ABODE July 2024

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ABODE THE HOUSTON APARTMENT ASSOCIATION MAGAZINE

EDUCATION CONFERENCE & EXPO PHOTOS • NEGOTIATING SKILLS • ONLINE CONTENT

Houston Apartment Association 4810 Westway Park Blvd.

Houston, Texas 77041

Multifamily professionals and suppliers were made for this – HAA’s Education Conference & Expo

www.haaonline.org

July 2024

ABODE • JULY 2024 • VOLUME 47, ISSUE 7 www.haaonline.org

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CONTENTS July 2024

ON THE COVER

FEATURES & PHOTOS

30 We were “Made for This!” –

28 Thank You Sports Challenge Sponsors – Recognizing these generous sponsors.

It was a record-breaking crowd for the 2024 Education Conference & Expo. Don’t miss all the action starting on Page 30.

30 On the Scene – Photos from the 2024 HAA Education Conference & Expo.

Cover design by Madison O’Bar, HAA Communications Manager, with photos by Mark Hiebert, Hiebert Photography

38 Part 1: 6 Negotiating Tips – Build the skills necessary to improve your ability to negotiate well with your client.

42 8 Steps to a Content Oasis – How to create reusable content for your apartment community.

46 Navigating the World of Email Automation – Unlock the full potential of email automation.

COLUMNS & MONTHLY UPDATES 7 President’s Corner – Summer is in full swing!

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

9 Legislative Update – HUD proposes rule for reducing barriers to HUDassisted housing.

11 It’s The Law – HUD sheds light on fair housing and screening issues 14 Resident Relations – A resident dispute is settled by the committee.

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

50 On the Road – Photos from the Fort Bend State of the Submarket.

26 TAAUpdate – Preparing for hurricane season.

52 On the Scene – Photos from the Camp Facility Services Challenge Cup.

58 Welcome Mat – A list of HAA’s newest members.

53 Volunteer HAA – Get involved.

54 On the Scene – Photos from the ACES Manager Appreciation Luncheon.

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

68 On Site with ABODE – Take a closer look at twp of HAA’s 2023 Honor Award-winning communities.

60 Go-Getters – Learn how to become a Go-Getter.

66 The Ambassador ONE Society – Meet HAA’s supplier network.

66 Portfolio Changes and In the News – Property updates and industry news.

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

71 MarketLine – The latest area market numbers.

72 Back Page – News from around the community.

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

www.haaonline.org

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OFFICERS AND ASSOCIATION LEADERSHIP PRODUCT SERVICE COUNCIL OFFICERS SHELLEY WATSON President-Elect

MONICA GRACIA Vice President at Large – West

JOSEPH RODRIGUEZ, CAS President Greenlogic

DEBORAH HOLCOMBE Vice President at Large – South

DEBORAH DEROUEN, CAS Vice President ClutchCity Consulting

CORRI SMITH Vice President at Large – North

BLAISE SPITALERI, CAS Secretary Gemstar Construction Development

HOWARD BOOKSTAFF General Counsel

RICHARD WALL Vice President at Large – East

NIKKI SEKUNDA, CAS Treasurer The Liberty Group

CASEY WATTS MORGAN CEO

STEPHANIE GRAVES Immediate Past President

CANDIS MOHR, CAS Immediate Past President AAA Plumbers

GINA ERWIN President

RYAN TERRELL Secretary/Treasurer

BOARD OF DIRECTORS Mack Armstrong Julie Batche Kristen Becker John Boriack Kyle Brown Tina Cavaco Terri Clifton Michelle Croasmun Deborah DeRouen Derek DeVries Scott Douglas Gina Erwin Tamara Foster Melissa Friend Diane Gilbert Monica Gracia Stephanie Graves Elizabeth Castro Gray Manu Gupta Clay Hicks Deborah Holcombe Karen Hefner Nathan Kelley Debbie Kelm Crystal Jackson Nathan Kelley Jacob Kunath Valerie Lacy Barby Lake David Lindley Betsy Marshall Joe Melton Kristin McLaughlin Candis Mohr Katy Myrick David Nargang Carlos Neto Jenifer Paneral Angelee Kumar Parikh Mark Park Velissa Parmer Michelle Pawelek Kelly Robinson Christy Rodriguez Joseph Rodriguez Ingrid Shultz Nikki Sekunda Corri Smith Penny Sprang Kelley Suess Debbie Sulzer Blaise Spitaleri Ryan Terrell Starla Turnbo Richard Wall

Shelley Watson Richard Whatcott Quintina Willis Tracie Yoder DIRECTORS EMERITUS Josh Allen Ken Bohan Gary Blumberg Kathy Clem Jack Dinerstein Jenard Gross Darlene Guidry Alison Hall David Hargrove Larry Hill Stacy Hunt Hap Hunnicutt David Jones Mel Kieke Mike Koch Dick LaMarche Cesar Lima Tim Myers P David Onanian Jackie Rhone 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 Susan Alvarado Jeff Blevins Michelle Bridges Roger Camp Israel Garza Billy Griffin Stacy Lastovica Mary Lawler Laura Lestus Cari Luetge Bruce McClenny Monica Morales Ruth Reyes Jake Slosburg Lindsay Torres-Smith 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 1968 Century A/C Supply 1978 Houston Planned Energy Systems 1982 Cotton Commercial USA Inc. 1984 AAA Plumbers 1985 Gemstar Construction Development 1986 Craven Carpet 1987 Dixie Interiors 1993 Hire Priority Staffing & Executive Search 1994 Camp Facility Services 1997 Apartments.com 1999 FSI Construction Inc. 2006 Lowe’s Pro Supply

PRODUCT SERVICE COUNCIL MEMBERS Susan Alvarado, CAS Century A/C Supply Chris Bell, CAS, Greenlogic Marivel Bownds, CAS, Valet Living Tammy Broadway, CAS American Fire Systems Shaun Callaway, CAS, Earthworks Neal Conant, CAS, Gemstar Construction Development Sean Cunningham, CAS, Flooring Warehouse Deborah Derouen, CAS ClutchCity Consulting Derek DeVries, CAS, Epic Multifamily Construction Marcelino “Tito" Estrada, CAS One Source Realty Advisors Giovanna Gone, CAS, Rent.

Dan James, CAS, Redevelopment Services Amanda Kelly, CAS, Brandt Electrical A/C & Heating Services

Debra Knight, CAS, Comm-Fit Stephanie Krop, CAS Emeritus, Poolsure Liz Levins, CAS Emeritus, Gemstar Construction Development Jim Martensen, CAS Epic Multifamily Construction Candis Mohr, CAS, AAA Plumbers Tracey Moore, CAS, Flooring Warehouse Karen Nelsen, CAS ALN Apartment Data Arely Pena, CAS Rent.

Nikki Sekunda, CAS, The Liberty Group Joseph Rodriguez, CAS, Greenlogic Blaise Spitaleri, CAS, Gemstar Construction Development Amber Whitaker, CAS FSI Construction

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JULY 2024 I VOLUME 47, ISSUE 7 Chief Executive Officer and Publisher CASEY WATTS MORGAN, MPP cmorgan@haaonline.org EDITORIAL AND DESIGN STAFF Director of Publications and Design DEBORAH NIX dnix@haaonline.org Communications Manager MADISON O’BAR mobar@haaonline.org ADVERTISING Vice President of Membership and Marketing AMANDA SHERBONDY, CAE asherbondy@haaonline.org CONTRIBUTING STAFF Chief Operating Officer SUSAN HINKLEY, CAE shinkley@haaonline.org Vice President of Government Affairs BRADLEY PEPPER bpepper@haaonline.org Chief Financial Officer TREY WIMBERLY, CPA twimberly@haaonline.org Vice President of Education LAUREN RAGIN, CMP lragin@haaonline.org Events and Meetings Director KASAUNDRA WRIGHT kwright@haaonline.org Director of Resident Relations MATILDE LUNA mluna@haaonline.org Director of Rental Credit Reporting TINA DEFIORE tdefiore@haaonline.org Education Manager CINDY DE LA RIVA cdelariva@haaonline.org Director of IT WILL ALFARO walfaro@haaonline.org Government Affairs Manager ALEX CHADWELL achadwell@haaonline.org PRINTER TGI PRINTED www.tgiprinted.com

HOUSTON APARTMENT ASSOCIATION COMMITTEES COMMITTEE Executive Nominating Fair Housing Ethics Finance Past Presidents Council Legislative Political Action Golf Century Club Education Advisory Independent Rental Owners Connection Leadership Development Community Outreach Product Service Council Expo Exhibitor Membership Ambassador ONE Society Resident Relations A Resident Relations B Resident Relations Appeals HAF Fundraiser NEXT Property Awards

CHAIR Gina Erwin Stephanie Graves Howard Bookstaff Michelle Pawelek Gary Blumberg John Boriack Shelley Watson Stacy Hunt Starla Turnbo Nikki Sekunda Lindsay Torres-Smith Michelle Bridges

STAFF ADVISOR Casey Morgan Casey Morgan Casey Morgan Casey Morgan Casey Morgan Casey Morgan Bradley Pepper Bradley Pepper Bradley Pepper Bradley Pepper

Elizabeth Castro-Gray Kyle Brown Joe Melton Joey Rodriguez Deborah DeRouen Valerie Lacy Debra Knight Tito Estrada Karen Nelsen Jessica Wheeler Karah Carrillo Darlene Guidry Neal Conant Ryan Weis Monica Morales Susan Alvarado Diane Gilbert Beth Levine

Lauren Ragin Susan Hinkley Susan Hinkley Susan Hinkley Amanda Sherbondy Amanda Sherbondy

Lauren Ragin

Amanda Sherbondy Matti Luna Matti Luna Matti Luna Lauren Ragin Lauren Ragin Lauren Ragin

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 2024, VOLUME 47, 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 © 2024 by HAA. Periodicals Postage Paid at Houston, Texas.

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

www.haaonline.org

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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.

