy Efficient Tech Multifamily owners can use these monitored systems in their communities as a way to manage energy and water control, and subsequently protect themselves against excessive energy costs. The majority of excessive utility usage comes from a lack of real-time data and action.

By incorporating sensor driven technology, apartment owners can lower those costs.

Soma Smart Shades is a product that can sense when your windows become too hot, drawing your windows and therefore keeps the cool air inside and reduces the work your A/C unit is doing to keep your community cool.

If you already have Nest Thermostats in your apartment community, it would be useful to know that the company recently released a Nest Temperature Sensor, a small device placed somewhere in the home that allows Nest to focus on cooling only in the area where the device is placed. Sensor technology is also functional for water usage as well. Did you know that flood damage costs American insurance companies more than $10 billion per year? Even though some of our neighbors are still recovering from Harvey, a large portion of that flood damage number is not from natural causes, but instead from leaks, breakage or a resident trying to be creative. A flood sensor can alert your team if any breaks or temperature changes are detected and can even shut off your main water supply in the event of a major leak. As someone who recently www.haaonline.org

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needed to find their main water supply in the middle of the night, I can honestly tell you I would much rather have an app for that.

According to a study conducted by Entrata, more than three in four residents would pay more for a package of their top three smart home amenities (i.e. security cameras, keyless entry, smart thermostats), and more than half of residents (57 percent) are willing to increase their monthly rent by at least $20. In a multifamily community, smart tech needs to service three key stakeholders: the residents, the management team and the owner. These stake holders come with different prerequisites. Residents find convenience and security most important, the management team wants something that will streamline processes, while the owner wants to lower operating costs and to improve ROI. Using a smart lock as an example, installing these locks can be a fairly inexpensive investment, and any asset is capable of having them, which will set yourself apart from your competitors.

Smart locks that run off of a secure gateway managed by the community is one way teams are able to streamline the move-in and move-out processes, complete work orders, and address those other tasks we do for our residents. With smart locks, residents have no use for a physical key. Residents won’t ever have to dig in their purse to gain entry, and with a voice assistant, residents can even lock their doors without using their keys.

Adjusting each apartment home to be a smart, connected apartment unit, may take time and effort, but that comes with any renovation.

Residents are looking for smart, connected apartment homes, and soon enough, apartment owners will begin to view smart apartment homes as a highly marketable amenity. It’s a time investment that can save you thousands of dollars on energy and water usage. And, with many of the kinks and challenges worked out, right now is the best time to get in on the action.

Morgan White is a senior account executive for Reliant Energy. White has been with Reliant for seven years and came from the apartment management side of the industry. The Reliant Smart Home mentioned above is not open to the public, but interested multifamily owners can schedule tours with the energy company. Visitors can interact with the smart home features, as well as learn tips on how to save electricity. To view Reliant’s energy solutions, visit their website at www.reliant.com/en/residential/shop/energysolutions/index.jsp. White can be reached at morgan.white@nrg.com. www.haaonline.org

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Renters are changing their perspective on negative reviews.

By

r

atings and reviews as a source for prospective residents has become the new normal for our industry. In fact, according to SatisFacts’ most recent study, ratings are the second most trusted source, only 6 percent behind friends/family/co-workers. So, can negative phrases like “maintenance is horrible,” and “I can’t wait until my lease is up,” really help attract new residents?

The simple answer is: it depends. Let’s face it, negative reviews can and will happen to even the best apartment community. You can’t please every resident. We are all human, and humans make mistakes from time to time. Renters need a little dirt; if your reviews are nothing but glowing endorsements, skepticism is sure to follow.

In the same study, 49 percent of renters said they would not trust a site with all or mostly positive reviews, and 70 percent believe they can spot a fake review. Although negative reviews can be frustrating or downright demotivating, there are expectations for those searching online for a new home.

You may be wondering “But what about my scores?” We asked visitors of ApartmentRatings what the minimum “would recommend” score a community must have in order to be a viable option.

Guess what they told us? The option to choose “I don’t pay attention to the recommend score,” received the most votes.

To reinforce the fact that the tide is shifting on negative reviews, Bright Local’s 2017 Consumer Review Survey revealed a decrease in the impact negative reviews have on a business. Only 40 percent of the people surveyed said negative reviews make them not want to use a local business, as opposed to 68 percent just the year before.

And when asked what the minimum star rating a company needs to have, 78 percent said three to four stars out of five. A mere 9 percent said they expect five out of five stars.

So, if renters are not focusing on a community’s recommend score, and, in general, there is a growing level of apathy in regard to

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LIA SMITH, Satisfacts

You can’t please every resident. We are all human, and humans make mistakes from time to time. Renters need a little dirt; if your reviews are nothing but glowing endorsements, skepticism is sure to follow. negative reviews, what is the importance of reviews? Renters are seeking out the wisdom of the crowd; the collective echo heard amongst the reviewers. If the crowd is consistently positive, the one or two negative experiences are seen as anomalies. A prospective resident researching your community will chalk up the negative to what happened to him or her probably won’t happen to me simply because the majority of the crowd had positive experiences.

All of this is encouraging and very different from what apartment communities have experienced in the past. A little negativity can be positive – strange but true. Here are five ways negative reviews can work in your favor: 1. Negative reviews empower the positive. As mentioned earlier, 49 percent of renters would not trust a review site with all or mostly positive reviews. A negative review here and there will make your positive reviews more credible. More importantly, a negative review can alert teams to a resident’s pain point and steer performance in the right direction.

2. Negative reviews are expected. Let’s give the prospective resident a little credit.

An over-the-top review is more often seen as a rant, devoid of useful information. Reviews rate the experience of the resident and not necessarily the performance of the management team, and residents take all of that into consideration.

