ABODE July 2019

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www.haaonline.org

THE HOUSTON APARTMENT ASSOCIATION MAGAZINE

ABODE July 2019

TOP

From 5G to technology ROI to innovative amenities to key control, find out what’s up in multifamily technology.

TECH The 2019 Legislative Session is Over Legislative success goes beyond passing the late fee bill.

We See You at the HAA Education Conference & Expo, Supplier Education Program and much more!

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CONTENTS July 2019

ON THE COVER

FEATURES & PHOTOS

42

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

Top Tech – From 5G to technology ROI to innovative amenties to key control, find out what’s up in multifamily technology in this month’s ABODE. Don’t miss photos from HAA’s biggest event of the year, the HAA Education Conference & Expo starting on Page 32.

Cover image © Jakarin Niamklang | Dreamstime.com

30 All Stars Sports Challenge – Thank you to our generous sponsors.

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

40 RCR Update – Three tips for getting on the rental technology train.

42 5G and Multifamily – Everything you need to know about 5G and how it will impact the multifamily industry 46 $1 per Unit Tech – What technology delivers the most ROI if you only have a dollar per unit?

50 Innovation as an Amenity – New companies and technologies are changing the way renters live.

52 Here’s the Key – When it comes to managing keys or smart locks, your residents and reputation are at stake.

56 Protecting Multifamily & Communities – HPD offers programs to create safe apartment properties and the communities that surround them.

60 Strengthening Communities through Housing – Learn more about The Way Home.

64 On the Scene – Photos from the Supplier Education Program.

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

COLUMNS & MONTHLY UPDATES 7 President’s Corner – As promised, read about all the industry relevant bills from the Texas Legislature in this month’s issue.

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

9 Legislative Update – Legislative success goes beyond passing the late fee bill.

11 It’s The Law – Here is a synopsis of the new laws affecting the apartment industry.

14 Resident Relations – Read about another dispute from the HAA Resident Relations Committee.

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

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

26 NAA Update – Rent control is being considered as a viable option to address the affordability crisis.

28 On the Road with HAA – Photos from the Woodlands Legal Seminar and Lake Jackson Education Outreach.

66 Go-Getters – Celebrating HAA membership!

67 Welcome Mat – Find out about the newest HAA members.

68 The Ambassador ONE Society – The Ambassadors make connections.

70 Portfolio Changes and In the News – Property updates and industry news clips from our members.

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

75 MarketLine – The latest area market numbers provided by ApartmentData.com.

76 BackPage – News from around the community.

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

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July 2019

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OFFICERS AND ASSOCIATION LEADERSHIP CLAY HICKS President-Elect

TINA CAVACO Vice President at Large

STARLA TURNBO President

IAN DOUGLAS Vice President at Large

STEPHANIE GRAVES Vice President at Large JOHN BORIACK Secretary/Treasurer

CHRISTY RODRIGUEZ Vice President at Large

HOWARD BOOKSTAFF General Counsel

JEFF HALL Executive VP BOARD OF DIRECTORS Michelle Pawelek Immediate Past President Swapnil Agarwal Mack Armstrong Jeff Blevins Jill Bounds Kyle Brown Joseph Bryson Terri Clifton Michelle Croasmun Grant Crowell Derek DeVries Scott Douglas John Fedorko Gina Erwin Israel Garza Diane Gilbert Ira Gross Alison Hall Bryan Head Melissa Herrera Deborah Holcombe Jacob Kunath Barby Lake Laura Lestus David Lindley Robert Lopes Sonia Lopez Kristin McLaughlin Carlos Neto Dean O’Kelley Michelle Pahl Jenifer Paneral Mark Park Velissa Parmer Jackie Rhone Kelly Scott Kurt Seidel Roman Stephens Debbie Sulzer Dana Tucker Shelley Watson Quintina Willis Tracie Yoder

DIRECTORS EMERITUS Josh Allen Gary Blumberg Ken Bohan Kathy Clem Jack Dinerstein Jenard Gross Darlene Guidry David Hargrove Larry Hill Stacy Hunt Hap Hunnicutt David Jones Mike Koch Dick LaMarche Tim Myers P David Onanian John Ridgway Kim Small Eileen Subinsky Steve Sweet Kirk Tate Suan Tinsley H J Tollett Jr. Pat Tollett Vic Vacek Jr. Beth Van Winkle Jerry Winograd ADVISORY DIRECTORS Tamara Foster Billy Griffin, CAS Monica Gracia Debbie Kelm Cesar Lima Mary Lawler Patrick Magnuson Betsy Marshall Bruce McClenny Nikki Sekunda Penny Sprang Laura Van Dyck Tony Whitaker GENERAL COUNSEL EMERITUS Joe Bax HONORARY LIFE MEMBERS Claude Arnold Kenn Brown Tina Cavaco Kevin Fenn Diane Gilbert

Anita Harrison Dwayne Henson Mike Koch Merry Mount Monette Reynolds Sherry Stevenson Kirk Tate Suan Tinsley Sonny Unverzagt Del Walmsley Nancé Wells H.P. Paul Young Jeanne Marie Zublin Dicks PRODUCT SERVICE COUNCIL OFFICERS Jacob Kunath, CAS, President Century A/C Supply Laura Lestus, CAS, Vice President The Liberty Group David Lindley, CAS, Secretary FSI Construction Derek DeVries, CAS, Treasurer Camp Construction Services Grant Crowell, CAS, Immediate Past President The Urban Foresters MEMBERS Marivel Bownds, CAS, Valet Living Dixie Caldwell-Greer, CAS, The Liberty Group Shaun Callaway, CAS, Earthworks Peggy Charles, CASE, Fidus Construction Services Sean Cunningham, CAS, Flooring Warehouse Deborah DeRouen, CAS, Designs By Holmes

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

SPONSOR MEMBERS 1968 Century A/C Supply Hoover Slovacek LLP Reliant 1973 Brady Chapman Holland & Assoc CORT Furniture 1974 Mueller Water Conditioning 1976 Great American Business Products 1977 Webb Pest Control 1978 Houston Metro Electrical Corp The Liberty Group 1981 AmRent Marvin F Poer & Company 1983 Sherwin Williams Company 1984 RENCON 1985 Gemstar Construction Development Inc 1986 ApartmentData.com 1988 W Partnership 1992 Alexander-Rose Associates Saint Clair & Sons Inc 1998 AAA Staffing Ltd CoreLogic Rental Property Solutions 2000 Moveforfree.com Inc Pura Flo Corporation 2001 Apartment Life Inc 2002 American Fire Systems Southwest Painting Contractors Inc 2003 Sign-Ups & Banners 2005 Swain & Baldwin Insurance & Risk Management United Protective Services 2006 Bell’s Laundries CAD Restoration Services DoodyCalls Lopez Carpet Care & Painting Masonry Solutions Inc Roto-Rooter Services Co TXU Energy Multifamily Services Valet Living 2008 ARE Business Solutions LLC Flavor Finish Resurfacing HARCO Insurance Services Texas Turf Management 2009 Contractors Inc Moen Inc Redevelopment Services Storm Maintenance & Monitoring 2010 ALN Apartment Data Inc BAC Products Belfor Property Restoration Certified Termite and Pest Control FTK Construction Services 2011 Fantastic Floors Infinite Energy Inc Parking Management Company/PMC Towing 2012 ABC Supply Co Inc Accent Sign & Awning Co BGE/Brown & Gay Engineers Cantrell McCulloch Inc EnviroSmart Multifamily Pest Solutions Giordano Construction Inc Go-Staff Inc Maldonado Nursery & Landscaping Inc Nationwide Eviction Texas Concrete Professional Company 2013 ACTIV Answer by Audio Images Arbor Contract Carpet Inc ASAP Steamers Carpet Cleaning Comcast Gambit Construction Outdoor Elements Pool Works LLC Tidal Renovations LLC 2014 Adventure Playground Systems Inc Chadwell Supply Classic Same Day Blinds J National Jonah Digital Agency MX2 Commercial Paving Pathfinder Insurance Group Ram Jack Foundation Solutions Texas Apartment Pool Services

WCA Waste Corporation Zillow Group 2015 Air Pro Systems America Outdoor Furniture ASAP Personnel Inc BSI Cameras Onsite DeNyse Companies Division-9 Inc Gateman Inc Greater Houston Pool Management Holder's Pest Solutions Infinity Power Partners Kathy Andrews Interiors Notifii LLC Pace Mechanical Services The Allshouse Group LLC The Lane Law Firm Wilsonart 2016 Action Window Coverings 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 Green City Security LLC Guardian Chimney Sweep Halo Doors Inc Johnstone Supply KONE Leah McVeigh Design and Consulting Liquid Waste Solutions Paul Davis Restoration North Houston RAM Construction Sparkle Wash Pressure Washing Texas Southwest Floors Inc The Home Depot WASH Multifamily Laundry Systems WellKept Whitmans Contracting and Roofing 2017 ACT Security Group All About Doody Pet Solutions LLC All American Mailboxes of Houston Inc Allegion American Fire Protection Group APTexx Inc BioTechs Crime & Trauma Scene Cleaning South Houston Buddy's Roofing & Construction Co Cano Electric Inc Classic Towing Continental Adjusters Inc Creative Surface Cypress Landscaping & Irrigation, Inc D&C Painting Designs by Holmes Disaster Restore 365 Fast Forward Services LLC Frost Insurance Agency Gage Multifamily Services General Recon, LLC Lithotech Printed Products/Forms Center McMahan's Flooring Inc MPS Direct Norman Construction NorthMarq Capital On Site Towing LLC Pack-It Movers Paul Ryan Windows Rent Accelerator SEAL Security Solutions LLC Secure Insurance Swiff-Train Company Symmons Industries Texas Engineered Roofing & General Contracting USA Patrol Division Vima Decor Willbanks & Associates Inc 2018 12 Stones Roofing A Homestead Specialist LLC AAdvantage Laundry Systems AirAide LLC Allura Apartment Lines Apex Lighting LLC Archcon Arizona Tile Astros Carpet & Painting Inc BBO Professional Carpet Cleaning Bee Man Dan Benefits 4 Rent Brannan Designs LLC Architecture & Interior Design C&D Towing LLC Capital Sign Associates CashFlow Pros LLC Centex Construction CenturyLink CG Sorelle Group LLC Construction ECO Services

Durastone Corporation Featherston Sign Partners Finish Factory Inc Green Garbology Greenseen Guardian Gutters H&H Fire and Security H&R Operator Services Inc Higginbotham HMS LLC Jet Wrecker Service K-Simon Construction Kastle Systems Ledge Lounger Lockmer Collins Roofing LLC DBA Roof Repair Squad Matrix Construction Services Merricks Company MirrorMate Frames NGC Renovation O'Conor, Mason & Bone PC OnDemand Cabinet Solutions Penco Access Control PERQ LLC Platinum Enterprises LLC Power Design Inc Preventive Pest Control Quatro Tax LLC Red Dog Dumpsters Red Nova Energy Rent Debt Automated Collections RG Miller Engineers Royalty Landscape Saifee Signs & Graphics Signal 88 Security Smart Shield Security Spray and Play Surface Designers Remodeling Inc Swadley Roof Systems LLC Tanza Granite Inc Texas Steam - Laars Heating Systems Tropical Roofing Products USI Southwest Vistex Graphics LLC Westlake Home & Commercial Services Wholewood Cabinets Wildlife Removal Experts Windstorm Restoration Wonder Wall Wraps Inc WS National Construction Services LLC 2019 AAA Texas Absolute Construction LLC Action Towing, Inc Advance LED Solution Al Hicks & Associates / Allstate AmCap Insurance Anchor Roofing Inc Andrews Myers PC Atom4 Security Camera & Electronics August & Suttles Contractors Beekman Company LLC Beyond Contractors LLC Builders Direct Depot Classic Touch Painting CLS Technology Inc Consolidated Communications CSI LED & Hardware Dal-Tile Corporation DNM Contracting Inc Door Clearance Center Enforce Security Services Epic Air Conditioning Green Faubourg Lawn & Landscaping LLC Harding & Carbone Inc Howitzer Building Engineers IGD Plumbing LLC In Service Security LLC Insta Relo (An Apartment Mover) Interior Logic Group Property Services J and B Carpet Services Kerely Towing Solutions Ledtech LP Building Solutions: Louisiana-Pacific Corporation LSR Multifamily Max Digital Printing McKenzie Drake Corporate Housing Morris Contracting NSJ Painting & Flooring Odor-DeFence/BugDeFence One Hour Air Conditioning & Heating PHR A/C & Heating Pool Knights Prime Texas Metal Roofs Prime Texas Surveys LLC Rainey Richardson Interiors, Signal 88 Security of The Woodlands & East Houston Slime Busters Inc Strata Roofing and Construction LLC Target Restoration Services Texas Management Group Three Amigos Texas LLC Total Renovation Services Turnage & Associates Window World Winhill Advisors Woodlands Water Restoration

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ABODE JULY 2019 I VOLUME 42, 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, CAE asherbondy@haaonline.org CONTRIBUTING STAFF Vice President and General Manager SUSAN HINKLEY, CAE shinkley@haaonline.org Vice President of Professional Development EMILY HILTON, CPP, CAE 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, CMP lwolfson@haaonline.org Director of Rental Credit Reporting TINA DEFIORE tdefiore@haaonline.org Director of Outreach LAUREN TURNER, CMP lturner@haaonline.org Public Affairs Specialist ALPA PATEL apatel@haaonline.org Education and Meetings Coordinator KAREN MITCHELL kmitchell@haaonline.org Membership and Marketing Manager KAYLON NEWCOMB knewcomb@haaonline.org Membership Engagement Assist. MONSERRAT BUFFINGTON mbuffington@haaonline.org Webmaster and IT Specialist WILL ALFARO walfaro@haaonline.org PRINTER TGI PRINTED www.tgiprinted.com