1st United Construction LLC 3BeeGuys Bee Removal A&A Fence & Iron A+ Aquatic Services AAA Staffing Ltd AAdvantage Laundry Systems ABC Supply ACM Contractors of Texas ACT Security Group Action Buggies Action Towing Inc Action Window Coverings Inc Adobe Floors Inc Advanced Building Supply LLC Adventure Playground Systems Inc Advocate Construction Inc Affinity Waste Solutions Air Pro Systems Alcaraz Lawn Care Alexander-Rose Associates Inc All American Mailboxes of Houston Inc All Dry Service All Power Solutions Allen Lockers ALN Apartment Data Alpha Patrol Officer Ambassador Services LLC American Builders Group LLC American Fire Protection Group American Fire Systems Inc American Platinum Builders AmRent Andrews Myers PC Apex Multifamily Arborworks TX ARR Commercial Services & Sheet Metal Artisent Floors ASAP Personnel Inc Assurance Electric LLC Asurety Dryer Vent & Fireplace Inspections ATSG American Towing Service Group LLC Audio Images International Inc AWT Golf Carts B&G Construction Belfor Property Restoration Bell’s Laundries Bettencourt Tax Advisors LLC BGE Inc/aka Brown & Gay Engineers Inc BioTechs Crime & Trauma Scene Cleaning Blue HERON Technologies LLC Blue Marlin Maintenance & Services Blue Star Security LLC BluSky Restoration Contractors BoldREMO LLC Brady Chapman Holland & Assoc Brokerology Properties Brown & Brown Lone Star Insurance Agency Inc BSI Building Bright Houston C4 Protection Cameras Onsite LLC Cano Electric Inc Cantrell McCulloch Capital Disaster Solutions Capital Security Solutions Cast Iron Construction and Remodeling LLC Catalyst Construction Centex Construction Century Fire Protection Houston CEP Construction Services LLC CFI Group Chadwell Supply Chicago Title Commercial Division Citi Fence & Concrete Classic Same Day Blinds CNM Roofing Code Red Security Systems PLLC

Cody’s Wrecker Service Comiskey Capital Insurance Agency Inc Commercial Fire Protection Community Roofing Texas Contractors Inc Core 24/7 Restoration & Construction Core Multifamily Fabrication CORT Furniture Rental CRE Business Solutions LLC Cromatik LLC Crossroads Insurance Recovery Advocates Crowned Eagle Construction CSC Serviceworks CWC Renovation Inc Cypress Landscaping & Irrigation Inc D&G Quality Roofing Inc DeNyse Companies Designs by Holmes DNM Contracting Inc DoodyCalls Double Oak Erosion Dry Force Corp Dryer Vent Wizard EDT Construction Services Elite Roofing LLC Embark Services Emersyn Electrical Services LLC Encore Services TX, LLC EnviroSmart Multifamily Pest Solutions Epic Multifamily Construction EV Charge Solutions LLC/ EV Power Kings DBA Exo Edge Faith J Construction Fantastic Floors FASTSIGNS Missouri City Featherston Sign Partners FFH Inc DBA Liberty Builders Fiat Construction LLC Fidus Construction Services Finish Factory Inc Fire Reconstruction Inc Flavor Finish Resurfacing Floor Merchant Fortified General Contractors Foxen Frontier Waste Solutions fun abounds FW Walton Gambit Construction Gateman Inc Giordano Construction Inc Go Pro Contractors Go-Staff Inc Gold Star Restoration Golden’s Pro-Wash & Windows Graphic Stylus Promotional Products GraphTec Inc GRASSA Construction Graviti Fast EV Charging Great American Business Products Greater Houston Pool Management Green City Security LLC Green Garbology Greenlogic Grindstone General Contracting Gulf Storm Roofing and Construction Gulf-Tex Roofing & Services H&R Operator Services Inc Halo Doors Inc Hamilton-Steele Outdoor Accents Hartland Roofing & Construction Hell N High Water Construction Higginbotham Hive Technology HMS Landscaping LLC Hoover Slovacek LLP

Hut Services LLC Ideal Towing Imperial Construction Imperial Wallboard Supply/ The Villa Drywall, Inc. Infinity Power Partners Infinity Roofing & Restoration Interior Logic Group Property Services Iris MF LLC Ironwood Connection J.P. Morin Company LLC JAK Environmental LLC Jenkins Restorations Johnstone Supply Junk Shot and Doorstep Details of Houston Leah McVeigh Design and Consulting Ledge Lounger Lee & Barrier Builders LLC LGC Builders LLC Lifeline Roofing Systems Lift-Texas Construction Lincoln Jacob Construction Lithotech Printed Products/ Forms Center LM Lawns Long Point Roofing Lopez Carpet Care & Painting LP Building Solutions Maid U Shine LLC Maldonado Nursery & Landscaping Inc Mandalay Construction LLC Masonry Solutions Inc Matrix Construction Services McMahan's Flooring Inc MCW Signs Inc Dba Signarama Magnolia Merk Electric Co Mohawk Industries Monge Contracting Group Montana Pavement Group LLC MPS Direct Mueller Water Conditioning Inc Multifamily Access Control MVP Same Day Signs MX2 Commercial Paving NEI General Contracting Nelson Painting and Construction LLC Norman Roofing and Construction Northwood Construction On Site Towing LLC OnCall Patrol LLC DBA ParkingPass.Com OneApp Guarantee Optima General Contractor LLC Outdoor Elements Pace Mechanical Services LLC Parking Management Company/ PMC Towing Pasadena Insurance Agency Inc Paul Davis Restoration of Greater Houston PCS Creative Surface LLC Pepco Sales & Marketing Perfect Parking Platinum Pool and Spa LLC Power Services of Texas Precision Safe Sidewalks LLC Pretty Cleaning Service LLC Pro-Tex Contracting Group LLC Property Guardians Protos Security Pura Flo Corporation PuroClean Quatro Tax LLC Qwikkit RAM Construction Ram Jack Foundation Solutions Real Floors Inc Redevelopment Services Redwood Private Security LLC

Reliable Roofing of Texas Inc Reliant RENCON LLC Rent.

Resident IQ Restoration 1 of Central Houston Revela Inc REVS (Refuel Electric Vehicle Solutions) Right Scope LLC Riverway Title Roadrunner Restoration Company LLC Roof Top Innovations Roto-Rooter Services Co Rotolo Consultants Inc (RCI) SafeRent Solutions Saint Clair & Sons Inc Scoop Troop HTX SEAL Security Solutions LLC Secure Insurance ServiceMaster Recovery Management Servpro Friendswood Pearland Servpro of Sugar Land Sherwin Williams Sign-Ups & Banners Signal of Houston Smart City Locating Snappt Space CT Towing Spartan Fire Protection Sprout Marketing Steward Trash Valet Service Stormwater Professionals Group Strata Roofing and Construction LLC Stripe Lines Inc Dba Grass Lines Inc STX Roofing Sunny Pressure Washing LLC Surface Experts Sutton AC Contractors LLC Swain & Baldwin Insurance & Risk Management Texas Apartment Pool Services Texas Concrete Professional Company Texas Crime Prevention Agency Texas Southwest Floors Inc Texas Window Cleaning Co Inc The Apartments Concierge The Dick Law Firm The Legends Group LLC The Liberty Group The Phoenix Staffing The Window Source of Houston Tidal Electrical Services Inc Tillman Roofing Inc Tradition Services Trash Butler Two Brothers Foundation Repair United Protective Services Urban Design Constructors Urban Value Corner Store USA Heroes Coalition dba USA Real Estate Professionals (USAREP) USA Patrol Division Valet Living VBM Waste LLC WASH Multifamily Laundry Systems Watermark Restoration and Construction Webb Pest Control Westpark Communications Whitmans Contracting and Roofing Wilsonart LLC WorldVue XXL Construction Inc Yellowstone Landscape Yulf Decoration Group LLC

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Letter from the President

By GINA ERWIN, 2024 HAA President

FOR SOME, JULY MAKES YOU THINK OF FIREWORKS, HOTDOGS AND SPENDING TIME ON THE BEACH IN GALVESTON. BUT, FOR THOSE OF US WHO ARE IN THE APARTMENT INDUSTRY, JULY MIGHT CUE UP A COUPLE OF DIFFERENT THOUGHTS. Summer is in full swing! This means there are more families and friends spending time by our pools or spending more time in their apartment homes to cool off from this Houston heat. July also makes you think of high leasing season, as people are trying to find a new place to stay before the fall school year comes. Also, don’t forget all those PTO requests that come flooding in this time of year from our team members. With all these moving parts you can’t afford to be off your game the coming summer months. School may be out for your residents but for us, it’s go time!

An easy way to keep your on-site staff ready for what could come this summer is to subscribe to HAA’s new Legal Minute subscription service. At the beginning of this year, HAA began releasing the Legal Minute series of videos with HAA’s General Counsel, Howard Bookstaff. They are published online on the first Thursday of each month. These videos discuss legal topics that are common in our industry, including common mistakes such as improper notices to vacate, terminating residents’ right to possession and other daily discussion topics. They also include not so common issues such as what to do during hurricane season or damage caused by hurricanes, how to handle casualty loss on a property and when damage has to be repaired to a unit. By subscribing, you get access to a continuously building library of legal information to reference all year long. These one-minute-long videos could save your on-site staff a whole lot of minutes in the long run! Visit Page 19 for more details.

Lastly, a great way to reward long hours spent at the office this summer is by gathering your team, creating team costumes and “going back in time – or to the future!” for HAA’s annual Bowling Tournament. This year’s theme is “Bowl-Eras: Back to the Lanes.”

Dust off your bowling shoes and join me and the rest of the association on Friday, August 2. You can find more details on Page 16. I can’t wait to see what costumes you all come up with and who takes home the trophies this year! Stay cool, stay hydrated, stay engaged and stay in tune to all that HAA has to offer!

www.haaonline.org

July 2024

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

Houston Planned Energy Systems

HAA Member since 1997

Cotton Commercial USA Inc.

Gemstar Construction Development Inc.

HAA Member since 1982

Hire Priority Staffing & Executive Search

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HAA Member since 1985

AAA Plumbers

HAA Member since 1993

HAA Member since 1984

Lowe’s Pro Supply

FSI Construction Inc.

HAA Member since 2006

Craven Carpet

July Patron of the Month

Apartments.com

HAA Member since 1978

HAA Member since 1999

Dixie Interiors

HAA Member since 1986

HAA Member since 1987

Camp Facilty Services

Century A/C Supply

HAA Member since 1994

HAA Member since 1968

www.haaonline.org

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Legislative Update By SHELLEY WATSON, HAA Legislative Chair, with BRADLEY PEPPER, Vice President of Government Affairs

REDUCING BARRIERS HUD proposes rule for reducing barriers to HUD-assisted housing.

LAST YEAR, HUD outlined its action plan to remove unnecessary barriers to housing for people with criminal records. This included the steps they will take to ensure that qualified people are not denied the opportunity to access housing solely due to a criminal history record.

