ABODE July 2020 by HAA Publishing

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ABODE Technology THE HOUSTON APARTMENT ASSOCIATION MAGAZINE

For most multifamily industry professionals during the COVID-19 pandemic, technology has been a lifesaver and a business necessity.

www.haaonline.org

July 2020

in the

New

Normal

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CONTENTS July 2020

ON THE COVER

FEATURES & PHOTOS

28 Heightened Crime – How to address onsite car break-ins.

Technology in the New Normal For most multifamily industry professionals during the COVID-19 pandemic, technology has been a lifesaver and a business necessity. Take a closer look at tech for the apartment industry starting on Page 34. Also this month, we continue our coverage of COVID-19 with more useful information for our industry. Cover image © Patchanan Promunat | Dreamstime.com

34 Virtual Tours – Tips on the best way to lease when a prospect’s foot is not in the door. 38 The New Normal – How the new normal could look like in a world of social distancing for multifamily. 42 Wi-Fi 6 – The arrival of the new Wi-Fi 6 is a game changer for apartment communities. 46 Tired of Technology? – Video conferencing fatigue is real. How can you overcome it? 50 The Future is Here – Technologies that offer contactless experiences. 54 Houston Submarket Spotlight – A market report on Houston’s submarkets. 58 Common Area Energy Deduction Rules – How to minimize common area deductions. 62 Green Stormwater Infrastructure – City of Houston offers incentives for developments with green stormwater infrastructure. 72 60 Years – Meet the Houston Apartment Association’s longest serving apartment owner and supplier members. 73 On the Scene – Photos from the reopening of the HAA office and the HAF Education Center.

COLUMNS & MONTHLY UPDATES 7 President’s Corner – Reflecting on the death of George Floyd and how we can do better. 8 Patron of the Month – Meet and support Apartments.com. 9 Legislative Update – An op-ed from HAA Past-President John Ridgway. 11 It’s The Law – The four “Be’s” of COVID-19. 14 Resident Relations – What happens after an employee living onsite is terminated. 16 CDC Update – Here are the most frequently asked questions and answers related to face coverings, provided by OSHA. 20 Calendar – HAA’s schedule of events for the coming months. 24 NAA Update – NMHC Rent Payment Tracker finds 89% of apartment households paid rent as of June 13. 32 Welcome New HAA Members – Meet and welcome some of our newest Houston Apartment Association members. 66 Go-Getters – Membership: Engage! 67 Welcome Mat – A contact list of our newest HAA members. 68 The Ambassador ONE Society – Essential suppliers are grateful. 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.

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

www.haaonline.org

July 2020

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OFFICERS AND ASSOCIATION LEADERSHIP PRODUCT SERVICE COUNCIL OFFICERS JOHN BORIACK President-Elect CLAY HICKS President

TINA CAVACO Vice President at Large

LAURA LESTUS, CAS President The Liberty Group

SCOTT DOUGLAS Vice President at Large

DAVID LINDLEY, CAS Vice President, FSI Construction

STEPHANIE GRAVES Vice President at Large

DEREK DEVRIES, CAS Secretary, Camp Construction Services

SHELLEY WATSON Vice President at Large

CANDIS MOHR, CAS Treasurer, AAA Plumbers

CHRISTY RODRIGUEZ Secretary/Treasurer

HOWARD BOOKSTAFF General Counsel

JACOB KUNATH, CAS Immediate Past President, Century A/C Supply

JEFF HALL Executive VP

BOARD OF DIRECTORS Clay Hicks President Starla Turnbo Immediate Past President Mack Armstrong Jeff Blevins, CAS Jill Bounds, CAM Michelle Bridges, CAS Kyle Brown Joseph Bryson, CAM, IROP John Boriack Tina Cavaco Terri Clifton Michelle Croasmun Derek DeVries, CAS Ian Douglas Scott Douglas Gina Erwin Tamara Foster Israel Garza, CAS Diane Gilbert Monica Gracia Stephanie Graves Ira Gross, CAPS Bryan Head, CAM Melissa Herrera Deborah Holcombe Crystal Jackson, CAM, CAPS Debbie Kelm Jacob Kunath, CAS Barby Lake Laura Lestus, CAS David Lindley, CAS Robert Lopes, NALP, CAM, CAPS Sonia Lopez, CAM, CAPS Betsy Marshall, CAM, CAPS Kristin McLaughlin, CASE Candis Mohr, CAS Carlos Neto Dean O’Kelley, CAS Jenifer Paneral Mark Park, CAS Velissa Parmer Michelle Pawelek Loyal Proffitt Jackie Rhone Christy Rodriguez Kelly Scott Kurt Seidel Kelley Suess Debbie Sulzer

Dana Tucker Shelley Watson Quintina Willis, CAM Tracie Yoder, CAPS DIRECTORS EMERITUS Josh Allen Ken Bohan Gary Blumberg Kathy Clem Jack Dinerstein Jenard Gross Darlene Guidry David Hargrove Alison Hall Larry Hill Stacy Hunt Hap Hunnicutt David Jones Mel Kieke 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 Billy Griffin Manu Gupta Cesar Lima Mary Lawler Patrick Magnuson Bruce McClenny Angelee Kumar Parikh Nikki Sekunda Penny Sprang Theri Tinelli Tony Whitaker GENERAL COUNSEL EMERITUS Joe Bax

HONORARY LIFE MEMBERS Claude Arnold Kenn Brown Tina Cavaco Terri Clifton Kevin Fenn Diane Gilbert Anita Harrison Dwayne Henson Mike Koch Merry Mount Monette Reynolds Sherry Stevenson Kirk Tate Suan Tinsley Sonny Unverzagt Del Walmsley Nancé Wells H.P. Paul Young Jeanne Marie Zublin Dicks PATRON MEMBERS 1961 CSC ServiceWorks 1978 Houston Planned Energy Systems 1979 RentPath 1982 Cotton Commercial USA Inc. 1984 AAA Plumbers 1985 Gemstar Construction Development 1986 Craven Carpet 1987 Dixie Carpet Installations 1994 Camp Construction Services 1997 Apartments.com 1999 FSI Construction Inc. 2006 Lowe’s Pro - MSH

PRODUCT SERVICE COUNCIL MEMBERS Liz Levins, CAS, Marivel Bownds, Rasa Floors CAS, Valet Living Tracey Moore, CAS, Dixie Caldwell, Flooring Warehouse CAS, ControlByNet Cloud Karen Nelsen, CAS & Management Video ALN Apartment Surveillance Solutions Data Shaun Callaway, CAS, Matthew Nunn, CAS, Earthworks Camp Construction Peggy Charles, CASE, Services Fidus Construction Doug Oehl, CAS. Services Flooring Warehouse Neal Conant, CAS, Joseph Rodriguez, Gemstar CAS, The Urban Construction Foresters Development Nikki Sekunda, CAS, Sean Cunningham, The Liberty Group CAS, Flooring Blaise Spitaleri, CAS, Warehouse Gemstar Deborah DeRouen, Construction CAS, Designs By Development Holmes Blake Subinsky, CAS, Clark Gregg, CASE, HD Supply Fidus Construction Mat Tilley, CAS, Dan James, CAS, WeDoTrash Redevelopment Alan Young, CAS, Services Dixie Carpet Debra Knight, CAS, Installations Fidus Construction Services Stephanie Krop, CASE, Poolsure

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JULY 2020 I VOLUME 43, 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 Managing 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 RAGIN, CMP lragin@haaonline.org Director of Rental Credit Reporting TINA DEFIORE tdefiore@haaonline.org Assistant Vice President – Outreach LAUREN TURNER, CAE, CMP lturner@haaonline.org Public Affairs Manager 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 . . . . . . . . . . . . . . . . . . . . . .CLAY HICKS . . . . . . . . . . . . . . . . .JEFF HALL Program & Budget . . . . . . . . . . . .JOHN BORIACK . . . . . . . . . . . . .JEFF HALL Nominating . . . . . . . . . . . . . . . . . . .STARLA TURNBO . . . . . . . . . . .JEFF HALL Ethics . . . . . . . . . . . . . . . . . . . . . . . . . .MICHELLE PAWELEK . . . . . . .JEFF HALL Investment . . . . . . . . . . . . . . . . . . . .CHRISTY RODRIGUEZ . . . . . .JEFF HALL Fair Housing . . . . . . . . . . . . . . . . . . .MACK ARMSTRONG . . . . . . .JEFF HALL By-Laws . . . . . . . . . . . . . . . . . . . . . . . .KYLE BROWN . . . . . . . . . . . . . . .JEFF HALL Past Presidents Council . . . . . . .KATHY CLEM . . . . . . . . . . . . . . . .JEFF HALL Leadership Development . . . . .ALISON HALL . . . . . . . . . . . . . . . .SUSAN HINKLEY Product Service Council . . . . . . .LAURA LESTUS . . . . . . . . . . . . . .SUSAN HINKLEY Community Outreach . . . . . . . .TRACIE YODER . . . . . . . . . . . . . .SUSAN HINKLEY Legislative . . . . . . . . . . . . . . . . . . . . .JOHN BORIACK . . . . . . . . . . . . .ANDY TEAS HAA Political Action Committee . . . . . . . . . . . . . . . . . . . .STACY HUNT . . . . . . . . . . . . . . . .ANDY TEAS Multifamily Fire Safety Alliance . . . . . . . . . . . . . . . . . . . . . . . . .JOHN BORIACK . . . . . . . . . . . . .ANDY TEAS Developers . . . . . . . . . . . . . . . . . . . . .TODD TRIGGS . . . . . . . . . . . . . . .ANDY TEAS Membership . . . . . . . . . . . . . . . . . .TERRI CLIFTON . . . . . . . . . . . . .AMANDA SHERBONDY Ambassador ONE Society . . . .MARIVEL BOWNDS/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .RYAN WEIS . . . . . . . . . . . . . . . . . .AMANDA SHERBONDY 2020 Expo . . . . . . . . . . . . . . . . . . . . .DAVID LINDLEY . . . . . . . . . . . . .AMANDA SHERBONDY Independent Rental Owners . .STEPHANIE BRYSON . . . . . . .AMANDA SHERBONDY Education Advisory Council . . .MONICA GRACIA/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .BETSY MARSHALL . . . . . . . . . .EMILY HILTON Career/Community Development . . . . . . . . . . . . . . . . . .PENNY SPRANG . . . . . . . . . . . .EMILY HILTON NEXT . . . . . . . . . . . . . . . . . . . . . . . . . . .PATRICK MAGNUSON/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .NIKKI SEKUNDA . . . . . . . . . . . .EMILY HILTON Strategic Outreach . . . . . . . . . . . .CHRISTY RODRIGUEZ . . . . . .LAUREN TURNER Century Club . . . . . . . . . . . . . . . . . . .CANDIS MOHR . . . . . . . . . . . . . .ALPA PATEL PAC Fundraising . . . . . . . . . . . . . .GARY BLUMBERG . . . . . . . . . .ALPA PATEL Golf . . . . . . . . . . . . . . . . . . . . . . . . . . . .MARK PARK . . . . . . . . . . . . . . . .ALPA PATEL Communications . . . . . . . . . . . . .NORMA ALVEAR/ . . . . . . . . . . .ALPA PATEL/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .MARILYN ROMERO . . . . . . . . .LAUREN WOLFSON HAF Fundraiser . . . . . . . . . . . . . . . .DEBBIE ANDREOZZI/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .MARK PARK . . . . . . . . . . . . . . . .LAUREN WOLFSON Resident Relations Appeals . . .DARLENE GUIDRY . . . . . . . . . .MATILDE LUNA Resident Relations A . . . . . . . . . .BEVERLY NORRIS . . . . . . . . . . .MATILDE LUNA Resident Relations B . . . . . . . . . .KEVIN HARTMAN . . . . . . . . . . .MATILDE LUNA Property Awards . . . . . . . . . . . . . .SUSAN DEAR/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .CRYSTAL JACKSON . . . . . . . .TINA DEFIORE IT Task Force . . . . . . . . . . . . . . . . . . .JOE BRYSON . . . . . . . . . . . . . . . .ART EIDMAN

Do you need to find a product or service for your property on the go? The Buyer’s Guide is online! Simply search for a member by name or category to find the most up-to-date HAA supplier member listings. You can contact the companies directly or use our “Request for Information” tool. It's quick and easy!

www.haabuyersguide.com

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 2020, VOLUME 43, 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 © 2020 by HAA. Periodicals Postage Paid at Houston, Texas. POSTMASTER: Send address changes to ABODE, 4810 Westway Park Blvd., Houston, Texas 77041.

www.haaonline.org

July 2020

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SPONSOR MEMBERS These companies have generously supported the Houston Apartment Association with their sponsor membership. Please give them careful consideration, whenever possible, in your business. 3 Men Movers A + Infinity Blue Outdoors, LLC A Homestead Specialist LLC A-Affordable Roofing Co AAA Staffing Ltd AAA Texas AAdvantage Laundry Systems ABC Supply Co Inc Absolute Construction LLC Accent Sign & Awning Co ACM Contractors of Texas ACT Security Group Action Towing, Inc Action Window Coverings Inc ACTIV Answer by Audio Images ACUTRAQ Background Screening, Adobe Floors Inc Advance LED Solution Adventure Playground Systems Aftermath Services Ages Consulting, LLC dba Alternative Green Energy Solutions Alcaraz Lawn Care Alexander-Rose Associates Inc All About Doody Pet Solutions All American Mailboxes of Houston Inc Allegion The Allshouse Group LLC ALN Apartment Data Inc AM Conservation Group AmCap Insurance America Outdoor Furniture American Fire Systems AmRent Anchor Roofing Inc Andrews Myers PC Apartment Life Inc Apartment Lines ApartmentData.com AppFolio Arbor Contract Carpet Inc ARC Solutions Archcon Arizona Tile ASAP Personnel Inc ASAP Steamers Carpet Cleaning Asphalt Maintenance Inc Atom4 Security Camera & Electronics August & Suttles Contractors B&G Construction Bath Fitter Belfor Property Restoration Believe, Achieve and Conquer LLC Bell’s Laundries Benefits 4 Rent BGE/Brown & Gay Engineers Inc Bio-One Houston South BioTechs Crime & Trauma Scene Cleaning BMI Brady Chapman Holland & Assoc Brannan Designs LLC Architecture & Interior Design BSI CAD Restoration Services LLC Cameras Onsite Cano Electric Inc Cantrell McCulloch Inc Carradine Valet CashFlow Pros LLC Centex Construction Century A/C Supply Certified Termite and Pest Control

Chadwell Supply Cinch – Cabinet Refacing Kits Citi Fence & Concrete Classic Same Day Blinds Classic Touch Painting Classic Towing Comcast Construction ECO Services Continental Adjusters Inc Contractors Inc ControlByNet Cloud CoreLogic Rental Property Solutions CORT Furniture Cougar USA CRE Business Solutions LLC CSI LED & Hardware Cypress Landscaping & Irrigation D.A.M. Remodeling Group Dal-Tile Corporation DeNyse Companies Designs by Holmes DNM Contracting Inc DoodyCalls Dooley Tackaberry, Inc Door Clearance Center Ecolo Environmental Inc Electric Eel Mfg Embark Services EnviroSmart Multifamily Pest Solutions Epic Air Conditioning Everest Siding and Windows Expertz Construction & Renovation LLC Fantastic Floors Featherston Sign Partners Fidus Construction Services Finish Factory Inc First Responders Cleaning & Decon Flavor Finish Resurfacing Floodproofing.com Frost Insurance Agency FTK Construction Services Fun Abounds Gambit Construction Gateman Inc General Recon, LLC Giordano Construction Inc Go-Staff Inc Granite Surfaces of Texas Great American Business Products Green City Security LLC Green Garbology GT Security Solutions LLC Guardian Chimney Sweep Guardian Gutters H.S. Services Halo Doors Inc HARCO Insurance Services Heritage Construction Co Higginbotham Hillco Building Service Hive Technology Hoover Slovacek LLP Howitzer Building Engineers Inc Hurtado Roofing & Construction IGD Plumbing LLC Imperial Hospitality and Security Services Inc In Service Security LLC Infinite Energy Inc Infinity Power Partners Interior Logic Group Property Services IronEdge Group