HOUSTON APARTMENT ASSOCIATION COMMITTEES COMMITTEE CHAIR STAFF ADVISOR Executive . . . . . . . . . . . . . . . . . . . . . .STARLA TURNBO . . . . . . . . . . .JEFF HALL Program & Budget . . . . . . . . . . . .CLAY HICKS . . . . . . . . . . . . . . . . .JEFF HALL Nominating . . . . . . . . . . . . . . . . . . .MICHELLE PAWELEK . . . . . . .JEFF HALL Ethics . . . . . . . . . . . . . . . . . . . . . . . . . .BETH VAN WINKLE . . . . . . . . .JEFF HALL Investment . . . . . . . . . . . . . . . . . . . .JOHN BORIACK . . . . . . . . . . . . .JEFF HALL Fair Housing . . . . . . . . . . . . . . . . . . .MICHELLE PAWELEK . . . . . . .JEFF HALL By-Laws . . . . . . . . . . . . . . . . . . . . . . . .KYLE BROWN . . . . . . . . . . . . . . .JEFF HALL Past Presidents Council . . . . . . .ALISON HALL . . . . . . . . . . . . . . . .JEFF HALL Strategic Outreach . . . . . . . . . . . .JOHN BORIACK . . . . . . . . . . . . .LAUREN TURNER Legislative . . . . . . . . . . . . . . . . . . . . .CLAY HICKS . . . . . . . . . . . . . . . . .ANDY TEAS HAA Political Action Committee . . . . . . . . . . . . . . . . . . . .STACY HUNT . . . . . . . . . . . . . . . .ANDY TEAS Multifamily Fire Safety Alliance . . . . . . . . . . . . . . . . . . . . . . . . .JOHN FEDORKO . . . . . . . . . . . .ANDY TEAS Developers . . . . . . . . . . . . . . . . . . . . .TODD TRIGGS . . . . . . . . . . . . . . .ANDY TEAS Century Club . . . . . . . . . . . . . . . . . . .DEREK DEVRIES . . . . . . . . . . . .ALPA PATEL PAC Fundraising . . . . . . . . . . . . . .DAVID JONES . . . . . . . . . . . . . . .ALPA PATEL Media Relations . . . . . . . . . . . . . . .NORMA ALVEAR . . . . . . . . . . . .ALPA PATEL Golf . . . . . . . . . . . . . . . . . . . . . . . . . . . .KIM SMALL . . . . . . . . . . . . . . . . . .ALPA PATEL Leadership Development . . . . .JACKIE RHONE . . . . . . . . . . . . .SUSAN HINKLEY Product Service Council . . . . . . .JACOB KUNATH . . . . . . . . . . . .SUSAN HINKLEY Community Outreach . . . . . . . .TRACIE YODER . . . . . . . . . . . . . .SUSAN HINKLEY Resident Relations Appeals . . .DARLENE GUIDRY . . . . . . . . . .MATILDE LUNA Resident Relations A . . . . . . . . . .ELAINE LEEPER . . . . . . . . . . . . .MATILDE LUNA Resident Relations B . . . . . . . . . .KATHY MOTIS . . . . . . . . . . . . . . .MATILDE LUNA Membership . . . . . . . . . . . . . . . . . .CRYSTAL JACKSON . . . . . . . .AMANDA SHERBONDY Ambassador ONE Society . . . .MARIVEL BOWNDS/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .RYAN WEIS . . . . . . . . . . . . . . . . . .AMANDA SHERBONDY 2019 Expo . . . . . . . . . . . . . . . . . . . . .LAURA LESTUS . . . . . . . . . . . . . .AMANDA SHERBONDY Education Advisory Council . . .STEPHANIE GRAVES . . . . . . .EMILY HILTON Career/Community Development . . . . . . . . . . . . . . . . . .KELLY SUESS . . . . . . . . . . . . . . . .EMILY HILTON NEXT . . . . . . . . . . . . . . . . . . . . . . . . . . .PATRICK MAGNUSON/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .NIKKI SEKUNDA . . . . . . . . . . . .EMILY HILTON ACES Task Force . . . . . . . . . . . . . . .DIANE GILBERT . . . . . . . . . . . . .EMILY HILTON HAF Fundraiser . . . . . . . . . . . . . . . .MICHELLE BRIDGES/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .DAN JAMES . . . . . . . . . . . . . . . . .LAUREN WOLFSON HAA Street Team . . . . . . . . . . . . . .BRANDON THOMAS . . . . . . . .LAUREN WOLFSON Property Awards . . . . . . . . . . . . . .RICHARD WALL/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .PENNY SPRANG . . . . . . . . . . . .TINA DEFIORE IT Task Force . . . . . . . . . . . . . . . . . . .JOE BRYSON . . . . . . . . . . . . . . . .ART EIDMAN HOUSTON APARTMENT ASSOCIATION MISSION AND VISION: HAA is the leading advocate, resource and community partner for quality rental housing providers in the Houston and surrounding area. HAA develops leadership in the multifamily industry by engaging broadly diverse membership, embracing effective technology and advocating for a geographically inclusive association. ABODE IS THE OFFICIAL PUBLICATION OF THE HOUSTON APARTMENT ASSOCIATION serving the multihousing industry in Austin, Brazoria, Chambers, Colorado, Fort Bend, Harris, Liberty, Matagorda, Montgomery, San Jacinto, Waller and Wharton counties.

ABODE, JULY 2019 VOLUME 42 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 © 2019 by HAA. Periodicals Postage Paid at Houston, Texas.

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

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July 2019

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Does anybody know what time it is?

It’s Bowl(ing) Time!

That’s right!

Grab your tool bag, nail down your best players and build your best game ever for the 2019 HAA Bowling Tournament.

• Build your best team to compete in the team and individual scoring contests.

Sponsored by

• Fix up your creative costumes for the team and individual costume awards.

• Restore your energy with lunch and libations.

2019 HAA Bowling Tournament Registration/Practice – Noon to 12:45 p.m.

Tournament begins at 12:45 p.m.

Spectators – $30/person Teams (5 players) – $300 Maximum of two teams per company.

Price includes 3 games, shoes and lunch.

Friday, August 16

Copperfield Bowl

15615 Glen Chase Drive Houston, TX 77095 Register online at www.haaonli ne.org

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Letter from the President

By STARLA TURNBO, 2019 HAA President

CONGRATULATIONS AGAIN TO ALL PROPERTIES AND PROFESSIONALS WHO WERE NOMINATED AND WON AWARDS AT HAA’S 2019 HONORS AWARDS PROGRAM LAST MONTH. As promised, in this issue, you can read all about industry relevant bills that passed and those that, thankfully, did not pass in the Texas Legislature session. In this month’s Legislative Update column, HAA Legislative Chair Clay Hicks highlights bills that did not pass and how those failed bills positively affect our industry, starting on Page 9. To learn about all the new laws that impact our industry, HAA General Counsel Howard Bookstaff writes about all the latest laws that came out of the Texas Legislature session, including the changes and effects of each law, in this month’s It’s the Law column on Page 11.

As promised, in this issue, you can read all ABODE’s focus this month is on technolabout industry relevant bills that passed ogy and innovation. Starting on Page 40, and those that, thankfully, did not pass in CoreLogic is back with its quarterly colthe Texas Legislature session. umn sharing simple ways properties can benefit from technology and the internet if they aren’t already. This month’s featured article, starting on Page 42, educates readers on the newest generation of technology for wireless data connectivity, 5G, and how its arrival will affect residents in apartments.

The internet has had an immense and far-reaching impact on the multifamily industry. It has changed the way owners operate, how apartments are leased and the way in which residents live their daily lives. The article on Page 46 talks about technology that will improve NOI, and the article on Page 50 offers ways to appeal to tech-savvy residents who value innovative ways to make life easier. Residents who place a premium on connectivity prefer things such as smart technology tools, which is also included in the article on Page 50. The article on Page 52 dives deeper into one smart tech tool that secures safe living in apartment homes.

Speaking of safety, the Houston Police Department has worked with community leaders to develop a multi-faceted and proactive approach to keep multifamily communities safe. You can learn more about it on Page 56. Safety is the first step in creating safer communities. The Coalition of the Homeless is also working to create safer and stronger Houston neighborhoods by serving at the Houston-region’s lead agency for The Way Home’s Continuum of Care program. Learn more about how you can lend a hand starting on Page 60.

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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 2019

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

BEYOND LATE FEES… WHAT DIDN’T HAPPEN Legislative success goes beyond passing the late fee bill.

BY NOW, YOU have read much about the apartment industry’s success in the most recent session. The industry’s top priority was passing legislation to clarify state law on late fees, the ambiguity of which had been seized upon by entrepreneurial plaintiffs’ lawyers in a series of class action lawsuits.

The Texas Apartment Association waged an unprecedented effort to pass the late fee bill – adding additional contract lobbyists to our government affairs team and making passage of the bill the central focus of our staff and volunteers. But what you may not have seen, were the bills that didn’t pass.

The Texas Legislature adjourned a few weeks ago with mostly favorable reviews.

Many divisive social issues were avoided, and lawmakers provided additional support for public schools, shored up the teacher retirement system and reigned in local property tax increases – all without raising state taxes.

Legislation passed through the Texas House and Senate that created a safe harbor, one that should have already existed in the fact that all parties in a lease agreement agree in advance to specific late fees in the signed contract. You can read more on the specifics of the new law in TAA’s magazine Texas Apartments.

Sometimes, though, the real success of our industry’s efforts in Austin are measured by the bills that don’t pass. Credit our top-notch TAA legislative team and volunteers for making sure that a long list of problematic bills did not become law. Here’s a brief look at some of the things that didn’t happen this year.

Source of Income – Legislation to undo the industry’s top affirmative legislative priority from four years ago would have opened the door for cities to make the voluntary Section 8 voucher program mandatory, requirwww.haaonline.org

ing private property owners to become federal contractors as a matter of law. The bill died in committee.

Eviction Information – Several bills that would have made it harder for housing providers to learn about the eviction history of prospective residents died in committee.

Flood Disclosure – A number of bills to create various duties to disclose whether a building had ever sustained flood damage failed to pass. While the industry was prepared to support a common-sense approach to this issue, some of the proposals would have simply created lawsuit opportunities without providing any real benefit for prospective residents.

Application of Payments – A bill to prohibit owners from applying resident payments to non-rent items, even when clearly agreed upon by all parties in a lease, died in a committee.

Terminating Leases – Bills that would have made it more difficult to terminate leases on a destroyed property after a natural disaster failed to reach the floor for a vote.

This is an issue with no perfect solutions.

Following Hurricane Harvey’s destruction at the end of August 2017, many owners quickly terminated leases to keep residents from owing Sept. 1 rent and were painted as villains in the media for “evicting” residents from their destroyed apartments. Current law allows either the owner or the resident to terminate a lease on an unusable unit following a “casualty loss.”

representation at taxpayers’ expense to residents being evicted failed to reach the House floor for a vote. It shouldn’t shock you to know that Travis County (located in Austin) was interested in using your tax dollars against you in justice of the peace court.

Carbon Monoxide – A bill to override local building codes to require carbon monoxide alarms, and to require that smoke alarms statewide be replaced with sealed or hard-wired alarms failed to receive a committee hearing.

Sales Price Disclosure – As in every other session in recent memory, bills to require mandatory sales price disclosure failed to pass. Without necessary reforms in the appraisal process, sales price disclosure would allow districts to bypass the income approach to value on apartment properties.

Inclusionary Zoning – A bill to allow Texas cities to prohibit multifamily housing without set-asides for low-income housing failed to receive a committee hearing.

Lastly, a concurrent resolution to designate the breakfast taco as the official state breakfast item of Texas sadly failed to advance – a likely victim of the powerful biscuit lobby.

The legislature will meet again in 2021.

I can’t wait.

If you have a regulatory problem or question, call the HAA main line at 713-595-0300 and ask for Public Affairs.

If a particular code requirement or issue concerns you, let us know by emailing Andy at ateas@haaonline.org.

Legal Services – A bill that would have allowed local governments to provide legal July 2019

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It’s the Law

By HOWARD BOOKSTAFF, Hoover Slovacek LLP , HAA General Counsel

THE 2019 LEGISLATIVE SESSION IS OVER Here is a synopsis of the new laws affecting the apartment industry.

THE TEXAS LEGISLATURE meets every odd numbered year from January to late May or early June. In the 2019 legislative session, thousands of bills were filed. As usual, a small percentage passed into law.

A number of bills were passed that affect the apartment industry. This article is part one of a two-part article to discuss these new laws.

Below is a summary of the new laws affecting the apartment industry. Each bill in its entirety can be viewed online through the Texas Legislature website at https://capitol.texas.gov/.

Deceased Residents (HB 69 - adds Section 92.0162 to the Texas Property Code) applies to leases entered into on or after Jan. 1, 2020.

Change in the Law: Section 92.0162 provides that a representative of the estate of a tenant who was the sole occupant of a unit may terminate the tenant’s lease and avoid future liability if: i. the representative provides written notice of the termination; ii. the deceased tenant’s property is removed from the premises; and iii. the representative signs an inventory of the removed property if required by the landlord.

Termination of a lease under this section is effective the later of: (i) 30 days after the date of the notice; or (ii) the date on which the representative removes the tenant’s property and signs an inventory of the removed property.

Effect of Change: Section 22.2 of the TAA lease provides that if the resident is the sole resident and dies during the lease term, an authorized representative of the resident’s eswww.haaonline.org

tate may terminate the lease A number of bills were passed that affect the without penalty by giving at least 30 days written notice. The estate apartment industry. This article is part one of a would then be liable for lease obtwo-part article to discuss these new laws. Below ligations until the later of: (i) the is a summary of the new laws affecting the termination date; or (ii) removal apartment industry. Each bill in its entirety can of all possessions in the unit. be viewed online through the Texas Legislature The new law provides what the website at https://capitol.texas.gov/.

TAA lease already provides. The issue, however, is that the lease and the law require that someone be named as the “representative of the estate.” landlord has mailed a written request, certiThis would only occur if the court appoints an fied mail, return receipt requested to the perindividual to be the representative of the estate. son designated by the tenant, the person Dealing with the unit and property of a defailed to remove the property by the 30th day ceased resident can be a complicated. Even if a after the post marked date of the notice and representative of an estate of a deceased resithe landlord has not been contacted by anydent is not appointed, you may consider alterone claiming the property. natives under the lease.

Section 41.3 provides that an apartment is Section 92.014 of the Texas Property Code considered abandoned 10 days after the death provides that, except when the lease has a difof a sole resident. Section 14.6(A) provides ferent procedure, in the event of the death of a that an owner may throw away or give to a tenant who is the sole occupant of a unit: charitable organization all personal property (i) the landlord may remove and store all that is left in the apartment after the death of property found in the unit; a sole resident. (ii) the landlord shall turn over possession of the property to the person who is designated by Parking Permits the tenant to contact in the event of the tenant’s (HB 1002 - adds Section 92.0132 to the Texas death (typically this would be the emergency Property Code) applies to parking permits iscontact) or to any other person lawfully entitled sued on or after Jan. 1, 2020. to the property; (iii) the landlord shall refund the security deChange in the Law: This section provides posit, less lawful deductions, including the cost that a landlord who issues a parking permit of removing and storing the property, to the must issue the permit for a term that is cotermiperson designated by the tenant or any other nous with the lease term and may not termiperson lawfully entitled to the refund; nate or suspend the permit until the date the (iv) the landlord may require any person who tenant’s right of possession ends. removes the property from the unit to sign an inventory of the property being removed; and Effect of Change: An owner is prohibited (v) the landlord may discard the property from issuing a temporary parking permit that removed by the landlord from the unit if the expires before the end of the lease term, howJuly 2019

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ever, if a resident loses the right to possession as a result of a default or other reason, the owner can terminate or suspend the permit.

Late Fees (SB 1414 - amends Section 92.019 and adds 92.0191 to the Texas Property Code) applies to a late fee under a lease entered into or renewed on or after September 1, 2019.

Change in the Law: The new law makes a number of changes to late fee requirements.

The current law provides that the late fee is a reasonable estimate of uncertain damages resulting from the late payment of rent. Under the new law, the fee is required to be reasonable. To be “reasonable,” the fee cannot be more than the uncertain damages to the landlord related to the late payment of rent, including direct or indirect expenses, direct or indirect costs, or overhead associated with the collection of late payment.

If the building contains four (4) units or less, the late fee is considered to be reasonable if it is not more than 12 percent of the amount of rent.

If the building contains more than four (4) units, the late fee is considered to be reasonable if it is not more than 10 percent of the amount of rent.

Percentages apply to the total late fee charged in a single month.

If you decide to charge more than what the statute considers to be reasonable, you may do so as long as you are able to show that what you are charging is reasonable. If the late fee is more than the percentage that is considered reasonable, the late fee amount is still proper as long as it is not more than uncertain damages to the landlord related to the late payment of rent, including direct or indirect expenses, direct or indirect costs, or overhead associated with the collection of late payment.

The new law also changes when the late fee can be assessed. A late fee can only be assessed if any portion of the rent has remained unpaid two (2) full days after the date the rent was originally due. This changed the previous requirement that the late fee could be assessed one (1) full day after the date the rent was originally due. In other words, if rent is due on or before the first day of the month, the late fee could previously have been charged on the third (3rd) day of the month. Under the new law, the late fee cannot be charged before the fourth (4th) day of the month.

The new law also adds Section 92.0191 to provide that a landlord must provide to the tenant, upon the tenant’s request, a written statement of whether the tenant owes a late fee and, if so, the amount of the late fee.

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Effect of Change: A number of class action lawsuits have been filed against owners claiming that excessive late fees were charged. The current law provides a vague standard with respect to how much a late charge can be. Passing a revision to the late fee statute was TAA’s top priority in the legislative session.

The new law provides a safe harbor for owners to charge either 10 percent (when the building has more than four (4) units) or 12 percent (when the building has four (4) units or less) of the amount of the monthly rent as a total late charge for the month. This should provide some certainty for those owners who charge what the safe harbor offers. Owners who want to charge more than the safe harbor amount should be prepared to show that the amount of the fee is “reasonable” in accordance with the parameters outlined by the new law.

Family Violence (SB 234 – amends Section 92.016 of the Texas Property Code) applies to leases entered into or renewed on or after September 1, 2019.

Change in the Law: Section 92.016 allows a tenant to terminate the tenant’s right and obligations under a lease and vacate the unit and avoid liability for future rent and other sums due when the tenant is the victim of family violence.

The new law provides additional alternative documentation a tenant can provide when requesting to terminate the lease due to family violence. Under the new law, the documentation a tenant will be allowed to submit to the owner to terminate the lease will include a copy of an order of emergency protection under the Code of Criminal Procedure or a copy of documentation of the family violence from a licensed healthcare or mental health services provider who examined the victim or an “advocate” (who is trained in assisting victims and an employee or volunteer of a violence center) as defined by the Texas Family Code who assisted the victim.