This proposed rule, the Reducing Barriers to HUD-Assisted Housing rule, would amend the regulations for certain HUD Housing Programs.

This includes Section 8 assisted housing programs, Section 221(d)(3) below market interest rate (BMIR) program, Section 202 program for the elderly, Section 811 program for persons with disabilities and the Section 236 interest reduction payment program.

The proposed amendments would revise existing regulations that govern admission for applicants with criminal records or a history of involvement with the criminal justice system and eviction or termination of assistance of persons on the basis of illegal drug use, drug-related criminal activity, or other criminal activity.

While the proposed rule notes that “most of the changes in the proposed rule would not apply to owners who participate in the Housing Choice Voucher (HCV) program or Project Based Voucher (PBV) program … in order to avoid discouraging owner participation,” there are still several proposals that would affect properties that participate in these programs.

These include: • Establishing a 3-year lookback period for any particular criminal activity for both mandatory and discretionary denials of applications.

• On mandatory denials, limits to 12-months

“lookback period” the definition of “currently engaged in [criminal activities]” for purposes of evaluating mandatory denials under federal law.

• Requires housing providers to update and make tenant selection plans within six months and make them as well as PHA administrative plans more widely available.

• Requires housing providers to give at least 15 days to prospective residents to challenge the accuracy and relevance of the information and to provide any relevant mitigating information prior to an admissions decision.

The public comment period for this rule ended last month. HUD will now take those comments into account as they move forward to finalize and release their final rule.

While the initial rule proposal is limited to the programs listed above, NAA is concerned that HUD will eventually apply these requirements to all housing providers covered by the Fair Housing Act. They will continue to work with HUD to make sure the industry’s concerns are represented.

2024 Primary Election Runoff Results After a Primary season that began in March, the runoff elections for the 2024 Democratic and Republican Party primaries were held at the end of May. This year will see us vote on who occupies the White House, one of our two United States Senators, all members of Congress, Texas State Senators and Representatives, County Commissioners, JPs and Constables and Judges.

This primary season saw 15 incumbent

Republican House members lose their races.

Coming into this year, only a single Democrat and no Republican incumbents had lost reelection bids in a March primary in the prior two election cycles.

While most races around the state have been finalized, there were several that are still too close to call as candidates consider requesting recounts.

In the Democratic Primary for Texas Senate District 15, State Rep. Jarvis Johnson (HAA PAC endorsed) trailed Molly Cook by 62 votes out of the nearly 19,000 votes cast. In the Democratic Primary for Texas House District 139, Angie Thibodeaux (HAA PAC endorsed) trailed Charlene Ward Johnson by 185 votes out of the nearly 5,000 votes cast.

In the Republican Primary for Texas House District 29, Alex Kamkar (HAA PAC endorsed) lost to Jeff Barry.

In the Beaumont area, Texas House Speaker, Dade Phelan (HAA PAC endorsed) defeated David Covey in one of most expensive Texas House Primary races in history.

We will now turn our attention to the General Election and the HAA PAC will continue to screen candidates and make endorsements for races that will be the ballot in November.

If you have a regulatory problem or question, call the HAA main line at 713-595-0300 and ask for Government Affairs. If a particular code requirement or issue concerns you, let us know by emailing Bradley at bpepper@haaonline.org.

The Houston Apartment Association Political Action Committee is the PAC of the Houston Apartment Association, a non-profit trade association representing the area apartment industry.

Without political capital, our industry would not be as successful in representing you or your clients’ interests, and thus, your financial well-being. The HAAPAC participates in local and state political campaigns, helping candidates who support the apartment industry and its supplier businesses.

You can participate in the HAAPAC on several levels.

For more on HAAPAC, visit www.haaonline.org/haapac www.haaonline.org

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It’s the Law By HOWARD BOOKSTAFF, Hoover Slovacek LLP , HAA General Counsel

FAIR HOUSING AND SCREENING HUD sheds light on screening issues.

ON APRIL 29, 2024, HUD published a Guidance on the Application of the Fair Housing Act to the Screening of Applicants for Rental Housing.

The guidance explains how the Fair Housing Act protects certain rights of applicants and recognizes that housing providers have a legitimate interest in selecting tenants who will pay their rent and otherwise comply with lawful requirements of their lease. However, HUD states that some tenant screening practices do not in fact serve those goals. Tenant screening on imprecise or overbroad criteria may unjustifiably exclude people from housing opportunities in discriminatory ways.

You may not agree with everything HUD says in its guidance. These are HUD’s guidelines, not the law. However, it is valuable to know how HUD views various screening issues to help you review and improve upon your rental criteria to minimize exposure under the Fair Housing Act. The following is an outline of some of the points raised by HUD in the guidance.

In HUD’s view …

A. The relationship between housing provider and screening companies.

1. The Role of Housing Providers • Housing providers should remember that they are responsible for avoiding discriminatory housing decisions, even when they use a tenant screening company.

• Housing providers should adopt screening policies that are clear, detailed and publicly available.

• When a housing provider sees a screening report with a denial recommendation, the housing provider should make an independent determination whether, under their www.haaonline.org

screening policies, the information in the report is in fact disqualifying.

• Regardless of whether the housing provider used a screening company or found the negative information themselves, applicants should be given the opportunity to dispute the accuracy or relevance of any negative information.

• In selecting a tenant screening company, housing providers should inquire into the ways the company ensures its screenings are accurate and nondiscriminatory.

2. The Role of Tenant Screening Companies • Tenant screening companies should serve to help implement, rather than effectively set, a housing provider’s screening policy.

• Denial recommendations or low “grades” should not be provided through housing providers in a conclusory fashion.

B. Guiding Principles for NonDiscriminatory Screenings 1. Choose Relevant Screening Criteria • Screening applicants only for information relevant to the likelihood that they will comply with their tenancy obligations can help ensure that screenings are fair and nondiscriminatory.

• Past actions unrelated to tenancy and past incidents unlikely to recur (e.g. eviction due to job loss) should not be the basis for denials.

• Some records are more relevant than others, and the most relevant records should be prioritized (e.g., recent records versus older ones).

• Records without a negative outcome are not relevant. For example, the record of an eviction proceeding has no relevance if the tenant prevailed.

2. Use Only Accurate Records • Ensuring records are accurate can help avoid discriminatory screenings.

• Often records of people bearing the same or similar names are erroneously attributed to the wrong person.

3. Follow the Applicable Screening Policy • Records outside the scope of a housing provider’s stated screening policy should not be considered.

• Housing providers should not ask applicants about any criminal, credit or housing history that falls outside the scope of the screening policies.

4. Be Transparent with Applicants • Transparency helps ensure consistent, nondiscriminatory results by making sure everyone has clear, complete information.

• Tenant screening policies should be in writing, made public and readily available to potential applicants (a similar concept is required under Section 92.3515 of the Texas Property Code).

• Denial letters should contain as much detail as possible as to all reasons for the denial, including the specific standards that the applicant did not meet and how they fell short.

5. Allow Applicants to Challenge Negative Information • Applicants should be allowed the opportunity to challenge any potentially disqualifying information.

• The applicant should then be given the opportunity to dispute the accuracy or completeness of any negative information.

6. Design and Test Complex Models for Fair Housing Compliance • The Fair Housing Act applies broadly, July 2024

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including to housing decisions made using machine learning and other forms of AI. Screeners that use complex models should choose types that are more interpretable, especially when doing so does not meaningfully reduce accuracy or fairness.

• Training the model on demographically representative data can help ensure that the model does not erroneously learn that certain protected classes should be screened out at higher rates.

• Improving the predictiveness of a model can help ensure a model is achieving its purpose in a nondiscriminatory way.

C. Additional Considerations for Three Particular Types of Screenings 1. Credit History • Credit scores are calculations made based on a consumer’s credit report designed to assess the relative risk of consumers defaulting on a loan (i.e., not the risk that a tenant will fail to pay rent).

• Black and Brown persons are more likely to have inaccurate credit reports or have had experiences that result in low or no credit scores.

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• Survivors of domestic violence, who are disproportionately women, are also more likely to have had experiences resulting in no or low credit scores.

• Because of these disparities, overbroad screenings for credit history may have an unjustified discriminatory effect based on race or other protected characteristics.

2. Eviction History • Eviction records are one of the most commonly marketed tenant screening components, and they are standard features of many screening reports. Court records of evictions are notably unreliable.

• Eviction disproportionately affects Black and Hispanic renters, women, families with children, and individuals with disabilities.

• Because of these disparities, overbroad screenings for eviction history may have an unjustified discriminatory effect. Therefore, tenant screening companies and housing providers should not rely on eviction records that are old, incomplete, irrelevant or where a better measure of an applicant’s behavior is available.

• In certain circumstances, it would be particularly problematic to hold a past evic-

tion against a tenant. For example, an eviction filed against a tenant in retaliation for asserting their rights (e.g., to remedy conditions violations).

• An eviction that is due to an underlying experience of domestic violence, dating violence, sexual assault or stalking (e.g., for related noise violations) should not be held against the survivor.

• Reasonable accommodations to the screening policy may be necessary if the eviction was related to the applicant’s disability, for example, an eviction for late payment of rent because of the timing of an SSI or SSDI payment or a medical emergency.

3. Criminal Records • Persons who have been involved with the criminal justice system are disproportionately individuals with disabilities and Black and Brown persons, and therefore overbroad criminal records screening policies are likely to have an unjustified discriminatory effect.

• Overbroad criminal records screening includes those that do not differentiate between offenses based on their nature, severity or how long ago they occurred; those that / See Law, Page 59

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Resident Relations from the RESIDENT RELATIONS COMMITTEE

STICKY NOTE NO NO A resident requests a refund after receiving his final account statement.

A RESIDENT FILED a complaint with the Houston Apartment Association asking for charges of $1,250 to be removed from his final move out statement. The resident thought that he had given an acceptable move-out notice when he left a sticky note saying he would not be renewing at the office 60 days prior to his lease end date.

HAA reached out to the apartment property and passed along the information and that response was forwarded to the resident.

Enclosed in the management’s response were copies of the final account statement, signed lease and move-in/move-out condition form.

The property management stated that they never received a notice from the resident or a

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follow up from the resident regarding his lease not being renewed, even though they had reached out to him several times via email.

The case was heard during a Resident Relations Committee meeting and the committee decided in favor of management. The committee made this decision due to the resident not providing a proper written notice to the property before his lease agreement was up.