ITWS LLC J and B Carpet Services J National JAK Environmental, LLC DBA: Legacy Power Washing & Graffiti Removal Johnstone Supply Jonah Digital Agency Kastle Systems Kathy Andrews Interiors Kerely Towing Solutions King's Granite and Marble Knight Restoration Services LP KONE The Lane Law Firm Leah McVeigh Design and Consulting Ledge Lounger Lexington Group International The Liberty Group Liquid Waste Solutions Lithotech Printed Products/ Forms Center Lopez Carpet Care & Painting LP Building Solutions: LouisianaPacific Corporation LSR Multifamily Maldonado Nursery & Landscaping Inc Marvin F Poer & Company Masonry Solutions Inc Matrix Construction Services Max Digital Printing McKenzie Drake Corporate Housing McMahan's Flooring Inc Merricks Company Moen Inc Morris Contracting Moveforfree.com Inc MPS Direct Mueller Water Conditioning Inc MX2 Commercial Paving Nations Roof Houston LLC Nationwide Eviction Norman Construction Northwest Construction Group Notifii LLC O’Conor, Mason & Bone PC On Site Towing LLC On-Site Propety Services One Hour Air Conditioning & Heating Onesource Moving Onyx Restoration LLC Opiniion Outdoor Elements Pace Mechanical Services LLC Parking Management Company/ PMC Towing Pathfinder Insurance Group Paul Davis Restoration North Houston PCS Creative Surface Penco Access Control PERQ LLC Phoenix Roofing & Construction Platinum Enterprises LLC The Playwell Group Inc Pool Knights Pool Works LLC Property Services Pura Flo Corporation Quatro Tax LLC Quick Roofing RAM Construction Ram Jack Foundation Solutions RCPS of Texas

Redevelopment Services Reliable Roofing Reliant RENCON Rent Debt Automated Collections RentSense, LLC Resto Medic RG Miller Engineers Roto-Rooter Services Co Royal Painting & Remodeling LLC Saifee Signs & Graphics Saint Clair & Sons Inc SEAL Security Solutions LLC Secure Insurance Service Master by Century Sherwin Williams Company Sign-Ups & Banners Signal 88 Security Signal 88 Security of The Woodlands & East Houston Slime Busters Inc Smart Water Valve SOS-ASAP Softwashing Sparkle Wash Pressure Washing Storm Maintenance & Monitoring Strata Roofing and Construction Streamline Construction Houston LLC Structural Concrete Systems, LLC Surface Designers Remodeling Surface Experts League City Swadley Roof Systems LLC Swain & Baldwin Insurance & Risk Management Texas Apartment Pool Services Texas Concrete Professional Company Texas Crime Prevention Agency Texas Engineered Roofing & General Contracting Texas Landscape Group LLC Texas Management Group LLC Texas Southwest Floors Inc Texas Steam - Laars Heating Systems Tidal Renovations LLC Total Safety Security Services, LLC Tropical Roofing Products TXU Energy Multifamily Services United Protective Services US Multifamily LLC USA Patrol Division Valet Living Vima Decor W Partnership WASH Multifamily Laundry Systems Waterproof Solutions Wayfinder Tax Relief LLC WCA Waste Corporation Webb Pest Control WellKept Whitmans Contracting and Roofing Wickley Interactive Wildlife Removal Experts LLC Willbanks & Associates Inc Wilsonart Winhill Advisors YottaReal Zillow Rentals

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Letter from the President

By CLAY HICKS, 2020 HAA President

Written to the Houston Apartment Association membership on June 5, 2020. This week has been hard. There have been terrible incidents occurring around the country that are tragic and heartbreaking. These incidents have stopped me in my tracks and make me reflect on myself as a leader of our company, this association and my family. As we all reflect upon the tragic death of Houston native George Floyd, we must each search for ways to build a stronger and unified tomorrow. Our country is in a fragile state right now and we need to figure out a way to make it better. I believe these last few months will be a moment in history none of us will ever forget, and I hope it’s also one we look back on as a defining moment for the Houston Apartment Association. Coping with a worldwide pandemic that brought our city to a halt, while also doing our best to manage our apartment communities and companies through a national economic downturn in a city that has the additional layer of an oil and gas crisis. Now this week, racism and social unrest has challenged us all to stop and ask if we are doing everything we can to create a truly inclusive and mutually respectful environment for all. Our association and the apartment industry have a unique opportunity right now. With an estimated one million Houstonians living in HAA-member apartments across the city and HAA members operating more than 3,000 apartment communities, we have an opportunity to educate and address mutual respect for all Houstonians. Houston is one of the most diverse cities in the United States − and we are an industry and an association made up of incredible people of every race, religion and background. I believe our diversity is one of our greatest assets and now is the time to use that strength to help each other. I don’t know what the future looks like or honestly even how to overcome this huge challenge, but I do know YOU. I know the people in this association who make us great. I know we rise to every challenge together, just as we have already over the last three months. I want your help. WE need your help. So, I am asking each of you to ask yourself what you can do to promote meaningful change. Whatever role you play in your company or this association, how can you help? We each have individual platforms to help employees, residents, communities, companies and our association overcome the challenges we face. I hope this is the start of a larger discussion that leads us to meaningful change and mutual respect for all. I’m ready for that discussion and I hope you are too because I’m going to be calling and emailing you to talk through this, to talk about what it means for our association and to ask you for help. I’ll say it again, we need your help. Don’t look away. Together we are one. We are multifamily strong, and I believe we can start making meaningful change together.

www.haaonline.org

July 2020

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Houston Planned Energy Systems

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

HAA Member since 1997

Cotton Commercial USA Inc.

Gemstar Construction Development Inc.

HAA Member since 1982

Loweâ&#x20AC;&#x2122;s Pro - MSH

HAA Member since 2006

CSC ServiceWorks

HAA Member since 1961

Craven Carpet

HAA Member since 1986

Camp Construction Services

HAA Member since 1994

July Patron of the Month

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July 2020

Apartments.com

HAA Member since 1978

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 John Ridgway, CPM, Celtic Realty Advisors LLC, Guest Contributor

LET'S WORK TOGETHER TO PROVIDE HOUSING An op-ed from HAA Past-President John Ridgway

HAA Past-President John Ridgway submitted this op-ed article to the Houston Chronicle in late May as a response to a series of negative articles and editorials. The Chronicle didn’t print it, so we thought we would share it with you here.

SINCE THE BEGINNING of the pandemic, the Houston Chronicle has run a series of editorials from their own editorial board and from advocacy groups criticizing Houston’s housing providers for charging money to provide housing. An April editorial from local activists called for suspending rent “throughout the pandemic.” Earlier in May, two University of Texas professors argued for a four-month statewide eviction moratorium. The lead editorial published on May 22 called on area judges not to set eviction cases for trial, conceding that while landlords and renters deserve justice, “this is not business as usual.” I never thought I would need to explain this, but it costs money to provide housing. The enormous cost of purchasing land and building an apartment community is generally amortized over time through a mortgage loan, paid back with rental income. Rent covers insurance premiums that protect owners from a variety of unforeseen damages. Rent goes to pay the property taxes that fund local schools, and which makes it possible for Houston and Harris County to pay law enforcement officers and firefighters. Rent pays for gas, water and electricity, and to provide trash collection, hot water and air conditioning. Tens of thousands of people work in the apartment industry, including the maintenance workers that keep everything in your apartment working properly. They deserve to be paid. My properties have waived over $60,000 in late fees since April 1 (as of the end of May) www.haaonline.org

and this number continues to grow daily. We proactively sought out and assisted our residents to sign up for the recent City of Houston rental assistance program, we have arranged for and distributed almost 30,000 meals and snacks to our residents through the Houston Food Bank. We have developed a working team internally to coordinate with residents and assist them in applying for rent assistance that is available and have implemented personal payment plans for each resident with an agreement that they pay us when they receive their unemployment or stimulus check without incurring late fees. We have helped residents file for unemployment as well as check on the status of their stimulus checks. I am not alone in this. Most owners are doing similar things to keep residents in their homes. Our country has a food insecurity problem. With more food than any nation in the world, we still have children who go to bed hungry. Houston policymakers and citizens grapple with this problem and generally ask the right questions. How can we make the Houston Food Bank – already the best in the world – even better? How do we expand our network of neighborhood food pantries to get food more effectively to families in need? How do we expand our free and reduced-cost lunch program in public schools? How do we get more families signed up for SNAP, and expand the eligibility to give more families access? What you don’t hear, ever, are calls to require grocery stores to continue to provide groceries directly from their store shelves to those unable or unwilling to pay. Yet, somehow, the idea that housing providers should be prevented from taking action to collect delinquent rent while being required to continue to provide services is presented as a reasonable policy option.

Most of our residents have paid their April and May rent. Most of those that are currently delinquent want to pay and we are working diligently to help them stay in their home. However, there are a growing number of residents who are just refusing to pay rent as they realize there are no immediate consequences to not paying as a result of various eviction moratoriums and court closings. The long-term answer is to reopen safely and to rebuild a strong economy with good jobs combined with a hard look at the government-driven cost increases that have raised housing expenses faster than wages year after year. The short-term answer is to provide rental assistance to help people pay rent. Houston funded $15 million in rental assistance this month, and Harris County is preparing to provide $30 million in direct aid, some of which will certainly be used to pay for housing. The problem with an eviction moratorium is that it will end. The longer the moratorium, the longer residents can go without paying rent. When it ends, many residents will owe so much past due rent they will have no chance of catching up – resulting in not only evictions but a court judgement for back rent that will cause lasting damage to the people who can least afford it. Instead of pretending housing can be free, let’s work together to help pay for it. John Ridgway, CPM, is an apartment owner and past president of the Houston Apartment Association. 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. July 2020

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It’s the Law

By HOWARD BOOKSTAFF, Hoover Slovacek LLP , HAA General Counsel

THE FOUR “BE’S” OF COVID-19 Be flexible, be informed, be ready and be vigilant.

WELCOME TO 2020! Who would have thought that we would be where we are? It turns out, at least during the first half of 2020, the most important thoughts in our minds have been social distancing (Who even knew what that was?), good hygiene (I thought I had it until 2020!) and environmental cleanliness and sanitation (What?). Along with air to breathe and water to drink, the most valuable things in our lives have become paper towels, toilet paper, hand sanitizer, disinfecting wipes and face masks. Unfortunately, the pandemic looks like it’s going to be here for several more months. So, how do we continue to deal with these new concepts, issues and situations? Legally speaking, some main concerns have surrounded evictions and reopenings. You might consider these as rules to live by during the rest of 2020: Be Flexible! The one thing that seems to be consistent throughout the pandemic is that things always change. It is important that you remain flexible (and patient). Evictions. The eviction process in Texas was developed over a period of several decades. Changes could only occur during a legislative session or when the Texas Supreme Court took action, which involved a long, tedious and negotiated process. Not during COVID-19! In a matter of three months, the eviction process has changed no less than six times. Consider the following: • March 19, 2020: The Texas Supreme Court issues the fourth emergency order, which provides that there will be no eviction trials until after April 19, 2020. • March 27, 2020: The CARES Act is signed www.haaonline.org

into law, which creates an evicThe one thing that seems to be consistent tion moratorium for certain properties until July 25, 2020. throughout the pandemic is that things always • April 6, 2020: The Texas change. It is important that you remain flexible Supreme Court issues the (and patient). ninth emergency order, which provides that there will be no • March 15, 2020: The CDC said we should evictions trials until after April 30, 2020. not have gatherings larger than 250 people • April 27, 2020: The Texas Supreme Court and that the virus spread when within 6 feet issues the 12th emergency order, which proof another person. vides that there will be no evictions trial until • March 19, 2020: The governor said that after May 18, 2020. we should avoid gatherings of more than 10 • May 14, 2020: The Texas Supreme Court people and that we couldn’t eat or drink at issues the 15th emergency order, which probars, restaurants and food courts or visit vides that you will need to make a CARES Act gyms through April 3, 2020. statement in eviction petitions (even for evic• March 19, 2020: The Texas Commissioner tions filed before the Texas Supreme Court’s order was issued). of Department of State Health Services told • May 26, 2020: The Texas Supreme Court us to wash our hands often and for 20 secissues the seventeenth emergency order, onds. which provides that all courts may suspend • March 24, 2020: The Harris County judge deadlines (including trial deadlines) until issued the “Stay Home, Work Safe” order, Sept. 30, 2020 and that no jury trials will be which prohibited gatherings and told everyheld prior to Aug. 1, 2020. one to stay at home unless they are obtaining Reopening. Wow! Who would have or performing essential services. thought that for two months we would all be • March 31, 2020: The governor said we put in a “timeout” and told to stay home – by should avoid eating or drinking at bars, our government? And for the most part, peorestaurants and food courts or visiting gyms ple complied! It has been frustrating not and other businesses through April 30, 2020 being able to go to the movies, restaurants and that schools were closed until May 4, and bars. Not to mention, work! 2020. Our apartment communities have drasti• April 3, 2020: The Harris County judge excally changed over the past three months. tended the “Stay Home, Work Safe” order Common areas and amenities were either through April 30, 2020. closed or restricted access to only a few peo• April 17, 2020: The governor reopened ple. You have had to deal with residents testlimited retail services. ing positive, performing emergency • April 27, 2020: The governor reopened maintenance and questions about rent. several types of businesses effective May 1, Consider the following changes to our re2020 at up to 25% capacity. opening process: • May 5, 2020: The governor reopened July 2020

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Reopening. Wow! Who would have thought that for two months we would all be put in a “timeout” and told to stay home – by our government? And for the most part, people complied! It has been frustrating not being able to go to the movies, restaurants and bars. Not to mention, work!

swimming pools effective May 8, 2020 and gyms and exercise facilities and classes effective May 18, 2020 (both at 25% capacity). • May 18, 2020: The governor restarted professional basketball, baseball and football without spectators. • June 3, 2020: The governor reopened establishments (including swimming pools at no more than 50% of normal operating limits). • June 11, 2020: The Harris County judge

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announced a new color-coded and numbered system to inform residents regarding the levels of risk from COVID-19. The current level on the date the system came out was “Level 2,” which meant “Significant Uncontrolled Community Transmission.”

Be Informed! Because things are constantly changing, it is imperative that you stay informed as to what is going on. With respect to evictions, you should be informed about: • The CARES Act. Since the CARES Act dictates when you give a notice to vacate and whether you can go forward with an eviction, the first thing you need to know before sending a notice to vacate is whether your property is subject to the CARES Act and whether

your case is subject to the eviction moratorium under the CARES Act. • Supreme Court Orders. Fortunately, at the time of the writing this article, evictions have resumed. However, before going through with an eviction, you need to know what the Texas Supreme Court is requiring in eviction pleadings and whether there are any types of trials (such as jury trials) that may not be able to be conducted during the pandemic period. • Justice Court Operations and Practices. What rules does the court you file in have regarding operations during the pandemic period? Will the court hearings be in-person or virtual? If virtual, what technology will be used? If you have to go to court, how will social distancing be practiced? Do you have to wear a face mask? You need to know these and similar issues before you can proceed with your eviction. / See Law, Page 15

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Resident Relations from the RESIDENT RELATIONS COMMITTEE

TERMINATED

What happens after an employee living onsite is terminated and asked to move out. A RESIDENT FILED a complaint with

the Houston Apartment Association to dispute charges at move-out. In her complaint, the resident expressed that she felt she was unfairly charged for pet damages and a total balance of $1,582.55. Management responded to HAA and that response was forwarded to the resident. The resident, a former employee, was provided with a three-day notice to vacate 48 hours after she was terminated as an employee, per the special provision in the lease. Because she was an employee living onsite, the application fee, the security deposit and the pet deposit were waived. The resident paid a $150 pet fee, which was applied to the final account.

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Enclosed in management’s response were copies of the application, the lease, the final account statement and all invoices. The resident was charged for remaining utilities, pet odor removal of $514, vinyl flooring repairs and Kilz to cover pet urine stains. Management stated that the pet and urine odor were extremely powerful. According to management, they paid for an ozone treatment that was not billed to the resident in an attempt to remove the odor. The vinyl replacement was another effort to remove the strong urine odor. Management felt the resident was charged accordingly. The committee decided in favor of management with an adjustment. The committee

July 2020

determined the $514.19 for pet odor removal was excessive. The committee reduced the pet odor removal by $325. After the adjustment made, the resident owes the property $1,257.55. If the resident is not satisfied with the outcome of her case, she may pursue this complaint in small claims court. If you are a manager with a resident relations issue, call HAA at 713-595-0300 for direct assistance. Renters can call HAA to speak to a trained consultant Wednesdays from 9 a.m. to 1 p.m., and Thursdays and Fridays from 9 a.m. to 1 p.m. and 2 p.m. to 4 p.m. I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

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

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

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Law, continued from Page 12 • Local orders that may affect the eviction process. Various counties and cities have either issued orders or made requests that justices of the peace delay or postpone eviction proceedings. Are there any local orders, ordinances or requests that may affect your ability to go forward? With respect to reopening, you should know: • What is allowed under the current governor order or any local order with respect to occupancy limitations? • Are there any use restrictions established by state or local order? • What standard health protocols are required for the type of common area or amenity that you have reopened or will reopen? Be Ready! With respect to evictions: • Do you know what forms to use and when? • If you are going forward with an eviction, do you know how to comply with the Texas Supreme Court’s requirement to state that the premises are not subject to the eviction moratorium pursuant to Section 4024 of the CARES Act? • If you are a property subject to the eviction moratorium under the CARES Act, are you doing everything you can to inform residents of their continued (and unchanged) obligation to pay rent and work with residents to avoid an eviction once you are able to give a notice to vacate and file an eviction? With respect to reopening: • Are you prepared to require residents to implement social distancing? • Are you prepared to allow residents to practice good hygiene? • Are you prepared to do what you need to do to be sure that commonly touched surfaces are regularly cleaned and sanitized? • Have you trained maintenance personnel to maintain reopened facilities? • Do you have supplies needed to maintain reopened facilities? • Have you adopted rules that you are ready to implement and enforce? Be Vigilant! Under the best forecasts, the virus will be here for several months. Even though evictions have resumed and common areas and amenities are reopening, COVID-19 is still here. Do not be fooled into a false sense of security! Always keep in mind the pursuit of the key concepts of social distancing, good hygiene and environmental cleanliness and sanitation. These concepts should steer any policies you have or will develop to address COVID-19 issues and situations. We are all in a “new normal.” By being flexible, informed, ready and vigilant you should be able to navigate whatever comes your way with respect to COVID-19. Good luck!