Effect of Change: Current law (Section 92.0161 of the Texas Property Code) allows a victim of certain sex offenses or stalking to terminate the lease by meeting certain requirements including providing a copy of similar documentation that the victims of family violence can provide under this new law. Consequently, the new law pertaining to family violence victims is consistent with the current law pertaining to victims of sex offenses and stalking.

Firearms (HB 302 – amends Section 30.05, 30.06 and 30.07 of the Texas Penal Code and adds Section 92.026 to the Texas Property Code) applies to offenses committed on or after Sept. 1, 2019 and the enforceability of a provision in a lease entered into or renewed on or after Sept. 1, 2019.

Change in the Law: Section 92.026 provides that unless possession of a firearm or firearm ammunition on a landlord’s property is prohibited by state or federal law, the landlord may not prohibit a tenant or a tenant’s guest from lawfully possessing, carrying, transporting, or storing a firearm, or any part of a firearm, or firearm ammunition in the tenant’s unit, in a vehicle located in a tenant or guest parking area or in other locations controlled by the landlord that are needed to enter or exit the tenant’s unit, the property or a vehicle on the property.

The new law provides corresponding changes to the requirements of the Texas Penal Code with respect to the ability of a landlord to prohibit tenants or guests from carrying a firearm or firearm ammunition directly in route to or from the tenant’s unit or storing a firearm or firearm ammunition in the tenant’s unit or vehicle. The new law provides a defense to prosecution under the trespass provisions of the Texas Penal Code if the offender was acting consistent with the new law with respect to possessing, carrying, transporting or storing a firearm or firearm ammunition.

Effect of Change: If you have a “no-guns” policy on your property, your policy will not be allowed to prohibit a resident or the guest of a resident from lawfully possessing, carrying, transporting or storing a firearm, any part of a firearm, or firearm ammunition in the unit, a vehicle (of either the resident or the guest) or in other areas that may be needed by residents or their guests to go to or from a resident’s or guest’s vehicle or the resident’s unit. If you have such a policy, you would be allowed to maintain the policy with respect to common areas of the property that residents and guests do not need to go through in order to enter or exit the resident’s unit.

The legislative session is over! It’s now time to evaluate how the newly passed laws will affect your operations. This includes evaluating policies and procedures to be sure that you comply with the new laws. Look for part two of this article next month, which will discuss new laws pertaining to other facets affecting the ownership, operation and management of apartment communities. www.haaonline.org

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Resident Relations from the RESIDENT RELATIONS COMMITTEE

DO THE RIGHT THING

A resident is charged a heavy notice fulfillment fee after providing proper notice to vacate.

A RESIDENT FILED a complaint with HAA to receive her security deposit and to dispute charges.

This resident was receiving assistance from the Housing Choice Voucher Program.

Therefore, the Houston Housing Authority was assisting with rent collection and notices to vacate.

In her complaint, she states she gave proper notice to vacate, but she also expressed how difficult it was to reach management to provide her notice to vacate in a timely manner.

Enclosed were copies of the resident’s notice to vacate, lease and final account statement.

Management responded to HAA and that response was forwarded to the resident. En-

The HAA Resident Relations Committees provide

closed were copies of an impartial review of resident complaints using the lease, revised final the documentation provided by both the resident account statement, the and management. resident’s notice to vacate and application.

Management claimed the by management. notice to vacate was found in the rent drop The committee decided in favor of managebox on Jan. 15, but the Houston Housing Aument with adjustments. All cleaning charges thority’s notice to vacate document reflected a that were not backed by invoices and the nodate of Dec. 31. The Texas Apartment Associatice fulfillment fee were removed. tion’s notice to vacate was also included with a After the adjustments, the resident owes the move-out date of Feb. 18. The resident moved property $753.96. out on Jan. 31.

To the committee, it was clear the resident If you are a manager with a resident attempted multiple times to provide the notice relations issue, call HAA at 713-595-0300. to vacate, and they found many discrepancies for direct assistance.

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

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

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

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

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

www.haaonline.org

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On the Scene with the HAAPAC

1

HAAPAC Luncheon Tuesday, May 14 at the HAF Dinerstein Reed Prokop Education Center Sponsored by 1 ICONstrux Design + Build The May HAA Political Action Committee luncheon featured a candidate screening for Houston City Council District B.

WE’RE ALL ABOUT BETTER GOVERNMENT Threats from government are coming at the apartment industry at a rapid pace. The HAAPAC, the political action committee of the Houston Apartment Association, needs your help to fight bad legislation. HAA members can participate in the PAC on several levels. 2019 registration forms are available. To join, renew or learn how to become involved with the PAC, see online at www.haaonline.org/haapac or contact apatel@haaonline.org.

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

Join Jill Bounds, Abbey Residential, and Shelley Watson, Morgan, for the 13th 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 8 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 Certified Pool Operator Course (Two days) Wednesday, July 10 through Thursday, July 11 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 July Luncheon Thursday, July 11 11:30 a.m. to 1:30 p.m.

Location: TBA Program fee: $55 Sponsored by Prime Texas Metal Roofs and Texscape Services 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.

IROC Breakfast Friday, July 12 7 a.m. to 10 a.m.

Program fee: $25 per

SCHEDULE AND FEES

From the HAA EDUCATION DEPARTMENT

nonmember The Independent Rental Owners Connection (IROC) features customized education and networking programs just for you.

Whether you're a brand-new apartment community owner or have been a part of the industry for many years, we encourage you to network within your fellow independent owners.

Avenues: Leadership 2 – “Don’t Call Me the ‘B’ Word: The Loss of the Boss and Love of the Leader” with Leah Brewer Tuesday, July 16 8:30 a.m. to noon Program fee: $50 Sponsored by The Liberty Group In today’s competition to recruit and retain top talent, having the right supervisor is key to a successful organization.

Supervisors choose to be either a boss or a leader and this choice has a monumental impact.

Leaders look to constantly improve and help others to do the same. Bosses care very little about self-improvement and are more focused on their own motivational drivers. In this interactive workshop, you will learn: the difference between a boss and a leader; factors that motivate the team to produce at discretionary levels; statistics on top talent acquisition and employee retention related to workplace leadership; how engagement and employee satisfaction contribute to the bottom line; and three top ways leaders can keep more employees. See Page 22 for more information.

EDUCATION OUTREACH: The Woodlands Human Resources

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

“The Art of Hiring” with Leah Brewer Wednesday, July 17 8 a.m. to noon Hilton Garden Inn The Woodlands, 9301 Six Pines Drive, The Woodlands, TX 77380 Sponsored by Brook Furniture and Houston Furniture Rental & Sales Recruiting and retaining top superhero talent within organizations is becoming a strategic focus in order to compete and win in today's competitive area. Create a dream team of action-employees who serve each other as they serve your company. You will discover tools and ideas to find employees who are our everyday heroes and sheroes. Motivate and retain those above-and-beyond workers whose actions increase the value of your assets and organization.

Advanced Excel Wednesday, July 17 8:30 a.m. to noon Program fee: $75 Learn to conquer your fear of the spreadsheet! This great-forbeginners course offers a detailed look into this multi-faceted, often daunting program.

Extreme CAM (Six days) Thursday, July 18 8:30 a.m. to 5 p.m.

Program fee: $1,150 A super charged and accelerated six-day format, Extreme CAM is designed for experienced managers who wish to attain the CAM credential in a shorter duration with less time away from the property. Scheduled for Thursday, July 18 through Saturday, July 20 and Thursday, July 25 through Saturday,

July 27. Classes will be held on Thursday, Friday and Saturday of each week from 9 a.m. to 5 p.m., with registration beginning at 8:30 a.m.

Extreme CAS (Three days) Thursday, July 18 8:30 a.m. to 5 p.m.

Program fee: $695 Extreme CAS candidates must attend four of the CAM modules beginning on Thursday, July 18.

Required classes are The Resident Experience, Legal, Financial Management and Risk Management.

Leasing 101 (Day and a half) Tuesday, July 23 8:30 a.m. to 4 p.m.

Program fee: $75 before Wednesday, July 24; $85 at door 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 day and a half program also includes TAA lease paperwork curriculum. Topics covered include: greeting and qualifying the customer; executing the lease contract; overcoming objections and closing techniques; an overview of Fair Housing and more.

Students who complete the course will receive a certificate, as well as a listing of placement agencies and management companies that are members of HAA. If you are not working for a member company of HAA download this registration form www.haaonline.org/images/progr ams/pdf/leasing101_2019.

/ See Education, Page 27

Building. Seating is limited. You must pre-register. For more information and to register, go online at www.haaonline.org.

Notice to Attendees: All pre-registered no-shows will be billed. For admittance into HAA/HAF events, payments will be required at the door if not received prior to the event. Start times listed above include a 30-minute registration period. Notice of cancellation is required two days prior to the event for a refund, less a $15 administrative fee.

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JULY S M T W 1 2 3 7 8 9 10 14 15 16 17 21 22 23 24 28 29 30 31

Calendar HAA Education, Events and Meetings SCHEDULE

T 4 11 18 25

F 5 12 19 26

S 6 13 20 27

AUGUST S M T

W T 1 4 5 6 7 8 11 12 13 14 15 18 19 20 21 22 25 26 27 28 29

F 2 9 16 23 30

S 3 10 17 24

JULY 3

10

17

25

New Supplier Member Orientation Wednesday, July 3 3 p.m.

Craft Republic 11470 Westheimer, 77077 All new supplier members welcome.

Contact Amanda at asherbondy@haaonline.org for details.

Resident Relations Committee B Wednesday, July 10 2 p.m.

The Woodlands Education Outreach – Human Resources “The Art of Hiring” with Leah Brewer Wednesday, July 17 8 a.m. to noon Hilton Garden Inn The Woodlands 9301 Six Pines Drive The Woodlands, TX 77380 Sponsored by Brook Furniture and Houston Furniture Rental & Sales

Extreme CAM (continued, three days) Thursday, July 25 8:30 a.m. to 5 p.m.

Ambassador ONE Society Meeting Wednesday, July 3 4 p.m. to 5:30 p.m.

Craft Republic 11470 Westheimer, 77077 Contact Amanda at asherbondy@haaonline.org for details.

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

8 HAA NEXT Committee Meeting Monday, July 8 6 p.m.

10-11 Certified Pool Operator Course (Two days) Wednesday, July 10 through Thursday, July 11 8:30 a.m. to 5 p.m.

Product Service Council Meeting Wednesday, July 10 2:30 p.m.

11 ACES June Manager Appreciation Luncheon Thursday, July 11 11:30 a.m. to 1:30 p.m.

Firehouse Saloon 5930 Southwest Freeway, 77057 Sponsored by Prime Texas Metal Roofs and Texscape Services

12 IROC Breakfast Friday, July 12 7 a.m. to 10 a.m.

Advanced Excel Wednesday, July 17 8:30 a.m. to noon

18 Extreme CAM (Six days) Thursday, July 18 8:30 a.m. to 5 p.m.

Extreme CAS (Three days) Thursday, July 18 8:30 a.m. to 5 p.m.

Expo Committee Appreciation Party Friday, July 12 3:30 p.m.

23 Leasing 101 (Day and a half) Tuesday, July 23 8:30 a.m. to 4 p.m.

16 Avenues: Leadership 2 – “Don’t Call Me the ‘B’ Word: The Loss of the Boss and Love of the Leader” with Leah Brewer Tuesday, July 16 8:30 a.m. to noon See Page 22 for more information.

Sponsored by The Liberty Group

Onsite-Goes-Offsite: Baytown Thursday, July 25 4 p.m. to 6 p.m.

Due to limited seating, this meeting is open to on-site personnel only.

"Networking means the act of exchanging information with people who can help you professionally, " author Michele Jennae said. Calling all Lake Jackson and surroundingarea onsite personnel, come meet your fellow industry peers by joining us for a little networking and fun.

Your first drink is on us! Please contact the HAA Outreach department at outreach@haaonline.org if you have any questions.

29 HAAPAC Luncheon Monday, July 29 11:30 a.m. to 1 p.m.

Program fee: $30 per HAAPAC member; $40 per non-HAAPAC member Contact Alpa at apatel@haaonline.org for details.

Sponsored by Arizona Tile

30 Board Meeting Tuesday, July 30 4:30 p.m. to 6 p.m.

Sponsored by HD Supply

Need a log in to register for our next event?

Email webreg@haaonline.org

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

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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 7 New Supplier Member Orientation Wednesday, August 7 3 p.m.

Craft Republic 11470 Westheimer, 77042 All new supplier members welcome.

Contact Amanda at asherbondy@haaonline.org for details.

Ambassador ONE Society Meeting Wednesday, August 7 4 p.m. to 5:30 p.m.

Craft Republic 11470 Westheimer, 77042 Contact Amanda at asherbondy@haaonline.org for details.

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

Program fee: $350 for first two; $375 for a third Ayva Center 9371 Richmond Ave., 77063 This event raises money for the HAF Scholarship fund which provides monetary assistance to students who are pursuing a career in the apartment industry. For just $350 per person for the first two representatives and $375 for a third representative, supplier partners will have access to a number of property management personnel from owners, to executives and maintenance supervisors. See Page 18 for details.

9 It's the Law Luncheon Friday, August 9 11:30 a.m. to 1 p.m.

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Pearland Region Meeting Tuesday, August 13 11:30 a.m. to 1 p.m.

Location: TBA 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.

Bowling Tournament Friday, August 16 11 a.m. to 4 p.m.

Program fee: $300 per five-person team; $30 spectators Copperfield Bowl 15615 Glen Chase Drive, 77095 This year’s theme is Bowl Improvement, so grab your tool bag, nail down your best players and build your best game ever for the 2019 HAA Bowling Tournament.

Build your best team to compete in the team and individual scoring contests. Fix up your creative costumes for the team and individual costumes awards. Restore your energy with lunch and libations. See Page 6 for details.

Sponsored by Crestmark Construction Services and Gemstar Construction Development

Avenues: Marketing Session 3 – “Compliance and Marketing Can Be Friends” with Megan Orser Tuesday, August 27 8:30 a.m. to noon Sponsored by ALN Apartment Data Inc.

14 Resident Relations Committee A Wednesday, August 14 2 p.m.

15 Blue Star Class Thursday, August 15 7:30 a.m. to 4 p.m.

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

Sponsored by Dixie Carpet Installations and Ferguson Facility Supply

Leasing 101 (Day and a half) Tuesday, August 20 and Wednesday, August 21 8:30 a.m. to 4 p.m.

22 HAA NEXT: Mix & Mingle Thursday, August 22 6:30 p.m. to 9 p.m.

Rosenberg Education Outreach – Marketing “SMARKeting” with Megan Orser Wednesday, August 28 8 a.m. to noon

29 Onsite-Goes-Offsite: The Woodlands Thursday, August 29 4 p.m. to 6 p.m.

Location: TBA Due to limited seating, this meeting is open to on-site personnel only.

"Networking means the act of exchanging information with people who can help you professionally, " author Michele Jennae said. Calling all The Woodlands and surroundingarea onsite personnel, come meet your fellow industry peers by joining us for a little networking and fun.

Your first drink is on us! Please contact the HAA Outreach department at outreach@haaonline.org if you have any questions.

Avenues: Mainstreet Session 3 – “Confidence in Sales” with Lori Snider Thursday, August 15 9:00 a.m. to noon Sponsored by Best Plumbing

Take a seat at the table to support your business and our industry www.haaonline.org

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Join the HAA Political Action Committee Luncheon on Monday, July 29 See at left and www.haaonline.org for details.

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Leadership

LN

Avenues: Leadership Lane – 2 July 16 Don’t Call Me the “B” Word: The Loss of the Boss and Love of the Leader with Leah Brewer In today’s competition to recruit and retain top talent, having the right supervisor is key to a successful organization. Supervisors choose to be either a boss or a leader and this choice has a monumental impact. Leaders look to constantly improve and help others to do the same.

Bosses care very little about self-improvement and are more focused on their own motivational drivers. If you are interested in motivating and inspiring those you lead, and encouraging a positive work atmosphere for maximum results, make the right choice.