3. Negative reviews are trust builders.

When it comes to sources, only 35 percent of renters trust an apartment community’s website, 12 percent trust advertisements and 9 percent trust the community’s social media. Why? Because the stories told on these platforms are completely controlled by the community. Only the best photos are

used and the words are carefully and thoughtfully phrased to paint the community in the best light possible.

4. Negative reviews create urgency.

Your satisfied residents can counterbalance a negative review. Renters are most interested in reviews posted within six months, which means teams should ask happy residents to share their experiences as often as possible. Sixty-eight percent of residents said they would be willing to post a positive review if asked, but only 18 percent were ever asked to do so.

5. Negative reviews are engagement opportunities. Sixty-two percent of renters said management’s responses to reviews have a positive impact on their decision.

Bottom line, every review deserves a response. While responding to a negative review can be a daunting task, the goal is to write for the prospective resident or whomever may be reading your property’s reviews. By doing so, the response is less of a reaction and more professional.

The response to a negative review demonstrates how capable a management team is when addressing problems and concerns. If the response is well-written, 52 percent of renters said it shows that the management team has great customer service, and 51 percent said it shows management really cares about their residents.

This brings me to crafting a response. The goal for a negative review response is to focus 70 percent of the response on acknowledging the review and 30 percent on marketing the community to the readers.

The reverse is true for a positive review response, 70 percent marketing and 30 percent acknowledgement.

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A Real Review: “I enjoy living here, however, the response time to maintenance request is horrible. I made a request for maintenance and pest control online on the portal – a month later still no response, so I just started fixing things myself!”

Before responding to any review, be sure to read it in its entirety, and alert the team to possible areas of improvement. As with the review above, there may be an opportunity to assign a specific team member as the monitor for requests submitted via the portal.

Next, look for areas in the review you want to address. With this review, the response should address the resident’s experience of a longer than normal response time and what the team plans to do going forward to prevent it from happening again in the future.

Finally, never miss out on a chance to market your community to the readers, even in the case of a negative review. Here, the resident stated in spite of the trouble with maintenance, he or she enjoyed living at the community. That is definitely worth repeating.

A Sample Response: “Thank you for taking the time to detail your experience. Reviews such as yours help us perform better for all of our residents.

Although your review stated you enjoy living here, it seems we’ve dropped the ball on your service request. With that being the case, I’ve shared your review with our entire team and we will be working on a plan to streamline our service request process going forward. Should we miss the mark on your service requests in the future, please call the office and ask for me directly.”

Renters believe they are savvy enough to decide for themselves what they want out of a community. They also expect some type of dissent, knowing not every resident is going to be satisfied. If these negative experiences happen every once in a while, renters are less likely to infer the same thing will happen to them and regard the word of the crowd overall.

So, the question becomes: What is the crowd saying about your community?

Vice President of Education and Performance for Satisfacts and ApartmentRatings Lia Nichole Smith has over 15 years of experience solving marketing and retention challenges for conventional, affordable and senior communities, and has spoken at several key industry events for industry organizations such as NAA, AIM and TAA.

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Here are some innovative ways both sides of the industry can use technology as a way to create a brand for your apartment community or company.

By

ANDREA WINANS and BRENDA ANGELINI, PROforma Angelini + Diamond Solutions

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n today’s world of fast-paced business, electronics are at the forefront of nearly everything we do in business. We all use technology to make our day-to-day lives easier and more productive. Supplier partners and apartment professionals are constantly on the go, and so, our business lives depend on it – we all need to be plugged in and connected.

When creating a brand for your company or apartment community, placing your logo on promotional products, puts your brand or message at the top of mind. If you are branding your logo on a tech gadget, you are taking a great step toward maintaining your brand’s presence. This is what we refer to as smart marketing.

Did you know that millennials make up the largest number in the workforce? This generation has grasped the importance of the everchanging world of technology better than anyone else. They are not afraid to try something new, or anything new for that matter, test it out, critique it and integrate it as part of their daily lives. If the gadget or widget is not for them (due to color, shape, size and etc.), they will pass it onto a colleague or a friend to use.

The bonus, if the product includes your company logo, your brand will spread beyond its original intended target and into the public domain of an extended market, without further cost to you.

Portable Smartphone Chargers If you are not a technologically inclined naturally, learn from millennials’ openness to the tech world and embrace it. Generation X (those born between 1961 to 1981) who have used their logos on marketing products such as pens and calendars, started clamoring for desk items the past 10 to 15 years. Now portable devices and smartphones are a part of the equation and demand.

Smartphones require accessories of all sorts such as chargers, car chargers, headphones, stands, cases, cleaning cloths, stylus pens and more. From a marketing standpoint, smartphones are dream for advertisers. What better way to brand your company, products or web-

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site than with a device that in always in hand.

There are thousands of products that relate to smartphones, with more being invented all the time. Your promotional products supplier partner can guide you through the most popular items of the moment, as well as advise you on the how, why, when and where to market them best.

To reiterate the point we made above, both supplier partners and multifamily leaders are on the go a lot. Power banks, more commonly known as portable battery chargers, can be a helpful tool to keep devices charged when on the go. While power banks were an expensive item a few years ago, the demand has made them affordable and an appreciated gift.