The resident is to pay the full amount of $1,250 to the property.

The HAA Resident Relations Committees provide an impartial review of resident complaints using the documentation provided by both the resident and management. When the committee

finds in favor of the resident, we appreciate a direct response from the property to the resident within two weeks and a copy of the payment sent to HAA for our records. When the committee finds in favor of the resident, management may file an appeal. When the committee finds in favor of the property owner, the decision is final.

If you are a manager with a resident relations issue, call HAA at 713-595-0300 for direct assistance. Renters can be referred to HAA to speak to a trained consultant, fluent in English and Spanish, Monday through Friday from 9 a.m. to 4 p.m. Residents can also be directed online to www.haaonline.org/renters.

www.haaonline.org

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5 Minutes!

Summer

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

Join HAA and Event Chairs Ingrid Shultz, RPM Living, and Joe Melton, The Morgan Group, for the 18th annual HAA Summer Business Exchange, a great opportunity to learn about the latest industry products and services in an online, controlled environment and give back to your industry.

Find supplier partners that can help with your needs with CapEx projects, renovations, staffing, pest control, technology and more!

Thursday, August 8

HCC West Houston Institute, 2811 Hayes Road, 77082 8 a.m. – Registration 9 a.m. to 11 a.m. – Exchange

Owners/Property Management: The Business Exchange is a forum where property management leaders are seated at tables while supplier representatives move around the room, selecting the individuals they wish to visit. Each visit has a five minute limit.

Supplier companies pay for this opportunity and your attendance makes this possible.

This event raises money for the Houston Apartment Foundation Scholarship Fund.

The HAF Scholarship Fund provides monetary assistance to students who are pursuing their credentials. By simply attending, (you pay nothing) you are helping us grow talented people to work in the industry. To take part in this great fundraising event, contact HAA’s Susan Hinkley at shinkley@haaonline.org.

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

You will have access to a number of property management leaders from owner executives to maintenance supervisors. For the cost to participate, visit the link below.

Registration opens June 26, visit www.haaonline.org/businessexchange

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

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BE A PART OF THE NEXT GENERATION OF HAA LEADERSHIP. This niche group within HAA is dedicated to the networking and professional development needs of HAA’s young professionals and it is open to all members. Network with your peers and grow your career together among the next generation of HAA leadership! To learn how to become involved with NEXT, see online at www.haaonline.org/next.

NEXT Mission Statement: A network of young professionals committed to the growth of future leaders with the Houston Apartment Association through education, peer-to-peer networking, and legislative and community involvement.

HAA NEXT programs include networking socials hosted at various venues across Houston and professional development breakfasts held at the HAF Education Center. The Professional Development programs feature special guest speakers on timely topics relevant to enhancing and furthering your multifamily industry career.

2024 NEXT Co-Chairs:

Register online at www.haaonline.org/next or email us at events@haaonline.org for more information.

We look forward to meeting you!

Monica Morales, CAM, Q10 Property Advisors

Susan Alvarado, CAS, Century A/C Supply

s and r a d n e EXT! our cal y N s k ’ r t a a M r wh o f d e n stay tu

2024 NEXT Events: Professional Development Breakfasts: September 24 Socials: August 15 - YMCA Fundraiser December 5

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Get it in a Minute!

NEW for 2024: The first Thursday of each month, HAA will release a series of videos by legal topic with multiple videos for each chosen theme, hosted by HAA General Counsel Howard Bookstaff. Don’t miss this continously building library of legal information, with subscriber access all year long.

Cost: $250 per subscriber/per email for one year of access.

For more information, visit www.haaonline.org.

Sponsored by Ameritex Movers

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JULY S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31

Calendar HAA Education, Events and Meetings SCHEDULE

AUGUST S M T

W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31

JULY 2

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Avenues: Technology Row 2 Tuesday, July 2 9 a.m.. to Noon See Page 22 for details.

Sponsored by AAA Plumbers

HAA Offices Closed Thursday, July 4 through Friday, July 5 HAA will be closed in observance of Independence Day

Go-Getter Meet and Greet Thursday, July 11 4 p.m. to 6:00 p.m.

Cottonwood 3422 N Shepherd Sponsored by CORE Landscape and Redevelopment Services

Blue Star Certification Tuesday, July 16 7:30 a.m. to 4:30 p.m.

Contact education@haaonline.org for details.

Sponsored by American Fire Systems and Greenlogic

Pasadena Region Meeting Wednesday, July 24 11:30 a.m. to 1:00 p.m.

Registration starts at 11 a.m. The program and lunch begin at 11:30 a.m.

This event is open to onsite personnel and management only. This event is free, but we kindly ask you to RSVP yourself and/or team members. More information to come. Visit www.haaonline.org/ outreach meetings for up-to-date information. Contact education@haaonline.org to RSVP. Sponsored by Roadrunner Restoration

17-19

25

Extreme CAM Wednesday, July 17 through Friday, July 19 9 a.m. to 5 p.m.

The Certified Apartment Manager credential is already exceptional.

Presented in a super-charged format, Extreme CAM accelerates the education process and allows you to attain the CAM credential via a schedule that works best for you. (Recommended for experienced managers only.) Visit www.haaonnline.org/events for more details.

Sponsored by Encore Services, Matrix Construction Services, and Valet Living

Avenues: Marketing Place 2 Thursday, July 25 9 a.m. to Noon See Page 22 for details.

Sponsored by ALN Apartment Data

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New Supplier Orientation Wednesday, July 3 10 a.m. to 11 a.m.

Via Zoom All new supplier members or representatives can attend this online orientation. Learn how to get involved and take advantage of member benefits. Email members@haaonline.org for details.

Extreme CAM Wednesday, July 10 through Friday, July 12 9 a.m. to 5 p.m.

The Certified Apartment Manager credential is already exceptional.

Presented in a super-charged format, Extreme CAM accelerates the education process and allows you to attain the CAM credential via a schedule that works best for you. (Recommended for experienced managers only.) Visit www.haaonnline.org/events for more details.

Sponsored by AAA Plumbers, Fidus Construction, and Prime Elevator

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

Kirby Ice House Memorial Supplier partners can join this committee for HAA Ambassadors to find out how to promote HAA Events, contact properties to survey them on benefits, and network with other supplier partners.

Supplier members only.

Email members@haaonline.org for details.

10 Resident Relations Committee A Meeting Wednesday, July 10 2 p.m.

Closed committee meeting via Zoom

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30 Excel 101: Beginner Tuesday, July 30 8:30 a.m. to Noon Learn how to conquer the spreadsheet in this informative course.

Visit www.haaonline.org/events for details and to register.

Sponsored by Dry Force

UNLESS OTHERWISE NOTED, all events meet at our Dinerstein Reed Prokop Education Center, 4810 Westway Park Blvd., second floor, in either the Direct Energy and Liberty Personnel & Executive Search or the Camden and Michael Stevens Interests Room.

Meetings located at the HAA Offices, 4810 Westway Park Blvd., first floor, will be held in the Redi Carpet and Winograd Families/Judwin Properties Conference Room. See www.haaonline.org/events for an interactive calendar.

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

AUGUST 2

“Back to the Lanes” Bowling Tournament Friday, August 2 1 p.m. to 5 p.m.

Copperfield Bowl See Page 16 for details on how you can go back in time and into the future bowling with HAA! Lunch Sponsored by Catalyst Construction Chadwell Supply Awards Sponsored by Matrix Construction

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Ambassador ONE Society Meeting Wednesday, August 7 3:30 p.m. to 5:30 p.m.

Kirby Ice House Memorial Kirby Ice House Memorial Supplier partners can join this committee for HAA Ambassadors to find out how to promote HAA Events, contact properties to survey them on benefits, and network with other supplier partners.

Supplier members only.

Email members@haaonline.org for details.

Avenues: Leadership Lane 3 Tuesday, August 6 9 a.m. to Noon See Page 22 for details.

Visit www.haaonline.org/events to register.

Sponsored by Texscape Services

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Resident Relations Committee B Meeting Wednesday, August 14 2 p.m.

Closed committee meeting Via Zoom

New Supplier Orientation Wednesday, August 7 10 a.m. to 11 a.m.

Via Zoom All new supplier members or representatives can attend this online orientation. Learn how to get involved and take advantage of member benefits. Email members@haaonline.org for details.

Summer Business Exchange Thursday, August 8 8:30 a.m. to Noon West Houston Institute See Page 17 for details.

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NEXT Summer Social & Annual Fundraiser Thursday, August 15 5:30 p.m. to 8:30 p.m.

Austin’s Backyard See next month’s ABODE and watch your email for details. For more on NEXT, see Page 18. Visit www.haaonline.org/events to register.

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It’s The Law Breakfast Wednesday, August 21 8:30 a.m. to 10:30 a.m.

Learn more on the latest legal issues with HAA General Counsel Howard Bookstaff, Hoover Slovacek.

Visit www.haaonline.org/events to register.

Sponsored by FSI Construction and TriArc Construction

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Leasing 101 Tuesday, August 27 through Wednesday, August 28 9 a.m. to 5 p.m. on Tuesday 9 a.m. to Noon on Wednesday From Fair Housing to today’s terminology and sales techniques, the industry’s most seasoned and dynamic instructors are on hand to educate students on the boundless potential that awaits those who choose the apartment management industry as their career. Visit www.haaonline.org for more information.

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Avenues: Technology Row 3 Tuesday, August 29 9 a.m. to Noon See Page 22 for details.

Visit www.haaonline.org/events to register.

Sponsored by AAA Plumbers

Leadership Lyceum Thursday, August 22 9 a.m. to Noon PAC Steering Committee Luncheon Thursday, August 22 Noon to 1:30 p.m.

Open to HAA PAC Steering Committee members. Contact govaffairs@haaonline.org for details.

Did they pay their rent?

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

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

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What is Avenues?

It is a series of seminars presenting nationally-acclaimed speakers who are experts in their fields, with sessions for every level of multifamily professional.

Who Can Sign Up? We offer multiple options for registration: • Annual per property subscription • based on the number of units.

• Individual Annual Supplier • Partner subscription • Individual/Corporate • subscription rate

What does this get me?

Once you sign up it gives you access to all 15 education sessions through out the year. All you need to do is respond to the reminder email before each session letting us know how many are attending.

Pricing: • Fewer than 200 units: $210/year • 201-350 units: $410/year • More than 351 units: $510/year • Supplier: $210/year • Corporate Individual: $210/year • Individual sessions: $60/person Three (3) CEC credits awarded per session.