Main

Avenues: Main Street – 3 August 15 Confidence in Sales With Lori Snider Confidence has nothing to do with the genes you were given – how traditionally beautiful you are, or how fit you are. High self-esteem comes from how you feel in any moment. In this session, you will learn 10 actionable ways to improve your confidence and your leasing abilities. Competence + Charisma = Confidence…an irresistible sales equation.

Sponsored by

Follow a road that fits you career journey with Avenues. The Avenues series of seminars feature some of the best nationally-acclaimed speakers in the industry with learning sessions for every level of multifamily professional. There are five Avenues to choose from, Main Street, Maintenance Boulevard, Leadership Lane, Marketing Place and Supplier Circle. Follow just one path or pick and choose from all of the 15 great sessions.

Marketing

Don’t miss the next three sessions:

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Avenues: Marketing Place – 2 August 27 Compliance and Marketing can be friends With Megan Orser In the world of compliance, there often isn’t room for pizazz and sparkle, but that doesn’t have to be. If you are looking for a session focused on the strengths of compliance and the necessity of marketing collaboration, the rainbow you dream about is on the horizon. In this session, participants will see how these two uniquely distinctive functions can harmoniously soar together through communication, organization, and participation.

• Do the verification forms you utilize market your apartment homes?

• How you present the affordable program as a hammer rather than a hook • Phone presences that engage rather than intimidate • How affordable prospects want to communicate • Who is my competition?

• Amenities affordable communities can afford Unicorns do exist, or at least, we will have you believing that compliance gurus can be excellent marketeers.

Live the dream!

Need just one semina r?

Individual sessions ar per person, a real stea e priced at only $50 l for quality education !

Annual Property Subscriptions are 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.

If you need a single workshop, individual sessions are priced at only $50 per person, a real steal for quality education.

Enroll today. Contact the HAA Education Department at education@haaonline.org or 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: $1,150/person Summer Schedule (six days): Classes are held Thursdays, Fridays and Saturdays, July 18-20; July 25-27, 9 a.m. to 5 p.m.

Fall Schedule (five days): Classes are held during the work week only: November 11-15, 9 a.m. to 5 p.m.

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

Learn to excel at Excel Advanced Microsoft Excel July 17 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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Industry Update from the NATIONAL APARTMENT ASSOCIATION and the NATIONAL MULTIHOUSING COUNCIL

RENT CONTROL RESUSCITATED Rent control is being considered as a viable option to address the affordability crisis.

This is an excerpt from NAA’s Industry Update. The entire article is available at: https://www.naahq.org/newspublications/units/june-2019/article/controlfreak-rent-control-resuscitated?utm_source=Par dot&utm_medium=Email&utm_campaign=Industry-Insider

“RENT CONTROL IS a problem for other places, not here.” It’s a familiar refrain.

After all, there are only five states (California, Maryland, New York, New Jersey and Oregon) and the District of Columbia that allow for rent control. Moreover, 36 states explicitly preempt localities from implementing it. By the numbers alone, it could reasonably be assumed that this doesn’t affect most of the country. Considering the broad agreement among academics, public policy researchers and industry experts about the disastrous consequences of this policy, this mindset is no surprise. This agreement is backed up by the experience in those areas with historical ties to this kind of regulation.

Unfortunately, as the saying goes, history tends to repeat itself.

As it revolves, old political ideas tend to return in modern times in shiny new packaging hiding tired old fallacies. Rent control is being yanked, again, from the waste bin of history and given new life as a viable option to address the nation’s housing affordability problem. This time rent control has received a round of rhetorical plastic surgery that redefines the policy in more “practical” terms.

Oregon is patient zero in this budding epidemic. Its newly adopted, state-wide rent control law has opened Pandora’s box, prompting several states to follow suit with their own rent regulation proposals (see chart and map). The law, which caps rent increases at 7 percent plus inflation, represents a successful attempt by advocates to characterize rent regulation as “antirent gouging,” giving it a thin gilding of reasonability. Advocates in California have used this blueprint to get a similar bill introduced 26

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this session by the state Assembly’s Housing Committee Chairman David Chiu.

Advocates have never stopped talking about rent control; they’ve just rebranded it to seem more acceptable under the guise of setting sensible limits on annual rent increases. With “housing as a human right” as a call to action, renters’ rights advocates and their champions in government are looking for a quick fix to an emotionally-charged issue. Rent regulation provides an out-of-the-box solution for policymakers that is easy for voters to understand, simple to implement and affords short-term relief to low-income households who are fortunate enough to reside in the small segment of newly rent-controlled apartments.

Keeping Score Consensus today is rare; consensus among economists is exceedingly rare. To bolster that point, some cite a poll conducted by the American Economic Review that resulted in 93 percent of economists agreeing that “a ceiling on rents reduces the quantity and quality of housing available.”

Socialist economist Assar Lindbeck frames rent control in stark but clear terms: “Next to bombing, rent control seems in many cases to be the most efficient technique so far known for destroying cities.”

Why do these arguments no longer resonate?

Because factual arguments are giving way to emotional politics. Political forces have shifted to create an environment-friendly to this new wave of rent control.

Consider the following: As the economy has continued to improve since the financial crash, there has been a concerted effort to legislate in favor of the populations perceived as being “left behind.” At the same time, the apartment industry, compared to other real estate sectors, has done well during the economic downturn and subsequent recovery. The number of people choosing to rent, whether by choice or because of financial constraints, has quickly risen and continues to rise.

Despite this growth, the industry continues to suffer from a supply and demand imbalance, largely because of government-imposed barriers to construction at the local level and not-in-my-backyard (NIMBY) community opposition.

Meanwhile, states and localities are plagued by housing affordability challenges. Elected officials are feeling the pressure to provide relief to cost-burdened renters or populations in their communities who are facing homelessness or displacement, stifling the growth of housing supply and increasing the cost of developing and operating rental housing. Given the perceived solvency of the apartment industry, apartment owners and operators are an easy target for shouldering the resulting impacts of regulation.

Making matters worse, housing policy is being driven by a generation of elected officials who have no practical real estate experience nor knowledge of the historical failures of rent regulation and are under pressure to adhere to an ideology of “housing justice.”

The Numbers Are Scary For decades, the industry has warned of the consequences of supply failing to keep pace with demand. In 2017, NAA and NMHC committed the problem to paper by producing a report, “U.S. Apartment Demand– A Forward Look,” which identifies the need for 4.6 million new units by 2030.

At that time, it would have required the construction of 328,000 units per year just to keep pace with demand. We have only begun to meet those goals within the past two years.

But even so, decades of under-construction have left a massive shortage in the overall apartment housing supply, which were not accounted for in the Demand Report. Add to that the existing older stock of apartments, which could number up to 11.7 million units, that need to be rehabilitated. / See NAA Update, Page 59

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Education, continued from Page 19 Extreme CAM (continued, three days) Thursday, July 25 8:30 a.m. to 5 p.m.

A super charged and accelerated six-day format, Extreme CAM is designed for experienced managers who wish to attain the CAM credential in a shorter duration with less time away from the property.

Scheduled for Thursday, July 18 through Saturday, July 20 and Thursday, July 25 through Saturday, July 27. Classes will be held on Thursday, Friday and Saturday of each week from 9 a.m. to 5 p.m., with registration beginning at 8:30 a.m.

AUGUST It's the Law Luncheon Friday, August 9 11:30 a.m. to 1 p.m.

Program fee: $35 Join HAA's Legal Counsel, Howard Bookstaff, for lunch and a legal discussion in a casual environment allowing for questions and answers.

Avenues: Mainstreet Session 3 – “Confidence in Sales” with Lori Snider Thursday, August 15 9:00 a.m. to noon Program fee: $50 Sponsored by Best Plumbing Confidence has nothing to do with the genes you were given, how traditionally beautiful you are or how fit you are. High self-esteem comes from how you feel in any moment. In this session, you will learn 10 actionable ways to improve your confidence and your leasing abilities. Competence plus charisma equals confidence, an irresistible sales equation. See Page 22 for details.

Leasing 101 (Day and a half) Tuesday, August 20 and Wednesday, August 21 8:30 a.m. to 4 p.m.

Program fee: $75 if payment is received before Tuesday, August 20; $85 at the door 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 day and a half program also includes TAA lease paperwork curriculum. Topics covered include: greeting and qualifying the customer; executing the lease contract; overcoming objections and closing techniques; an overview of Fair Housing and more. Students who complete the course / See Education, Page 63 www.haaonline.org

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On the Road with HAA

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The Woodlands Legal Seminar Wednesday, May 22 Sponsored by 1 Brook Furniture Rental and 2 The Liberty Group The HAA Outreach department hosted a Legal Seminar in The Woodlands. HAA General Counsel Howard Bookstaff gave a presentation to local managers on evictions, assistance animals, fair housing and much more.

HAA IS REACHING OUT to better serve our members by bringing targeted networking and educational events to different parts of our 12-county service area. Contact Director of Outreach Lauren Turner at 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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Lake Jackson Education Outreach Thursday, May 30 Sponsored by 1 Brook Furniture Rental Lake Jackson apartment managers had the opportunity to learn from nationally-known speaker Mary Gwyn on “Marketing for Small Towns and Suburbs.” She gave great tips on updating apartment property images on Google and showed how to generate new buzz while asking the question “What makes YOUR community awesome?”

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Even though the 2019 All Stars Sports Challenge was rained out, with the help of these generous sponsors, more than $20,000 was raised for Houston Crimestoppers. Thank you to them and the contributing teams.

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On the Scene Photos by MARK HIEBERT, Hiebert Photography HAA 2019 Education Conference & Expo Thursday, May 16 at NRG Center HAA members and exhibitors put the “i” in radiate for HAA’s annual conference and expo. Thousands of multifamily professionals filled Hall C of NRG Center for this year’s show. Attendees enjoyed the keynote event with Judson Laipply, the Radiate and Rave Luncheon, the many education sessions and networking with exhibitors.

Thank you to our generous Sponsors: Lanyards: Guardian Construction Grand Entrance: Ameritex Movers Radiate Showcase: Brandt Electrical A/C & Heating Services Contractors Inc. Keynote Breakfast: Contractors Inc. McMahan's Flooring Texas Southwest Floors Education Conference Luncheon: Craven Carpet Break-Out Sessions: Ameritex Movers Fidus Construction Services FSI Construction Secure Insurance Bars: Flooring Warehouse McMahan’s Flooring Expo Mobile Device Charging Station: Ferguson Facility Supply Green Mountain Energy Expo Aisle Signs: Action Buggies Brook Furniture Rental Century A/C Supply CORT Furniture Guardian Construction Maintenance Supply Headquarters McMahan’s Flooring Wonder Wall Wraps Expo Hand Sanitizer Stations: Brandt Electrical A/C & Heating Services Rasa Floors Booth Winners: Best in Show 1st Place Single 2nd Place Single 3rd Place Single 1st Place Double 2nd Place Double 3rd Place Double

Ameritex Movers G&H Trash Valet Adventure Playgrounds Designs by Holmes Texscape Services Redi Carpet AAA Plumbers

“Radiate with Cash” Prize Winners: $500 - Sandi Soto, $1,000 - Dora Roque and $ 1,500 - Adriana Isidoro

For more photos, visit the photo galleries at www.haaonline.org.

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RCR Update

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

THREE TIPS FOR GETTING ON THE RENTAL TECHNOLOGY TRAIN Kick back, relax and take it easy with technology leading the way.

IT IS ABUNDANTLY clear that technology has changed almost every industry – from travel and transportation, to media and communications, and even retail and rental.

Sure, some industries have been slower to adopt than others, but eventually, they have all hopped on the technology train. And, if you’re a product of Generation Z, you literally grew up with the internet and don’t know anything different. But, for those who are still getting on board, we recommend that you do so fast, because the technology train is continuing to gain speed, and you don’t want to be left at the station.

Americans are continually incorporating a wide range of digital tools and online platforms into their purchasing decisions and buying habits, but do you realize exactly how many American’s are using technology daily, in both their personal and professional lives? The latest stats will likely deliver a powerful punch, so let us enlighten you: Eight-in-10 Americans are now shopping online and roughly 95 percent of Americans own a cellphone of some kind.

Since email and the internet are among the most important communications and information tools where we work, using them is no longer a preference, it’s a requirement. And so, as the rental industry continues to evolve and grow, it is more important than ever for property managers to keep current with technology in order to attract quality residents, positively differentiate their property among others, keep occupancy high and streamline operations.

With that in mind, here are our top three tips for getting on the rental technology train.

1. Offer Online Leasing From beginning to end, the leasing process becomes infinitely easier for property managers who offer online leasing to their prospective residents.

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With the sophisticated solutions available in the market today, a streamlined workflow can facilitate the application through to lease execution, without intervention from leasing professionals in some cases, allowing for significant efficiencies. In addition, an online application that is also optimized for mobile allows applicants to complete an application anytime and anyplace, which is a convenience that renters crave.

2. Send Automated Notifications Rental property owners and managers are required by federal law under the Fair Credit Report Act (FCRA), and some state laws, to provide timely adverse action notifications, which an individual that he or she has been denied for a residence based on the contents of a consumer report.

Providing these notifications manually can be cumbersome, time consuming and could also potentially delay the distribution of compliance mandates, however, these pitfalls can be avoided by teaming up with a screening provider who offers automated transmittal of adverse action notifications.

This simple upgrade ensures that the required notice is sent on time, which also results in increased efficiencies.

3. Provide an Online Payment Solution If you haven’t already eliminated the hassle associated with check-writing activity, we highly recommend it.

Implementing an online payment solution at your property or properties offers multiple operational and financial benefits, including speeding up the process of securing rent payments and increasing on-time payments. But, there’s more! Offering online payments not only benefits you, it benefits your residents too. In addition to providing a convenient way for your

residents to pay rent, you’re offering your residents an opportunity to start building a positive credit history, so either way you look at it, online payments are a win.

If you take a good look around, you will see that technology is underused in many areas of property management, but if adopted early and applied correctly, it has huge potential. An online leasing solution can act as your 24/7 leasing professional, advancing leases through the process even when the office is closed.

Sending automated adverse action notifications is a significant efficiency, saving you time and also assisting with compliance. And lastly, offering an online payment solution allows you to go paperless while offering your renters an additional convenience. Many of the tedious processes in the rental lifecycle can be streamlined or automated with the right technology, and it’s definitely not too late to hop on the technology train.

CoreLogic is a quarterly, featured columnist for ABODE in 2019. CoreLogic has been a valued partner for HAA’s Rental Credit Reporting for 13 years. Randall C. Patton is a senior professional in sales at CoreLogic with over 15 years of credit experience in the multifamily industry, including applicant screening, online leasing, renter’s insurance and more. Patton supports the partnership between CoreLogic and HAA by helping to expand the RCR presence for Houston-area apartment owners and management companies. He holds a CAS designation, has been a licensed insurance agent for 13 years and is regarded as an industry expert on applicant fraud and identity theft.

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Everything you need to know about 5G and how it will impact the multifamily industry.

By

W

ith all of the information, marketing, commercials and hype surrounding 5G, now is the right time to discuss 5G in multifamily. Existing clients and potential clients have been reaching out on a weekly basis to request data, information and research on 5G. The most interesting request for data and research actually came from within my own organization. This fact alone highlights how great the thirst for 5G knowledge is and the need to cut through the noise that has invaded our consciousness (radio, video, virtual and otherwise).

Four years after the first 4G smartphone appeared on the market, 5G is soon coming to the hands of the user. The “G” stands for generation, making this the fifth-generation technology for wireless data connectivity. It is expected to be the perfect platform for the world-wide wireless web, which refers to any and all kinds of access and use of the World Wide Web through a wireless device.

5G has everyone waiting with bated breath for increased bandwidth, low latency and Orthogonal Frequency Division Multiplexing (OFDM). With the increased bandwidth, 5G has a theoretical speed limit of 10gbps. The largest rollout to date was in South Korea where the observed speeds were 193mbps to 430mbps down.

Verizon had smaller rollouts in Chicago and Minneapolis, where the speeds observed were 80mbps to 900mbps down and 12mbps to 57mbps upload. For perspective, the shutter speed of some cameras is 20 milliseconds. OFDM allows multiple devices and users access to a given network at the same, perceived time. It, exponentially, allows more devices and users than any other wireless data connectivity technology generation to access networks in perceived real time. When you put all this together you

www.haaonline.org

MARCELINO “TITO” ESTRADA, Multifamily Ancillary Group

Four years after the first 4G smartphone appeared on the market, 5G is soon coming to the hands of the user. The “G” stands for generation, making this the fifth-generation technology for wireless data connectivity.