Want more “It’s the Law?” Want to see current and previous issues of ABODE online? Visit

http://issuu.com/haa_abode.

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July 2020

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COVID-19 Update from the Centers for Disease Control and Prevention

COVID-19 FREQUENTLY ASKED QUESTIONS Here are the most frequently asked questions and answers related to face coverings, provided by OSHA.

THIS INFORMATION IS provided by the Occupational Safety and Health Administration (OSHA) with guidance from the CDC. Topic: Cloth Face Coverings

Cloth face coverings: • May be commercially produced or improvised (i.e., homemade) garments, scarves, bandanas, or items made from t-shirts or other fabrics. • Are worn in public over the nose and mouth to contain the wearer's potentially infectious respiratory droplets produced when an infected person coughs, sneezes, or talks and to limit the spread of SARS-CoV-2, the virus that causes Coronavirus Disease 2019 (COVID-19), to others. • Are not considered personal protective equipment (PPE). • Will not protect the wearer against airborne transmissible infectious agents due to loose fit and lack of seal or inadequate filtration. • Are not appropriate substitutes for PPE such as respirators (e.g., N95 respirators) or medical face masks (e.g., surgical masks) in workplaces where respirators or face masks are recommended or required to protect the wearer. • May be used by almost any worker, although those who have trouble breathing or are otherwise unable to put on or remove a mask without assistance should not wear one. • May be disposable or reusable after proper washing (https://www.cdc.gov/coronavirus/2019-ncov/prevent-getting-sick/howto-wash-cloth-face-coverings.html).

Image © Martinmark | Dreamstime.com

What are the key differences between cloth face coverings, surgical masks and respirators?

/ See Face Coverings, Page 18

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Face Coverings, continued from Page 16 Surgical masks: • Are typically cleared by the U.S. Food and Drug Administration as medical devices (though not all devices that look like surgical masks are actually medicalgrade, cleared devices). • Are used to protect workers against splashes and sprays (i.e., droplets) containing potentially infectious materials. In this capacity, surgical masks are considered PPE. Under OSHA's PPE standard (29 CFR 1910.132), employers must provide any necessary PPE at no-cost to workers.1 • May also be worn to contain the wearer's respiratory droplets (e.g., healthcare workers, such as surgeons, wear them to avoid contaminating surgical sites, and dentists and dental hygienists wear them to protect patients). • Should be placed on sick individuals to prevent the transmission of respiratory infections that spread by large droplets. • Will not protect the wearer against airborne transmissible infectious agents due to loose fit and lack of seal or inadequate filtration. • May be used by almost anyone. • Should be properly disposed of after use.

better) and, other than for loose-fitting powered, air purifying respirators (PAPRs), tight fit (to prevent air leaks). - Require proper training, fit testing, availability of appropriate medical evaluations and monitoring, cleaning, and oversight by a knowledgeable staff member. - OSHA has temporarily exercised its enforcement discretion concerning annual fit testing requirements in the Respiratory Protection standard (29 CFR 1910.134), as long as employers have made good-faith efforts to comply with the requirements of the standard and to follow the steps outlined in the March 14, 2020, and April 8, 2020, memoranda (as applicable to their industry). - When necessary to protect workers, require a respiratory protection program that is compliant with OSHA's Respiratory Protection standard (29 CFR 1910.134). OSHA consultation staff can assist with understanding respiratory protection requirements. - FFRs may be used voluntarily, if permitted by the employer. If an employer permits voluntary use of FFRs, employees must receive the information contained in Appendix D of OSHA's Respiratory Protection standard (29 CFR 1910.134).

Respirators (e.g., filtering facepieces): • Are used to prevent workers from inhaling small particles, including airborne transmissible or aerosolized infectious agents. • Must be provided and used in accordance with OSHA's Respiratory Protection standard (29 CFR 1910.134) https://www.osha.gov/laws-regs/regulations/standardnumber/1910/1910.134. - Must be certified by the National Institute for Occupational Safety and Health (NIOSH). - OSHA has temporarily exercised its enforcement discretion concerning supply shortages of disposable filtering facepiece respirators (FFRs), including as it relates to their extended use or reuse, use beyond their manufacturer's recommended shelf life, use of equipment from certain other countries and jurisdictions, and decontamination. - Need proper filter material (e.g., N95 or

Are employers required to provide cloth face coverings to workers? Cloth face coverings are not considered personal protective equipment (PPE) and are not intended to be used when workers need PPE for protection against exposure to occupational hazards. As such, OSHA's PPE standards do not require employers to provide them. • The General Duty Clause, Section 5(a)(1) of the Occupational Safety and Health Act, requires each employer to furnish to each of his employees employment and a place of employment which are free from recognized hazards that are causing or are likely to cause death or serious physical harm. Control measures may include a combination of engineering and administrative controls, safe work practices like social distancing, and PPE. • However, employers may choose to ensure that cloth face coverings are worn as a feasible means of abatement in a control plan

designed to address hazards from SARS-CoV2, the virus that causes COVID-19. Employers may choose to use cloth face coverings as a means of source control, such as because of transmission risk that cannot be controlled through engineering or administrative controls, including social distancing. Should workers wear cloth face coverings while at work, in accordance with the Centers for Disease Control and Prevention recommendation for all people to do so when in public? OSHA generally recommends that employers encourage workers to wear face coverings at work. Face coverings are intended to prevent wearers who have Coronavirus Disease 2019 (COVID-19) without knowing it (i.e., those who are asymptomatic or pre-symptomatic) from spreading potentially infectious respiratory droplets to others. This is known as source control. Consistent with the Centers for Disease Control and Prevention (CDC) recommendation for all people to wear cloth face coverings when in public and around other people, wearing cloth face coverings, if appropriate for the work environment and job tasks, conserves other types of personal protective equipment (PPE), such as surgical masks, for healthcare settings where such equipment is needed most. Employers have the discretion to determine whether to allow employees to wear cloth face coverings in the workplace based on the specific circumstances present at the work site. For some workers, employers may determine that wearing cloth face coverings presents or exacerbates a hazard. For example, cloth face coverings could become contaminated with chemicals used in the work environment, causing workers to inhale the chemicals that collect on the face covering. Over the duration of a work shift, cloth face coverings might also become damp (from workers breathing) or collect infectious material from the work environment (e.g., droplets of other peoples' infectious respiratory secretions). Workers / See Face Coverings, Page 53

1 If surgical masks are being used only as source control—not to protect workers against splashes and sprays (i.e., droplets) containing potentially infectious materials—OSHA's PPE standards do not require employers to provide them to workers. However, the General Duty Clause, Section 5(a)(1) of the Occupational Safety and Health Act, requires each employer to furnish to each of his employees employment and a place of employment which are free from recognized hazards that are causing or are likely to cause death or serious physical harm. Control measures may include a combination of engineering and administrative controls, including safe work practices like social distancing. Choosing to ensure use of surgical masks for source control may constitute a feasible means of abatement as part of a control plan designed to address hazards from SARS-CoV-2, the virus that causes COVID-19.

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Do you need help navigating recent operational challenges? The Houston Apartment Association’s new micro-webinar series called “Expert Exchange” will feature industry experts who will answer the top questions concerning current and pressing topics. These carefully curated sessions will offer guidance that you can apply right now. These bite-size learning sessions are free to all HAA members. You can join via Zoom, Facebook Live or YouTube. Join the HAA Facebook group page and subscribe to our YouTube channel HAATV to get notices of new content. Check your emails and social media for July’s session schedule.

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Calendar HAA Education, Events and Meetings SCHEDULE

As of press time, dates and locations are tentative. Please see www.haaonline.org for the most up-todate information. Social distancing and masks will be required for in-person meetings.

JULY 1 New Supplier Member Orientation Tentative: Wednesday, July 1 3 p.m. TBA All new supplier members welcome. Contact Amanda at asherbondy@haaonline.org for details. Ambassador ONE Society Meeting Tentative: Wednesday, July 1 4 p.m. to 5:30 p.m. TBA Contact Amanda at asherbondy@haaonline.org for details.

3 Independence Day Friday, July 3 3 p.m. HAA will be closed in observance of the July 4th holiday.

7 Expert Exchange LIVE Series Tuesday, July 7 Noon Zoom and Facebook Live Do you need help navigating recent operational challenges? The Houston Apartment Association’s new series called “Expert Exchange” will feature industry experts who will answer the top questions concerning current and pressing topics. These carefully curated sessions will offer guidance that you can use right now. Topic: TBD

8 Certified Pool Operator Course (two days) Wednesday, July 8 8:30 a.m. to 5 p.m. Successful completion of this twoday course will result in a five-year certification from the National Swimming Pool Foundation and ensures pool chemicals are being used properly. 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 so they are up to date regarding local codes and can reduce risk and liability. The course fee of $299 per person includes textbook, exam fees and meals for both days.

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to get to know new supplier members. This orientation is for management personnel only. Go-Getter Happy Hour Thursday, July 9 3:30 p.m. to 5:30 p.m. Cadillac Bar 1802 Shepherd Drive, 77007 Join the Go-Getters and help strengthen your association. New and prospective members are welcome! Visit the Go-Getters Corner at www.haaonline.org/gogetters for tips and tools for recruiting. Sponsored by Crestmark Construction Services and Pavement Services Corporation

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

Bowling Tournament POSTPONED Date TBA Thank you to our sponsors: Crestmark Construction Services and Gemstar Construction

Avenues: Marketing 1 “Stop Selling-Start Attracting! The Keys to Relationship-Driven Selling” with Rommel Anacan RESCHEDULED from May Thursday, July 9 8:30 a.m. to noon See Page 22 for details. Sponsored by ALN Apartment Data HAA Membership 101 Thursday, July 9 3 p.m. to 4 p.m. Cadillac Bar 1802 Shepherd Drive, 77007 Are you ready to take the next step in your membership experience? Get an in-depth look at the many ways to engage with the Houston Apartment Association by joining us for the HAA Membership 101 session, a brand-new program for management members. Membership 101 is perfect for new or current members who want an overall review of their member benefits and HAA programs. This is also a great opportunity to network and make new connections with fellow management members. This meeting is held right before the quarterly Go-Getter Happy Hour. Feel free to stay for appetizers and a beverage

Avenues: Supplier Circle 2 “Are You Packing Too Much in Your Life’s Luggage?” with Katie Rigsby Monday, July 13 8:30 a.m. to noon See Page 22 for details.

14 Avenues: Leadership 2 “Be A Coach Not A Boss: The Method to Support, Challenge and Lead Your Team Effectively” with Amy Kosnikowski Dilisio Tuesday, July 14 8:30 a.m. to noon See Page 22 for details. Sponsored by Best Plumbing Expert Exchange LIVE Series Tuesday, July 14 Noon Zoom and Facebook Live

16 Extreme CAM (six days) Thursday, July 16 8:30 a.m. to 5 p.m. A super-charged and accelerated six-day format designed for those experienced managers hoping to attain the CAM designation in a shorter duration, with less time away from the property. Scheduled

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for July 16 thru 18 and July 30 thru Aug. 1, classes will be held on Thursday, Friday and Saturday of each week from 9 a.m. to 5 p.m. Registration begins at 8:30 a.m.

21 Sponsorship Auction RESCHEDULED: Tuesday, July 21 2:30 p.m. – Auction 101 3 p.m. to 5 p.m. – Auction See Page 23 for more information. Expert Exchange LIVE Series Tuesday, July 21 Noon Zoom and Facebook Live

22 Advanced Excel Wednesday, July 22 8:30 a.m. to noon Program fee: $75 Learn to conquer your fear of the spreadsheet! This great-for-beginners course offers a detailed look into this multi-faceted, often daunting program. Leasing 101 Thursday, July 23 10 a.m. to 5 p.m. 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 the registration form www.haaonline.org/images/programs/pdf/leasing101_2019.pdf Board of Directors Meeting Thursday, July 23 4 p.m. Sponsored by Camp Construction Services

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

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

28 Expert Exchange LIVE Series Tuesday, July 28 Noon Zoom and Facebook Live

28-29 Leasing 101 (day and a half) Tuesday, July 28 and Wednesday, July 29 8:30 a.m. to 4 p.m. Program fee: $75 if payment is received before Tuesday, July 28; $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. A nonmember registration form is available for download at https://www.haaonline.org/uploaded Files/Site_Content/Education/Profess ional_Development/leasing101_2020 .pdf.

30 Extreme CAM (continued) Thursday, July 30 8:30 a.m. to 5 p.m. See July 16 listing for details.

31 IROC Breakfast Friday, July 31 7:30 a.m. to 10 a.m.

AUGUST 4 Expert Exchange LIVE Series Tuesday, August 4 Noon Zoom and Facebook Live Do you need help navigating recent operational challenges? The Houston Apartment Association’s new series called “Expert Exchange” will feature industry experts who will answer the top questions concerning current and pressing topics. These carefully curated sessions will offer guidance that you can use right now. Topic: TBD

5 New Supplier Member Orientation Wednesday, August 5 3 p.m. Craft Republic 11470 Westheimer, 77077 All new supplier members welcome. Contact Amanda at asherbondy@haaonline.org for details. Ambassador ONE Society Meeting Wednesday, August 5 4 p.m. to 5:30 p.m. Craft Republic 11470 Westheimer, 77077 Contact Amanda at asherbondy@haaonline.org for details.

6 Take 5 Business Exchange Thursday, August 6 8 a.m. to 11 a.m. Virtual 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, suppliers will have access to a number of property management personnel from owners to executives to maintenance supervisors. Property management representatives attend free of charge.

7 HAA NEXT Professional Development Breakfast Friday, August 7 8 a.m. to 10 a.m. This niche group within HAA is dedicated to the networking and professional development needs of HAA members 35 and younger. Network

www.haaonline.org

with your peers at this low-cost breakfast and grow your career together among the next generation of HAA leadership!

11 Expert Exchange LIVE Series Tuesday, August 11 Noon Zoom and Facebook Live

12 Resident Relations Wednesday, August 12 2 p.m.

13 HAAPAC Luncheon Thursday, August 13 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.

14 It’s the Law Luncheon Friday, August 14 11:30 a.m. to 1 p.m. Join HAA's Legal Counsel, Howard Bookstaff, for lunch and a legal discussion in a casual environment allowing for questions and answers. Topic: TBA

not working for a member company of HAA, download the registration form https://www.haaonline.org/uploaded Files/Site_Content/Education/Profess ional_Development/leasing101_2020 .pdf.

20 Avenues: Mainstreet Session 3 – “Leasing in a Saturated Market: Stand Out with Personal Branding” with Lisa Trosien Thursday, August 20 8:30 a.m. to noon See Page 22 for details. Sponsored by CORT Furniture Onsite-Goes-Offsite: Katy Thursday, August 20 4 p.m. to 6 p.m. Location: TBD Due to limited seating, this meeting is open to onsite personnel only. Calling all Katy 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. HAA NEXT: PAC Fundraiser Thursday, August 20 6 p.m. to 9 p.m.

Expert Exchange LIVE Series Tuesday, August 18 Noon Zoom and Facebook Live

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Leasing 101 (day and a half) Tuesday, August 18 and Wednesday, August 19 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 will receive a certificate, as well as a listing of placement agencies and management companies that are members of HAA. If you are

Expert Exchange LIVE Series Tuesday, August 25 Noon Zoom and Facebook Live

ACES Luncheon Friday, August 21 11:30 a.m. to 2 p.m.

27 Onsite-Goes-Offsite: Pasadena Thursday, August 27 4 p.m. to 6 p.m. Location: TBD Due to limited seating, this meeting is open to onsite personnel only. Calling all Pasadena and surrounding-area 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.

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Now Vir tual! or in per son at th e HA you can A Education Cen choose! ter,

Marketing

SPECIAL SESSION

Follow a road that fits you career journey with Avenues. The Avenues series of seminars feature some of the best nationallyacclaimed 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.

Avenues: Marketing Place – 1

July 9 Overwhelmed, Overstressed and Over It. The nine principles of managing stress, tension, burn-out and still be an effective leader With Rommel Anacan

Don’t miss the next three sessions:

Supplier

Join Rommel Anacan for this special session on how to deal with the effects of COVID-19 and more on you, your staff and your residents.