Think about traveling, long education seminars or conferences and back-to-back meetings. Checking and responding to emails, reminders and calendar alerts are key, and power banks are the smart solution whenever an outlet is simply not accessible. These portable chargers have significant advertising space on them, and many come with a pouch or case that you can also place your logo on, which presents a double-whammy on the ad space. In the past two years, we have seen a flood of full-color logos on these usually black or grey colored items and since have become available in a rainbow of shiny metals or bright white. Full color logos or photographic images are now available to be placed on most promotional products, adding only a few cents each to the price and a a bit more cost in the initial setup. The result are stunning, must-keep items, and a large ad space to show off your corporate message.

Think of these for promotional products for sponsored events, gifting, and employee incentives. The pricing is normally dependent on the amount of gigabyte space. Lowerpriced power banks are available for as little as $5 each. For more gigabyte space and better quality, you will typically spend anywhere from $6 to $12 and up. If you allow 15 to 20 days for overseas items, they are more competitive in price. Planning ahead is essential when purchasing overseas items.

Jump Drives USB flash drives (also known as jump drives, memory sticks, flash sticks, gig sticks and thumb drives) have also come down drastically in price the past two years. Whether a flash drive holds 1 to 2 gigabytes or up to 16 gigabytes, this product is popular for both business and personal uses, and it can be personalized in the color and material. Your flash drive can come in any color, it can be metal, silicone, plastic, wood, bamboo, leather, suede, aluminum and even cork (for those wine tasting promotions). It’s a useful item that is coveted due to the price tag.

Companies can put their logo on flash drives by laser engraving (permanent imprint never wears off), single or multi-color screen prints or debossing (pressing a logo permanently into leather or faux-leather covered items).

One can never have too many flash drives.

Low-Tech For low-tech gives, the prices can range from well under a dollar to about $2 to $4 for useful and effective items. These can include screen wipes, eyeglass cloths, phone grips, multi-charger cords, earbuds and anything with a stylus (whether pens or key-tag styles).

Don’t let a technology gadget give the impression that big dollars have to be spent. We all wear sunglasses, we all have a device with a screen, which must be wiped clean many times a day.

While there are affordable earbuds in the $3 to $5 range, better quality versions can fall into a higher priced category, such as popular brand names or the wireless versions. With earbuds, remember your ad space is small, so opt for ones that have quality packaging in the form of a pouch or case where your logo can also be printed.

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for a target audience and/or a specific budget.

Better quality speakers are the $10 range and up. Brand name items will be the top of the line price, as well as waterproof/water resistant ones. If you want a brand name speaker, such as Bose, Brookstone and JBL to name a few, you will pay close to a retail price. Your promotional products supplier partner can also guide you to the best non-retail brand items to market with, often with better cost savings.

Think about how everything today seems to be Bluetooth compatible. Fast-moving technology is constantly changing and improving sound, pace and charging speed. These hightech products are often the newest items invented, and once they’ve been advertised in the retail markets they are quickly available to the promotional logo world. From speakers, earbuds, charging pads, power banks, routers to headphones, these high-tech items have become some of the fastest moving items in demand for corporate marketing and gifting.

When we think of the largest group of employees in the workforce today, statistics show that the average millennial is always in contact with a promotional product. Tech items are at the very top of the list of this well-connected generation. The impact that your advert-

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ing can reach to this massive audience alone is incredible. Promotional products in the form of technology items allow your brand to engage with them, every single day.

Even those of other generations have quickly followed suit, realizing tech items make their lives and business routines easier, less stressful and more productive. Promotional marketing has become a part of daily work life, moving from the conferences and the desks into the homes of all Americans. Look around and see how many of those useful tech gadgets have made their way into your own home. Empty out your laptop bag, business tote, vehicle console, purse, gym bag and your kid’s backpacks.

You’ll be surprised at the abundance of technology gadgets found. Then, think about your own company logo or brand and how many times it is seen on these must-use items. Keep your audience engaged with brand messaging on these items. Advertising research proves that messages are more effective when repeated.

Being connected to technology today is of utmost importance, and keeping your brand recognized on these items has never been easier.

Brand Manager Andrea Winans has 18 years of experience as a promotional prod-

uct sales consultant.

Specializing in creative ideas to market your products and services through custom logo products, such as apparel, uniform programs, e-commerce sites, awards and gifts. Winans is an active member and volunteer since 2002 for the Houston Promotional Products Association, currently serving on the Board for Public Relations.

Active member and volunteer for HAA since October 2000. Winans can be reached at andrea.winans@proforma.com.

Owner Brenda Angelini, MAS is celebrating 20 years of ownership in the promotional product industry. Angelini was awarded Proforma Women’s Leadership Award, she is ranked in the top 50 Proforma franchises, is the Vice President of Houston Promotional Products Association and new member of HAA. Proforma is a $500 million-dollar franchise with over 750 individually operated locations. You can visit Proforma at www.ads.proforma.com. Angelini can be reached at brenda.angelini@proforma.com.

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Apps for Multifamily Efficiency

Learn about all the ways apps can streamline both day-to-day tasks and time-consuming responsibilities.

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QUINTINA WILLIS, Capstone Management

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he day has arrived where we can embrace technology for what it was intended for, to create efficiencies. Now, we can focus on human connections.

May we allow hesitation to guide us as we explore new territory. Change is inevitable and required in order to grow. Let’s use technology in the areas that drain the most time and require critical accuracy, as well as for the items we avoid at all costs and the tasks that are hardest to track manually.

The Biggest Time Drain Let’s be honest, everything we touch is important in the multifamily industry. The ability to work effectively and balance competing priorities is the key to our success. With that, is finding ways to speed up items that can on occasion take the bulk of our time. Because of technology, our industry has definitely evolved to help save time through invoice processing, purchase order management, management to budget, along with direct scan to posting or rent payments. Also, much discussion in the technology arena has revolved around direct communication with residents, tracking online marketing sources and package management.