It is expected to be the perfect platform for the world-wide wireless web, which refers to any and all kinds of access and use of the World Wide Web through a wireless device.

can begin to see how IoT, autonomous vehicles, telemedicine and other glimpses of the future can be supported and networked wirelessly in real time.

The Challenge: Spectrum This is possibly the most important piece of the 5G puzzle. Spectrum is the electromagnetic spectrum, and more specifically, the radio spectrum is where 5G carries information wirelessly. 5G spectrum has to be sold or licensed to operators, through auctions, in order for any company to use a specific band. The International Telecommunication Union regulates the use of the radio spectrum around the world, and domestic use is controlled by different regulatory bodies, such as the Federal Communications Commissions.

In the U.S., radio wave frequenciesxw range anywhere from 3 kilohertz (kHz) and up to 300 gigahertz. One part of the radio spectrum has a high frequency range between 30 GHz and 300 GHz (part of the EHF band), and is often called the millimeter band. The C-band which is 2–6 GHz is commonly used for coverage and capacity.

There is also what’s called a Super Data Layer which is over 6 GHz (i.e. 24–29 GHz and 37–43 GHz) for high bandwidth areas.

For greater coverage of a given area the 2 GHz (like 700 MHz) is commonly used for indoor and broader coverage areas. The

lower the frequency the better the penetration, the greater the coverage and longer the distance a signal can travel. The higher the frequency the weaker the penetration, the smaller the coverage area and the shorter the distance it can travel.

This is where we begin to take a left turn.

5G commonly uses the higher frequencies and you can now see the challenges 5G faces due to the higher frequencies used. Consider the building materials that most multifamily projects are made of (i.e. concrete, double pane windows, low e (low-emissivity) windows, etc. and the astute observer will understand the challenges that await 5G in the multifamily space.

Effect on Multifamily One of the most common problems for multifamily is poor in-building voice and cellular coverage. 5G does not solve this problem due the building materials found in multifamily communities. If your community experiences poor coverage or signal strength today, those issues will persist with 5G. This is especially true because the higher frequencies required for 5G will not penetrate into or travel as far into your multifamily community.

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5G is simply another, or rather, the next generation of cellular technology. There will be a 6G, 7G etc.

It is important that owners, developers, management companies, etc. understand that if your communities currently experiences poor indoor cellular coverage of 3G or 4G, 5G will experience those same signal issues.

be a future need for coverage or to fill a gap in coverage. There are also rooftop solutions in which a community enters into an agreement with a provider(s) to assist in increasing coverage in a given area. Outdoor Distributed Antennae System (oDAS) and Indoor DAS systems (iDAS) are other solutions. The oDAS is the better coverage solution for something like a city center area. The equipment can be placed on existing utility poles and buildings.

An iDAS is intended for stadiums, commercial buildings and multifamily developments. The DAS distributes coverage, internally, throughout a given development to antennae that are installed within the project.

The notes of importance here are that these solutions usually require power, backhaul and capital. Additionally, these solutions do not alter the penetration nor distance limitations of the frequencies that support 5G. As a quick aside, a proactive and inexpensive way to prepare greenfield/new construction projects for the future is to place conduit from the roof to each IDF (telecom) room at the least. An even better proactive option would be to run conduit from the roof to each end of each floor and into each IDF room. Conduit size recommendations are usually 2 to 4 inches in diameter with 90-degree sweeps.

The infrastructure for 5G is piece-meal at best today. The densest city centers and/or cities will most likely see the first rollouts.

Coverage will be best in outdoor dense areas.

Rural areas will most likely significantly lack any 5G coverage. Like fiber, there will be gaps in coverage. Those gaps will drive residents to need/request fixed fiber-based providers. True 5G rollouts are still some time away. Initial rollouts will be advancements to existing 4G. Interestingly enough, there is no cohesive strategy from the providers. For example: TMobile plans to use low-band spectrum (600 MHz) as well as mid-band spectrum. Verizon's 5G Ultra Wideband network uses millimeter

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waves, specifically 28 GHz and 39 GHz. AT&T's plan is to use millimeter wave spectrum for dense areas and mid and low-spectrum for rural and suburban locations while Sprint alleges to have more spectrum than any other carrier in the United States ranging from 800 MHz to 1.9 GHz and 2.5 GHz. Service Agreements 5G is simply another, or rather, the next generation of cellular technology. There will be a 6G, 7G etc. It is important that owners, developers, management companies, etc. understand that if your communities currently experiences poor indoor cellular coverage of 3G or 4G, 5G will experience those same signal issues. 5G should more appropriately be considered a complimentary (add-on) solution to wireless internet (Wi-Fi), especially in multifamily. Like today where 4G/4G LTE hands off to Wi-Fi and vice versa, seamlessly, so too will 5G. When you consider how ubiquitous Wi-Fi is and given that providers are now making gigabyte speeds available today it’s easy to make the case.

Today we have Wi-Fi 5 but Wi-Fi 6 is coming, and it will support multiple users in real time and is supposed to yield 10gbps speeds.

The two biggest changes will be that we would move to a new Wi-Fi specification (802.11ax) and residents would need a new modem. WiFi 6 is just as exciting if not more than 5G, there’s just no marketing campaign behind it. I will not go into further detail, suffice it to say that I could write an entire article on Wi-Fi alone after my article on security.

Be advised, now more than ever, there is a need for service agreements to contain specific provisions for wireless be it 5G, 6G or even 7G (i.e. marketing language, remuneration language, and protections for our rooftops, easements, etc.). It is imperative that before you enter into any agreement (service, marketing, bulk, fiber, access and the like) it must

be properly reviewed. I have personally reviewed and caught language that made references to wireless (rights, facilities, small cell installation, transport, radio frequency emissions, etc.). The issue is that it was not part of a proposal, never discussed and worst of all not negotiated. The provider’s stance in these cases is “buyer beware.” Instead, an eyes wide open approach is recommended for all owners, developers and management companies.

I mean that to say that the appropriate representation and proactive review of any proposed agreement is prudent. The need for marketing, bulk and access agreements, with the providers, still remain and should be considered essential for any portfolio. Why, you ask? Because multifamily, in my opinion, will have even more leverage as 5G is rolled out as providers will continue to desire and value access to your residents.

Based in Houston, Marcelino “Tito” Estrada has over 20 years of telecommunication, technology and multifamily experience. He has worked for the largest telecom provider in the country including Cox Communications, Time Warner, Comcast and AT&T. He served in the United States Marine Corps, gaining leadership, courage and integrity. Additionally, he attended the University of New Orleans with a concentration in Communications. As the Regional Vice President for The Multifamily Ancillary Group, he spearheads telecom/cable negotiations, project management, utility billing and business development nationally. If you have any additional questions or are curious about what this all looks like, please email Estrada at tito@magrev.com. You may also visit www.magrev.com for more information.

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What technology delivers the most ROI if you only have a dollar per unit?

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can do a lot with a dollar per unit.

I can do even more if I cut my Internet Listing Service (ILS) advertising to zero and put that money into solutions that deliver more long-term return on investment.

Invest your budget in tooling that helps you deliver a higher level of service to your residents, bring prospects into the top of the funnel and reduce friction for people looking to buy.

Delivering a Higher Level of Resident Service We are in the relationship business. Invest in tech that brings personal touches to traditionally impersonal interactions.

In August 2018, Reputation.com released an analysis (https://www.reputation.com/ press-room/press-releases/study-tenantstalk-most-about-customer-service-whenposting-online-reviews-of-apartments/) of 400,000 online property management reviews. Of those reviews, more than a third related to service.

What are some good options to consider to bring your customer service to the next level?

Surveys: These need to be tightly integrated with your operational software platform.

And you need policies and procedures in place to consistently take action with the results. To be clear, if you haven’t institutionalized your process to review and respond to survey results, don’t survey your residents.

Call management platform: You need an after-hours and missed calls platform that is easy to use, records all calls and clearly notifies the appropriate staff about each call. If residents are waking up our service associates at 2 a.m. with phone calls about leaking pipes, then we should make it as easy as possible for them to go out and do their job.

Modern maintenance solutions: After a lease has been signed, many residents will interact more with service staff than leasing staff. Are we thinking of our service associates as if they are responsible for account management? Do they have the tools that www.haaonline.org

RYAN NIGRO, CF Real Estate Services

Invest your budget in tooling that helps you deliver a higher level of service to your residents, bring prospects into the top of the funnel and reduce friction for people looking to buy. they need to deliver the same premium customer service experience that we ask of our leasing staff?

Each of these options can help turn an onsite issue that would have been a negative online review into a successfully mediated customer experience.

A year ago, at CF Real Estate Services, we had five different residents call the courtesy officer line within an hour to report an outof-control pool party that had 30 plus nonresidents. The reporting residents were (rightfully) incensed. That easily could have turned into a social media and online reputation disaster.

While the courtesy officer had already intervened to stop the party, the property manager, through the call management platform, called each of those residents back on a Sunday afternoon, sincerely apologized for the situation and promised to personally follow up the first thing the next morning.

Crisis averted.

Why does this matter?

Per J Turner Research’s October 2017 study on the mechanics and impacts of online reviews, “Seventy percent of prospects chose to visit a property with a better online reputation” (https://www.jturnerresearch.com/hubfs/Docs /J_Turner_Research-The_Mechanics_of_ Review_Sites_(October_2017).pdf). If you had (70 percent/30 percent) - 100 percent = 133 percent more prospects than the competition down the street, then how much do you still need to increase demand through advertising?

Stacking the Sales Funnel: Long-Term Marketing I take a long-term, data-driven view of marketing. Particularly digital marketing.

Highly competitive lease-up markets aside,

I’d take pay per-lead advertising (much of the ILS world) and throw it out the window.

When you do have to pay for short-term demand, focus on pay-for-performance models (pay per lease). If an advertising platform sends you 100 leads a month and only one converts into a lease you’d be losing money even if you didn’t spend a cent. Your time could be better spent on other sales activity.

Platforms that aren’t building their businesses around pay-per-lease business models don’t have the same business goals as you.

To focus and build long-term demand, your property website should be your highest performing lead, prospect and lease generator.

Responsibly overinvest in your property website. Then, hold your web developer to account for website performance. To be clear, I recommend template-based websites over custom builds so that you can highly optimize performance for a template, improving performance for your entire portfolio.

The single most used tool to evaluate website performance is Google Analytics (http://www.google.com/analytics/). This tool is hardly new, but it’s incredibly powerful. And it’s free. When I’m looking through Google Analytics data on our sites, I’m reviewing: Traffic Sources: If we’re paying for PPC advertising, then are we actually seeing that traffic? Likewise for traffic from social networks, if we’re investing in social media management tooling.

Conversion Rate: I’m hyper focused on these. What percent of your website visitors engage with your site (becoming a lead, prospect or even a lease). Does that performance substantially differ for desktop versus mobile users? What about for different traffic sources?

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a new marketing service, do you try to evaluate the impact of that service? For example, if you add 3D floor plans to your property website, do you actually see a lift on the percentage of visitors that engage with your site?

Saying “Yes” to Prospects Looking to Buy I can sign a mortgage, book a flight, buy a burger, sell my car and turn on the lights to my house online. How easily can a prospect engage with your property online?

The world of sales technology is evolving quickly, and now is an exciting time! In that vein, some sales solutions you may want to consider are below: Chat Bots: A prospect shouldn’t have to pick up the phone or send an email to get on your radar. There’s a saying in computer science: Programmers like to code recursion, not perform recursion. Leasing agents aren’t much different. Free up your leasing staff for things only they can do well, and let the machines handle the rest. Even Forbes is starting to explore the way helpful bots can improve customer experience and increase engagement: https://www.forbes.com/sites/jiawertz/2018/12/23/why-chatbots-could-be-the-secret-weapon-to-elevate-your-customer-experience Online Leasing: When a prospect is done being sold, let them sign on the dotted line. If you have to go offline to complete a lease, then you’re introducing delay into the buying process. Per Vendasta (https://www.vendasta.com/ blog/lead-response-time), sales conversions decrease 391 percent after the first minute! What would the impact be on your conversion rate if you could respond real-time to residents looking to buy?

Prospect Contact Relationship Management (CRM): If you received 100 leads over the next two days, how many of them do you think you would respond to? Better yet, could you report on how many leads received any kind of a response? Before you pay to increase your demand (advertising), I’d first make sure that you’re efficiently and consistently engaging your existing demand.

Rolling it up: Tying Spend to ROI Any kind of investment, technology or otherwise, should always have a goal in mind. Even if it’s just an estimate, attach projected income or expense impacts to incremental changes versus that goal. That valuation gives you a model to compare against when you’re evaluating the impact of technology (both pre-sale and post-sale). Be diligent about validating the assumptions you’ve made about a technology’s impact on your goals that continues to hold over time.

So, I can get all of this for $1 per unit per month?

Probably not – but sometimes it’s worth cutting cost from existing services to invest in tooling that has a higher return on investment.

While investment decisions always need to be tailored to an individual asset, speaking generally, if I truly only had $1 per unit, then I’d invest in a quality property website and a prospect CRM. Those get you demand and the means to consistently manage that demand.

Ryan Nigro is CEO at Courtesy Connection and SVP IT at CF Real Estate Services. He loves to incite change. He’s an absolute nut for technology that creates value, plays well with others and makes life better. How he buys technology: https://hubs.ly/H0h8SX0. His philosophy on how vendors should build technology: https://hubs.ly/H0h-8Dt0.

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New companies and technologies are changing the way renters live.

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echnology has had a great impact on the multifamily industry, including the way property owners differentiate their holdings and examine the market. Most notably, technology and innovation has changed the way property owners appeal to potential renters.

Attracting renters with community amenities is difficult. Shared amenities, the pool, the gym, the clubhouse, the dog park and the trash valet service to name a few, are almost expected by renters today. In today’s wired world, one of the greatest luxury amenities property owners can offer their residents is the luxury of ease of living. Residents today value smart home features and other services that save time and provide a better quality of life.

Smart Home Devices Smart home technology has become the new amenity. It’s an easy and painless way apartment owners can elevate their apartment communities while providing security, energy efficiency and ease of living for residents.

Smart Speakers: This is an essential, because smart speakers are the most common smart home tool. Smart speakers or virtual assistants are inexpensive and allow your residents to control smart home gadgets, such as thermostats and lightening. Residents can check the weather, listen to the news or audiobooks, play music, look up a recipe and even purchase things online. The second-generation Amazon Echo was rated the best smart speaker

by Tom’s Guide, priced at $99. The third generation Amazon Echo Dot is more affordable, priced at $49 on Amazon, and offers the same features at a smaller size. There are plenty virtual assistants to choose from.

Smart Thermostats: Even as a stand-alone smart home feature, these can make an apartment home feel like it’s a fully equipped smart home. The Ecobee4 has Alexa built in, eliminating the need for an Echo or Echo Dot to control your other smart home devices, ask for the weather or do anything else you can www.haaonline.org

MORGAN TAYLOR, HAA Staff

with Amazon’s voice assistants. Smart thermostats allow your residents to control the temperature in their apartment homes remotely.

They can raise the temperature after they’ve already left for work or lower it when they’ve woken up in a cold sweat in the middle of the night without having to leave the bed. Some smart thermostats, such as the Nest thermostat, learn your schedule and automatically adjust to suit your habits. It helps cut energy costs, so your residents can enjoy a lower bill.

Smart Lights: Residents can keep their apartment homes lit (get it?) by remotely controlling their lights to turn on and off and syncing lights to music, TV and video games. Philips Hue lights offer an array of colors and pre-set light scenes. The Philips Hue White starter kit includes two bulbs and a hub to connect them to other smart home devices. These bulbs don’t change colors, but you can adjust their brightness and add up to 50 to a single hub. Philips bulbs work with a wide range of smart home systems, including Alexa, Apple HomeKit, Google Home and Nest.