Leadership

Avenues: Leadership Lane – 2

July 14 Be A Coach Not A Boss: The Method to Support, Challenge and Lead Your Team Effectively With Amy Kosnikowski Today’s team do not want to “bossed around” but rather prefer to be coached with clear expectations, fair performance management and frequent customized communication from their coach. Learn from the ultimate coach’s playbook to increase team member’s accountability and ownership to exceed goals every time! Top Takeaways: Coaching vs. Bossing: Defined & Differences / Benefits of Coaching / The Essentials in Performance Management / The 5 C’s of Accountability; Varying Methods to Communicate to Maximize Results

CIR

Avenues: Supplier Circle – 2

July 13 Are You Packing Too Much in Your Life’s Luggage? With Katie Rigsby Are you stressed, tired, always running late or seem to never have enough hours in the day? If you said yes to any of these, you MAY be over packing. This time management session takes you beyond the workplace for a deeper dive to identifying and then making time for what matters most to you. Katie will guide attendees through 4 stages of time management: • Your Journey: Knowing where you are headed is key to identifying both your short and long-term goals. • Your Plan: Create a “Packing Plan” to ensure you are packing the essentials. • Your Obstacles: Identify the possible roadblocks and be prepared for detours. • Time Saving Tips: Use time saving tricks to help you PACK it all in!

Need

Sponsored by

Individua just one se per perso l sessions are pri minar? n, a real s c teal for q ed at only $50 Annual Property Subscriptions are uality edu available with unlimited attendance cation! 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. Virtual access instructions will be provided upon registration. Register online at www.haaonline.org.

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Business is Better

with Tacos!

o c a T s ’ Let ur o t u o ‘b ! s r o s n Spo

` Events on the menu include the Dinerstein Golf Tournament, Chili Fest, Installation Gala, State of the Industry Breakfast, Avenue Programs, HAA 60th Anniversary Program and a whole line-up of education sessions and seminars.

We’ve missed going out for Mexican food and margs, so come fiesta with us, have some festive fare and get back to business!

Sponsorship is a great way to gain recognition for your company, personnel, products and services. By sponsoring an event, your company gains immediate name recognition and credibility with decisionmakers. We sell sponsorships of our events and meetings through a live auction. You are able to determine the value of an event in a live and entertaining auction setting.

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If you have neve ppetizer? Need an a fore, come early to

ion ed Prokop Educat HAF Dinerstein Re Road ay Cl f of . vd Bl ay Park Center, 4810 Westw ay 8

just east of Beltw

p.m. Auction 101: 2:30 m. ing Lots Open: 3 p. Registration/Draw e: 3:45 p.m. Drawing Lots clos ns: 4 p.m. Live Auction begi Sherbondy at RSVP to Amanda nline.org asherbondy@haao

auctions be attended one of our t how to bid, at 2:30 p.m. to find ou on Auction 101 sessi your sponsohip. s on how to improve tip d an le sa r fo 's at wh e live auction, If you can't make th ? t ie D A n O the day able until the end of proxy bidding is avail y at nd bo er Sh ail Amanda Thursday, July 16! Em . ion at m ne.org for infor asherbondy@haaonli Visit

/sponsor www.haaonline.org available on June 1.

ion program for more details. Auct

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Industry Update from the NATIONAL APARTMENT ASSOCIATION and the NATIONAL MULTIHOUSING COUNCIL

RENT TRACKER

NMHC Rent Payment Tracker finds 89% of apartment households paid rent as of June 13.

Washington, D.C. – The National Multifamily Housing Council (NMHC)’s Rent Payment Tracker found 89.0 percent of apartment households made a full or partial rent payment by June 13 in its survey of 11.4 million units of professionally managed apartment units across the country. This is a 0.1-percentage point increase from the share who paid rent through June 13, 2019 and compares to 87.7 percent that had paid by May 13, 2020. These data encompass a wide variety of market-rate rental properties across the United States, which can vary by size, type and average rental price. “Once again, it appears that residents of professionally managed apartments were able to largely pay their rent,” said Doug Bibby, NMHC President. “However, there is a growing realization that renters outside of this universe are experiencing profound hardships as the nation continues to grapple with historic unemployment and economic dislocation. “In the midst of a pandemic and a recession, it is critical that those on the front lines are safely and securely housed. Accordingly, we urge lawmakers to take swift action to create a Rental Assistance Fund and extend unemployment benefits so we can avoid future eviction-related problems and don’t undermine the initial recovery.” The NMHC Rent Payment Tracker metric provides insight into changes in resident rent payment behavior over the course of each month, and, as the dataset ages, between months. While the tracker is intended to serve as an indicator of resident financial challenges, it is also intended to track the recovery as well, including the effectiveness of government stimulus and subsidies. However, noteworthy technical issues may make historical comparisons imprecise. For example, factors such as varying days of the week on which data are collected; individual companies’ differing payment collection policies; shelter-in-place orders’ effects on

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residents’ ability to deliver payments in person or by mail; the closure of leasing offices, which may delay operators’ payment processing; and other factors can affect how and when rent data is processed and recorded. NMHC is proud to partner with the following firms on this initiative: • Entrata Contact: Nate Mathis (nmathis@entrata.com) • MRI Software Contact: Rachel Antman (press@mrisoftware.com) • RealPage Contact: Andrea Massey (RealPageMediaRelations@realpage.com) • ResMan Contact: Christina Cravens (Christina.cravens@myresman.com) • Yardi Contact: Jeff Adler (Jeff.Adler@yardi.com) For more information visit the site at https://www.nmhc.org/researchinsight/nmhc-rent-payment-tracker. If you have any questions, please contact Sarah Yaussi, NMHC Vice President for Business Strategy – syaussi@nmhc.org or Colin Dunn, NMHC Senior Director for Communications – cpdunn@nmhc.org. This survey is one of a number of NMHCproduced resources focused on the COVID19 outbreak. Additional resources, data and materials can be found at https://www.nmhc.org/research-insight/Research-Insight-KnowledgeLibrary/covid-19-hub/. Methodology Data are collected weekly, with the first data collection happening the 1st through the 6th, and all data collections following will be cumulative, for example, the second collection will be the 1st through the 13th, the third will be the 1st through the 20th and so on for the remainder of each month. When establishing the initial dates for the Rent Payment Tracker, NMHC wanted to track when rent was officially "late" and used the close of business on the 5th as that date. After consultation with property managers and data providers we

were informed that a variety of dates are used to determine when rent is considered late, with some saying rent isn't late until as late as the 10th. In addition, those that use the 5th as their deadline reported that many people pay on the last day possible and that some of those payments aren't posted until the 6th. Based on this information, NMHC adjusted its methodology to make the close of business on the 6th the deadline for the first week. Moving this date also moved all other reporting dates by one day. Partial payments are counted only once monthly, and the payment is captured in the first time period in which it occurs. For example, if an apartment household pays a quarter of their rent during the week of April 1, it would be captured in the first week. Subsequent payments that month would not be captured in the data to avoid double counting. The percentages are based on the total occupied units, excluding vacant units,

purpose-built student housing, privatized military housing, and subsidized affordable units. The number of total occupied units will change for many of the property management software (PMS) providers as new units are leased or units are vacated; as such, the total number of units in the dataset will fluctuate. Based in Washington, D.C., the National Multifamily Housing Council (NMHC) is the leadership of the trillion-dollar apartment industry. We bring together the prominent apartment owners, managers and developers who help create thriving communities by providing apartment homes for 40 million Americans. NMHC provides a forum for insight, advocacy and action that enables both members and the communities they help build to thrive. For more information, contact NMHC at 202/974-2300, e-mail the Council at info@nmhc.org.

Did you know you have access to more member benefits than just the lease contracts and forms? If you’re receiving this magazine, your company has joined and made your company and YOU part of the largest local apartment association in the nation! Every employee of your team is a member of HAA and also a member of the TAA and NAA. Check us out online at www.haaonline.org. This is YOUR HAA!

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Nominate your stars! T

The event has been

RESCHEDULED

Property awards will be based on size, age and style of the property.

to November 13

Donâ&#x20AC;&#x2122;t miss the opportunity to nominate your best and brightest properties and people!

T T

Individual awards are in 14 categories based on nominations made by management company executives, supervisors, coworkers, vendors and friends.

Nominate online at https://www.haaonline.org/nominations See the link for nomination forms and more information, including category breakdowns and award criteria. The deadline for

property nominations is August 11.

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How to address onsite car break-ins. By

PAUL GARCIA, Sentriforce

Heightened Crime S

ummertime is the busy season for crime in the multifamily industry. Crime is especially busy now amid the pandemic, increased unemployment and society pressures. Criminal activity is on the rise and experts expect it to continue. According to a Texas Department of Public Safety report from 2018, over 70,000 car thefts and over 270,000 thefts from cars are reported annually. Among the crimes in Houston-area apartments right now, burglary of motor vehicles or what is commonly known as car break-ins are on the rise. What can a property do to help reduce the opportunity of car break-ins onsite? There are some proactive measures your property can take and measures that your residents can follow to help reduce the opportunity for being a victim of a car break-in or theft. If you have security gates, make sure they are working properly. Remind residents to be aware of people and/or cars who could follow through the gates on onsite. Suggest they pause for a moment if they see a car lingering nearby or trying to tailgate in after them. Make sure your pedestrian gates are closed and locked properly. Try to not have large stones or bricks near these pedestrian gates that are used to prop the gate and keep them open. Keep the criminals out. Make sure there is plenty of lighting and that your lights work correctly, especially in parking lots and parking garage. Criminals love working in the dark and do not want to be seen. This is one of the most important factors in helping to provide a safe community, in any class. Make sure that the landscaping at the property is kept neat and that clear lines of sight are available. This ensures that your light-

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ing is most effective, and it can help produce an atmosphere of careful watch. Send friendly reminder notices to your residents about safety measures that protect themselves and the property. The Texas Apartment Association Redbook offers templates. You can also contact HAA for a security reminder notice. Remind residents that they are responsible for the actions of their visitors. Many times, when a guest violates the lease agreement, the resident does not know they are responsible for their guest’s actions and that they can be evicted because of them. The Houston Police Department Auto Theft Division reminds us of several actions that residents can take to help lessen the target opportunity: ● Never leave anything of value in your car. This includes personal items, like mail, prescriptions and certainly any firearms. ● Never hide a second set of keys in or on your car. ● Never leave your car running, even if you are only going to be gone for a minute. ● Lock your car and take your keys. (Approximately 50% of all vehicles stolen are left unlocked.) For more information from the Houston Police Department Auto Theft Division and the Texas Automobile Theft Prevention Authority call 1-800-CAR-WATCH. For non-emergency calls, such as car break-ins, please call 713-884-3131. What to do when a resident reports an car break-in. Immediately take inventory of any missing items. Take pictures and/or videos of the area and the damage done by the thieves. Contact the police (non-emergency line for properties located in Houston proper: 713-884-3131). Make sure you are reporting to July 2020

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Criminal activity is on the rise and experts expect it to continue. According to a Texas Department of Public Safety report from 2018, over 70,000 car thefts and over 270,000 thefts from cars are reported annually. Among the crimes in Houston-area apartments right now, burglary of motor vehicles or what is commonly known as car break-ins are on the rise. the correct police or law enforcement department, one that covers the jurisdiction where your parked car was located. Here is a list of non-emergency lines in the Houston area. If your property has video surveillance cameras, you might have video from the cameras, which will be valuable to the investigation and possible prosecution of the criminals. The video surveillance system on your property should have a dedicated license plate recognition camera(s) to property record the license plates of vehicles entering or exiting the community. Unless the video surveillance system installed on your property is a fully managed system, it is your responsibility to make sure that all cameras and license plate recognition cameras are working properly, so make sure that you are testing all aspects of your camera system on a regular basis. Law enforcement relies on this footage to investigate and prosecute criminals.

Paul Garcia has been in the multifamily industry for over 30 years. He spent 10 years working onsite and 20 years working in various positions in the partner side, relating to risk management protection of multifamily assets. Garcia has a psychology degree from the University of Houston Clear Lake. He is a United States Army veteran, and he is active in his local community.

Our In-Person Meeting Guidelines Thank you for being a member of the Houston Apartment Association. Our goal is to always provide exceptional experiences, a vibrant community and essential tools that make you and your company successful. HAA has modified procedures to reduce opportunities for the COVID-19 virus to spread as we realize there is a risk associated with interacting with the public. We are committed to doing our part to protect your health and safety. • We are minimizing the number of people allowed in our building. • All guests are instructed to remain 6 feet apart from each other as best as possible. • We are providing social distance markers to guide access. • We have hand sanitizers in common areas throughout our building. • We have enhanced cleaning of our building nightly. • Guests will be required to wear masks at all times. If you are able to provide your own mask, please do so. We will have disposable masks in case you do not bring your own. • We will take the temperature of each guest as they enter our building. If any guests has a temperature that registers over 100.4 you will not be able to attend the meeting/event. • If you are experiencing COVID-19 symptoms or have been in contact with someone who has the virus or has been exposed to anyone who is sick, we ask that you remain at home. Thank you for your patience as we implement these new guidelines to keep you safe. Please let us know if you have any questions or concerns at members@haaonline.org or 713-595-0300.

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Welcome New HAA Members

THE NEW ESSENTIALS

Meet and welcome some of our newest Houston Apartment Association members.

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Tips on the best way to lease when a prospect’s foot is not in the door. By

PAUL BERGERON

Virtual Tours A

partment operators spend thousands of dollars and thousands of hours training their onsite leasing professionals. Faced with the new (temporary) normal of reliance on virtual leasing tours, there’s no reason to rely on guesswork and your agent’s smartphone to get this right. Virtual tours are not the same as self-guided tours and certainly aren’t the same as walking tours. Those points were made by Apartment Expert Lisa Trosien during a recent 40-minute webinar on the topic as part of her Speedy Solutions program. It was hosted by the Piedmont Triad Apartment Association. And while recent statistical data from RealPage, CoStar and Zillow each show that traffic is picking up again, this doesn’t mean that virtual tours are winding down. These types of tours will remain a desired alternative in the future for out-of-town prospects, or for those who might still be hesitant to relax social distancing. Practice, Practice, Practice There are many commonsense points that apartment communities might be overlooking if they haven’t adequately thought this through. “It’s not just walking around with your phone taking video,” Trosien said. “You need to plan. Storyboard it. Practice it.” Virtual tours can be recorded or be conducted as live walkthroughs with the leasing professional communicating to the prospect every step of the way. That’s the ideal situation, Trosien said. The tour can include walking the prospect through your website or a pre-recorded video, if it’s feasible. “With a live virtual tour, go out of your way to show them that during these challenging times you are doing it for them,” she said. “They will appreciate it and remember you for it.” For in-person virtual tours, always ask the prospect: How much

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time do you have? And be sure to honor that. (Recorded tours should not go beyond two minutes. Really, about 1 minute, 45 seconds is the sweet spot, she said.) Ask the prospect ahead of time what type of device they will be using to view the tour so you can plan accordingly. “Remember, the tour is about them; not you,” Trosien said. “They need to feel comfortable about what device they want to use. For a lot of people, taking part in a virtual tour is a real shift for them. Think about how awkward it might have been for you the first time you joined a Zoom call. You don’t know what buttons to click and when. You don’t how to turn on and off the video or audio.” Accessibility and accommodation are other components to address when delivering a well-executed virtual tour. By customizing a live virtual tour, persons with disabilities can be shown accommodations such as ramps, parking spaces and interior fixtures such as accessible apartment homes. For persons with hearing disabilities, audio can be replaced by captioning. Live tours are more authentic because they are more interactive and conversational, she said. It starts with a warm welcome where the prospect can see the leasing professional’s face. “Let them see who you are,” she said. “Make that personal connection at the start.” Trosien said introverts and even extroverts really need to ramp up the personality while giving the tours. Yes, extroverts, too. “You must be ‘on’ the entire time,” she said. “Ask questions throughout the tour, after your points are made: ‘What do you think of this?’ Are you okay with that? What do you think so far?’ ‘Do you have any questions?’ Keep it moving. “Having this interaction is so important because you cannot see them; you are not getting your usual body-language cues and facial expressions to help you gauge their interest or displeasure.

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Virtual leasing must be accessible across all types of devices, browsers, operating systems and technologies so as to not alienate anyone from joining those experiences because of the device that they do or do not have.