Critical For Accuracy – Documentation After an incident occurs, it is imperative to accurately capture details surrounding the event.

This is done largely through statements and photos. When Hurricane Harvey occurred, the volume of documentation was large and the ability to organize it was imperative. To assist with that end, there are several apps that can help capture this information in a helpful way. One available group of products create a photo catalogue system, with some having the ability to sort and others with the ability to imprint critical information on the photo. Some apps that will allow you to try in this space include: Timestamp Camera, EZDica, TimelyPhoto and Open Camera.

Since these photos may be used in court, it is

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important that the app used does not in any way distort the photo, therefore making in inadmissible as evidence. Please be sure to work internally with your corporate office on which of these apps they are comfortable with using.

Additionally, sometimes we need to be able to take notes as we are focusing on other items.

Also, we often work through solutions during our drive time and will want to take notes without distracting ourselves from the road. In these instances it is truly beneficial to have a transcription program that can assist. A couple apps to consider for this functionality include Google Keyboard, List Note, Speech to Text Notepad, Speech to Text, Voice Text, Voice to Text, Voice to Text for Multi-Apps, Text by Voice, Speech to Text, Evernote, Lyra Virtual Assistant, Voice notes, Speechnotes, TalkBox and Dragon Mobile Assistant.

Avoided Items Everyone has that one item that seems to take them longer to process than others. In those instances, using technology to streamline can turn a difficult task into smaller, more manageable pieces. For some this can be petty cash receipts, mileage tracking or event management. Whatever item it is you see that you stall on or procrastinate on, search for alternatives to make this particular task less cumbersome through technology.

A couple options out there for petty cash receipt management include: Expensify, Expense Reports, Shoeboxed, Everynote and Receipts by Wave.

For mileage tracking you can try: TripLog Mileage Tracker, Hurdlr, Everlance, MileBug, MileIQ, MiLeWiz, StrideDrive and TaxMileage.

Hard to Track – On-site inspections We’ve all been trained to walk property with pen and paper, to take notes on items to address.

This is still a great system that allows you to focus on the moment with minimal distractions. Often

now, we automatically grab our phones as well, since we know a picture tells the story and we are aware that questions may arise while we are away from the office. Finding a way to convert those notes or photos into something sharable and usable quickly, can be the difference between focusing on the administrative and getting the items needed accomplished.

A couple options out there for on-site walk inspections apps include: Evernote, Onenote, Notes, Google Keep, MyScript Nebo, Dropbox Paper, Bear, Paper by FiftyThree, Notebook, Simple Note, Diaro, Noteshelf, Penultmate, Squid and Notability.

These are just the beginning of what is out there in technology to help make our lives less chaotic and to place the focus on residents, owners and clients. Additionally, there are several top leaders within our industry on the supplier side that offer a multitude of solutions related to full scaled reporting. The items mentioned above are for those who do not currently have access to those products out there that have been developed specifically for our industry.

As with all items in our industry, it is imperative to follow the guidance of your own company’s rules and policies. Since several of these apps relate to documentation, it is key to ensure your company is comfortable with their use, prior to utilizing. Also, some apps do include some expense, so you’ll have to determine with your company what or if there is a comfort level associated with that as well.

Quintina Willis is a vice president at Capstone Real Estate Services. Willis helps multifamily owners achieve their investment growth objectives by providing well-executed property management services. Willis may be reached at quintina.willis@capstonemanagement.com.

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On the Scene Photos from the TAA LONE STAR EXPO Texas Apartment Association Education Conference & Lone Star Expo Wednesday, April 25 through Friday, April 27 in San Antonio Houston attendees were out in force for TAA’s 2018 Education Conference & Lone Star Expo.

Events included the Rock the River Kickoff Party on San Antonio’s famous Riverwalk and Friday night’s Installation & Awards Dinner and Party. The state’s outstanding rental housing professionals were celebrated at the Installation, where the new TAA leaders were introduced and outgoing leaders celebrated, including outgoing TAA President Jackie Rhone, newly-installed Secretary Clay Hicks and new Vice Presidents at Large Jenifer Paneral and Kyle Brown.

Congratulations to the prestigious Olin Steele Award winner Jeff Blevins, Camp Construction Services, and to TAA Go-Getter of the Year Tina Cavaco, Centra Partners.

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On the Scene Photos by MARK HIEBERT, Hiebert Photography All Stars Sports Challenge Friday, May 11 at Houston Sportsplex A total of 43 teams competed in the 2018 All Stars Sports Challenge raising more than $22,500 was raised for the Houston Chapter of the American Red Cross.

Thanks to our sponsors: Apartments.com, BG Staffing, HD Supply, Arbor Contract Carpet ,The Liberty Group, Hire Priority, AAA Plumbers, Apple Termite and Pest Control, Camp Construction Services, CORT Furniture Rental and Rasa Floors.

Congratulations to our winning teams: 1st Place Texscape Services 1 2nd Place Valet Living 3rd Place Maintenance Supply Headquarters Thank you to all the teams for their support: Greystar 3 Francis Property Management Redi Carpet Greystar 9 Impact Floors Century A/C Supply Rockstar Management 1 Greystar 6 Greystar 5 Knightvest Greystar 1 City Gate Property Group HD Supply Texas Southwest Floors Inc. Veritas Equity Management GWR Management Greystar 7 Milestone Management Raptors Arbor Contract Carpet Inc. Abbey Residential 1 Milestone Management Woofpack Fulton Law Group Dixie Carpet Installations Rasa Floors Greystar 2 Central Management Inc. Norman Construction La Salle Landscaping & Tree Services SMI Realty 1 Abbey Residential 2 Texscape Services 2 Tarantino Properties TriArc Living LLC Willbanks & Associates EnviroSmart Multifamily Pest Solutions Axiom Residential Greystar 8 Greystar 4 SMI Realty 2 Rockstar Management 2 For more photos, visit the photo galleries at 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

CELEBRATING GO-GETTERS! Recruit all year round and become part of the Go-Getter Club.