Smart Locks: Luxury vehicles allow drivers to open their car doors by tapping the door handle with key nearby, either in a pocket or in hand. Smart locks eliminate the need for residents to scramble for their keys to unlock their apartment home. With the help of Bluetooth connectivity from a smart phone, residents can touch the lock and their door opens. Kwikset Kevo smart locks allows residents to schedule, send and delete eKeys, so residents don’t have to be physically present to let someone into their apartment homes, which could be helpful for property owners and managers when showing vacant apartment homes. It allows you to track who comes and goes, and it also sends lock status updates.

Smart Home Appliances Smart washers and dryers have recently been added to the list of smart appliances.

Residents can throw a load in before they leave for work, set it off on their commute

home at the end of the day and have a load ready to switch over to the dryer when they get there. Smart washers and dryers, like the LG WM3499HVA cubic-foot compact all-inone washer/dryer, is helpful for property owners and their maintenance teams because it will tell you exactly what is wrong when something breaks. It can also access patches and fixes automatically.

Package Delivery Another area impacting technology for apartment communities is package delivery, which has been a challenging aspect of the leasing office. According to an article published on www.multifamilybiz.com, 41 percent of Americans receive between two and five packages a month, the gluttony of online shopping felt most severely on-site. A typical apartment community receives 100 packages a week, a survey by the National Multifamily Housing Council found in a recent study.

It’s such a chaotic duty that some management companies, such as Camden Property Trust, stopped accepting packages at gardenstyle communities on behalf of their residents three years ago after receiving almost one million parcels in a single year, the article states.

Package lockers started entering the multifamily market a number of years ago, gaining popularity in 2014. Package Concierge was one of the first package locker companies, boasting big clients like Greystar, Gables Residential, Riverstone Residential Group and more. Package lockers were considered a revolutionary service in the multifamily space that brought big benefits to both residents and onsite staff by allowing residents to continue to receive packages at their homes and eliminating the hassle of package handling for property managers.

With package lockers, residents can register with the lock company at move-in, and when they order a package online, it’s shipped directly to their apartment community. / See Amenities, Page 55

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When it comes to managing your keys or smart locks, your residents and reputation are at stake.

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o attract residents, multifamily communities are offering creative amenities (recording studios, dog spas, rooftop decks, etc.) and leasing incentives such as a free month of rent. But what do renters really want?

While residents do enjoy luxury, Reputation.com’s 2018 Property Management Reputation Report found that one of the top-ranking factors for a good living experience is more practical: security.

Over 60 percent of respondents in a Schlage study said they would even move out of an apartment that lacked safety. If someone doesn’t feel safe in an apartment, even the most luxurious amenities or the most generous incentives can’t make them stay.

This emphasis on security explains why many residents, particularly millennials, look for properties with smart locks. Whether your property has implemented a keyless entry system or still uses traditional metal keys, a secure and efficient key control process is a nonnegotiable part of a quality living experience. Here are three reasons why.

1. Ineffective Key Control Processes Eat up Employees’ Time If there’s one thing multifamily employees have an endless supply of, it’s time. That’s a wildly inaccurate statement, right? Yet if you don’t have efficient processes, you’re treating your staff’s time like a limitless commodity.

If they spend an inordinate portion of their day on administrative duties, they have less time to focus on addressing residents’ needs.

How much time do your employees spend on tasks related to managing unit access?

That could include processes like completing paper key control logs, reprogramming smart lock security tokens (fobs, cards, etc.)

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CARL HANLY, CAS, KeyTrak

Whether your property has implemented a keyless entry system or still uses traditional metal keys, a secure and efficient key control process is a nonnegotiable part of a quality living experience.

or tracking down keys or security tokens that employees or vendors haven’t returned.

The more manual processes you have, the more likely employees are to omit steps and find shortcuts. One property I worked with, for example, programmed master versions of smart key fobs because employees were spending so much time programming fobs to individual units.

This strategy certainly did save time, but the problem was that giving employees access to fobs preprogrammed for all units was like using master keys, which made it easier for employees to abuse their unit access privileges (we’ll discuss this issue in more detail below).

Though the property did have electronic logs to see which units had been entered, those logs didn’t show who had been in each apartment. Even though employees had more time to focus on residents, the method they chose to increase efficiency put those same residents at risk.

The property’s solution was to preprogram fobs for each unit and treat them like traditional keys. When employees needed a fob, they checked it out using an electronic key control system. With this process, the property manager was able to track who accessed each unit and when, and employees were able to spend less time managing fobs and more time focusing on residents.

When it comes to your access control processes, you should strive for a similar balance between efficiency and security.

2. Abuse of Access Privileges Breaks Residents’ Trust While renters don’t own their homes, it’s still important for multifamily employees to maintain their trust by respecting their private lives and personal property. If an employee abuses their access control privileges, it instantly puts a strain on employeeresident relationships.

For example, how would a resident feel if they came home to find a maintenance technician in their home without having submitted a work order or being notified that a property employee would be entering the apartment? Or if they discovered that a leasing agent abused her access to residents’ mailboxes to steal their information and apply for credit in their name? Or if one of their neighbors, a mother of two, was murdered in her apartment by someone who was given a key by the property’s maintenance technician?

Some of these examples seem extreme, but they’re all real scenarios people have described in property reviews and news reports — and they all left residents feeling shaken and vulnerable.

To avoid scenarios like these and maintain your community’s trust, it’s essential that you hold employees accountable for how and when they access units, follow proper notification protocol when you need to enter a resident’s home and have a reliable record of who has accessed which units and when.

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By taking the time to review your key control practices — even if you’re not using traditional keys — you can maximize employees’ time, preserve residents’ trust and protect your reputation.

3. Security Incidents Hurt Your Reputation It only takes one lost key or security breach to suffer a hit to your property’s reputation. If a resident has a negative experience, they won’t hesitate to share it in online reviews.

For example, several former residents of a Michigan property posted reviews in which they described maintenance technicians entering units without prior notification and lamented the property’s recurring theft problem. Some referred to the property and staff as “creepy” and “terrifying.”

Two former residents of a Washington multifamily community wrote in their reviews that mailbox keys and unit keys were stolen on two separate occasions. As a result, the property had to rekey the apartment community and install new mailboxes — a process that took weeks and required mail to be hand delivered in the meantime.

Since residents value security, these types of reviews aren’t going to do any favors for your reputation or occupancy rates. When searching for an apartment, 94 percent of respondents in a survey by Entrata said they read online reviews. According to ForRent.com, Generation Z, the up-and-coming generation of renters, especially places a lot of weight on word of mouth and reviews.

Monitoring what people say about you online is important, but building a positive reputation begins with the experience residents have offline.

Evaluate Your Key Control Practices To ensure your key control procedures provide the kind of living experience residents expect, start with the following best practices: • Implement a written policy for managing keys or security tokens.

• Periodically give your employees a refresher on your key control policy.

• Avoid storing keys on a pegboard or in a lockbox where they can be easily removed.

Instead, secure keys in an electronic key control system consisting of steel drawers or a tamper-proof panel.

• Refrain from programming master versions of key fobs or access cards.

• Treat preprogrammed security tokens with the same level of security you would traditional keys, storing them in a secure location and restricting who can access them.

• Automatically track when unit keys or security tokens are removed and returned.

• Restrict employees’ unit access to specific time periods, such as during business hours or on-call days.

• Never leave keys out in the open or anywhere else where they would be susceptible to being stolen.

• Don’t forget to notify residents when employees need to access their apartments, especially if a resident hasn’t submitted a work order.

• Look for and address complaints about security concerns in online reviews.

By taking the time to review your key control practices — even if you’re not using traditional keys — you can maximize employees’ time, preserve residents’ trust and protect your reputation.

Carl Hanly is a regional manager with KeyTrak, Inc., where he has worked for 19 years. He specializes in helping multifamily housing, student housing, military housing and corporate housing clients conveniently minimize risks associated with managing their resident keys. He has received his Certified Apartment Supplier (CAS) accreditation from the National Apartment Association and has completed NAA’s Leadership Lyceum training. He is actively involved with the NAA National Supplier Council.

Hanly can be reached at chanly@keytrak.com.

Rental Credit Reporting (RCR) was established in 1977 to solve screening problems the Houston Apartment Association founders felt plagued the local apartment industry. RCR has unsurpassed data on resident rental histories in the Houston region. The Houston Apartment Association and CoreLogic are partnered to expand RCR and include the following searches in one bundled report with immediate and unlimited inquiry access.

a service of

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

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Amenities, continued from Page 51 Delivery carriers can scan and place packages directly into the locker compartments.

Residents then get notified automatically when their package has arrived.

A rather young company has created an innovative method for property owners to offer package delivery without having to deal with packages, lockers or mail carriers at all.

Fetch, launched in 2016, is the only off-site package delivery service for renters, the most notable difference from lockers. Also noteworthy is there are essentially zero restrictions. It doesn’t matter the weight, size or shelf life, Fetch can store and deliver packages as big as TVs and beds. Fetch offers proper storage for packages that require refrigeration such as meal kit deliveries.

Upon signing a lease, residents change their shipping address one time to initiate the service. Once the online shopping starts, residents receive instant notifications when the package or packages arrive at the Fetch facility. Once a package is received by Fetch, residents can choose to pick their package up at a nearby warehouse or have their package delivered straight to their door. Residents can download the Fetch Resident app on iPhone or Android devices to view their package’s timeline, receive notifications, change addresses, choose a delivery window and more.

Their Houston location, situated in the Heights, opened in the fall last year, and a facility in The Woodlands is in the pipeline.

The Heights warehouse is 6,000 square feet, and The Woodlands location is set to be 7,000 square feet. With warehouses of this size, Fetch can store a ton of packages per resident.

If a resident wants to order and deliver an entire apartment home of furniture, Fetch has the space to store all of those items.

The manpower Fetch has is another added benefit. Fetch takes pride in hand delivering packages, again, no matter the weight or size.

A Fetch team member can deliver a bed or meal kit straight to the resident’s door, and deliveries run seven days a week.

This article was written by Morgan Taylor, HAA staff member and writer/editor of ABODE magazine. For more information on any of the tools or services mentioned, please email her at mtaylor@haaonline.org. ABODE is accepting editorial for 2020 at this time. If you’re interested in writing an article for ABODE magazine, please email her at the address above.

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HPD offers programs to create safe apartment properties and the communities that surround them.

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reating a sense of safety and security within your multifamily community is essential in gaining and retaining residents. This can be difficult when factors come together to make apartment properties prime targets for copper theft, vehicle break-ins, burglaries and physical assaults. Often, fighting these challenges seems like an uphill battle that apartment community managers face alone. In Houston, however, police officers have come together with community leaders and apartment stakeholders to develop a multifaceted and proactive approach to keep multifamily communities safe.

BURKE YATES, SentriForce

In Houston, police officers have come together with community leaders and apartment stakeholders to develop a multi-faceted and proactive approach to keep multifamily communities safe.

Differential Response Team The Houston Police Department’s Differential Response Team (DRT) was formed to reduce crime and improve quality of life through community-oriented policing. Extending the Blue Star concept that crime prevention should be wide-ranging, non-traditional and cooperative, the DRT addresses a diverse set of community issues including “un-kept lots, residential improprieties, apartment complex ordinance violations, environmental lawlessness and business licensing regulations, as well as responding to crime problems as identified through crime analysis.” (https://www.houstontx.gov/police/divisions/special_operations/drt_unit.htm).

The DRT also regularly participates in community events in order to engage with community members to discuss safety and crime-related issues. A community-oriented policing model helps DRT officers get to know the communities they work in, building a level of knowledge and trust that greatly facilitates problem solving.

Division. The PIP was formed in 1982 to educate community members about police services, and has been a great success since that time. Working from the premise that police services can be confusing at times, the PIP holds monthly meetings in which different police divisions give presentations on how they operate to educate citizens on the duties and services of police agencies.

Attending one of the 30 PIP groups that meet throughout Houston every month has myriad advantages. The main presentation is from a police officer or another law-related city representative, but attendees also get the chance to stay after the presentation to meet and mingle with fellow community members and their local police force. PIP meetings are prime location to learn about the issues that are occurring locally, and for police and citizens to form meaningful relationships and have productive discussions in a friendly setting.

Additionally, each month, a different person is allowed to go on a ride-along with a police officer to gain first-hand insight into what local police officers experience. They will then report their experience at the following month’s PIP meeting. This is a wonderful way for community members to hear about police interactions in a meaningful way from someone outside the police establishment.

Positive Interaction Program The Positive Interaction Program, or PIP, is an arm of HPD’s Community Service

AEU & Blue Star In November of 2006, Houston’s City Council passed ordinance No. 2006-1124,

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which was crafted to reduce crime in multifamily communities in an effort to improve the overall health, safety and well-being of Houston residents. As a direct result of this ordinance, HPD’s Apartment Enforcement Unit (AEU) was formed. The AEU exists to be a direct resource for apartment owners and managers who feel they are experiencing excessive levels of crime.

A major facet of the AEU’s efforts is the Blue Star Certification Program. In conjunction with the Houston Apartment Association, the Blue Star Certification Program helps apartment owners and managers in solving the problems they often face in keeping their communities safe for residents and employees (learn more about the program here: https://www.haaonline.org/bluestar/).

Within the Blue Star Certification Program, owners and managers attend a free eighthour session in which police officers and other specialists outline a systematic approach to apartment safety.

A core element of the Blue Star Certification Program is Crime Prevention Through Environmental Design (CPTED) Authorization Form and CPTED Preparation Checklist. In training for the certification, apartment managers and owners learn how, in addition to traditional safety measures, they can utilize open space, lighting, landscaping and surveillance to discourage criminal activity and encourage community members to engage in safe practices. After July 2019

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completing the eight-hour training session, attendees are invited to return to their apartment communities and address safety issues according to the principles of CPTED. After doing so, an officer will visit the property to perform a CPTED survey. After any deficiencies in safety are addressed, the apartment community must host a safety social for their community members.

Upon completion of the safety social, the apartment community is then awarded HPD’s Blue Star Multi-Housing Certification. This certification lets current and potential residents know that management cares about their wellbeing and has a close relationship with Houston police officers. This is of great value to apartment managers and owners, as residents who know they are cared for will take pride in their community and participate in further efforts to increase safety and reduce crime.

Stay Safe SentriForce spoke to officer Ernest Leal of HPD’s Differential Response Team about what every apartment community manager should

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know about Houston’s community policing efforts and what they should do to keep themselves safe.

Keep in contact with your local police. Visit www.HoustonPoliceDepartment.org to learn about the different police services available for you. Follow the HPD on Facebook to be notified of community events happening in your area so you can personally engage with your community’s police officers. These relationships are instrumental in learning how you can participate in reducing crime in your apartment complex and in your community.

Always carry a cell phone when walking through your apartment property and ensure that your staff does as well. Call 911 in case of an emergency, and call the non-emergency line at 713-884-3131 for any other concerns you may have. Representatives are standing by to help you keep your community safe and to provide valuable information on a range of topics.

Safety is a community effort that should involve management, residents, employees, local police, local businesses and wider com-

munity members. HPD works every day to engage with citizens beyond calls for service and to form the meaningful relationships that are the strong basis of community policing.

Engaging with your local police officers gives you a strong upper hand in keeping both your community members and your staff as safe as possible. Reducing crime can sometimes feel like an impossible task, but HPD ensures that in the battle against crime, you’re not alone.

Burke Yates is the executive vice president at Sentriforce, a Houston-based company providing managed video surveillance services for the multifamily industry. As EVP, Yates brings 30 years of physical security systems, video surveillance and systems integration experience to each client relationship, and is committed to mitigating risk and protecting assets in the communities SentriForce serves. Yates can be reached at byates@sentriforce.com.

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NAA Update, continued from Page 26 Policymakers understand this and are concerned; however, they are pressed to do something in the short-term, even if that “something” hobbles the sustainable solution: Construction of more units. Unfortunately, that “something” is often to force affordability. Enter Rent Control.

We Need You Jason Furman, former Chairman of the White House Council of Economic Advisors to the Obama Administration, states it perfectly: “The U.S. could build a lot more apartments, but multifamily housing units are the form of housing supply that is most often the target of regulations.”

To overcome this hurdle, the industry must actively engage with governments at all levels to prioritize, plan and partner with policymakers at all levels of government to reach our shared goals: PRIORITIZE the Development of Apartment Housing. Apartments make the most of a community’s limited infrastructure and resources through their design and efficient use of land. Communities should capitalize on these efficiencies by removing regulatory barriers to apartment construction and rejecting proposals that act as barriers to investment and development.