“However, don’t turn your virtual tours into a creativity contest for your staff. This is not the place for this. Be creative about how to market it, such as on social media. But if you try to be clever during the tour, it can become a distraction for the prospect.” Before the tour, Trosien said to list things that the prospect has shared they are interested in seeing and be sure to include them. “If they want a western view, then give them one,” she said. “And right now, balconies are hugely popular, especially for prospects who didn’t have one before. During shelter-at-home, this might be their only (or primary) window to the world. “And even if they didn’t emphasize the kitchen, you should. Spend extra time in the kitchen. During this pandemic, people are doing more cooking and baking from home. Highlight that.” Hundreds of Dollars, Thousands of Dollars Remember, Trosien says, “Whether they will be leasing for a few hundred dollars a month in rent – or a few thousand – signing a lease is a major investment. You need to treat it like that no matter what class property you work at.” If your amenities are closed, still show them. They will be using them at some point. If it’s difficult to do, make sure you have a recorded video that highlights the amenities to show them or to send to them. (For recorded tours, make sure to do them shoeless. There is nothing worse than the distracting echo of footsteps. And please: Put the toilet seat down), she said. Finally, it’s tough, Trosien says, but at the end of the tour, you must ask the prospective resident: “Was there anything you didn’t like?” This is mandatory because, “Again, you have no idea what they are thinking because you weren’t able to see their reactions to things,” she said. “And if they say something was not right, be ready to respond to it.” A Word About Privacy Privacy for leasing professionals is an important aspect of this process. Onsite staff do not want their personal cell phone numbers made available to the public. One benefit to Zoom is that it doesn’t capture or display cell phone numbers or other contact information. Technical Difficulties Most technology needed to do a strong virtual tour is surprisingly affordable.

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Communities should absolutely buy tablets or smart phones for their properties specifically for this use, Trosien said. “Matterport (cameras) are great, great products, but you don’t absolutely need one to do these tours well.” Virtual leasing must be accessible across all types of devices, browsers, operating systems and technologies so as to not alienate anyone from joining those experiences because of the device that they do or do not have. “You want to make sure your virtual tours are dynamic and personalized in order to cover everything that a person would expect from an in-person tour,” Co-Founder & CEO of Realync Matt Weirich said. Following is more advice from Trosien: • Some older devices don’t have webcams. But you do need one. They are about $25. • Get a gimbal and attach it to your camera. It will improve the production of your video, such as allowing you to zoom in. (Not Zoom, lol). A gimbal is a pivoted point that allows videographers to rotate an object along a single axis and helps it to capture incredible images from various angles. They are priced from approximately $40 to $160 and are mostly used while making videos, but also can help to capture amazing still photos. • Make sure the battery on your phone, tablet or laptop is charged. • Don’t fail the Wi-Fi strength test. Make sure the connection will be there at all points on the tour. You can determine this during practice runs. • Add a My-Fi device to help improve your signal, especially in high-rise buildings where the connection could be susceptible to thick walls or while you are in an elevator or a stairwell. You don’t want the connection to fail. What does that tell the resident about your Wi-Fi abilities onsite? • Don’t go out on a windy day. If you can, avoid it. Ideally, these tours should take place on sunny days (for recorded tours, there’s no excuse), but that’s not always possible. Buy extra floor lamps to use to help light the apartment home if you must conduct the tour on a cloudy day. Paul Bergeron is a freelance reporter who covers the apartment industry. You can reach him at pbergeron333@gmail.com or 703-434-0280.

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How the new normal could look like in a world of social distancing for multifamily. By

SĂ&#x2030;BASTIEN LONG, Lodgeur

The New Normal A

s I write this article, apartment amenities are reopening up, including gyms and pools. Some leasing offices are resuming in-person tours. Scientists say that it takes 66 days to establish new habits, so does it mean that will everything return back to normal? Should it? Or will a new normal establish itself? Out of any crisis comes opportunity, and so I think a number of practices and workarounds developed to enforce social distancing will prevail. Because the truth is, many consumers would probably be happy if certain standard practices in the multifamily world did not return. A richer online experience During COVID-19, owners and operators have scrambled to find a way to continue leasing apartments during enforced social distancing. With 90% of apartment renters starting their journey online, according to CoStar, high-quality professional photography was already considered table stakes for at least Class A and Class B apartment communities. At the start of quarantine orders, apartment communities rushed to create virtual tours, typically using something similar to Matterport's 3D platform to create a "digital twin" of any space, something that apartment managers can now do in-house with the recently launched Matterport for iPhone app. According to Matterport's research, listings with a 3D walkthrough experience lead to three times more online engagement and 87% more views. Users, or prospect residents, are 95% more likely to call and 90% of agents believe it helps them build a stronger brand in the marketplace. Marketing professionals will also tell you that video can drive engagement and revenues, so consider creating video content that showcases your community.

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Scheduling a viewing While some people are happy to lease an apartment sight unseen, others may not. But that doesn't necessarily mean renters need or want a leasing agent to take them around. There are simple tools to manage a calendar online, such as Calendly, however, some renters may not even want to call to schedule a tour. Research has shown that 75% of millennials avoid phone calls because they find them time consuming, and 81% get apprehension anxiety before summoning the courage to make a call according to data gathered by BankMyCell. Millennials tend to send emails and often prefer instant digital communications, such as WhatsApp. If the data shows that some people don't like making phone calls, then it stands to reason that many groups of consumers, from millennials to introverts, may not enjoy interpersonal interactions with leasing agents. And to be honest, they shouldn't have to. Touring a community There is a range of technologies that make it possible to take a self-guided tour around a community. While key lockboxes have been around for over 60 years, these present security and logistical challenges. In the vacation rental industry, it's now relatively common to be able to do a self-check-in, even in apartment communities. Travelers receive instructions and a time limited, one-time code to pick up their keys from a smart lockbox. Keycafe is one such company to offer this technology, including an ID verification service that uses facial recognition to compare a selfie to a person's identity document to allow them to pick up keys and fobs. Another company called Lynx (previously known as VirtualKey) connects a whole ecosystem of smart devices, such as smart

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Renters will search online, view virtual tours and videos of the community and book a self-guided tour online. They'll select a time slot (and why limit this to a traditional 9 a.m. to 5 p.m. schedule), receive instructions and a code to let themselves into the community and selected apartments, once they've verified their identity.

locks on doors, smart lockboxes, intercom systems, garage doors, thermostats and HVAC systems, smart sensors for leaks, motion, and vibration, lights, switches, outlets, water valve controls and voice assistants from Google and Amazon's Alexa. But what other interactions between residents and onsite staff might disappear for good or become virtual? Package handling The rise of e-commerce has been filling leasing offices with more and more packages for a number of years now. According to an article published by Forbes, there has been a 129% yearover-year growth in the United States and Canada. During the coronavirus pandemic, online retail orders has increased by 146%, which has created a lot of risks for both onsite staff and residents through increased interactions, not to mention the inconvenience. Even package lockers from Amazon don't fully solve this problem, due to oddly shaped or oversized packages requiring human assistance. The Austin-based company Fetch solves this problem by receiving and safely storing all resident packages and allowing residents to schedule a convenient time for Fetch to deliver them directly to their door. Resident inquiries and maintenance requests So, what other interactions does your team have with your residents? If you don't know, then you might consider taking a simple log to keep track of these. Consider how many of these inperson interactions were really required. There's an increasing trend towards self-service. For resident inquiries, you could provide your residents with access to information that would usually be provided by your onsite staff. Take a look at Zendesk Guide and Notion.so for example. You can supercharge this idea by using chatbots. For residents who prefer speaking with a real person, you can include a phone number or provide an online chat experience (that person doesn't need to sit in your community's office, though. With access to a well-written knowledge base, they can serve residents of multiple communities). Tools such as Front App can provide a unified, inbox experience that handles everything from email to chat, WhatsApp messages to phone calls. And you can tag inquiries to analyze the questions that prospective renters and your residents are asking. If maintenance requests are being submitted by paper, replace that procedure with something as simple as an online form from Google, Typeform or

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Airtable. Just add a weblink to your community's website or resident portal and a few printed signs around the building. A vision of the new normal Perhaps in the future there can be a virtual leasing office option. Renters will search online, view virtual tours and videos of the community and book a self-guided tour online. They'll select a time slot (and why limit this to a traditional 9 a.m. to 5 p.m. schedule), receive instructions and a code to let themselves into the community and selected apartments, once they've verified their identity. During their tour, they’ll be able to ask questions instantly messages via WhatsApp (answered by a chatbot or a virtual leasing office agent) or through an Amazon Echo speaker situated in the model unit, programmed with Alexa Skills to answer any questions (Houston-based company Ask DOSS can help with this). Then, if they want to lease an apartment, everything will be done digitally. They will be able to pick up their keys from a smart lockbox, never meeting or interacting with a physical person. This vision might horrify some in the leasing office, but it would delight many consumers when the world returns to normal. It doesn't mean that leasing agents will disappear, just that leasing offices should satisfy a broader range of renters and communication preferences, rather than having a one-size-fitssome process. Sébastien Long’s career in corporates and startups landed him in nine countries across five continents. In a 10-year corporate career, he worked in banking (retail, commercial and private), trade finance and insurance. He fixed problems and restructured operations, delivering results in local, regional and global projects. In the startup world, I’ve focused on launching new markets and businesses. He has helped two Silicon Valley venture capital-backed unicorns enter the European market and founded a fast-growing startup in the U.S. He has an executive MBA from the UK's University of Cambridge Judge Business School, where he won four awards, including the Director's Award for Outstanding Achievement. Long’s startup Lodgeur helps apartment owners increase their income by turning vacant apartments into techenabled instant homes and boutique hotel rooms that we manage for a commission.

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The arrival of the new Wi-Fi 6 is a game changer for apartment communities. By

MARCELINO “TITO” ESTRADA, One Source Realty Advisors

Wi-Fi 6 O

ne of the largest limitations of 5G are buildings, this is less of a problem for the new Wi-Fi. The new generation of Wi-Fi, known as Wi-Fi 6, will be faster and more efficient. The biggest difference from one WiFi generation to the is the standard for each and the frequency utilized. If you must know, here is an example: the standard for Wi-Fi 5 is 802.11ac., operating on the 5ghz frequency. Speeds available range anywhere from 400 megabytes per second to 7 gigabytes per second. Imagine having 7 gigabytes of Internet speed back in 1999. You could have downloaded Prince’s album, 1999, in about 99 seconds. Apologies for the teaser but Wi-Fi 6, 802.11ax, operates on multiple frequencies, 1 through 6ghz ISM, 2.4ghz and 5ghz frequencies. Speeds that will be available range 600 megabytes to 10 gigabytes. What is Wi-Fi 6? As with most technology, each generation of Wi-Fi improves and evolves for the better. To say it will increase the speed of internet is a misnomer. It isn’t as simple as a speed increase, it is more about workload than speed. For example, if you subscribe to an internet product of 200 megabytes per second, upload and download, you can move, or upload and download, 200 megabytes of data and/or information per second. The timing of this article, and the new generation of Wi-Fi, could not be more prescient, as both came to fruition before the pandemic hit our shores, our economy and our multifamily families. Quarantine and stay-at-home orders, tested the limits of our service providers’ networks, infrastructure and internet service. Overnight, entire communities were working from home and learning from home, all at the same time. It appeared that networks were suffering and speeds were slowing. Part of the issue

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was not that your subscribed speeds were not being provided but that the bandwidth was being shared by so many people on so many devices all at once. This is where Wi-Fi 6 comes in. Wi-Fi 6 promises to provide internet speeds up to 10 gigabytes per second, which is considered fast. This next generation of Wi-Fi will also support multiple users better by utilizing the bandwidth available to each end user. This has been the issue with Wi-Fi 5 and all previous generations of Wi-Fi. Wi-Fi 6 and 5G Wi-Fi 6 and 5G will work together to provide higher data rates to support new applications and increases in network capacity with the ability to connect more users and devices. Wi-Fi 6 will be the access choice for indoor networks, whereas 5G will be the designated choice for outdoor networks. With Wi-Fi 6 being much better suited to handle busy networks with a lot of devices, as well as dense, crowded environments with a lot of users, Wi-Fi 6 is the ideal system for apartment communities. Breaking Down Wi-Fi 6 Wi-Fi 6 is able to provide quick internet speeds and multiple user friendliness because it can operate on multiple frequencies. Its 1024-QAM (quadruple amplitude modulation) ability eliminates any issues with 4K streams, augmented reality and virtual reality. It also uses orthogonal frequency division multiple access (OFDMA), allowing it to serve multiple devices on a single channel. More specifically, it can divide the channel into smaller frequencies. This reduces latency. Ask your quarantined gamer if they know what latency is. Lastly Wi-Fi 6 uses multi-user, multipleinput, multiple output (MU-MIMMO) technology that is comple-

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As with most technology, each generation of Wi-Fi improves and evolves for the better. To say it will increase the speed of internet is a misnomer. It isnâ&#x20AC;&#x2122;t as simple as a speed increase, it is more about workload than speed.

mented by OFDMA. MU-MIMMO allows your future Wi-Fi 6 router to communicate with multiple devices at once. There is still more to how game-changing Wi-Fi 6 is for the apartment industry. The Real Game Changer of Wi-Fi 6 Apartment communities can utilize existing infrastructure and distribution. The only limitation, if you will, will be your residentâ&#x20AC;&#x2122;s individual, subscribed internet speed. To be clear, if a resident has subscribed to a 200-megabyte internet connection, the resident would have to increase their subscribed internet speed to get those faster connections that Wi-Fi 6 is capable of. The only caveat is, they would also need a new, Wi-Fi 6 router. Wi-Fi 6 routers, gateways and other devices, such as laptops and phones, are available today. There are third party options, too. In a third-party scenario, a resident would purchase their router and perform a self-install. The new xFI Advance Router from Comcast is one of the first new routers. The game changing piece of Wi-Fi 6 is not just its promise of 10 gigabyte internet speeds or the ability to serve multiple clients, devices and users, nor it's low latency, but the capital expense, or rather, the lack thereof. When you consider what it would take to activate or provision a multifamily community with 5G, the numbers are staggering. You would also have to contend with the limitations of 5G when it comes in contact with your apartment building. Wi-Fi 6, with your low capital expense and ease of use, you had me at hello. Here is a short list of Wi-Fi 6 compatible devices that are available today.

Wi-Fi 6 Compatible Phones Huawei P40 Pro iPhone 11, 11 Pro and 11 Pro Max iPhone SE LG V60 ThinQ Motorola Edge Plus OnePlus 8 and 8 Pro Samsung Galaxy S10 and S10E Samsung Galaxy Note 10 Samsung Galaxy S20 Samsung Galaxy Fold

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Marcelino, or Tito as he is known by his close friends, grew up in multifamily and telecommunications. After serving in the United States Marines Corps., he began his career in 1997 with Cox Communications in New Orleans. In 2001 he took a position with Time Warner Cable, now known as Charter/Spectrum, in Houston. In 2006, he began working for Comcast when Comcast took control of the Houston market. In 2011, he accepted a position with AT&T and eventually transitioned to AT&T's national team. He began his consulting career in 2018. Then, armed with the perfect combination of technical knowledge, provider experience and successful negotiations, One Source Realty Advisors was launched in 2019. Estrada attended the University of New Orleans with a concentration in communications. He also holds an active real estate license through the Texas Real Estate Commission (#696915) and an active appraisal inspector license through the Texas Appraisal Licensing and Certification Board (#1341124). You can learn more about One Source Realty Advisors by visiting them online: https://www.onesourcera.com.