Join our Quarterly Meetings!

Be the top recruiter for each quarter and win one of four fabulous prizes!

1st Quarter: Echo Show 2nd Quarter: Samsung Smart TV 3rd Quarter: iRobot Roomba 690 Vacuum 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.

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

Join us for our next meeting on July 12, sponsored by Brandt Electrical A/C & Heating and Texas Apartment Pool Services Can’t make it?

Other meeting dates: September 27 December 5 Visit www.haaonline.org/gogetters for details

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.

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Welcome Mat

Introducing HAA’s NEW MEMBERS

OWNERS Advantage Asset Management Jessica Kuffel P.O. Box 9383 The Woodlands, TX 77387 936-582-5270 Willowbrook Apartments Bradley & Meredith Janisch Meredith Janisch 15561 Marina Drive Montgomery, TX 77356 281-726-0812 Treehouse Property Trembling Creek Property CDE Capital Group Martha Whitsett 17523 Bighorn River Lane Humble, TX 77346 713-204-8448 Faith-Based Investment Group Donn Powell 24200 Southwest Fwy. Rosenberg, TX 77471 832-588-3070 John David Vasquez John David Vasquez 8505 Findlay St. Houston, TX 77017 713-518-8127 Kimberly Hamilton Kimberly Hamilton 3962 Point Clear Drive Missouri City, TX 77459 281-865-5371 PV Duplex I PV Duplex II

Krishna Management LLC Gopal Aggarwal 11422 Jonstone Paisley Court Richmond, TX 77407 281-827-8199 Belarbor Apartments Ocean Lending Martha Villasenor P.O. Box 728 Pasadena, TX 77501 713-447-1281 222 Grace St Apartments 224 Grace St Apartments Texas TIJ LLC Taghreed Almarzooq 3311 S. Main St. Stafford, TX 77477 832-795-4969 Concord Arms Apartments

SUPPLIERS 1st General Contractor Rick Vasquez 7525 Hillcroft St. Houston, TX 77081 713-270-9434 General Contractors, Remodeling & Repair-Building Contractors ADT Security Allen Junek 817 Arion Pkwy #220 San Antonio, TX 78216 210-889-3728 Altech Fire Systems Carlos Quiroz 6614 Birdwood Road Houston, TX 77074 346-801-9091 Fire Alarm Systems, Security Control Equipment/Systems

Apartment Gorilla Eddie Barrientes 8703 Bexar Drive Houston, TX 77064 281-818-3045 Locators, Real Estate Referred by Aaron Potier

NGC Renovation Cohen Nisan 17423 Energy Lane Dallas, TX 75252 850-238-9727 General Contractors, Roofing Contractors

E Lighting Inc. Justin Krenicki 1207 W. Crosby Road Carrollton, TX 75006 972-231-8882 Lighting Fixtures & Supplies, Light Bulbs & Tubes Referred by Aaron Potier

PMI Sales & Marketing Services Marsha Wilson 8967 Market St. Houston, TX 77029 713-674-8735 Plumbing Fixtures/Parts/Supply, Water Heaters & Boilers

Element Painting & Contracting Smir Dominguez 7623 Pasture Bend Court Cypress, TX 77433 281-825-9697 Paint, Drywall Contractors Referred by Susan Byus, CAM Favorite Cleaning Maria Delgadillo 8627 Beechcrest St. Houston, TX 77083 832-660-6811 Maid Services, Make Ready Hygienitech Solutions LLC Ed Kampf 4515 N. Braeswood Blvd.

Houston, TX 77096 713-298-1449 Cleaning Specialists - Bio-Hazardous Material, Odor Control Modern Solutions Construction Inc. Ryan Nowak 9316 Main St. Needville, TX 77461 832-457-3912 Roofing Consultants, Roofing Contractors

Preventive Pest Control Nicholas Nunnery 10050 W Gulf Bank Road #214 Houston, TX 77040 713-382-2906 Pest Control Services, Animal Removal Services ProMasters Roofing & Gutters Jovana Vazquez 5707 Addicks Satsuma Road Houston, TX 77084 832-582-9210 Gutters & Downspouts, Roofing Contractors Referred by Aaron Potier Royalty Landscape Arturo Gutierrez P.O. Box 720950 Houston, TX 77272 281-779-7783 Landscape Architects, Landscape Contractors, Landscape Designers Utility Advantage of Texas Anthony Adame P.O. Box 11033 Spring, TX 77391-1033 281-207-7999 Utility Management, Utility Consultants

HAA is dedicated to our supplier members and the Product Service Council is a group of active members ready to assist you and help you get the most from your membership. Whether you are brand new to HAA or perhaps a supplier looking for some guidance, a mentor might be just what you need.

Do you need mentoring?

Visit www.haaonline.org/mentors to find out.

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The Ambassador ONE Society HAA’s WELCOMING COMMITTEE

GETTING OUT THERE

The Ambassadors continue their member outreach and community support.