Look for the class schedule at www.haaonline.org for details. Contact the HAA Education Department at education@haaonline.org or register online at www.haaonline.org.

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Apartment Managers – CAM is the best way to advance your multifamily career!

eXtreme CAM The Certified Apartment Manager credential is already exceptional.

Presented in a super-charged format, Extreme CAM accelerates the education process and allows you to attain the CAM credential via a schedule that works best for you.

(Recommended for experienced managers only) Total Program Cost: $1,300/person Summer Schedule (six days): Classes are held Wednesdays, Thursdays, and Fridays, July 10-12; 17-19 Check-in and registration begin at 8:30 a.m.

9 a.m. to 4 p.m.

Sponsored by AAA Plumbers, Encore Services, Fidus Construction, Matrix Construction, Prime Elevator and Valet Living

For a more detailed synopsis of individual course content, please visit the education page of our website at www.haaonline.org/education.

Register online at www.haaonline.org/events

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TAA Update from the TEXAS APARTMENT ASSOCIATION

PREPARING FOR HURRICANE SEASON A Resource Guide for Texas Apartment Owners and Managers

May 30, 2024 from the Texas Apartment Association, see more at www.taa.org.

The start of hurricane season is upon us, beginning June 1st. Hurricanes are no stranger to Texans, but we can never be too prepared. This period is critical for property managers, owners and operators across Texas. Even those outside the direct path of the storm face threats from flash floods and riverine flooding. The Texas Apartment Association (TAA) understands the importance of being well-prepared to protect your property, your residents, and your community. This guide will help you navigate the essentials of hurricane preparedness to ensure safety and minimize damage.

Understanding the Risks Texas, with its extensive coastline, dotted with many rental housing dwellings, is highly susceptible to hurricanes and tropical storms. These natural events can bring devastating winds, torrential rains, and flooding, posing significant risks to properties and the safety of residents. As a property owner or manager, proactive planning is essential to mitigate these risks.

Key Steps for Hurricane Preparedness 1. Create a Comprehensive Emergency Plan • Develop a Communication Strategy: Establish clear lines of communication with your team and residents. Ensure everyone knows how to receive updates and emergency information.

• Assign Roles and Responsibilities: Designate specific tasks to staff members, such as securing outdoor areas, checking emergency supplies, and assisting residents with special needs.

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• Coordinate with Local Authorities: Stay in contact with local emergency management offices and be aware of evacuation routes and procedures.

2. Secure Your Property • Inspect and Repair: Regularly inspect your buildings for structural integrity. Repair loose roof tiles, secure windows and doors, and ensure that gutters and drainage systems are clear.

• Outdoor Safety: Remove or secure outdoor furniture, signage, and equipment that could become hazardous projectiles in high winds.

• Emergency Power: Consider investing in generators or backup power systems to keep essential services running during power outages.

3. Stock Emergency Supplies • Essential Items: Stockpile supplies such as flashlights, batteries, first aid kits, nonperishable food, and bottled water.

• Tools and Equipment: Ensure you have tools on hand for emergency repairs and maintenance, such as tarps, duct tape, and plywood.

4. Resident Preparedness • Inform and Educate: Provide residents with information on how to prepare for a hurricane, including assembling their own emergency kits and having a personal evacuation plan.

• Emergency Contact Information: Collect and update resident emergency contact information regularly.

• Special Needs Assistance: Identify residents who may require additional

assistance during an evacuation and create a plan to help them.

5. Insurance and Documentation • Review Insurance Policies: Ensure your property insurance covers hurricane damage and understand the process for filing claims.

• Document Assets: Maintain an up-todate inventory of property assets and take photographs or videos of the property for insurance purposes.

Staying Informed Keeping up with weather forecasts and alerts is crucial during hurricane season. Utilize resources such as the National Weather Service, local news, and emergency management agencies to stay informed about potential threats and recommended actions.

Don’t Delay Being prepared for hurricane season is a shared responsibility between property managers, owners, and residents. The Texas Apartment Association is committed to providing the resources and support you need to safeguard your property and ensure the well-being of your community. By taking proactive steps, you can reduce risks and help your resident feel secure during this challenging period.

For more detailed information and additional resources click here: https://www.taa.org/resources/texas-apartment-association-disaster-preparednessresources/

www.haaonline.org

www.haaonline.org

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On the Scene Photos by MARK HIEBERT, Hiebert Photography HAA 2024 Education Conference & Expo Thursday, May 16 at NRG Center It was another record-breaking year as HAA members showed that they were “made for this” for HAA’s annual conference and expo. More than 771 attendees filled the conference rooms for the sold out education sessions and a record 2,875 attendees enjoyed networking on the show floor.

Thank you to our generous sponsors: Lanyards Massey Services Education Conference Welcome Ameritex Movers Prime Elevator Corp Expo Grand Entrance Epic Multifamily Construction Precision Appliance Leasing Expo Aisles American Fire Systems Ameritex Movers Best Plumbing Encore Services TX LLC Hire Priority Staffing & Executive Search Massey Services Qwikkit Tidal Electrical Services Inc Hand Sanitizer Stations Massey Services Qwikkit Mobile Device Charging Stations Ameritex Movers Reliable Roofing Hydration Stations Ideal Parking Management Credential Corner Jenkins Restorations Credential Breakfast Behr Paint Encore Services TX, LLC English Breakout Session One Behr Paint Intersolutions Staffing English Breakout Session Two Ameritex Movers Hire Priority Staffing & Executive Search Legal Luncheon and Mock Trial Ameritex Movers Spanish Keynote Speaker and Luncheon AAA Plumbers Spanish Breakout Sessions AAA Plumbers Matrix Construction Services Expo Bar Station Artisent Floors Camp Facility Services Jet Waste Photobooth Poolsure Valet Living

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Booth Winners: Best in Show Texscape Services 1st Place Single Graphic Stylus 2nd Place Single American Fire Systems 3rd Place Single Airemasters 1st Place Multiple Apple Termite & Pest Control 2nd Place Multiple Xfinity 3rd Place Multiple Lowe’s Pro Supply “Scan to Win” Prize Winners: Vanessa Fernandez Sarah Lopez

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

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Build the skills necessary to improve your ability to negotiate well with your client

By SUSAN WESTON, The Susan Weston Company

Part 1: 6

Negotiating Tips A

s a child, I’m sure you had experience negotiating with parents or caregivers for more allowance, longer curfews, getting your own cell phone and then maybe keys to the car. As adults we negotiate much more – the price of a new car, a smaller internet service increase, a fairer split of household duties. In business too, the stakes are bigger and more impactful: • A client wants more services for the same, or less, cost.

• Your company wants lower cost of goods and more new business.

• Your own business has to stay on top of new technology, products and services.

In this first part of a two-part series, we are going to explore some important tips to negotiate like a pro. This month, we will look at six tips that will help you negotiate with a higher level of success. In our second article we will focus on overcoming the top 10 deflecting tactics your client often uses – even, maybe without knowing they’re using them!

So let’s look first at skill building. The overall key to success in negotiating is good communication – and virtual client calls have altered a few of these techniques.

1. Organize your thoughts.

This may sound too elementary – of course! But the second byline here should be “condense your thoughts.” In meeting with people with whom you have a relationship, it’s easy to wander off track, focus on a very granular point or not manage the conversation to bring it back to what you have set as a goal.

• “Thoughts” should be two or three items only – this is the gist of the visit. Consider them in writing.

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A partnership comes from invested time and energy in shared goals.

Your opportunity to negotiate comes when your client trusts you with their goals.

• Don’t confuse issues. If there are other issues at hand, realize they may need to be settled before you can move into new territory.

• Don’t feel like you have to respond to every comment – listen.

• Don’t talk until you get a handle on what you want to say – yeah, that’s why you need the notes.

• Highlight, support, provide data that connect to their wants and needs.

• If you’re down to price, you’ve lost. If they’re asking about cost, they doubt the value. Don’t frustrate them, but you need to start over.

2. Don’t think ABOUT it – think THROUGH it.

Thinking through what you want to sell/solve/support puts you in a much better place to respond to the client’s questions or concerns.

• Process the product or service idea through to its logical conclusion before you sit down with your client.

• BTW – there’s no such thing as a cold call.

• Be sure you are thinking THROUGH to what you client needs.

6. Listen carefully to the other party.

Another “no kidding!” Like in any conversation where you are attempting to connect to someone else, you have to be open and receptive to the message. The client may not see your value proposition at all in the way you presented it. Could it be that there could, in fact, be another way to identify value? Remove you notion of value if it doesn’t resonate. Listen for theirs.

• Keep asking questions both to ensure you understand where the client is headed and to demonstrate your interest.

• Listen for feelings as well as facts.

• Take notes visibly, on paper or on phone.

• Simply repeat what the client is saying. It buys you time to think of more questions or formulate a restructured value.

3. Recognize that actions speak louder than words.

No kidding! 75% of communication comes through your looks, actions and tone (maybe more).

• Just like Chevy Chase in Caddyshack wanted you to “be the ball,” here just “be the message.”

• What you say and what you do have to match.

• Practice saying and doing exactly what message you want to send.

• The better you are at giving and reading physical signals, the more successful you will be.

4. Be concise.

Another “no kidding!” People (clients) tune out a lot of what they are hearing. It’s noise. You have just seconds to grab some space.

Get to the point (see item 1) • Oversimplify your message or proposal. You can elaborate in the question-answer phase.

• Repeat your point – the value-add bottom line – several times.

• The noise in your client’s head is loud. You can afford to repeat a well-discovered and important value.

5. Always translate your message into benefits for the other party.

Even if you have a company slogan or signature image, it means nothing unless the client sees their advantage.

• This is standard feature-benefit selling.

• Listen carefully if they start identifying with the value.

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Obviously, negotiating with a trusted partner is different than negotiating with a new client, even if it’s a referral. There’s a certain level of trust that is earned. A partnership comes from invested time and energy in shared goals. Your opportunity to negotiate comes when your client trusts you with their goals.

Check us out next month when we will explore the top ten ways to respond to your clients tactics to get what they want. Negotiators use certain maneuvers to tip the scales in their favor – even in trusted relationships!

Susan Weston has operated The Susan Weston Company since 2010, consulting and training in the multifamily industry. Her industry career spans more than 40 years in executive capacities in operations, human resources, and learning and development at both publicly traded and private companies. She is a Certified Apartment Manager, a Certified Apartment Portfolio Supervisor, a Subject Matter Expert for the National Apartment Association Education Institute credential programs, a member of NAAEI Senior Faculty and a licensed Texas real estate broker. www.haaonline.org

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How to Create Reusable Content for Your Apartment Community.