Wi-Fi 6 Compatible Laptops Asus Chromebook Flip c436 Dell XPS 13 (2020) HP Spectre x360 Lenovo Yoga c940 LG Gram 17

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Do you really know your applicants? Comprehensive applicant screening tools available today can uncover financial and criminal background information. Proper screening can also reveal identity fraud issues, including stolen and fabricated identities, which may result in costly problems. The Houston Apartment Association’s Rental Credit Reporting and CoreLogic have partnered to offer numerous searches in one bundled report with immediate and unlimited inquiry access. RCR provides Houston’s apartment industry with the most effective rental credit reporting tool available. RCR was established in 1977 to solve screening problems HAA founders felt plagued the local apartment industry. RCR has unsurpassed data on resident rental histories in the Houston region and gives your leasing staff immediate access to information about which prospects have fulfilled their leases and who have been residents in good standing. RCR also tells you who hasn’t paid rent, who has broken leases and who has received their deposit refund.

a service of

in partnership with

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

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Video conferencing fatigue is real. How can you overcome it? By

KATHY CLEM, CPM, AAA Staffing

Tired of Technology? L

et’s face it, for most of us during the COVID-19 pandemic, technology has been a lifesaver. It has allowed many people to efficiently work from home and has provided unending opportunities for social interactions, resources and education opportunities, online shopping and delivery options and more. How did it feel the first couple of times you had to rush to a meeting but instead of running out the house and getting stuck in traffic, you were instead running to throw on a presentable shirt or blouse (it’s okay if it didn’t match your pajama bottoms) and logging onto Zoom? Whether you consider yourself a technology expert or if you are being pulled, kicking and screaming, into all that technology has to offer today, one outcome of the pandemic is that the way we connect and interact in our professional and personal lives has suddenly and possibly forever changed. After the sparkle and novelty has worn off from “Zooming,” FaceTiming,” “Slacking” or using another video conferencing application, you may notice that video conferencing has become exhausting. In this day and age, this phenomenon already has a name, Zoom fatigue. Let’s look at why it’s happening. Why do I feel fatigued by video conferencing? Interacting through video conferencing requires a different type of focus than when you are face-to-face with someone or a group of people. It’s as if you are a participant on the game show Hollywood Squares or in the middle of the Brady Bunch introduction. While you can focus on a person, your notes or sometimes your surroundings in face-to-face meetings, there are many distractions with virtual meetings. Are you fully focused on what is being said or are you paying more attention to everyone else on the call and what they are wearing, what their back-

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ground looks like, if they have shaved in the past two months, etc.? All of this creates over-stimulation that can result in fatigue. How can you combat “Zoom fatigue?” If you are leading a meeting: • Send out an agenda in advance so that all participants attending the video conference can come prepared with materials, comments and questions. • Take time to become familiar with your video conferencing service, such as background options, white board and annotate capabilities, public and private chat, polls, and breakout rooms. These are just a few of the features you can use to keep the participants focused and engaged during the meeting. • Consider having some of the participants present information during the meeting to give others in the conference the opportunity to refocus. • If your video session is specifically focused on a speaker or a panel of speakers, set up the video view where the person or panel are visible to all and the participants are off camera. That takes away some of the Brady Bunch intro feel where everyone spends their time looking at everyone else in the conference and the focus can be on the speakers. • If you are in a long video conference with a group, build in frequent breaks to give participants an opportunity to stretch and move around. In addition to work-related video conferencing, many companies have started social video conferencing events for employees to check in and to stay connected. Try to not schedule video social events on days that may be video heavy already for employees. Also, consider making attendance on video social events optional, especially if they are held outside of regular July 2020

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Whether you consider yourself a technology expert or if you are being pulled, kicking and screaming, into all that technology has to offer today, one outcome of the pandemic is that the way we connect and interact in our professional and personal lives has suddenly and possibly forever changed.

business hours. Social video conferencing can keep teams connected, but for many, work and home are in the same location. It is important for leaders and companies to set boundaries and expectations to allow employees to develop a new work, life balance.

• Do you need to schedule a video call? Most conversations can be done by phone, email or texts. Don’t feel that you have to use video conferencing as your default method of communication. • Participants other than the speakers could use blank screens instead of video for all to minimize participant’s focus.

If you are a video conference participant: • Make sure to check your microphone and speakers before each meeting starts. Also, check your Wi-Fi connection, which can affect the quality of video and audio. • Be aware of your background. Zoom and other video conferencing services offer numerous backgrounds for participants to use. Although you may wish you were on a beach, it could be distracting to you and the other participants during the meeting. Select a background that is simple. • Do you find yourself multi-tasking during video calls? Consider putting off the temptation to respond to emails or texts during the meeting. It is more difficult to catch up on something you missed while multi-tasking. You will save time and energy if you don’t have to reach out during or after the video conference to find out what you missed. • If the meeting leader has not scheduled breaks for long conference meeting, suggest it at the start of the meeting.

At the end of busy day packed with video conferencing, emails, chats, texts and phone calls, simply unplug for a while. Set a time every day to unplug for an hour or even 20 minutes. If you still feel the need to connect with someone, take out a sheet of paper, pull out a pen from the bottom drawer, find a $0.55 stamp (or Forever Stamps) and start writing. Yes, it is a novel idea these days, but think about the last time you received a personal note from someone. The return on your investment of time to hand write a note can far outlast that of a virtual connection.

Other things to consider as you plan to connect and meet with others:

With HAA’s job board, you’ll discover a professional community that’s committed to helping you find the right candidate or your next job opportunity in the greater Houston and surrounding areas.

Kathy O’Connell Clem, CPM has over 35 years of property management experience. She works with AAA Staffing, an employment agency servicing the apartment industry nationwide since 1998, providing temporary, temporary-to-permanent, and permanent placement services. Clem is also the owner of Vast Resource Coaching and Consulting, providing professional and personal development coaching to individuals and teams and consulting to the property management industry.

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Technologies that offer contactless experiences. By

QUIN WILLIS, Venterra Realty

The Future is Here R

efrigerators talk, faucets measure, you can pay rent by saying, “Alexa, pay rent.” Now that the future is here, what will residents ask for? What is available, and what is coming? The way residents interact with the leasing office is evolving. Our apartment communities are also evolving to meet the new demand. This evolution is happening even faster in light of COVID-19, as resident’s look for contactless experiences. Tech savvy customers want seamless connectivity across multiple devices, all allowing for a real time and customized experience from the entrance gate to their apartment lights. Let’s start with technology that you can get today: • Access gates can sense when residents are coming and immediately open up with no action taken by the resident. • Touch screens at pedestrian gates allow residents the ability to let their guests in without the resident leaving their home. • Real-time parking spot selection and registration of guests. • Amenities can be opened through cell phones with restricted and tracked hours of access, with remote locking. • Trash dumpsters can alert you when they are near full. • Residents can allow guests timed access to their apartment homes. • Lights, plugs and thermostats inside apartment homes can all be controlled via voice or remote through a cell phone. • Leak sensors can notify the office if a washer inside a resident’s apartment home has an issue. Each of the above cost money, however, sometimes the expense can be offset if you are already working with antiquated technology that is failing or nearing replacement. Additionally, green dollars and carbon free footprint investments are being sought after by more and more publicly traded entities. Also, sig-

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nificant savings can be seen in reduced staff time with automation through integration and high alert reporting. Lastly, and importantly, by predicting what might fail, you eliminate the negative impact on systems being down, which impact existing residents and can decrease renewals. Certain features could generate insurance reductions, and green dollars can often reduce loan term expenses. Upgrading can save time, money and headaches. You just need to make sure you have the cash on hand to make it happen or negotiate contract terms that allow you to see some gains, before the expense hits. All of these new technologies do have some basic requirements to consider, including integration with existing processes, connectivity needs and restrictions, data security protocols and what your renters want and are willing to pay for. Let’s expand upon the technologies listed above: 1. Integration with Existing Processes and Systems All of the great ideas in the world for efficiency can be eliminated by double work. When looking at different programs, be sure to think through what software you are currently using that would need to be integrated with. Also, think to ask what the roadmap is for future integrations. This way if you are looking at multiple platforms, you can determine which meets your current and future needs. Analysis and launch on this type of initiative can take six months plus, so feel free to leave in players who have a clear roadmap to adding features and integrations that you may need or would like to consider in the future. 2. Connectivity Needs and Restrictions All of the greatest technology in the world only works if it works. Realistically, you need to look at the internet infrastructure that would be required to support each of these technologies. Often July 2020

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Frequently, multifamily trails hotel technology, so you can look to that market and its adoption rates for some early indicators. Also, the single-family home rental space is a good place to look to for ideas, but be mindful that most single family home renters stay longer, while in multifamily, our average residency is significantly shorter.

times, existing fiber and coax lines have data limitations that need to be considered. Luckily, most existing cable and internet companies know bandwidth and resident demand for higher/faster speeds exist, so you may be able to negotiate early on your existing contract for an upgrade. Also, there are external players, that operate stadiums, airport data infrastructures that are exploring getting into multifamily as well. To see what is evolving in this space, you may want to follow IoT blogs and articles. Here are examples of data networks for smart apartment features: • Mesh property wide network, where each device connects to hubs per building. • Mesh property wide network, where a smaller hub is placed in every four to five units. • Singular unit network, where the hub utilizes unit Wi-Fi to connect. Consider what backup access looks like, as well, in the event connectivity is lost. 3. Data Security Protocols If the federal government can be hacked, it is worth exploring best practices and steps to limit the ability for hackers to access the system. Several guidelines and regulations exist in this space. 4. What Does my Customer Want? The answer to this question is really dependent upon each property and each property’s clientele demands. You may find that some customers do not trust or feel comfortable with technology, while others embrace every facet. When considering this,

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be mindful of future desires. If you are going to replace the security gate, have a back-up plan in place on what you’d upgrade it to. Similar concept with interior upgrades, including replacing locks and thermostats. In each of the above, when considering vendors to partner with think through what will be asked next. Frequently, multifamily trails hotel technology, so you can look to that market and its adoption rates for some early indicators. Also, the single-family home rental space is a good place to look to for ideas, but be mindful that most single family home renters stay longer, while in multifamily, our average residency is significantly shorter. Therefore, the ability to accommodate for more codes, quicker turnover, along with more wear are things to consider. Also, our apartments are closer together, so some adjustments to ensuring frequency alerts and settings have adjustments as well can be helpful. Focus on partnering with vendors who are current with technology, who are investing in future technologies and recognize that updates to firmware and hardware may be needed in three to five years as demands evolve. You want to ensure your community is smart today, as well as it is tomorrow. The future is here, and our industry is embracing it and prepared for it. Quin Willis is an asset manager at Venterra Realty. Disclaimer: Venterra Realty is invested with a group that supports SMART Rent. Willis may be reached at qwillis@venterraliving.com.

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Face Coverings, continued from Page 18 may also need to use PPE that is incompatible with the use of a cloth face covering (e.g., an N95 filtering facepiece respirator). Where cloth face coverings are not appropriate in the work environment or during certain job tasks (e.g., because they could become contaminated or exacerbate heat illness), employers can provide PPE, such as face shields and/or surgical masks, instead of encouraging workers to wear cloth face coverings. Like cloth face coverings, surgical masks and face shields can help contain the wearer's potentially infectious respiratory droplets and can help limit spread of COVID-19 to others. Note that cloth face coverings are not considered PPE and cannot be used in place of respirators when respirators are otherwise required. Learn more about cloth face coverings on the CDC website at https://www.cdc.gov/coronavirus/2019-ncov/prevent-getting-sick/diycloth-face-coverings.html. Employers should consider evaluating their accessible communication policies and procedures to factor in potentially providing masks with clear windows to facilitate interaction between employees and members of the public who need to lip-read to communicate.

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If workers wear cloth face coverings, do employers still need to ensure social distancing measures in the workplace? Yes. Cloth face coverings are not a substitute for social distancing measures. If I wear a reusable cloth face covering, how should I keep it clean? CDC provides guidance on washing face coverings. OSHA suggests following those recommendations, and always washing or discarding cloth face coverings that are visibly soiled. Are surgical masks or cloth face coverings acceptable respiratory protection in the construction industry, when respirators would be needed but not available because of the COVID-19 pandemic? No. Employers must not use surgical masks

or cloth face coverings when respirators are needed. In general, employers should always rely on a hierarchy of controls that first includes efforts to eliminate or substitute out workplace hazards and then uses engineering controls (e.g., ventilation, wet methods), administrative controls (e.g., written procedures, modification of task duration), and safe work practices to prevent worker exposures to respiratory hazards, before relying on personal protective equipment, such as respirators. When respirators are needed, OSHAâ&#x20AC;&#x2122;s guidance describes enforcement discretion around use of respirators, including in situations in which it may be necessary to extend the use of or reuse certain respirators, use / See Face Coverings, Page 65

Want to see current and previous issues of ABODE online? Go to http://issuu.com/haa_abode. Or view this issue on your computer, tablet or smartphone at http://issuu.com/haa_abode/docs/abode_july2020.

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A market report on Houstonâ&#x20AC;&#x2122;s submarkets. By

JORDAN BROOKS, ALN Apartment Data Inc.

Houston Submarket Spotlight T

he story of 2020 continues to be COVID-19 and the effects of it. Recently in the greater Houston area, rent growth has flattened and average occupancy change has turned slightly negative. Net absorption has had an even more drastic decline. Using conventional properties of at least 50 units, letâ&#x20AC;&#x2122;s take a closer look at which submarkets around in the greater Houston area stood out across these metrics and more in May. New Supply Despite recent construction difficulties, at least one apartment community was added to four submarkets in May. The Midtown, Montrose and Museum District area led the way with 375 new units. Spring added almost 350 units. Brookhollow and Little York introduced about 260 units. The Woodlands and the far north Houston submarket added 200 units. Monthly net absorption was negative for all of these submarkets with the exception of The Woodlands and far North Houston region, though, it was barely positive. The result was average occupancy decline across the board for these areas to the tune of 1.3-4%. Average Occupancy Greater Houston average occupancy finished May at around 88%, however, five submarkets ended the month below 83%.

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The Heights, at 80% occupancy, was the only submarket of the five to be situated inside the loop. Other low occupancy areas were located further from the city center like the Lake Jackson, Clute and Brazoria submarket and the greater Katy and Cinco Ranch submarket at around 77% and 79% average occupancy respectively. To the southeast of Houston proper, the East Pearland, Friendswood and Alvin submarket ended the month just over 93%. This was the highest of the submarket averages for May, even as this submarket had a 0.5% decline during the month. The Copperfield and Bear Creek submarket was not far behind, finishing just over 92% after a monthly gain of almost 0.3%. The other two submarkets to end May over 92% average occupancy were Clear Lake and Bellaire, Meyerland and Westbury, both finishing right around 92.5%. Net Absorption The biggest change between multifamily performance in May of this year and May in previous years is in net absorption. Last May, the Houston market absorbed about 2,200 net units. This May, that number was negative by more than 300 units. Of the 42 Houston submarkets recognized by ALN, 38 submarkets had monthly absorption totals between -100 and 100 units, so most of the action was centered in only four areas.

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The biggest change between multifamily performance in May of this year and May in previous years is in net absorption. Last May, the Houston market absorbed about 2,200 net units. This May, that number was negative by more than 300 units. Sharpstown suffered the steepest decline by shedding approximately 150 rented units in May. Average occupancy is down 2% there since May of last year. Around 150 net rented units were also lost in the Medical Center and West University area, inside the loop. On the other side of the coin, two submarkets absorbed more than 100 units in May. The Greater Katy and Cinco Ranch region leased almost 130 previously unoccupied units. This positive demand was much needed given this area was previously listed as a submarket with the lowest average occupancy. With just under 200 absorbed units, the Spring Branch and Fairbanks submarket managed to take the top spot in a down month. Average Effective Rent and Concessions There were 25 submarkets in the greater Houston area that experienced an average effective rent decline in May, though only three retracted by 1% or more. Both the Inner Loop East and Greenway Plaza areas suffered monthly effective rent declines of about 1.2%. These two submarkets are on either end of the price spectrum for the market â&#x20AC;&#x201C; the average rent for the Inner Loop East area ended the month at $1,067, while the average rent was $1,753 for Greenway Plaza.

All told, seven submarkets managed rent gains of at least 1% in May, led by two submarkets that separated from the pack. In the Tomball and far Northwest Houston region, average effective rent rose by 2.8% to finish at $1,181 per unit. Even better, the 288 South area between 610 and the Sam Houston Tollway hit 3% rent growth in May. This brought the average rent to $1,090 per month. Neither submarket relied on new supply in the month to realize these gains. Across the greater Houston submarkets, an average of 34% of conventional properties were offering a new lease discount to end the month. There were a couple of submarkets that were well beyond that mark, and others that saw a large increase in discount availability within May. Once again, the Lake Jackson, Clute and Brazoria region shows up. About 60% of properties in the area were offering a concession, an increase of about 4% in May. Around 54% of properties in Spring were offering a discount, but this actually represents a slight decline from 58% at the start of the month. The availability of rent discounts in the Greenway Plaza and The Heights submarkets increased by about 28% each in May â&#x20AC;&#x201C; the largest monthly gain across greater Houston. The Woodlands and far North Houston region was just behind with a 27% monthly

Monthly Net Absorption Number of Submarkets

Greater Houston Submarkets

18 16 14 12 10 8 6 4 2 0 [-148, -82]

[-82, -16]

[-16, 50]

[50, 116]

[116, 182]

Number of Net Units Absorbed

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increase. Of those three regions, the only submarket that remained below the market average of 34% was The Woodlands and far North Houston submarket. Takeaways Average occupancy for greater Houston has been close to flat since the start of April, but there are now nine submarkets with an average occupancy below 85%. In terms of rents, a slight decline in April was followed up with no real movement in May. The monthly gain of two submarkets, out of a total of 42 submarkets in the Houston area, is all that prevented another slight decline in May. Also, about twothirds of the submarkets that suffered an average effective rent decline in April also experienced a decline in May. The main story is net absorption, namely that it has fallen off a cliff. Demand in April of this year was about 25% that of April 2019. Following that precipitous decline, net absorption in May turned negative. The second quarter continued to be a bumpy ride for the economy, generally, and for multifamily. With stay-at-home orders lifting in Houston and across the state, there is some light at the end of the tunnel if things go well. Cautious optimism seems reasonable, but uncertainty remains high. Jordan Brooks is a market analyst at ALN Apartment Data Inc. His efforts focus on integrating public datasets with ALN’s market data to develop actionable insights. In addition to speaking at affiliates around the country, Brooks writes ALN’s monthly newsletter analyzing various aspects of industry performance and contributes monthly to multiple multifamily publications. He earned a master’s degree from the University of Texas at Dallas in business analytics. Brooks can be reached at jordan@alndata.com. You can visit ALN Apartment Data’s blog to read the latest multifamily news and trends. www.haaonline.org

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How to minimize common area deductions. By

CAROLINE FERGUSON, Southwest Utility Solutions

Common Area Energy Deduction Rules H

ey there multifamily, how are we doing? I want to start by saying, I have been overwhelmed by the amount of support and encouragement resounding throughout our industry. Way to go everyone. We are essential, and I know that so many of you have yet to take a break since COVID-19 started in Houston. I just wanted to include a quick note here to say that you are killing it – truly! The purpose of this article is to answer one of the questions I get asked the absolute most. That question is: “What in the world is a common area deduction and what rules do I need to follow in regards to allocating out utilities at my community if I am either rolling on or inheriting a ratio utility billing systems (RUBS) program?” To quickly explain RUBS, it is a method to calculate the utility consumption of residents based on factors such as unit square footage, occupancy or number of bedrooms. Residents are then billed on a monthly basis based on their calculated utility con-

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sumption. Using RUBS throughout a property has multiple advantages such as fast implementation, returns on utility expenses and an immediate increase of cash-flow. To briefly touch on the allocation and bill back rules of natural gas, bill back rules are regulated by Railroad Commission of Texas. You can bill back up to 100% of the gas bill incurred at your apartment community. Electricity is rarely, if ever, allocated out to residents. Now, I’m going to break down the answer as it pertains to water, the most commonly allocated utility for apartment communities. All of the information I’m going to share with you can be found in Chapter 24: Subchapter I: Section (e) (1) (b) of the Water Billing Rules presented by the Public Utility Commission (PUC). All of this information is also available online should you want to print out a copy of the PUC rules. What is a common area deduction in multifamily? From a utility manager’s perspective, your apartment commu-

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Need Social Distancing Meeting Space? The Houston Apartment Foundation Dinerstein Reed Prokop Education Center is here for you.