1. March “ONE of the Month” Arely Pena, The Liberty Group 1

Ambassador ONE Society members with at least 10 points, ranked by points earned: Arely Pena Diamela Bravo April Shane Jennifer Devine Angie Lavrack Chelsea Quinteros Liz Levins Marivel Bownds Angel Lopez Marcy Holmes Debra Knight Lisa Bradley Rhonda Fowles Jennifer Ramos Blake Subinsky Mikka Hoppe Marcus Wheatfall Michael Edwards Shera Lehman Will McGinnis Ryan Weis Tracey Leach-Moore Zamara Nitcholas

The Liberty Group Green City Security Presto-X Valet Living The Liberty Group Gail Construction Rasa Floors Valet Living Metropolitan Staffing Solutions Designs by Holmes Interior Design Valet Living Brand Junkie AdvantaClean Outdoor Elements HD Supply Metropolitan Staffing Solutions Triple Seal Insulation Ideal Towing Texscape Services Incite Energy LLC Crestmark Construction Services Flooring Warehouse Greenlogic Lighting & Electric

50 43 35 30 29 29 25 24 22 18 16 16 16 14 13 13 11 11 11 11 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.

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3

4

2. First Place “Ambassador Strong” with 66 points 3. Second Place Team “Cash ME Onsite” with 52 points 4. Third Place Team “The Cool Kids Corner” with 28 points

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Portfolio Changes The following owner/management companies have added the listed properties to their portfolios: • Advantage Asset Management: Willowbrook Apartments, 32 units at 510 Billie Bess Lane in Conroe.

• Alliance Residential Company: The Villages of Briar Forest Apartments, 241 units at 14504 Briar Forest Drive and The Heights at Westchase, 265 units at 3505 W. Sam Houston Pkwy S. • Allied Orion Group: Airport Garden Apartments, 172 units at 7700 W. Airport Blvd Houston and Airport Landing Apartments 240 units at 12211 Fondren Road.

• The Conerly Group: Crescent Wood Apartments, 216 units at 100 Lakeview Lane in Clute.

• Better World Properties LLC – Sumar: Esperanza at Birnam Wood Apartments, 36 units at 23003 Birnam Wood Blvd in Spring.

• Carroll Organization: Arium Uptown West, 321 units at 7600 Highmeadow Drive.

• CF Real Estate Services Inc.: Hyde Park at Lake Wyndemere Apartments, 320 units at 2109 Sawdust Road in The Woodlands.

• CKR Property Management LLC: Belle Chase Apartments, 56 units at 3002 Strawberry Road Pasadena.

• Cypress Point Management: Beverly Palms Apartments, 362 units at 6061 Beverly Hill St., and Arbor Bay Villas, 21 units at 115 Arbor St. in Baytown.

• Dakota Enterprises: Hollister Oaks Apartments, 60 units at 1920 Hollister St. • Fairfield Properties LP: Forest Creek Apartments, 256 units at 5915 Uvalde Road.

• Greenline Apartment Management LLC: Rio Sereno Apartments, 42 units

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at 1010 Jackson Ave. in Pasadena; Allendale Arms Apartments 25 units at 1502 Allendale Road in Pasadena; and Casa Roble Apartments, 14 units at 2708 & 2712 Oakcliff St. • Greystar: Amberjack Estates, 302 units at 529 Barker Clodine Road.

• Guardstone Property Management: Evergreen Apartments, 130 units at 3499 Evergreen Drive.

• GVA Property Management: Huntington Glen Apartments, 364 units at 12023 Bissonnet St. • In the Loop Management: 949 Teetshorn, 4 units at 949 Teetshorn St. • Indus Management Group LLC: The Hudson at Westchase, 311 units at 3131 Hayes Road and The Crosby at Westchase Apartments, 257 units at 2909 Hayes Road.

• Kaplan Management Co. Inc.: Seton Chase Apartments, 232 units at 7703 Seton Lake Drive.

• Karya Property Management: Lakeside Forest Apartments, 240 units at 1251 Wilcrest Drive and Stonecreek Apartments, 208 units 20000 Saums Road in Katy.

• Milestone Management: Lakes of 610 Apartments, 276 units at 2701 W. Bellfort Ave.; Oxford on Greenridge Apartments, 405 units at 2815 Greenridge Drive; and The Cove Apartments, 308 units at 2000 Bay Area Blvd.

• Mosaic Residential Inc.: The Lodge on El Dorado Apartments, 324 units at 265 El Dorado Blvd. in Webster and Richmond Chase Apartments, 292 units at 8155 Richmond Ave. • ParaWest Management: Fulton Plaza Apartments, 32 units at 125 Weisenberger Drive and Casa de Grande Apartments, 123 units at 905 Ashland Blvd. in Channelview.

www.haaonline.org

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• Portico Property Management: Chartwell Court Apartments, 243 units at 15100 Ella Blvd.

• Q10 Property Advisors: Willowbend Apartments, 33 units at 1910 Willowbend in Conroe.

• Rockstar Capital Management LLC: Maple Trail Apartments, 202 units at 2001 Burke Road in Pasadena.

• Roscoe Properties: The Slate, 414 units at 935 N. Wilcrest Drive.

• S2 Residential: Legacy at Champion Forest Apartments, 240 units at 4200 Cypress Creek Pkwy.

• Scenic Property Group: Verandas at Northshore Apartments, 409 units at 666 Maxey Road.

• Sentinel Capitol LLC: Everlee Apartments, 332 units at 23902 Kuykendahl Road in Tomball.

• Tarantino Properties Inc.: Stoney Brook Apartments, 112 units at 2717 Stoney Brook Drive.

In the News Express Corporate Housing is excited to announce it received the Distinction Award from the Better Business Bureau for excellence in service.

The Houston Housing Authority celebrated the opening of Independence Heights Apartments.

This is the first affordable apartment community HHA has built in the last decade.