PLAN for a Diversity in Apartment Housing.

Apartments represent America’s most affordable housing option. They are both responsive to the needs of residents and flexible enough to accommodate the demands of a modern-day workforce. Today’s successful communities serve residents of all economic levels. Those that encourage this diversity best position themselves to remain competitive in an increasingly global economy.

PARTNER with your local Apartment Association. Not all communities are alike. What works for one may not work for another. To find the best solution for each community, policymakers should work directly with NAA’s network of more than 150 affiliates. As active members of the apartment industry that reside in the communities that are served, NAA members are best positioned to act as partners in a community’s success, because they are vested in its success!

– By Fred Tayco is Director, External Affairs, and Alex Rossello is Manager, Public Policy, for NAA. This article continues at: https://www.naahq.org/news-publications/units/ june-2019/article/control-freak-rent-control-resuscitated?utm_source=Pardot&utm_medium=E mail&utm_campaign=Industry-Insider

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Strengthening Communities through Housing SARA BROWN MARTINEZ, Coalition for the Homeless

Image © Anam aria Mejia | Drea mstime.com

By

D

id you know that Houston has one of the most successful homeless response systems in the nation? Since 2012, more than 100 local partners have been working together as a part of The Way Home Continuum of Care (CoC) to quickly rehouse individuals and families in the Houston region.

The Way Home CoC has several housing programs for multiple groups of people including veterans, individuals, families and youth/young adults. The Way Home’s permanent housing programs combine rental assistance (both short and long-term) with case

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management to end homelessness and create safer, stronger communities.

The Way Home has seen great success through these programs: More than 17,000 people have been placed into permanent housing and over 84 percent of those people remain housed after two years.

These accomplishments would not be possible without the partnership of local property managers who help ensure that individuals and families experiencing homelessness have adequate access to safe and affordable housing, thereby improving the quality of local communities.

“Local property management companies are critical to the work we do to solve home-

lessness,” Interim President/CEO of the Coalition for the Homeless, Mike Nichols said, which serves as lead agency to The Way Home CoC. “Properties that partner with us give thousands of people and families each year the opportunity to get back on their feet and be productive members of our communities.”

Currently, more than 1,100 units are being rented by residents of The Way Home throughout hundreds of properties in Harris County, Fort Bend County and Montgomery County.

We also find that, despite prevalent stereotypes, our formerly homeless residents have a similar success rate in maintaining their housing as those renting on the open market. www.haaonline.org

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“[The Way Home] has been a success for us,” said Jeannie Werthman with Villa Serena Communities. “We have lowered our vacancy rates, reduced turnover, and reduced marketing costs.”

Residents housed through The Way Home come with case management support that provides them with life skills, like how to budget and be a good resident, and connects them with community support systems.

You Can Help The Way Home Solve Homelessness The Way Home strives to solve homelessness in the Houston region, and to do that, it offers several advantages to partnering properties including: • a free, online listing service for partnering properties, • low vacancy rates due to a large pool of prequalified residents, • a landlord liaison who helps property managers navigate The Way Home’s housing programs and resident issues, • quality resident education and support, and • continuing education opportunities for

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property management staff on topics like fair housing.

A Partnership with LEAP (Landlord Engagement and Assistance Program) In June 2018, JPMorgan Chase joined forces with The Way Home to launch the Landlord Engagement and Assistance Program (LEAP).

This program was designed to boost the availability of affordable rental units by bringing property owners around the Houston area together with prospective residents, specifically individuals within The Way Home system, who are experiencing homelessness. The Houston Housing Authority, Coalition for the Homeless, CSH and the City of Houston are all major partners of LEAP. Through the grant from JP Morgan Chase, LEAP also employs a dedicated, full-time “landlord liaison" for The Way Home who property management staff can contact when they need help navigating housing programs.

The landlord liaison currently serves as the goto person for both property managers and The Way Home permanent housing programs and case managers, helping property managers

navigate applications and rental payment and helping case managers and their clients understand the leasing process.

The Way Home also heard from property managers that a major goal is to rent units to residents and families who will stay in their units long-term and be responsible and respectful residents. As a result of this feedback, LEAP is introducing a tenant education program for individuals and families housed through The Way Home. This program will give residents the tools to be responsible and respectful residents who contribute to a thriving apartment community and safer, more stable neighborhoods.

If you are interested in being a part of the work to solve homelessness in the Houston region, contact The Way Home’s Landlord Liaison, Adrian Hudspeth, at ahudspeth@housingforhouston.com or visit The Way Home’s website at www.thewayhomehouston.org/property-managers.

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a•bode

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n.

(a • bod ) /

1) a home; a residence, permanent or temporary; a dwelling place;

2) the magazine for Houston’s multifamily industry.

me o h e h t is ABODE on t of Hous ily m multifa news! y industr

ABODE magazine is the multifamily industry’s source for what’s happening in the Houston-area apartment market.

Every month, our members-only publication highlights industry news and trends, plus photos of YOU, our members, from HAA events!

ABODE is your source for industry-specific legal and legislative news as well. Share your promotions and new hires in our “In The News” column, or the latest development in your area of expertise by writing an article. And get your name out there by advertising.

Look for ABODE in the mail the first week of each month, or read online at issuu.com/haa_abode.

Contact the Communications Department at comm@haaonline.org for details and contact Amanda at asherbondy@haaonline.org to advertise. ABODE is your HAA!

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Education, continued from Page 27 will receive a certificate, as well as a listing of placement agencies and management companies that are members of HAA. If you are not working for a member company of HAA, download the registration form www.haaonline.org.

HAA NEXT: Mix & Mingle Thursday, August 22 6:30 p.m. to 9 p.m.

Program fee: $20 Location: TBA More information to come.

Avenues: Marketing Session 3 – “Compliance and Marketing Can Be Friends” with Megan Orser Tuesday, August 27 8:30 a.m. to noon Program fee: $50 Sponsored by ALN Apartment Data Inc. In the world of compliance, there often isn’t room for pizazz and sparkle, but that doesn’t have to be. If you are looking for a session focused on the strengths of compliance and the necessity of marketing collaboration, the rainbow you dream about is on the horizon.

In this session, participants will see how these two uniquely distinctive functions can harmoniously soar together through communication, organization and participation. See Page 22 for more details.

EDUCATION OUTREACH: Rosenberg Marketing “SMARKeting” with Megan Orser Wednesday, August 28 8 a.m. to noon Location: TBA Are you looking for marketing strategies beyond the basics? Then stop looking and start SMARKeting! Whether you are at a conventional property, affordable property, lease-up or even a distressed turn-around, Smart Girl Dawn and Smart Chick Megan will give you the tools to: Determine your community's changing demographics; build effective outreach methods to maximize synergy with businesses and residents; create amenities your residents actually want; advance your community's marketing presence and amplify your brand; track, delegate and manage projects; and understand marketing math and enhance communication with ownership.

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/ expressregistration. This simple form generates an email to us with your registration request.

This is a binding transaction, and all cancellation policies still apply. www.haaonline.org

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On the Scene with the HAA PRODUCT SERVICE COUNCIL Supplier Education Program Thursday, June 6 at the HAF Dinerstein Reed Prokop Education Center The Product Service Council sponsored Supplier Education Program featured nationally-known guest speaker Joshua M. Evans sharing his insight on building relationships.

If you are a new supplier to HAA, visit the Product Service Council Page at www.haaonline.org/psc for more information.

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The Go-Getters HAA’s MEMBERSHIP RECRUITERS

CELEBRATING MEMBERSHIP Recruit for HAA 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: 2-nights at the Hotel San Luis 2nd Quarter: Portal Package from Facebook 3rd Quarter: Ring Doorbell 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/gogetters 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

Mark your calendars!

Recruit all year long!

Go-Getter meetings are quarterly. Don’t miss the next two meetings: September 25 December 4 at Cadillac Bar & Grill 1802 Shepherd Drive, 77007

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 Kaylon in the Membership Department at members@haaonline.org.

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Welcome Mat OWNERS Avenue 5 Residential Tracie Yoder 2504 Country Road 758 Rosharon, TX 77583 832-226-2490 Referred by Tracie Yoder, CAPS Bravo Capital Management Ramon M. Nunez 1851 Commons Hill Lane Houston, TX 77080 832-457-9824 The Amelia Apartments Jacquelyn Place Apartments Referred by Ramon M. Nunez, CAM Casa Alvarez Realty LLC Maria De Jesus Vasquez 3003 Bingle Road Houston, TX 77055 844-878-7702 10843 Fairland 3218 Missouri 3318 Cornell A 3318 Cornell B 3401 Nathaniel 3416 Europa 4415 Hershe 4531 Lelay 4934 Paula 9422 Jutland 5121 1/2 Weaver 5229 Longmeadow

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Introducing HAA’s NEW MEMBERS 5714 Southwind 6647 Cresthill 7319 Krueger 7909 Woodward 916 E 35th 9719 Trumpet 9819 Rebel 22218 Main

William B Travis Apartments (WBT) Daylon Smith 3629 N. Macgregor Way Houston, TX 77004-8051 713-523-0225 Hadley Apartments Referred by Terri Clifton

Credo Property Group Bill Lyle 3911 Pinebrook Park Lane Katy, TX 77494 346-348-1212 3502 Corinne Referred by Randa Dick

Willowick Residential Tarah Tankersley 2800 Post Oak Blvd. #4800 Houston, TX 77056 713-966-5300 Venue Museum District Tinsley in the Park

Duane Neel Duane Neel P.O. Box 189 Montalba, TX 75853 214-790-4217 Fredrik Eriksson Fredrik Eriksson 2115 Bartlett St. Houston, TX 77098 832-228-3526 Referred by Randa Dick Sorrel Leaf Capital LLC Lee Partridge 8309 Sorrel Leaf Lane Houston, TX 77055 512-779-3505 Referred by Randa Dick

SUPPLIERS AAA Texas Shannon Snell 3307 Sage Road Houston, TX 77056 713-212-5099 Insurance, Towing Service AmCap Insurance Sandi Plunk 55 1st St S. Saint Petersburg, FL 33701 800-591-0535 Insurance, Risk Management Aroma Impressions Timothy Jackson 6840 W. 70th St. Shreveport, LA 71129

318-934-1125 Marketing Products, Odor Control Buildian Construction Services Inc. Kirk Wright 2211 Rayford Rd #111-414 Spring, TX 77386 512-949-9251 General Contractors, Painting Contractors Referred by Terri Clifton C&C Carpet/Upholstery Cleaning Services Cindy Jamilete Coreas 2909 Rogerdale Road #420997 Houston, TX 77242 281-619-9484 Carpet Cleaning, Mold Remediation Referred by Terri Clifton Craigys IT Solutions Christopher Cortez 10815 Tobar Falls Circle Houston, TX 77064 832-878-5281 Computer Networking, IT Services Referred by Natalie Spratt, NALP,CAM, IROP CSI LED & Hardware Valerie Applegate 1115 Staffordshire Road

Stafford, TX 77477-6217 281-741-2295 Hardware, Light Bulbs & Tubes, Lighting Fixtures & Supplies, Lighting - Outdoor, Mirrors, Plumbing Fixtures/Parts/Supply Referred by Aaron Potier Dal-Tile Corporation Michael Hurtado 11850 Hempstead Hwy #100 Houston, TX 77092 832-704-7106 Counter Tops, Tile Dealers Door Clearance Center Dustin Eppolito 11833 Cutten Road #200 Houston, TX 77066 281-740-5443 Cabinets, Disaster Recovery/Relief, Doors & Door Products Houston Apartments Services DBA Quality Service Juan C. Sanchez 5356 Prudence Drive Houston, TX 77045 713-434-5499 Painting Contractors, Maid Services, Resurfacing, Carpet Cleaning, Make Ready, Drywall Contractors / See Welcome Mat, Page 73

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The Ambassador ONE Society HAA’s WELCOMING COMMITTEE

GIVING AND MINGLING The Ambassadors collect backpacks for needy students.

Join us for our monthly meetings at Craft Republic 11470 Westheimer Road, Houston 77077 Mark your calendars and join us! Meetings are held on the first Wednesday of each month: July 3, August 7, September 4, October 2, November 6

1. “ONE of the Month” Janell Richter, JMI Contractors, with 150 points, 658 total.

1

Ambassador ONE Society members with at least 10 points, ranked by points earned: Janell Richter Liz Levins Raedean Mitchem Vanessa Guerrero Kyle Turney Jennifer Devine Amanda Kelly Tito Estrada Tracey Leach-Moore Marcy Holmes Will McGinnis Arely Pena Blaise Spitaleri Doug Oehl Megan Stone Blake Subinsky Jarred Henrietta Shaun Callaway Angel Lopez Chelsea Urbanczyk Danyell Wilkerson George Morrison Juana Estrada Kelsey Eggleston Shera Lehman Kerri Eckes Alan Young Alexa Ramey Karen Nelsen Amy Anderson Phillip Price Dave Byrnes Giovanna Gone Jim Martensen Stephen Webster Logan Richter Matthew Nunn Ryan Hess

JMI Contractors Rasa Floors ApartmentData.com Home Turf Texas Impact Floors Valet Living Corinthian Construction Multifamily Ancillary Group Flooring Warehouse Designs by Holmes Interior Design Infinity Power Partners The Liberty Group Rasa Floors Flooring Warehouse The Liberty Group HD Supply Impact Floors Earthworks, Inc Metropolitan Staffing Solutions CORT Furniture ApartmentData.com Bio-One Houston Century A/C Supply Valet Living Texscape Fish Window Cleaning Dixie Carpet Willbanks & Associates ALN Apartment Data Impact Floors HD Supply Advanced Concrete Designs Earthworks Camp Construction Services RentPath JMI Contractors Camp Construction Services Horisons Roof & Exterior Solutions

663 174 168 148 65 62 61 51 41 38 38 30 26 25 25 24 23 23 22 22 22 22 20 20 20 19 18 17 17 16 16 15 15 15 15 14 14 14

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 on how to join and for meeting dates, visit www.haaonline.org/ambassadors or contact Amanda in the Membership Department at 713-595-0316, or email asherbondy@haaonline.org.

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2

3

4

2. First Place Team “Stay Classy” with 269 points, 1,151 points total 3. Second Place Team “The Bomb Squad” with 142 points, 879 points total 4. Third Place Team “Green Machine” with 133 points, 570 points total www.haaonline.org

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Portfolio Changes The following owner/management companies have added the listed properties to their portfolios: • 2017 Eastside Partners LLC: Hillsboro Wayside – 1802, 26 units at 1802 N. Wayside.

• Alliance Residential Company: Oaks at Greenview Apartments, 300 units at 794 Normandy St. • Alpha Barnes Real Estate Services: North Forest Trails, 168 units at 9550 N. Wayside Drive.

• Bourne Properties: Panther Hill Apartments, 396 units at 23104 Richards Road in Hempstead.

• Boyce Group Investments LLC DBA BGI Rentals: Pecan Street Apartments, 20 units at 7617 Pecan Villas Drive.

• Boyd Legacy LLC: Willow Run Townhomes, 48 units at 11240 Perry Road and Park at Walkers Landing, 64 units at 811 Cloyd Drive #400 in Magnolia.

• Brotamonte Realty LLC: Rozewood Apartments, 36 units at 2135 S. Shaver in Pasadena and Bella Sol, 53 units at 403 Garner Road.

• Casa Alvarez Realty: 22218 Main, 1 unit at 2218 Main Blvd. in Tomball; 9819 Rebel, 1 unit at 9819 Rebel Road; 9719 Trumpet, 1 unit at 9719 Trumpet St.; 916 E. 35th, 1 unit at 916 E. 35th St.; 7909 Woodward, 1 unit at 7909 Woodward St.; 7319 Krueger, 1 unit at 7319 Krueger Road; 6647 Cresthill, 1 unit at 6647 Cresthill St.; 5714 Southwind, 1 unit at 5714 Southwind St.; 5229 Longmeadow, 1 unit at 5229 Longmeadow St.; 5121 1/2 Weaver, 1 unit at 5121 1/2 Weaver St.; 9422 Paula, 1 unit at 4934 Paula St.; 4531 Lelay, 1 unit at 4531 Lelay Circle; 4415 Hershe, 1 unit at 4415 Hershe St.; 3416 Europa, 1 unit at 3416 Europa St.; 3401 Nathaniel, 1 unit at 3401 Nathaniel Brown St.; 3318 Cornell B, 1 unit at 3318 Cornell St. #B; 3318 Cornell A, 1 unit at 3318 Cornell St. #A; 3218 Missouri, 1 unit at 3218 Missouri St. in Baytown; and 10843 Fairland, 1 unit at 10843 Fairland Drive.