By ASHLEY TYNDALL, Criterion.B

8 Steps to a Content Oasis C

reating fresh, engaging content for your apartment community's social media channels, website and resident newsletter can feel like a never-ending cycle. New ideas are constantly needed to capture attention and keep residents engaged.

But what if you could create content once and leverage it in multiple ways throughout the year?

Image © Givaga | iStock by Getty Images

Enter the magic of reusable content!

By planning content with reusability in mind, you can streamline your marketing efforts, maximize your return on investment (ROI), and keep your community consistently informed and entertained.

Here, we'll explore eight steps to create reusable content that keeps your apartment building at the forefront of residents' minds:

www.haaonline.org

Step 1: Identify Your Content Pillars Think of your content pillars as the foundational topics that define your brand and resonate with your residents.

What sets your apartment community apart? Do you focus on pet-friendliness, have a vibrant resident events calendar or are you committed to sustainability? These core themes will guide your content creation and ensure consistency across platforms.

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Create reusable, informative, engaging, and resident-focused content to transform your apartment community's content strategy from a desert of repetitive posts to a flourishing oasis of valuable information and community connection.

Step 2: Embrace the Power of Evergreen Content Evergreen content refers to information that remains relevant and valuable over time. Think resident guides to navigating the leasing process, tips for apartment maintenance or blog posts exploring the best things to do in your neighborhood. This content can be repurposed and refreshed throughout the year, saving time and resources.

Step 3: Master the Art of “Chunking” “Chunking” involves breaking down a larger topic into smaller, digestible pieces. For example, a blog post on “Creating the Perfect Apartment Balcony Oasis” could be repurposed into social media posts with specific tips on choosing furniture, selecting plants or stringing outdoor lights. This allows you to extend the life of your content while keeping your audience engaged.

Step 4: Think Visually (But Strategically) High-quality visuals are essential for capturing resident attention.

However, avoid generic stock photos that don't reflect your unique community. Invest in professional photography or videography showcasing your amenities, resident events, and the surrounding neighborhood. These visuals can then be repurposed across platforms and inspire future content creation.

Step 5: Repurpose & Refresh With Resident Input Don't underestimate the power of resident feedback! Conduct surveys or polls to understand what content resonates most with your audience. Use resident testimonials to personalize blog posts or social media captions. Refreshing existing content with resident voices keeps it relevant and fosters a sense of community involvement.

Step 6: Embrace Multiple Formats A well-written blog post can be your content goldmine. Convert key points into infographics, create video summaries highlighting key takeaways, or adapt sections into resident email newsletters.

Diversifying your content's format allows you to cater to different learning styles and reach a wider audience within your community.

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Step 7: Schedule & Automate for Consistent Engagement Creating a content calendar ensures a consistent flow of information and keeps your social media channels and website buzzing with activity. Many platforms offer scheduling tools to automate posting, saving you valuable time. However, remember to stay responsive to comments and messages to maintain an active dialogue with residents.

Step 8: Recycle What Works, Rethink What Doesn't Track the performance of your reusable content across platforms.

See what resonates with your audience and what falls flat. This allows you to refine your approach and tailor your content strategy to maximize engagement. Content creation is an ongoing process, so be flexible and adapt as needed.

Building a Thriving Community Create reusable, informative, engaging, and resident-focused content to transform your apartment community's content strategy from a desert of repetitive posts to a flourishing oasis of valuable information and community connection.

Remember, the ultimate goal is to create a space where residents feel informed, valued, and excited about their apartment living experience. So, embrace the power of reusable content and watch your community thrive!

As Criterion.B’s Director of Client Service, Ashley Tyndall leads the corporate communications, public relations, and media relations efforts for the agency. She was formerly Director of Marketing and Business Development for Canonball Creative Inc. She has more than 20 years of agency experience in marketing and account direction roles supporting a diverse industry base. She is an advertising and graphic design graduate of The University of Mary Hardin-Baylor.

Visit https://criterionb.com and https://beswifty.com for more information.

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Unlock the full potential of email automation.

By ASHLEY TYNDALL, Criterion.B

Navigating the World of

Email Automation I Image © TarikVision | iStock by Getty Images

n the fast-paced world of multifamily marketing, where competition is fierce and attention spans are fleeting, email automation has emerged as a gamechanger. This powerful tool offers the ability to deliver targeted, personalized messages at scale, nurturing leads, driving conversions, and fostering stronger relationships with residents. But navigating the world of email automation can feel overwhelming. Where do you begin?

How can you ensure your campaigns hit the mark?

This guide equips multifamily marketers with the essential best practices to unlock the full potential of email automation:

www.haaonline.org

Building Your Foundation: Data-Driven Targeting and Audience Segmentation The success of any email marketing strategy hinges on a strong foundation – your target audience. Gone are the days of generic blasts. Today's renters crave personalization and expect messages tailored to their specific needs.

Here's how to build a targeted audience list: • Capture Leads Strategically: Gather email addresses at every touchpoint, from website visits and leasing center interactions to resident events. Offer incentives like exclusive content or discounts for signing up.

• Leverage Data for Segmentation: Don't treat all renters as one big group. Segment your audience based

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Ultimately, by mastering the art of email automation, multifamily marketers can unlock a wealth of benefits, from increased lead generation and occupancy rates to fostering a thriving resident community. on key demographics, interests, and leasing stage. For example, categorize first-time renters who still need to schedule a tour, young professionals seeking short commutes, or pet owners looking for dog-friendly amenities.

Crafting Compelling Content: The Art of Drip Campaigns Drip campaigns, a series of automated emails delivered at predetermined intervals, are the workhorses of email automation. These campaigns allow you to nurture leads throughout their decisionmaking journey, providing valuable information and gently steering them toward a conversion.

• Welcome with Open Arms: Craft a warm welcome series for new subscribers, introducing your property, highlighting key amenities, and providing a sneak peek into the resident experience.

• Nurture Leads with Valuable Content: Showcase neighborhood attractions, share informative blog posts on apartment living tips, or offer virtual tours in your drip campaign.

• Trigger-Based Automation: Go beyond generic messages. Use triggers like abandoned cart emails for online applications or leaseend reminders for existing residents.

Personalization: The Secret Weapon of Engagement Personalization goes beyond simply using a name in the subject line. Today's email marketing platforms allow you to leverage data to deliver truly targeted messages.

• Dynamic Content: Tailor content based on subscriber interests.

For instance, highlight pet-friendly amenities to animal lovers or promote local nightlife options to young professionals.

• Behavioral Targeting: Track user behavior on your website and use that information to personalize your emails. If someone viewed a specific floor plan, send them a follow-up email with additional details.

• Lifecycle Marketing: Segment your audience based on their lifecycle stage. Send targeted emails to current residents about community events or renewal incentives while nurturing leads with information relevant to their search criteria.

The Art of Measurement: Optimizing for Success Email automation isn't a "set it and forget it" strategy. Continuous monitoring and refinement are crucial for maximizing its effectiveness. Here's how to measure success: • Track Key Metrics: Focus on open rates, click-through rates, conversion rates, and unsubscribes. These metrics provide valuable

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insights into subscriber behavior and campaign performance.

• A/B Testing: Don't be afraid to experiment! Test different subject lines, call-to-action buttons, and email layouts to identify what resonates best with your audience.

• Refine and Optimize: Based on your data analysis, continually refine your email campaigns. Tweak content, adjust timing, and personalize offerings to improve performance.

Building Lasting Relationships: Beyond the Immediate Conversion The true power of email automation lies in its ability to foster long-term relationships with renters. Consistent, personalized communication builds trust and keeps your property top-of-mind for future needs. Automated campaigns can also free up valuable time for leasing teams, allowing them to focus on more personalized interactions with potential and existing residents.

The Human Touch in a Digital Age While automation streamlines processes and delivers targeted messages, consider the power of human connection. Use email automation to nurture leads and build relationships, paving the way for a more personalized leasing experience.

Ultimately, by mastering the art of email automation, multifamily marketers can unlock a wealth of benefits, from increased lead generation and occupancy rates to fostering a thriving resident community. Remember, in a competitive market, consistent and personalized communication is the key to winning over renters and securing long-term success.

As Criterion.B’s Director of Client Service, Ashley Tyndall leads the corporate communications, public relations, and media relations efforts for the agency. She was formerly Director of Marketing and Business Development for Canonball Creative Inc. She has more than 20 years of agency experience in marketing and account direction roles supporting a diverse industry base. She is an advertising and graphic design graduate of The University of Mary Hardin-Baylor.

Visit https://criterionb.com and https://beswifty.com for more information.

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Do you really know your applicant?

Comprehensive applicant screening tools available today can uncover financial and criminal background information. Proper screening can also reveal identity fraud issues, including stolen and fabricated identities, which may result in costly problems. Comprehensive screening using Rental Credit Reporting can also tell you who hasn’t paid rent, who has broken leases and who has received their deposit refund.

RCR provides Houston’s apartment industry with the most effective rental credit reporting tool available. RCR was established in 1977 to solve screening problems HAA founders felt plagued the local apartment industry. RCR has unsurpassed data on resident rental histories in the Houston region and gives your leasing staff immediate access to information about which prospects have fulfilled their leases and who have been residents in good standing.

The Houston Apartment Association’s Rental Credit Reporting and SafeRent Solutions have partnered to offer numerous searches in one bundled report with immediate and unlimited inquiry access.

a service of

in partnership with

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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On the Scene Photos by HAA STAFF Fort Bend State of the Submarket Tuesday, April 30 at Hilton Garden Inn Sugar Land Sponsored by MultiPro Property Solutions, Lincoln Jacob Construction and Sherwin Williams A great lineup of local area leaders presented timely information on economic trends, rental rates and new developments for the Fort Bend market. Thank you to Moderator Monica Gracia, Dayrise Residential, and panelists Mayor Joe Zimmerman, City of Sugar Land; Jerry Jones, City of Richmond Economic Development Director; and Jordan Brooks, Senior Market Analyst, ALN Apartment Data.

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The Houston Apartment Association Political Action Committee is the PAC of the Houston Apartment Association, a non-profit trade association representing the area apartment industry. Without political capital, our industry would not be as successful in representing you or your clients’ interests, and thus, your financial well-being. The HAAPAC participates in local and state political campaigns, helping candidates who support the apartment industry and its supplier businesses. You can participate in the HAAPAC on several levels.