Avenue Place/Avenue Terrace was named a finalist for The Urban Land Institute Terwilliger Center for Housings Jack Kemp Excellence in Affordable and Workforce Housing Award, which honors exemplary developments that ensure housing affordability for people with a range of incomes.

HAA Expo Prize Giveaway Announcements: Phillip Waltho, MAA, manager at Post Midtown, won a 43-inch HD television from Lee and Barrier Builders.

Jessica Garant won a Ring Video Doorbell from Texas Apartment Pool Services.

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

July 2018

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On Site with ABODE

Photos by HAA STAFF

STATELY SOUTHWEST The Reserve at Braes Forest is a fully rennovated apartment community located in Southwest Houston.

Property: The Reserve at Braes Forest Owner/Management: Judwin Properties Location: 8000 Creekbend Drive, only miles from the Southwest Freeway and Sam Houston Parkway.

Units: 259 Built: 1976 Web: www.judwin.com/apartments/tx/ houston/reserve-at-braes-forest/.com Interesting features: This community underwent a full rennovation when Judwin Properties purchsed The Reserve at Braes Forest about six years ago. Each apartment home was updated to feature two-tone paint, crown molding, plantation blinds, updated cabinets, granite countertops, all black energy-efficient appliances, nickel

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fixtures and vynl wood flooring. Residents can chose from a studio, one-bedroom and two-bedroom floor plans.

The Reserve at Braes Forest is a gated commmunity in Southwest Houston that features a playground, a courtyard and a laundry facility for its residents to enjoy.

Many of the residents at The Reserve at Braes Forest are seniors and young couples who work in the area. Residents have easy access to Houston’s major freeways.

The on-site staff works hard to bring the community together through well-thoughtout resident events that appeal best to their residents. One of the highest attended resident events is the Houston Texans tailgate, which is held in the courtyard-area. Resident events are held each month.

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

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!” said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job do or get it right, I’m satisfied with tha don’t need recognition. As long as m resident and my management and t owner are happy, I’m happy. It was good experience, though, feeling th way. I didn’t know that someone wa 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

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ad index pg 74.qxp_Ad Index pg 74 6/19/18 10:52 AM Page 1

Index of Advertisers By CATEGORY

A/C Supplies

Glass – Plate, Window, Etc.

Security Control Equipment/Systems

Century A/C Supply . . . . . . . . . . . . . . . . . . . . . . . . . .39 281-530-2859 . . . . . . . . . . . . . . . . . .www.centuryac.com

Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .44 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com

SentriForce . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15 888-671-2202 . . . . . . . . . . . . . . . . .www.sentriforce.com

Answering Service

Insurance

Swimming Pool Service

On Hold USA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .47 800-755-4142 . . . . . . . . . . . . . . . . .www.onholdusa.com

Harco Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .44 713-681-2500 . . . . . . . . . . . . . . . . . . .www.harco-ins.com

Poolsure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71 800-858-POOL . . . . . . . . . . . . . . . . .www.poolsure.com

Carpet Installation

Landscape Contractors

Trash Hauling

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

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

Waste Management . . . . . . . . . . . . . . . . . . . . . . . . . .47 713-354-5230 . . . . . . . . . . . . . . . . .www.thinkgreen.com

Texscape Services . . . . . . . . . . . . . . . . . . . . . . . . . . . .55 281-846-3779 . . . . . . . . . .www.texscapeservices.com

Collection Agencies Alexander-Rose Associates Inc. . . . . . . . . . . . . . .44 713-644-4441 . . . . . . . . . . .www.alexanderrose-inc.com

HAA Products & Services Laundry Equipment & Supplies WASH Multifamily Laundry Systems . . . . . . . . . .5 281-967-9507 . . . . . . . . . . . . . .www.washlaundry.com

Countertops Impact Floors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .54 800-951-9462 . . . . . . . . . . . . . .www.impactfloors.com

Locks & Locksmiths CKI Wholesale Lock Supply . . . . . . . . . . . . . . . . . .47 713-462-0704 . . . . . . . . . . . . . . . . . . . . .www.ckilock.com

Electric Contractors Affordable Quality Electric . . . . . . . . . . . . . . . . . . .13 713-695-5992 . . . . . . . . . . . . . . . . .www.acuityelectric.com Brandt Electrical A/C & Heating Services . . . .25 281-693-3383 . . . . . . . . . . .www.brandtelectrical.com

Rental Credit Reporting . . . . . . . . . . . . . . . . . . . . . .21 713-595-0300 . . . . . . . . . . . . . . .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.

Maintenance Supplies Johnstone Supply . . . . . . . . . . . . . . . . . . . . . . . . . . .50 713-803-6231 . . . . . . . . . .www.johnstonesupply.com

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

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

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

Paving Contractors

FSI Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .17 832-767-1115 . . . . . . . . . . . . .www.fsiconstruction.com

Pavement Services . . . . . . . . . . . . . . . . . . . . . . . . . . .70 281-758-8434 . . . . . . . . . . . . . . . . .www.nopothole.com

Gambit Construction . . . . . . . . . . . . . . . . . . . . . . . .29 832-987-4242 . . . . .www.gambitconstruction.com

Plumbing Contractors

Gemstar Construction & Development . . . . . . .51 281-821-1195 . . . . . .www.gemstarconstruction.com

AAA Plumbers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12 713-462-4753 . . . . . . . . . . . . . . . . . .www.aaaplumbers.com

Guardian Construction . . . . . . . . . . . . . . . . . . . . . . .61 832-672-4196 . . . . . . . . . . . .www.guardianconst.com MultiFamily Services . . . . . . . . . . . . . . . . . . . . . . . . .26 713-266-9100 RK Builders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .57 281-370-0012 . . . . . . . . . . . . . . . .www.rkbuilderstx.com RENCON . . . . . . . . . . . . . . . . . . . . . .Inside Back Cover 713-666-3636 . . . . . . . . . . . . . . . . . . . . . .www.rencon.com TPI Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1 713-668-7986 . . . . . . . . . . . . . . . . . . . . . . .www.tpiinc.com WBI General Contractors . . . . . . . . . . . . . . . . . . . . .73 281-406-1990 . . . . . . . . . . . . . . . .www.wbibuilders.com

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

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

Screens Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .47 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com

www.haaonline.org/rcr

Want to see current and previous issues of ABODE online? Go to http://issuu.com/haa_abode.