• CKR Property Management: Victoria Werner, 36 units at 4635 Werner; The Pointe at Garden Oaks, 66 units at 300 Victoria Drive; and Bayou Village Apartments, 108 units at 110 Deats Road in West Dickinson.

• Creative Property Management: Tropicana Apartments, 40 units at 7367 Kingsway Drive and Oaklawn Court Apartments, 82 units at 9225 Long Point Road.

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• FDI Management Group LLC: Dayton Ritrement Center, 48 units at 1900 N. Winfree St. in Dayton and Chesapeake Bay Apartments, 258 units at 2300 Repsdorph Road in Seabrook.

• Foteh & Shanar Properties LLC: Loggins Court, 50 units at 710 Loggins Court West Columbia.

• GPS Real Estate Assets: 1715 Ramada, 1 unit at 1715 Ramada Drive and 906 Earlsferry, 1 unit at 906 Earlsferry Drive in Channelview.

• Greystar: Avana Eldridge, 668 units at 1415 Eldridge Parkway; Asher Oaks, 330 units at 21000 Gosling Road in Spring and Discovery at Shadow Creek Ranch, 347 units at 2526 Business Center Drive in Pearland.

• GWR Management: Trails at City Park, 288 units at 2201 W. Orem Drive.

• HM Equity Management LLC: Gramercy Park Apartments, 384 units at 3225 Woodland Park Drive.

• JED Properties: Mayfair Apartments, 41 units at 2200 Avenue L in Bay City.

• Joseph Nayfach-Battilana: Edison, 2 units at 4113 Edison St. • MLDC Management LLC: 7016 Avenue F, 13 units at 7016 Avenue F; 4310 Wilmer, 2 units at 4113 Edison St.; 317 Eastwood, 4 units at 317 Eastwood St.; 4700 Capitol, 2 units at 4700 Capitol St.; 4501 Larch, 2 units at 4501 Larch Lane in Bellaire; 1022 Witter, 26 units at 1022 Witter St. in Pasadena; 203 N. Milby, 14 units at 203 N. Milby St.; 201 N. Milby, 1 unit at 201 N. Milby St.; 5800 Harvey Wilson, 1 unit at 5800 Harvey Wilson Drive; 125 York, 2 units at 125 York St.; 7010 Avenue F, 1 unit at 7010 Avenue F; and 201 Adams, 1 unit at 201 Adam St. • Monument Property Management: Rain Tree Apartments, 228 units at 1009 S. Richey St. • Nova Property Management: Su Casita, 133 units, 4825 Aldine Mail Rte Road.

• ParaWest Management: Briar Court, 201 units at 11250 Briar Forest Drive.

• Relik Realty LLC: The Residence at Lake Jackson, 248 units at 101 Eucalyptus St. in Lake Jackson.

• Willowick Residential: Tinsley in the Park, 365 units at 919 Gillette St. and Venue Museum District, 224 units at 5353 Fannin St.

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In the News J Turner Research announces the hiring of Denise Creduer to join its sale team as a national sales executive.

Creduer Centra Partners welcomes Hannah Brock hailing from Texas Tech University as its summer intern.

David Whitby joins The Morgan Group as Vice President of Capital Market.

Ric Campo, CEO of Camden Property Trust and Chairman of the Board of Directors for NAIOP Houston, Commercial Real Estate Development Association, wins its prestigious Howard W. Horne Legacy Award for his commitment to the real estate industry, the advancement of the community and betterment of society.

Campo The Houston Business Journal honors Swapnil Agarwal, CEO and Founder of Nitya Capital and Karaya Management, at its 2019 Class of 40 Under 40 annual Agarwal awards event held on Thursday, June 13 at Chapman & Kirby.

Bruce McClenny of ApartmentData.com is quoted in the Houston Business Journal’s May 17 through May 23 issue saying there are 20,000 units under construction in Houston and that there could be another 2,000 to 3,000 units still coming to increase that total.

The Houston Dash is the official housing partner of The Dinerstein Companies’ Vantage Med Center. Throughout the soccer season, residents can receive complimentary game tickets and participate in exclusive Dash VIP events.

Perla Jaime of ETWM was the winner of Lee & Barrier Builders’ exhibitor contest at HAA’s 2019 Education Conference and Expo.

Jaime brought home a Traeger Tailgater 20 Wood Fired Grill. www.haaonline.org

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On Site with ABODE

Photos provided by Point Reyes Residential

CRYSTAL FALLS

Take a look at Point Reyes Residential’s peaceful property in southwest Houston.

Property: Crystal Falls Owner/Management: Point Reyes Management Location: 10950 Westbrae Parkway Units: 165 Built: 1984, renovated in 2017 Web: www.crystalfallsliving.com Interesting features: We often describe apartment communities as cozy, because, well, that’s how home should feel, right? Well, this time, I truly mean it when I say Crystal Falls feels like home. The matured trees and vast greenery that surrounds this community makes residents feel like they live in a green oasis. You truly feel like you’re off in a private wooded neighborhood, but really, once you drive off the property, you’re only minutes from the Southwest Freeway and the Sam Houston Tollway, both of which connect to all major highways. This location is perfect for residents who need to get just about anywhere in the Houston area.

The property was built in the 1980s, but its age can only be found in the rich landscape surrounding the property. The property has been considerately cared for by the staff and it was renovated in 2017, making this apartment community feel young and new.

The staff at Crystal Falls also contributes to the homey feeling. Assistant property manager, Audria Dinwiddie is just one team member who has worked at Crystal Falls for 30 years. That’s 30 years of relationships with long-time residents.

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

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 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

Iw surp said, busin anyt or ge don’ resid own good way. watc

I wasn’t expecting it at al surprised that they nomin said, laughing. “ I’ve been business for 15 years. I ne anything. For me, if I get m or get it right, I’m satisfied don’t need recognition. A resident and my managem

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Welcome Mat, continued from Page 67 Howitzer Building Engineers Inc. Emmanuel Watson Mclean 7827 Lake Mist Court Humble, TX 77346-1677 832-272-6904 Engineers, Remodeling & Repair-Building Contractors Interior Logic Group Property Services Shane Vasquez 7807 Bluff Point Drive #100 Houston, TX 77086 713-462-7999 Carpet Installation, Vinyl Flooring J and B Carpet Services Ulises Lopez 13203 Stafford Road #1200 Missouri City, TX 77489 832-863-6375 Carpet Installation, Vinyl Flooring McKenzie Drake Corporate Housing Suzanne Rivera 3733 Westheimer Road #1031 Houston, TX 77027 713-882-5222 Corporate Housing, Real Estate ML Roofing Robert Marsh 6819 Hwy Blvd #660 Katy, TX 77494 713-201-7676 Roofing Contractors, Roofing Materials Move Matcher Mary Ann Gerards 5101 Darnstadt Road Hillside, IL 60162 773-869-6619 Movers, Moving Supplies Mr Clean Carpet and Maid Service Residential and Commercial Luis Benavides P.O. Box 431-734 Houston, TX 77243 832-358-7197 Carpet Cleaning, Maid Services Referred by Lupe Moreno Ronnie’s Personal Touch Janitorial Service LLC Ronald Harrison 16611 Shrub Oak Drive Humble, TX 77396 281-774-8184 Janitorial Services, Make Ready SmartRent.com Inc. Chelsea Wolff 17550 N. Perimeter Drive #200 Scottsdale, AZ 85255 844-479-1555 Ancillary Revenue Providers, SMART Technology Referred by Carol Andrews Turnage & Associates David L. Turnage 23080 Flukinger Road Waller, TX 77484 936-419-6707 Training Consultant, Educational Consultants Winhill Advisors Lacie Lugo 2418 Richton St. Houston, TX 77098 832-535-9489 Real Estate Referred by Shera Lehman

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Index of Advertisers By CATEGORY A/C Supplies

Glass – Plate, Window, Etc.

Security Control Equipment/Systems

Century A/C Supply . . . . . . . . . . . . . . . . . . . . . . . . . .49 281-530-2859 . . . . . . . . . . . . . . . . . .www.centuryac.com

Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .63 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com

SentriForce . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .17 888-671-2202 . . . . . . . . . . . . . . . . .www.sentriforce.com

Answering Service

Insurance

Swimming Pool Service

Apartment Lines . . . . . . . . . . . . . . . . . . . . . . . . . . . . .73 800-583-7769 . . . . . . . . . .www.apartmentlines.com

Harco Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .73 713-681-2500 . . . . . . . . . . . . . . . . . . .www.harco-ins.com

Poolsure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .55 800-858-POOL . . . . . . . . . . . . . . . . .www.poolsure.com

Landscape Contractors

Trash Hauling

Careers

Outdoor Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . .61 713-955-0990 . . . . . .www.outdoorelementstx.com

Waste Management . . . . . . . . . . . . . . . . . . . . . . . . . .63 713-354-5230 . . . . . . . . . . . . . . . . .www.thinkgreen.com

Landmark Management . . . . . . . . . . . . . . . . . . . . .58 713-855-3814 . . . . . . . . . . . . . . . . . . . . .www.LMhomes.net

Texscape Services . . . . . . . . . . . . . . . . . . . . . . . . . . . .41 281-846-3779 . . . . . . . . . .www.texscapeservices.com

Carpet Installation

Laundry Equipment & Supplies

Dixie Carpet Installations . . . . . . . . . . . . . . . . . . . .70 281-261-6334 . . . . . . . . . . . . . . . . .www.dixiecarpet.com

WASH Multifamily Laundry Systems . . . . . . . .48 281-967-9507 . . . . . . . . . . . . . .www.washlaundry.com

Collection Agencies

Locks & Locksmiths

Alexander-Rose Associates Inc. . . . . . . . . . . . . . .71 713-644-4441 . . . . . . . . . . .www.alexanderrose-inc.com

CKI Wholesale Lock Supply . . . . . . . . . . . . . . . . . .63 713-462-0704 . . . . . . . . . . . . . . . . . . . . .www.ckilock.com

On Hold USA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .63 800-755-4142 . . . . . . . . . . . . . . . . .www.onholdusa.com

HAA Products & Services Rental Credit Reporting . . . . . . . . . . . . . . . . . . . . . .33 713-595-0300 . . . . . . . . . . . . . . .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

Electric Contractors Affordable Quality Electric . . . . . . . . . . . . . . . . . . .13 713-695-5992 . . . . . . . . . . . . . . . . .www.acuityelectric.com Brandt Electrical A/C & Heating Services . . . . .31 281-693-3383 . . . . . . . . . . .www.brandtelectrical.com

Johnstone Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . .59 713-803-6231 . . . . . . . . . .www.johnstonesupply.com

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

Energy Providers Ambit Energy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .73 713-489-9365 . . . . . . . . . . . .www.bizenergysaver.com

Paving Contractors

Foundation Repair

Pavement Services . . . . . . . . . . . . . . . . . . . . . . . . . . .58 281-758-8434 . . . . . . . . . . . . . . . . .www.nopothole.com

Church Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14 713-468-8400 . . .www.churchfoundationrepair.com

Personnel Agency ASAP Personnel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71 972-432-6667 . . . . . . . . . . . . . . . . . . . . .www.asapdo.com

General Contractors Camp Construction Services . . . . . . . .Back Cover 713-413-2267 . . . . . . . .www.campconstruction.com Cotton Commercial USA Inc. . . . . . . . . . . . . . . . . .10 877-511-2962 . . . . . . . . . . . . . . . . . . . .www.cottongds.com

Plumbing Contractors AAA Plumbers . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5, 39 713-462-4753 . . . . . . . . . . . . . . . . . .www.aaaplumbers.com

Crestmark Construction Services . . . . . . . . . . . . .1 713-426-6161 . . . . . . . . . . .www.crestmarkservices.com FSI Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25 832-767-1115 . . . . . . . . . . . . .www.fsiconstruction.com

Resident Screening Service

Gemstar Construction & Development . . . . . . .15 281-821-1195 . . . . . .www.gemstarconstruction.com

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

Guardian Construction . . . . . . . . . . . . . . . . . . . . . . .45 832-672-4196 . . . . . . . . . . . .www.guardianconst.com

Resurfacing

MultiFamily Services . . . . . . . . . . . . . . . . . . . . . . . . .67 713-266-9100

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

RENCON . . . . . . . . . . . . . . . . . . . . . .Inside Back Cover 713-666-3636 . . . . . . . . . . . . . . . . . . . . . .www.rencon.com

Screens

www.haaonline.org/rcr

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

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

Or view this issue on your computer, iPad or smartphone at http://issuu.com/haa_abode/docs/abode_july2019.

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MarketLine By BRUCE MCCLENNY, President, ApartmentData.com

HOUSTON

115.0 –

Snapshot 90.2% $1,039/mo. $1.18/sq.ft./mo.

883 sq.ft.

Past 12 Months: 0.0% rental rate growth 10,643 units absorbed

• • •

– 90.0

– 89.0 100.0 – – 88.0

•

Recently Opened (12 months): 46 communities 10,818 units

110.0 –

•

Under Construction: 68 communities 20,051 units

– 87.0 May 19

Apr 19

Feb 19

Mar 19

Jan 19

Dec 18

Nov 18

Oct 18

Sep 18

Aug 18

Jul 18

May 18

Jun 18

Apr 18

History of Effective Rental Rate & Occupancy for All Units

Hottest Submarkets Over the Past Three Months

Concessions

Annualized Rank 1 2 3 4 5

Mar 18

Feb 18

Jan 18

Dec 17

Nov 17

Oct 17

Sep 17

Aug 17

Jul 17

Jun 17

90.0 –

Proposed Construction: 100 communities 29,582 units

Occupancy (%)

Operating Supply: 2,789 communities 653,884 units

Rental Rate (¢/sq.ft./mo.)

Occupancy: Price: Rental Rate: Size:

• • • • • • • • • • • • • • • • • • • •

Submarket Jersey Village/Cypress Almeda/South Main Tomball/Spring Woodlands/Conroe South Katy/Cinco Ranch/Waterside

% of Market Absorbed 12.7% 12.5% 9.9% 20.3% 6.5%

Rental Rate Growth % 2.5% 2.2% 2.0% 1.4% 2.2%

Total Units Class w/Concessions All 285,459 A 74,031 B 115,818 C 84,982 D 10,628

% of Total Units 44% 50% 45% 43% 23%

Average Special -2.9% -4.3% -2.3% -2.2% -1.4%

Citywide Effect -6.5% -8.4% -5.5% -5.2% -5.8%

One Month Free = -8.33%

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

TEXAS

Dallas/Ft. Worth

San Antonio

Austin

Occupancy: Price: Rental Rate: Size:

Occupancy: Price: Rental Rate: Size:

Occupancy: Price: Rental Rate: Size:

91.5% $1,136/mo. $1.30/sq.ft./mo.

875 sq.ft.

91.0% $965/mo. $1.13/sq.ft./mo.

851 sq.ft.

91.9% $1,275/mo. $1.46¢/sq.ft./mo.

874 sq.ft.

Past 12 Months: 1.9% rental rate growth 20,615 units absorbed

Past 12 Months: 3.0% rental rate growth 6,331 units absorbed

Past 12 Months: 2.9% rental rate growth 10,674 units absorbed

Operating Supply: 3,091 communities 727,301 units

Operating Supply: 905 communities 191,943 units

Operating Supply: 990 communities 229,487 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 3.5 million apartment units in Texas, Florida, Georgia, Arizona, North Carolina and Tennessee.

For more information, contact Bruce McClenny at 800-595-8730. © 2019 ApartmentData.com July 2019

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Back Page

with News from around the COMMUNITY

This year, HAA is taking part in the Pasadena “Fill the Bus” School Supply Drive.

Please help us help needy area school children.

Drop off donations to: Houston Apartment Association 4810 Westway Park Blvd.

Houston, Texas 77041 (off the Beltway and Clay Road)

Deadline for donations is July 30 For more information, contact shinkley@haaonline.org.

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Houston Apartment Association 4810 Westway Park Blvd.

Houston, Texas 77041

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