For more on HAAPAC, visit www.haaonline.org/haapac www.haaonline.org

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On the Scene with the CHALLENGE CUP TOURNAMENT 27th Annual Camp Facility Services Challenge Cup Thursday and Friday, May 9 and 10 Photos by Cesar Lima, AAA Plumbers Houston brings home the trophy for the 25th Challenge Cup Tournament which pitted Houston against Dallas. Over it’s 27 year history, the tournament has raised more than $630,000 for the National Apartment Association Political Action Committee.

Title Sponsor Camp Facilities Services Houston Team Sponsor Century A/C Supply Event Sponsors AAA Plumbers Artisent Floors Chadwell Supply Element Enterprises Gatsby Ventures Inc. Guardian Construction Infinity Power Partners Luma Residential Maintenance Supply Solutions Moved.

Onpoint Promotional Team Precision Appliance Leasing Red Elephant The Phoenix Staffing WeDoTrash

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Education education@haaonline.org Education Advisory Council Career and Community Development Committee Government Affairs govaffairs@haaonline.org HAAPAC* Fair Housing Committee Strategic Growth Committee

The Houston Apartment Association’s committees and clubs are some of the most productive tools we have to ensure that we remain the nation’s largest and most effective apartment association.

Committee and club members face the challenge of getting involved to carry out the duties and purpose of each club and committee.

Some general responsibilities of committee and club members include a commitment to attend all meetings and help develop marketing strategies (i.e. telemarketing, developing handouts, fliers, articles).

To serve on any of these committees and clubs, please contact the HAA office at 713-595-0300, online at www.haaonline.org or email the departments listed here.

www.haaonline.org

Membership members@haaonline.org Ambassador ONE Society Go-Getter Membership Recruitment Club Expo Exhibitor Committee* Community Outreach shinkley@haaonline.org Community Outreach Committee Product Service Council* Resident Relations resrel@haaonline.org Resident Relations Committee *Note: These committees have specific requirements for membership.

Contact HAA for details.

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On the Scene with ACES

1

ACES Manager Appreciation Luncheon Sponsored by 1 Best Plumbing and Catalyst Construction Friday, June 7 at Maggiano’s Little Italy This years’ lunch featured Charlotte Pisciotta presenting “Lessons from Lasso.” Supervisors and their managers enjoyed an informative session on learning the key leadership qualities through short stories from Ted Lasso, real-life experiences and simple principles.

IN PURSUIT OF AN EVER-INCREASING LEVEL OF PROFESSIONALISM, the Apartment Community Executives & Supervisors group was created to offer executive-level members a way to network and exchange information and knowledge. It offers them an opportunity for educational programs and presentations, along with greater knowledge of the political and legislative needs of the industry. ACES is intended for those on the property management side of HAA membership in an executive or leadership role. For more on ACES, see online at www.haaonline.org or contact education@haaonline.org.

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On the Scene with the HAA PAC HAA PAC Luncheon Wednesday, May 8 at the HAF Dinerstein Reed Prokop Education Center Sponsored by 1 Catalyst Construction During its May luncheon, the HAA Political Action Committee inteviewed Charlene Ward Johnson and Angie Thibodeaux for the Texas House Distric 139 runoff election.

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

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Welcome Mat Introducing HAA’s NEW MEMBERS OWNERS

SUPPLIERS

Black Stream Investing LLC Juan Otoya 3915 W Davis St, Ste #130-#101 Conroe, TX 77304 Georgian Westside Townhomes

Alert 360 Enrique Puig 6650 W Sam Houston Pkwy N Ste 400 Houston, TX 77041-5153 (281) 445-3838 Security Systems Consultant, Security Control Equipment/Systems

Go Pro Contractors Cindy Miranda 15201 Mason Road Ste 1000-337 Cypress, TX 77433 (832) 830-2870 Painting Contractors, Drywall Contractors, Resurfacing, Plumbing Drain/Sewer Cleaning

Atlas Applied Systems LLC Jody Vowell 14107 Sherburn Manor Drive Cypress, TX 77429-8172 (281) 898-1660 A/C Supplies & Parts, Heating Equipment & Systems

IronEdge Group Amber Schmalz 13501 Katy Fwy Ste 3160 Houston, TX 77079-1321 (713) 574-5555 Information Technology, IT Services

Brighton Residential Management Shea Bahr 601 Cypress Station Drive Houston, TX 77090 (323) 680-2313 Roundhill Townhomes Common Living Inc Sarah Casilio 12 E 49th St STE 08-125 New York, NY 10017 (844) 612-6697 UNITi Montrose By Common Equity Real Estate Management Tessa Frank 5948 Nugget Gulch Road Rapid City, SD 57702-8356 (701) 690-6284 The Blanca The Selena The Bianca Evolve Living Noelle McCutcheon PO Box 19647 Houston, TX 77224-9647 (281) 846-4930 Cobble Creek Apts Queenston Manor Apts Heights West End Apts 2121 Ella Evolve Champions

AWT Golf Carts Tami Gust 11350 Northwest Fwy Houston, TX 77092-6516 (713) 255-4802 Golf Cars & Carts Referred by Gina Erwin Capital Painting LLC Tony Medrano 5351 Summit Lodge Drive Katy, TX 77449-7462 (832) 419-5171 Cleaners, Painting Contractors EDT Construction Services Erick Estrada PO Box 2391 Alief, TX 77411 (832) 898-2929 General Contractors, Remodeling & Repair-Building Contractors

Oya Property Management LLC Jumana Benlateef 12645 Memorial Drive Ste F1 #587 Houston, TX 77024 (281) 905-8681 Summerton at Spring Apartments

Euclase Stone Inc Julie Du 5603 Campbell Road Houston, TX 77494 (775) 813-9632 Cabinets, Counter Tops

Palladium USA Inc Daniel Corbett 13455 Noel Road Dallas, TX 75240 (972) 774-4455 Palladium Houston Ella

Faith J Construction Juan Garza 21506 Gentry Road Cypress, TX 77429-3353 (281) 469-1000 General Contractors, Painting Contractors, Remodeling & RepairBuilding Contractors, TurnkeyComplete, Drywall Contractors, Make Ready, Fire/Water Damage Restoration, Plumbing Contractors, Roofing Contractors, Patio & Deck Builders FlipLok Anna Reger 3250 Bingle Road Houston, TX 77055-1016 (713) 977-1111 Locks & Locksmiths, Doors & Door Products, Hardware, Security Control Equipment/Systems

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Junk Shot and Doorstep Details of Houston Mark Rothbart 2020 Eldridge Pkwy Apt 1105 Houston, TX 77077-1899 (646) 799-1003 Trash Service - Valet, Junk Removal Referred by Debbie Sulzer, CAPS Liftmaster Brandi Walker 300 Windsor Drive Oak Brook, IL 60523-1510 (630) 484-8625 Garage Doors - Service & Parts, Gates & Gate-Operating Devices Lucid Services Daniel Bussey 9039 Katy Fwy Ste 516 Houston, TX 77024-1608 Roofing Contractors My-T Clean Floors Benjamin Torres 4808 Fairmont Pkwy #171 Pasadena, TX 77505-3719 (832) 646-2114 Carpet Cleaning, Tile - Cleaning Refinishing & Sealing

Vima Decor Chelsea Wallace 1411 W Walnut Hill Lane Irving, TX 75038 (512) 243-5645 Cabinets, Lighting Fixtures & Supplies, Plumbing Fixtures/Parts/Supply Virtual Blue Wes Winfree 8400 Normandale Lake Blvd #920 Bloomington, MN 55437 (844) 525-2583 Security Guard/Patrol Service, Security Systems Consultant White Cap Construction Supply Hunter Brown 4903 W Sam Houston Pkwy N Houston, TX 77041 (832) 467-2600 Building Materials, Concrete Products Xtreme Exteriors William Hurt PO Box 173 Nixa, MO 65714-0173 (417) 714-4663 Siding Contractors, Roofing Contractors Zar Law Firm Yasmine Acosta-Mejia 17 S Briar Hollow Lane Ste 400A Houston, TX 77027-3169 Attorneys, Legal Services Referred by Angela Faulkner Zego Adria Lammers 9330 Scranton Road San Diego, CA 92121 (866) 729-5327 Utility Management, Payment Services - Electronic Rent

Patio Heaven Christie Oliver 1514 Silver Morning Drive Katy, TX 77450-4531 (713) 306-5776 Furniture - Outdoor, Pool Furniture Repair & Restoration Referred by Loni Burke Red Elephant Jeff Duerstock 200 E Valley Ridge Blvd Lewisville, TX 75057 (972) 267-3100 Signs, Marketing Products Revela Inc Richard Atkins 6001 Cass 5th Floor Detroit, MI 48202 (248) 390-6779 Computers-Software Property Mgmt

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

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Law, continued from Page 12 consider records, such as arrest records, that did not result in a conviction; and those that do not provide an opportunity for the applicant to provide evidence of rehabilitation or other mitigating factors.

HUD makes the point that housing providers and tenant screening companies both have a role to play in ensuring tenant screenings are transparent, accurate and fair.

Although you may not agree with some (or several) of the points made by HUD in its guidance, it’s important to understand and appreciate these issues in the environment in which we all do business. It may be beneficial to, once again, review your screening policies with these points in mind so that fair housing issues can be minimized.

Want more “It’s the Law”?

See current and previous issues of ABODE online at http://issuu.com/haa_abode.

www.haaonline.org

NEW for 2024: Got a minute?

The first Thursday of each month, HAA will release a series of videos by legal topic with multiple videos for each chosen theme. Don’t miss this continously building library of legal information, with subscriber access all year long.

Cost: $250 per subscriber/per email for one year of access. For more information, visit www.haaonline.org.

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The Go-Getters HAA’s MEMBERSHIP RECRUITERS

MAKE IT HAPPEN!

Join the Go-Getters to help grow your association and network by recruiting.

2024 Chairs:

Valerie Lacy Cushman & Wakefield

Debra Knight Comm-Fit

Join our Quarterly Meetings!

We're giving away TWO grand prizes this year of $1,000 cash at the July and December meetings!

Every new member you recruit this year earns you a chance to be entered into a drawing to win. No purchase necessary.

Recruit one member and get one entry.

Recruit five members and get FIVE entries.

It’s up to you! Contact the membership department at members@haaonline.org for more details!