The HAF Education Center is located at the HAA/HAF facility, 4810 Westway Park Blvd. in the Westway Park Development at Clay Road and Sam Houston Parkway. This premier location with easy access for members and their employees offers several options to choose from. • Large Conference Room • Computer Lab • Open Event/Training Space • Presentation/Projection Equipment Available Keep the education center in mind when your company is in need of a facility for your next meeting or employee training. The center is available for rental to members and is the perfect venue for budget meetings, planning sessions and more. For more information, contact Susan at 713-595-0300, e-mail shinkley@haaonline.org or visit us online at www.haaonline.org.

For more information, visit us online at www.haaonline.org

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nity’s utilities are generally split into two buckets: The first being utilities used in the leasing office and amenities. The second being utilities used inside units within their respective buildings. Common area deductions (CAD) is simply the utility usage within your community’s common areas. See, the name all of a sudden makes sense! The PUC is very clear with how they expect apartments to assign common area water usage. You may be asking why a common area water usage even needs to be assigned. You may be thinking, if my property incurs a $15,000 water bill, I should be able to allocate $15,000 to my residents, right? Nope. Big, huge, colossal nope. You have to net out the percent that equals your common area usage from your total water bill and then allocate the difference to your residents. How do you net out common area usage? There are four ways the PUC says common areas can be accounted for: 1. (e)(1)(B)(i) a. If all common areas are separately metered or submetered, deduct the actual common area usage. If your pool, leasing office and etc are on their own water meter, you have it relatively easy. Congratulations! You will deduct the reported usage of those meters from the total water bill. Allocate out the difference. b. If common areas that are served through the master meter that provides water to the dwelling units are not separately metered or submetered and there is an installed landscape irrigation system, deduct at least 25% of the retail public utility’s master meter bill. For this rule, if your common areas are not separately metered and you have an irrigation system connected to the main water meter, you can make a general deduction to your community’s total water bill by lopping off 25%. This functionally means that you can “bill back” or allocate out at maximum 75% of your property’s water bill to your residents. c. If all water used for an installed landscape irrigation system is metered or submetered and there are other common areas such as pools or laundry rooms that are not metered or submetered, deduct at least 5% of the retail public utility’s master meter bill. d. If common areas that are served through the master meter that provides water to the dwelling units are not separately www.haaonline.org

metered or submetered and there is no installed landscape irrigation system, deduct at least 5% of the retail public utility’s master meter bill. Key points for the third and fourth rule: If you don’t have an irrigation system onsite and your common areas are not separately submetered, congratulations, you can automatically bill-back a maximum of 95% of your community’s total water bill. Most of the time, common areas are not independently submetered, unless … Common areas are typically submetered independently in new construction projects. Irrigation systems are also generally on their own submeter. However, apartment owners are only able to bill through 95% of their community’s water bill if they are in compliance with C and D of the rules listed above. This may not be possible right away, because your bills may be much too high. Here is an example of why: Let’s say you have a $20,000 water bill and 150 units. For the sake of this example, let’s say that you’re able to bill through 95% of the community bill. Assuming a basic allocation method is used here, you would be looking at water bills over $100 per unit. If you’re looking for a way to lower your community’s overall water consumption, you may need to consider water conservation. If you’re billing only 70% of your property’s water bill but you are allowed to bill up to 95%, installing low-flow water-savings showerheads, aerators and toilets are great options to lowering your overall water usage and doing so will ultimately allow you to begin to push through the maximum allowable amount for water onsite. On average, when we conduct water conservation projects, we see a drop in consumption anywhere from 30 to 50%.

Caroline Ferguson is the vice president for Southwest Utility Solutions. Click on this link https://www.youtube.com/watch?v=fIm9fahnO4&t=133s to watch a video that explains the four ways you can allocate your water bill to your residents. Subscribe to Southwest Utility Solutions’ YouTube channel for more helpful videos. Ferguson can be reached at cferguson@swutilitysolutions.com.

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City of Houston offers incentives for developments with green stormwater infrastructure. By

TIM ZACHARIAS, Cougar USA

Green Stormwater Infrastructure L

ast August, the City of Houston’s Chief Recovery Office commissioned a one-year study to identify and recommend incentives to encourage the use of green stormwater infrastructure (GSI) in private land development, leading to economic, social, and environmental benefits as well as resilience. In the a report, Houston Mayor Sylvester Turner said “While we continue to pursue large-scale projects to reduce flood risk, Hurricane Harvey and other floods have highlighted the necessity to employ a holistic stormwater management approach which integrates green infrastructure into our existing drainage systems.” GSI is a stormwater management tool that can increase a property’s operating income, provide green amenities for residents and improve storm drainage, creating a win-win situation for owners, residents and the community. The report defines GSI and outlines the potential four incentives with implementation timelines. GSI designs use multiple techniques to manage stormwater on a property the way it would behave on a greenfield lot, rather than diverting directly to storm drains, reducing the impact of the development on the downstream municipal stormwater infrastructure, especially during heavy rainfall events like Houston has seen over the years. Techniques that capture and reuse stormwater reduce potable water demands from municipal

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water systems, which can reduce the property’s water costs. Large amounts of energy are required to purify and distribute water at the municipal level, so reductions in water demands can reduce energy consumption as well. Many of these techniques detailed below will be limited to new developments, but some can be applied to existing properties. GSI Techniques to Manage Stormwater Bioretention systems, or rain gardens, can slow the rate of stormwater runoff on a property using native vegetation planted on an engineered substructure of mulch, gravel, fabric and an underdrain. The water is captured and filtered through the layers and eventually drains to the municipal stormwater system. Rain gardens provide additional wildlife habitats and improve the visual appeal of the property. Green roofs take advantage of unused space to create a green space that can capture and use rainwater, as well as add an amenity for residents. The additional structural and drainage design requirements may limit converting existing roofs, but these can be addressed in a new development project. Permeable pavement allows stormwater to flow through to an underdrain system or below-grade cistern; again, this slows the runoff rather than diverting the runoff directly to municipal stormwater drains like impervious materials. Permeable pay-

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GSI designs use multiple techniques to manage stormwater on a property the way it would behave on a greenfield lot, rather than diverting directly to storm drains, reducing the impact of the development on the downstream municipal stormwater infrastructure, especially during heavy rainfall events like Houston has seen over the years.

ments combined with a rainwater harvesting system can increase the volume of water collected and available for reuse. Rainwater harvesting systems collect water from roofs, parking lots, etc. for reuse on the property for irrigation, cooling tower makeup or greywater systems such as flushing toilets. Above ground storage tanks or underground cisterns can be used for the water collection. Filtration, treatment and pump systems will also be required to reuse the water, but the long-term savings in water costs can be significant. Rainwater harvesting systems can be added to existing facilities, but limited available space for large storage tanks may limit their effectiveness. Soil amendments, urban forestry, and vegetated filter strips are all techniques to slow the stormwater runoff on a property using native vegetation and trees. These techniques can be applied to existing properties and new developments. The initial cost to design and install GSI systems may be higher than traditional alternatives, however, the operating costs can be lower and provide a positive ROI over time for the owner and reduced expenses for the residents. In addition, four incentive programs have been proposed to offset these costs and encourage GSI projects. Those are: • Integrated GSI Development Rules • Property Tax Abatements • Award and Recognition Program • Increased Permitting Process Certainty and Speed Based on feedback from developers, current development rules do not promote the use of GSI techniques in new developments. New integrated GSI development rules would incentivize developers to use GSI techniques by allowing an alternative set of rules for permitting that could reduce overall project costs by 2% and site costs by 34%. Along similar lines, an alternative permitting program could speed up the permitting time and reduce costs. The recommendation is for a team review process where stakeholders meet for two to four hours, review the designs, make any required changes and then issue permits immediately after the meeting. Property tax abatements are the second incentive recommended in the study. By reducing future property taxes, developers can cover some or all of the additional costs related to GSI projects. A reward and recognition program is another way to incentivize GSI projects in Houston, however, without the financial benefits of the other incentives proposed, a recognition program alone is unlikely to motivate developers to use GSI projects. The report outlines the related stakeholders and a plan for

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implementation with timelines for all of the incentives proposed. Additionally, it is recommended that multiple incentives are used together to incentivize developers more to use GSI projects. Visit the City of Houston website to see the full report (http://www.houstontx.gov/igd/documents/igd-reportfinal.pdf). Although it’s not covered in the report, another incentive that could potentially be used for GSI on existing properties is Property Accessed Clean Energy funding. PACE is a financial tool that property owners can use to fund projects that reduce water and energy consumption on their property with a long-term assessment against the property with no or little initial capital expense. For more information on PACE, visit the Texas PACE Authority website (https://www.texaspaceauthority.org/what-ispace/). Many of the GSI projects could also earn points toward a LEED certification through the U.S. Green Building Council. For developers already pursuing a LEED certification, GSI related incentives may be even more desirable. For more information on LEED, visit the USGBC website (https://www.usgbc.org/leed). GSI projects will have a very positive impact on the City of Houston as they increase property value and operating income, improve amenities for residents and improve stormwater drainage for the greater community. As demand for sustainable buildings increases from residents and the incentive programs offset additional costs, we will, hopefully, see it become the standard practice in the not so distant future. Tim Zacharias is the Cougar USA’s chief operating officer. He is responsible for overseeing all of Cougar’s production, warehouse, operations and product offerings. As part of the leadership team, he plays a key role in strategic planning, as well as managing all operational aspects of the company. Prior to joining Cougar, Zacharias worked in internal audit for a Fortune 500 company. He has been with Cougar since 2007, starting out in accounting and project management, learning all areas of the business with hands-on experience. He earned his Bachelor of Business Administration in finance from Texas A&M. He is a member of ASPE, ASHRAE and ACOE. Zacharias can be reached at tzacharias@cougarusa.com. You can also visit Cougar USA here: https://cougarusa.com.

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Face Coverings, continued from Page 53 respirators beyond their manufacturer's recommended shelf life, and/or use respirators certified under the standards of other countries or jurisdictions. The Centers for Disease Control and Prevention and OSHA have described crisis strategies intended for use in healthcare in which surgical masks or cloth face coverings may offer more protection than no mask at all when respirators are needed but are not available. Such information is not intended to suggest that surgical masks or cloth face coverings provide adequate protection against exposure to airborne contaminants for which respirators would ordinarily be needed. Although OSHA's enforcement guidancedescribes equipment prioritization that includes surgical masks, employers must still comply with the provisions of any standards that apply to the types of exposures their workers may face. For example, the permissible exposure limits of all substance-specific standards, such as asbestos and silica, remain in place, and surgical masks are not an acceptable means of protection when respirators would otherwise be required (e.g., when engineering, administrative, and work practice controls do not sufficiently control exposures). If respirators are needed but not available (including as described in the OSHA enforcement guidance noted above), and hazards cannot otherwise be adequately controlled through other elements of the hierarchy of controls (i.e., elimination, substitution, engineering controls, administrative controls, and/or safe work practices), avoid worker exposure to the hazard. Whenever a hazard presents an imminent danger, and in additional situations whenever feasible, the task should be delayed until feasible control measures are available to prevent exposures or reduce them to acceptable levels (i.e., at or below applicable OSHA permissible exposure limits).

If youâ&#x20AC;&#x2122;re receiving this magazine, your company has joined and made your company and YOU part of the largest local apartment association in the nation! Every employee of your team is a member of HAA and also a member of the TAA and NAA. Check us out online at www.haaonline.org. This is YOUR HAA! www.haaonline.org

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The Go-Getters HAA’s MEMBERSHIP RECRUITERS

MEMBERSHIP: ENGAGE! The Go-Getters are still recruiting during challenging times.

What is a Go-Getter? The Go-Getter Club is a year-round membership recruitment drive comprised of individual HAA members who work for owner/management and supplier companies.

Join our Quarterly Meetings! Be the top recruiter for each quarter and win $500 cash! Plus, for each new member you recruit, you’ll earn a chance to win gift cards ranging from $25 to $250! JOIN A TEAM and build relationships with like-minded members. Get involved with Go-Getters and make lasting industry connections. Visit www.haaonline.org/gogetterscorner to get all the information you need.

Recruit all year long! Go-Getter meetings are quarterly: Thursday, July 9 Thursday, September 10 Thursday, December 10 All meetings start at 4 p.m. at Cadillac Bar & Grill. Visit www.haaonline.org/gogetters for details.

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

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. 66

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Welcome Mat

Introducing HAA’s NEW MEMBERS

OWNERS

2035 Real Estate Group Tyran Shivers P.O. Box 416 Katy, TX 77492 281-706-2095 2035 Real Estate Group Properties

Blue Oak Investments John L. Batey 711 Panther Pass Spring, TX 77388 615-310-1633 FHM Real Estate LLC Scott Mackey 2224 Dryden Rd Houston, TX 77030 (713) 835-4893 Scharpe Street Apartments JWH Investments Wendy Holley 3105 Genoa Red Bluff Road Pasadena, TX 77505 281-948-2973 Mike & Cyndi Atchison Mike Atchison P.O. Box 940418 Houston, TX 77094-7418 281-814-2850 Mike & Cindy Atchison Properties MTSM Inc Matthew Soileau 1102 Yale St. #100 Houston, TX 77008 713-861-7845 Porter 12 Rita Brummer Dominick Woodcock 3201 Red Bluff Rd Pasadena, TX 77503 713-472-0368 Embers Apartments Fieldstone Apartments SecurTest Inc Steven C. Millwee 600 Grand Panama Blvd. #202 Panama City Beach, FL 32407 800-445-8001

SUPPLIERS

A-Affordable Roofing Co Ed Rickert 1600 Meadow Lane Alvin, TX 77511-3125 281-335-7663 Roofing Contractors, Roofing Services Consultants Adobe Floors Inc Nancy Halliburton P.O. Box 2445 Spring, TX 77383 281-466-2277 Carpet Installation, Floor Laying, Refinishing & Resurfacing Referred by Nancy Halliburton Anderson Restoration Lora Hughes 12920 Cypress North Houston Road Cypress, TX 77429 281-376-7474 Fire/Water Damage Restoration, Roofing Contractors

Texas Landscape Group LLC Carla Sebesta 12714 Settemont Road Missouri City, TX 77489 832-316-4600 Landscape Contractors, Landscaping Equipment & Supplies WSR Roofing Christopher Wells 1063 W. Donovan St. Houston, TX 77091 281-808-6250 Roofing Contractors, Roofing Materials 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!”

BMI Todd Peterson 25302 Oak Knot Drive Spring, TX 77389 281-617-9206 Apartment Maintenance - Property Liability Specialists, Make Ready GT Security Solutions LLC James Griffith 10333 Harwin Drive #222 Houston, TX 77036 281-393-0890 Security Consulting Service, Security Guard/ Patrol Service, Security Systems Consultant, Private Investigators Referred by Ruha Vohra Premium Valet Waste Services Nike Arala P.O. Box 218438 Houston, TX 77218 800-799-5199 Waste Reduction/Disposal/Recycling, Trash Service - Valet T & C Solutions Jimmy Simmons 2213 4th St. Galena Park, TX 77547 713-203-1071 Cabinets, Counter Tops Referred by Jessica Cantu

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

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The Ambassador ONE Society HAAâ&#x20AC;&#x2122;s WELCOMING COMMITTEE

SIGNS OF THE TIMES

The HAA Ambassador suppliers give us a sign of what they are grateful for.