Or view this issue on your computer, iPad or smartphone at http://issuu.com/haa_abode/docs/abode_july2018.

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Marketline pg 75.qxp_Layout 1 6/19/18 10:52 AM Page 1

MarketLine By BRUCE MCCLENNY, President, ApartmentData.com

HOUSTON

115.0 –

Snapshot 89.9% $1,029/mo.

116.7¢/sq.ft./mo.

882 sq.ft.

Past 12 Months: 5.3% rental rate growth 14,009 units absorbed

• • • • • • • • • •

•

•

– 90.0

– 89.0 100.0 – – 88.0

•

Recently Opened (12 months): 51 communities 12,327 units

110.0 –

• • • •

Under Construction: 40 communities 10,327 units

– 87.0 Apr 18

May 18

Mar 18

Feb 18

Jan 18

Dec 17

Nov 17

Oct 17

Sep 17

Aug 17

Jul 17

Jun 17

Apr 17

May 17

Mar 17

Feb 17

Jan 17

Dec 16

Nov 16

Oct 16

Sep 16

Aug 16

Jul 16

Jun 16

90.0 –

Proposed Construction: 64 communities 18,288 units

Occupancy (%)

Operating Supply: 2,741 communities 643,385 units

Rental Rate (¢/sq.ft./mo.)

Occupancy: Price: Rental Rate: Size:

• • • • • • • •

History of Effective Rental Rate & Occupancy for All Units

Hottest Submarkets Over the Past Three Months

Concessions

Annualized % of Market Rank Submarket Absorbed 1 Woodlands/Conroe South 14.9% 2 Heights/Washington Ave 11.6% 3 Tomball/Spring 5.7% 4 Greenspoint/Northborough/Aldine 5.7% 5 Beltway 8/I-45 South 11.2%

Rental Rate Growth % 2.0% 1.3% 2.2% 2.7% 1.1%

Total Units Class w/Concessions All 233,965 A 71,219 B 83,370 C 67,852 D 11,524

% of Total Units 36% 48% 34% 34% 23%

Average Special -2.6% -4.7% -1.6% -1.6% -1.5%

Citywide Effect -6.8% -9.1% -4.7% -4.9% -6.9%

One Month Free = -8.33%

THE FIRST TABLE ABOVE GIVES A SNAPSHOT of the current market conditions. The graph displays the overall occupancy and effective rental rates over the past 24 months. These statistics are derived from a continuous survey of all apartment communities in the Houston region. The effective rental rates are the calculated net of concessions and utility adjustments. The second table lists the five hottest submarkets in the Greater Houston area. There are a total of 42 submarkets, and the ranking is based on the best combination of rental rate growth and absorption over the past three months. The third table distributes and analyzes concessions (specials) by classification. Concessions generally are represented by three types of specials: move-in, months free or floor plans. The effect of these specials is captured and prorated over a lease term to arrive at a percentage reduction in market or street rents.

TEXAS

Dallas/Ft. Worth

San Antonio

Austin

Occupancy: Price: Rental Rate: Size:

Occupancy: Price: Rental Rate: Size:

Occupancy: Price: Rental Rate: Size:

91.6% $1,094/mo.

125.3¢/sq.ft./mo.

873 sq.ft.

89.8% $928/mo.

109.2¢/sq.ft./mo.

850 sq.ft.

90.6% $1,207/mo.

138.3¢/sq.ft./mo.

873 sq.ft.

Past 12 Months: 1.6% rental rate growth 17,313 units absorbed

Past 12 Months: 1.0% rental rate growth 4,885 units absorbed

Past 12 Months: -0.7% rental rate growth 8,511 units absorbed

Operating Supply: 3,012 communities 702,750 units

Operating Supply: 886 communities 186,909 units

Operating Supply: 952 communities 220,494 units

www.haaonline.org

ApartmentData.com has been providing apartment data and marketing products since 1986.

ApartmentData.com provides real-time access for property specific information, market surveys and historic submarket data for more than 3 million apartment units in Texas, Georgia, Arizona, North Carolina and Tennessee. For more information, contact Bruce McClenny at 800-595-8730. © 2018 ApartmentData.com July 2018

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Back Page

with News from around the COMMUNITY

The Apartment Angels are organizing a school supply drive from June 1 to July 31 benefiting the children of New Hope Housing. New Hope Housing’s newest community provides life-stabilizing, affordable, permanent housing with support services for families who live on very limited incomes. There is a great need for school supplies for the children of these families to start the school year off right. For more information on what’s needed and where to purchase, see the link below or www.haaonline.org/apartmentangels.

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rencon inside back cover.qxp_Layout 1 6/19/18 10:53 AM Page 1

camp ad Back Cover.qxp_Layout 1 6/21/18 7:18 AM Page 1

Houston Apartment Association 4810 Westway Park Blvd.

Houston, Texas 77041

Return Service Requested