Mark your calendars and join us! Meetings are held on the first Wednesday of each month at Craft Republic, 11470 Westheimber. Dates as of press time. Please check the calendar at www.haaonline.org for updates: July 1 August 5 September 2 October 7 November 4

THE AMBASSADOR ONE SOCIETY is an organized network exchange that helps supplier partners build their business contacts within HAA. Itâ&#x20AC;&#x2122;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. 68

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Portfolio Changes The following owner/management companies have added the listed properties to their portfolios: • Alliance Residential Company: 15th Street Flats, 337 units at 1414 N. Shepherd Drive. • Allied Orion Group: Oaks of Timbergrove, 372 units at 1700 Seaspray Court; Heights 2121, 504 units at 2100 Tannehill Drive; and Addicks Stone Village, 70 units at 15426 Addicks Stone Drive #A. • Alpha Barnes Real Estate Services: Somerset Lofts Apartments, 120 units at 8506 Hempstead Road. • American Landmark: Opal at Barker Cypress, 364 units at 2926 Barker Cypress Road. • Avenue5 Residential: The Portofino, 248 units at 2122 E. Sam Houston Parkway S., Pasadena. • Capstone Real Estate Services Inc.: Reserve at Lake Jackson, 220 units at 202 Farm to Market Road 2004, Lake Jackson. • Dan Andrews: Dan Andrews - Properties, 10 units at various locations. • Davis Development: Vale Luxury Apartments, 350 units at 4209 Spring Stuebner Road, Spring. • Greystar: Mezzo Kirby Med Center, 378 units at 7600 Kirby Drive. • Internacional Realty Inc: Dryden, 327 units at 17417 W. Lake Houston Parkway, Humble. • Juliet Lawrence: Juliet Lawrence - Properties, one unit at various locations. • Kaplan Management Co.: Mt. Vernon Montrose Lofts, 42 units at 4509 Mt. Vernon St. • Portico Property Management: Haven at Bellaire, 297 units at 20220 Bellaire Blvd., Richmond. • Roscoe Properties: The Winward at Telge Crossing, 303 units at 12807 Telge Road, Cypress. • United Apartment Group Inc.: Pine Forest, 161 units at 17103 Clay Road. • Venture Legacy Partners LLC: 6414 Sloan St. • Willowick Residential: Stone Loch, 384 units at 10921 Boudreaux Road, Tomball; The Rosemary, 328 units at 17401 W. Lake Houston Parkway, Humble; and Alys Crossing, 360 units at 20510 Cypress Plaza Parkway, Cypress.

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• Wisener Real Estate: Wisener Real Estate - Properties, 2 units at various locations. • Wood Residential Services: Alta Med Main, 338 units at 9330 S. Main St.

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In the News

Gregory

Texas Southwest Floors announces the addition of James Gregory as an account executive. With nearly 20 years in the real estate industry and floor covering sales, Gregory returns to the Houston Apartment Association.

Cary Wright joins Centex Construction as vice president of business development. Nina Kirtley, CAPS joins Keener Management as vice president of operations. Dixie Caldwell, CAS starts a new position as regional director for ControlByNet.

Caldwell HAA Secretary and Treasurer Christy Rodriguez was quoted in the Houston Chronicle on May 29 in an article titled “How do you apartment hunt in a pandemic.” Rodriguez On May 13, Norma Alvear, property manager for SMI Realty Management, was part of Univision’s 45 Facebook Live Virtual Town Hall, answering questions regarding the rights of renters. Alvear HAA President-elect John Boriack was interviewed by KHOU on June 11 in an article titled “‘It’s kind of a perfect storm’ | Houston rental market dip means good deals for renters.” Boriack

In June, HAA President Clay Hicks was interviewed by NBC to be featured on Quibi, a new short-form mobile video platform. 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

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LONG-TIME MEMBERS ABODE continues to celebrate the Houston Apartment Association’s 60th anniversary with this feature. Thank you to the longest-serving HAA supplier partners and companies that have been part of our association since 1968.

SUPPLIERS 1968 Century A/C Supply Hoover Slovacek 1973 CORT Furniture Brady Chapman Holland and Associates 1974 Mueller Water Conditioning Inc. 1976 Great American Business Products 1977 Hoffer Furniture Rental and Sales Webb Pest Control 1978 HD Supply Houston Planned Energy Systems The Liberty Group 1980 CKI Wholesale Lock Supply 1981 Marvin F. Poer and Company Perfect Surface Redi Carpet Sales of Houston Ltd 1983 NAMCO Manufacturing Inc. Sherwin Williams Company MAC Mechanical Inc. 1984 AAA Plumbers RENCON 1985 Interior Logic Group (formally Criterion Brock) Gemstar Construction Development Inc. PPG Paint

1990 Contello Plumbing Co. Inc. Wood Electrical Services Inc. Classic Sports JDM Designs Inc. PAS Online Marketplace

1978 Hettig Management Corp. Helen Hoogendam (Cornelis Hoogendam) Houses For Rent Co. Creative Property Management

1990 Adara Communities The Richdale Group Meech Lake Management Shin Properties Ltd. DTI Investments Inc.

1991 Pasadena Insurance Agency Inc. Construction Concepts

1979 Arrow Management Whitney Management Corp.

1992 Glynn’s Contracting Property Cost Systems Alexander-Rose Associates Inc. Saint Clair & Sons Inc. American Wrecker Service Sicola Corporation Alfred’s Construction & Renovation Dixie Carpet Installations Inc. Texas Environments Co.

1980 Allied Orion Group Greystar

1991 Rental Property Management Company Richfield Real Estate Corp. FDC Management Inc. Ward Real Estate Inc. Anphin Inc. Figure Eight Properties Rachel Realty Company Pryzant Management Inc.

1993 R.K. Builders & Renovation Services Envirotrol Pest Solutions Apple Termite & Pest Control Inc. Hire Priority Staffing & Executive Search KNB Industries Rental Credit Reporting Texas Lawn Works

1983 Michael Stevens Interests The Hanover Company David K. Gibbs Associates Avalon Properties

1994 TPI Construction & Painting Inc. Affordable Quality Electric Earthbound Landscaping Inc. Appliance Warehouse of America Inc. BG Staffing LTD Landscaping & Supplies Inc. CAMP Construction Services 1995 Tenant Tracker Inc. Concrete Raising Corp. BJ’s Locks and Mailboxes Inc. RealPage Inc.

OWNERS

1986 Craven Carpet ApartmentData.com

1966 H.J. Brelsford The Finger Companies

1987 Alief American Door Tech Hurricane Glass and Mirror Omega Builders Group LP

1968 BMI Management Inc.

1988 W. Partnership Guaranteed Builders Inc. Mathis Iron Works Inc. Best Wash Inc. 1989 Texas Coast / Lone Star Top Notch Resurfacing Inc. United Air Conditioning Supply

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1972 Oak Leaf Management Inc. 1974 Berkshire Residential Investments 1976 Blue Bell Place Builders 1977 Central Management Inc Gables Residential

1981 Tarantino Properties Inc. Con Am Management Corp. Littell Properties 1982 Broadway Properties

1984 Southhampton Management Inc. 1985 CrestMarc Residential Inc. 1986 Rockwell Management Corp. Valkor International Inc. Gatesco Asset Living 1987 C&F Interests Inc Paul S. McDonald and Associates Inc. 1988 Monarch Properties Inc. Di Paola Realty Associates LP West Plaza Management The Morgan Group Camden Lariat Holding Inc. Sheng-Raamco Management Inc. Myan Management Group 1989 Historic Heights Property/ J Conti Interests Highmark Residential LLC Profico Investment Corp. Montex Property Management Inc. American Realty Investors LSR Houston Inc.

1992 Orient Services Corp. W3 Luxury Living Transnational Investments Inc. Shella Reddy Partnership TD Homes Nova Property Management 1993 BBL Investments Inc. Wolverine Property Management LLC SMI Realty Management Tipton Asset Group Inc. Terry J. and Aletta C. Clark Internacional Realty Inc. 1994 PRD Inc. Ion Investments Inc. First Choice Management Group Winther Investment Inc. Pegasus Property Management Cottonwoord Capital Management LLC Michelson Realty Company BH Management Services LLC George Dawson Albert Lee Allen Besnik Haxhijaj Sandalwood Management Inc. AMLI Residential ESU Investments Inc. Newport Asset Management Inc. Creative Restoration Harold Mathis Core Management Group MAA Tanglewood Property Management Company Nolan Real Estate Services Texas Inter-Faith Housing Corp. 1995 Judwin Properties Long Reach Associates Inc. Victor M. Munoz Park Place Residential Porter Plaza Ltd. Landing at Seven Coves Condominium Council Inc. The Deal Company J. Allen Management Co. Inc.

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On the Scene with HAA/HAF HAA Reopens With new rules and social distancing in place, HAA reopened to members in June for Avenues, an IROC breakfast, CPO, IROP and It’s the Law Luncheon. Thanks to our event sponsors including CORT Furniture, On Site Towing and Matrix Construction Services. For HAA’s new in-person rules, see Page 30. Not comfortable in person? Many of our educational offerings are now virtual too! Check out www.haaonline.org for details.

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Index of Advertisers By CATEGORY

A/C Supplies

Insurance

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

Harco Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .57 713-681-2500 . . . . . . . . . . . . . . . . . . .www.harco-ins.com

Answering Service

Landscape Contractors

On Hold USA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .65 800-755-4142 . . . . . . . . . . . . . . . . .www.onholdusa.com

Outdoor Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . .71 713-955-0990 . . . . . .www.outdoorelementstx.com

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.

Texscape Services . . . . . . . . . . . . . . . . . . . . . . . . . . . .61 281-846-3779 . . . . . . . . . .www.texscapeservices.com

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

Locks & Locksmiths

Texas Southwest Floors . . . . . . . . . . . . . . . . . . . . . .53 800-719-4321 . . . . . . . . . . . . . .www.texasswfloors.com

CKI Wholesale Lock Supply . . . . . . . . . . . . . . . . . .65 713-462-0704 . . . . . . . . . . . . . . . . . . . . .www.ckilock.com

Collection Agencies

Personnel Agency

Alexander-Rose Associates Inc. . . . . . . . . . . . . . .57 713-644-4441 . . . . . . . . . . .www.alexanderrose-inc.com

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

Electric Contractors

Plumbing Contractors

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

AAA Plumbers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15 713-462-4753 . . . . . . . . . . . . . . . . . .www.aaaplumbers.com

Brandt Electrical A/C & Heating Services . . . . .31 281-693-3383 . . . . . . . . . . .www.brandtelectrical.com Foundation Repair Church Foundation Repair . . . . . . . . . . . . . . . . . . . .2 713-468-8400 . . .www.churchfoundationrepair.com

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

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

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

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

Security Control Equipment/Systems

FSI Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25 832-767-1115 . . . . . . . . . . . . .www.fsiconstruction.com

SentriForce . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .37 888-671-2202 . . . . . . . . . . . . . . . . .www.sentriforce.com

Gemstar Construction & Development . . . . . . .17 281-821-1195 . . . . . .www.gemstarconstruction.com

Swimming Pool Service

Guardian Construction . . . . . . . . . . . . . . . . . . . . . . .41 832-672-4196 . . . . . . . . . . . .www.guardianconst.com

Poolsure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14 800-858-POOL . . . . . . . . . . . . . . . . .www.poolsure.com

MultiFamily Services . . . . . . . . . . . . . . . . . . . . . . . . . .5 713-266-9100 RENCON . . . . . . . . . . . . . . . . . . . . . .Inside Back Cover 713-666-3636 . . . . . . . . . . . . . . . . . . . . . .www.rencon.com

www.haaonline.org jobs@haaonline.org 713-595-0300

Waste Management . . . . . . . . . . . . . . . . . . . . . . . . .65 713-354-5230 . . . . . . . . . . . . . . . . .www.thinkgreen.com

HAA Products & Services

Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .57 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com

Trash Hauling

TPI Construction & Painting Inc. . . . . . . . . . . . . . . .1 713-668-7986 . . . . . . . . . . . . . . . . . . . . . . .www.tpiinc.com

Glass – Plate, Window, Etc.

TARGET QUALIFIED LEADS

www.haaonline.org/rcr

Rental Credit Reporting . . . . . . . . . . . . . . . . . . . . . .45 713-595-0300 . . . . . . . . . . . . . . .www.haaonline.org/rcr

Want to see current and previous issues of ABODE online? Go to http://issuu.com/haa_abode. Or view this issue on your computer, iPad or smartphone at http://issuu.com/haa_abode/docs/abode_july2020.

ABODE

July 2020

www.haaonline.org

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MarketLine By BRUCE MCCLENNY, President, ApartmentData.com

• • • • • • • • • • • • 1050 – • • • • • • • • • • • •

HOUSTON Snapshot 88.9% $1,046/mo. $1.18/sq.ft./mo. 884 sq.ft.

Recently Opened (12 months): 77 communities 21,564 units

1000 – – 90.0 975 –

– 89.0

– 88.0

Under Construction: 73 communities 20,921 units

Occupancy (%)

Operating Supply: 2,867 communities 674,581 units

Rental Rate (¢/sq.ft./mo.)

Past 12 Months: 0.5% rental rate growth 8,559 units absorbed

1025 –

•

Occupancy: Price: Rental Rate: Size:

May 20

Apr 20

Feb 20

Mar 20

Jan 20

Dec 19

Nov 19

Oct 19

Sep 19

Aug 19

Jul 19

Jun 19

May 19

Apr 19

Mar 19

Feb 19

Jan 19

Dec 18

Nov 18

Oct 18

Sep 18

Aug 18

Proposed Construction: 86 communities 26,891 units

Jul 18

Jun 18

– 87.0

History of Effective Rental Rate & Occupancy for All Units

Hottest Submarkets Over the Past Three Months

Concessions

Annualized % of Market Rank Submarket Absorbed 1 Baytown 9.9% 2 Northline 1.9% 3 Almeda/South Main 2.1% 4 Bear Creek/Copperfield/Fairfield 0.7% 5 Beltway 8/I-45 South 0.5%

Rental Rate Growth % 0.7% 1.7% 1.5% 1.8% 1.6%

Total Units Class w/Concessions All 336,096 A 98,569 B 138,635 C 86,899 D 11,993

% of Total Units 50% 62% 51% 44% 27%

Average Special -3.4% -5.2% -2.7% -2.4% -1.8%

Citywide Effect -6.5% -8.2% -5.3% -5.6% -6.5%

One Month Free = -8.33%

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

TEXAS

Dallas/Ft. Worth

San Antonio

Austin

Occupancy: Price: Rental Rate: Size:

91.1% $1,159/mo. $1.32/sq.ft./mo. 876 sq.ft.

89.4% $971/mo. $1.14/sq.ft./mo. 854 sq.ft.

89.6% $1,278/mo. $1.46¢/sq.ft./mo. 874 sq.ft.

Past 12 Months: 1.6% rental rate growth 18,238 units absorbed

Past 12 Months: -0.6% rental rate growth 2,595 units absorbed

Past 12 Months: -0.2% rental rate growth 6,397 units absorbed

Operating Supply: 3,184 communities 753,588 units

Operating Supply: 932 communities 199,206 units

Operating Supply: 1,035 communities 242,736 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. © 2020 ApartmentData.com July 2020

ABODE

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Back Page

with News from around the COMMUNITY

HAA Blood Drive

Wednesday, August 26, 1 p.m. to 5 p.m.

The Blood Center depends on thousands of organizations across the Gulf Coast region to help save lives. It takes 800 to 1,000 donations a day to serve all of their patients in the community and HAA wants to help. We will be holding a blood drive with social distancing measures in place at the HAA Education Center, 4810 Westway Park Blvd., Houston, Texas 77041. Please consider donating. See the link below or drop by HAA on August 26 to donate. HAA has modified procedures to reduce opportunities for the COVID-19 virus to spread as we realize there is a risk associated with interacting with the public. We are committed to doing our part to protect your health and safety. • We are minimizing the number of people allowed in our building. • All guests are instructed to remain 6 feet apart from each other as best as possible.

• We are providing social distance markers to guide access. • We have hand sanitizers in common areas throughout our building. • We have enhanced cleaning of our building nightly. • Guests will be required to wear masks at all times. If you are able to provide your own mask, please do so. We will have disposable masks in case you do not bring your own. • We will take the temperature of each guest as they enter our building. If any guests has a temperature that registers over 100.4 you will not be able to attend the meeting/event. • If you are experiencing COVID-19 symptoms, or have been in contact with someone who has the virus or has been exposed to anyone who is sick, we ask that you remain at home. Thank you for your patience as we implement these new guidelines to keep you safe and thank you for your support of the Gulf Coast Regional Blood Center during these difficult times.

ABODE

July 2020

www.haaonline.org

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

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