Meeting will be held from 4 p.m. to 6 p.m. at Cottonwood, 3422 N Shepherd Drive, Houston, TX 77018 Meeting Dates: July 11 ($1,000 Drawing) September 12 December 12 ($1,000 Drawing) Visit www.haaonline.org/gogetters for more information.

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

THE GO-GETTERS ARE THE BACKBONE of the Houston Apartment Association. By recruiting new members, the Go-Getter Club helps both new management and supplier companies and the association grow for the future.

To join the club and get going on recruitment, see online at www.haaonline.org or contact Amanda and Kaylon in the Membership Department at members@haaonline.org.

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The water can be rough.

Find out how HAA can help you rise above it!

You are made for this! Get in the know with these FREE informative online orientation sessions. Learn about member benefits and how to get involved with your HAA.

Join HAA and HAA Past President John Boriak for

Membership 101

via Zoom 12:30 p.m. to 1:30 p.m.

July 24 • September 11 • December 11 Visit www.haaonline.org/events for details.

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The Ambassador ONE Society HAA’s WELCOMING COMMITTEE

THE SUPPLIER NETWORK HAA’s Ambassadors are the pros at outreach to our members.

Photo, near right: The “ONE of the Month” was Dennis Juarez, Furniture Options, with 934 points; and second place was Victoria Sepulveda, GreenLogic, with 218 points.

Third place was Joseph DeMoss, Tidaly Electrical Service, with 603 points.

Mark your calendars and join us! Ambassador ONE Society meetings are held on the first Wednesday of each month: July 3, August 7, September 4, October 2, November 6, No meeting in December

The meeting spot is Kirby Ice House, 1015 Gessner Road, Houston, Texas 77055. at 3:30 p.m.

Ambassador ONE Society members with at least 10 points, ranked by points earned: 934 Furniture Options Dennis Juarez 603 Tidal Electrical Services Joseph DeMoss 468 Rent.

Giovanna Gone 218 GreenLogic Victoria Sepulveda OnCall Patrol LLC DBA Parking Pass.Com 148 Maxime (Max) Boileau 126 Steward Trash Valet Service Yvonda Lewis 124 BGSF Krysta Chacon Brandt Electrical A/C & Heating Services 118 Amanda Kelly 117 Rent.

Stephane Leveque 114 Century A/C Supply Susan Alvarado 106 Signarama Magnolia Krystal Villanueva 101 FSI Construction Amber Whitaker 94 Apartment Life Brittany Donovan 76 Redevelopment Services Adoteh Joseph Akue 72 Encore Services Melanie Morales 66 The Liberty Group Kaitlin Flick 66 Century ac supply Susan Alvarado 49 The Liberty Group Arely Pena 38 Mohawk Industries Noella Howard 36 Epic Multifamily Construction Destiny Hinojosa 34 Century A/C Supply Crystal Varela 34 Lincoln Security Systems Luis Cruz 26 Encore Services Wendy Comsia 21 Sherwin Williams Auri Verser 18 Preferred Corporate Housing Brittany Bennett 16 Triarc Construction Louis Gonzalez 14 Kastle Systems Ariel Long 12 All Dry Service Grace Schaper Ambassadors earn points by sharing leads, making introductions and visiting communities to promote HAA events and news.

THE AMBASSADOR ONE SOCIETY is an organized network exchange that helps supplier partners build their business contacts within HAA. It’s the perfect way for new suppliers to get started with the association. Group members share leads, make introductions and support HAA and its members. For details on how to join and for meeting dates, visit www.haaonline.org/ambassadors or contact Amanda in the Membership Department at 713-595-0316, or email asherbondy@haaonline.org.

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Team photos at left, from top: First place – Brown SugHAA with 799 points Second place – Purple Rain with 213 points Third place – Orange Crush with 197 points

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In the N

Portfolio Changes The following owner/management companies have added the listed properties to their portfolios: • Allied Orion Group: NOVU New Forest, 300 units at 6301 Pale Sage Drive.

• Ascentia Real Estate Holding Company LLC: Forest Vista Mobile Home Community, 357 units at 600 McCabe Road in La Porte.

• Asset Living: Discover the Retreat, 136 units at 7203 Oakwood Glen Blvd in Spring, and Grand Oaks Residential LLC, 70 units at 1301 Nevell Street in Cleveland.

• Better World Properties LLC: The Springs of Lake Jackson Apts, 153 units at 905 E Hwy 332 in Lake Jackson.

• BH Management Services LLC: Bala Woods at Kingwood Apts, 262 units at 23200 Forest North Drive in Kingwood; The Kacey at Kingwood, 331 units at 21919 Northpark Drive in Kingwood; Residences at Pearland Town Center II, 172 units at 11200 Broadway St #2400 in Pearland; and Residences At Pearland Town Center, 234 units at 11200 Broadway St #2400 in Pearland.

• Brookfield Properties Multifamily: Villas at Shadow Creek Phase II Apts, 560 units at 2020 Business Center Drive in Pearland.

• Capstone Real Estate Services Inc: Palisades of Inwood Apts, 127 units at 5800 W Mount Houston Road.

• Centra Partners LLC: Oak Run Manor Apts, 160 units at 4100 Vista Road in Pasadena, and Harbour Point, 210 units at 16460 Highway 3 in Webster.

• Cross Country Management: Mira Bella Apartments, 378 units at 22921 Imperial Valley Drive.

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• Dayton Villa Apts LLC: Dayton Villa Apts, 24 units at 309 E Houston Street in Dayton.

• Graywood Properties LLC: Aria at Steepleway, 154 units at 11119 Steepleway Blvd; Aria at Wilcrest, 81 units at 10111 Wilcrest Drive; and Aria at Stancliff, 300 units at 10919 Stancliff Road.

• HCHA Management: The HAY Center, 50 units at 3131 Gulf Fwy. • Kairoi Residential: Us Bayou Park, 404 units at 2221 W Dallas Street.

• MLDC Management LLC: Cambria Cove, 240 units at 16350 Ella Blvd.

• Mosaic Residential Inc: Teakwood at Seabrook Apts, 277 units at 2401 N Repsdorph Road in Seabrook.

• Oya Property Management LLC: Summerton at Spring Apartments, 48 unis at 5701 Spring Stuebner Road in Spring.

• Palladium USA Inc: Palladium Houston Ella, 146 units at 13420 Ella Blvd.

• Q10 Property Advisors: Royal Wayside, 102 units at 1010 S Wayside Drive.

• Radiance Living LLC: Preserve at Copperleaf, 240 units at 14811 West Road.

• RPM Living: Broadstone Post Oak, 272 units at 3100 Post Oak Blvd and Rowan on the Trails, 221 units at 10505 Deerwood Road.

• Southhampton Management Inc: Ivy Lofts, 335 units at 1466 Ivy Park Terrace.

• Summit Property Management (SPCP): The Cove Apartments, 308 units at 2000 Bay Area Blvd.

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he News

• Tarantino Properties Inc: Parkside Place, 321 units at 3101 Spencer Hwy in Pasadena.

• TBD Management LLC/Wan Bridge Group: Alterra at Sierra Vista, 110 units at 10308 Malta Trace Drive in Rosharon.

In the News Liz Berglund has joined MRI Real Estate Software as Account Manager.

Berglund

Christie Sandlin has been promoted to Vice President of Operations of RPM Living.

Sandlin

Giovanna Gone, CAM, CAS, has joined Rent.

Gone

Allied Orion has made a company name change to AOG Living.

Have something to report? Email us your news at comm@haaonline.org.

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On Site with ABODE Featuring HAA Honors Award Property Winners

Note: Properties are listed with owner/management at time of the award.

THE RICHMOND AT UPTOWN Affordable-PFC Property of the Year Property: The Richmond at Uptown Owner/Management: Morgan Group Location: 5455 Richmond Ave Units: 392 Web: www.therichmondatuptown.com Photos provided by The Richmond at Uptown The Morgan Group has managed The Richmond at Uptown since 2014 and recently purchased the property in a joint venture partnership with Invesco.

They have partnered with the Houston Housing Authority to implement the Essential Housing Program, aiming for 51% enrollment by September 2023.

The team has made improvements based on resident feedback, such as changing to package lockers and adding services with Contemporary Concierge. Residents now have access to offsite concierge services and additional amenities like personal errands and dog walking.

The property offers modern amenities including a coffee bar, athletic club, business center, sky lounge,and yoga room. Renovations have been done to upgrade the community, such as revamping the sky lounge for events and installing upgraded cameras and controlled access systems. There is also a pet park for furry friends.

The Morgan Group is committed to excellence and giving back to the community.

They support the Halo House project, providing relief to families undergoing cancer treatment. They are also involved with the Houston Women’s Shelter, hosting events in the sky lounge and providing housing through their Essential Housing Program.

Overall, The Morgan Group aims to create a sense of community at The Richmond at Uptown through resident events, community notices, and capital projects.

Their efforts have led to increased resident retention and connections within the community.

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Each month, On Site with ABODE takes a closer look at the winning HAA Honors Awards properties.

This month, we visit our final two winners for 2023. See future ABODEs for our 2024 honorees.

REVERIE AT RIVER HOLLOW

Mid Rise Built Between 2016 and 2022 Property of the Year Property: Reverie at River Hollow Owner/Management: Martin Fein Interests Ltd. Location: 1317 Post Oak Drive Units: 304 Web: www.reverieatriverhollow.com Photos provided by Reverie at River Hollow The Reverie at River Hollow offers top-notch customer service and 24hour maintenance. The stunning white building with grey accents features the highest quality of construction with eight stories of concrete and steel and a sleek design. The apartment homes range in size from 558 sq. ft. to 1,411 sq. ft. The top floor features floor-to-ceiling windows with a breathtaking view of the Downtown Houston city skyline throughout the entire 8th floor. The outdoor deck with panoramic views of Memorial Park and Downtown Houston, as well as a courtyard with a resort-style pool, sundeck, cabanas, fire pit and barbecue grills, make the property feel like you are in the heart of the city.

The property boasts impressive amenities such as an Uber Waiting Lounge, concierge services, package room with parcel lockers and cold storage for grocery delivery, pet spa and park, fully stocked library, conference room and a private party room with a catering kitchen. Additional features include electric charging stations, a bike storage room with a repair shop, a 24-hour strength and cardio center and a yoga/spin studio.

The Reverie at River Hollow also gives back to the community. During the 2022 holiday season, the property participated in the Houston Food Bank “Holiday Fill the Pantry Food Drive.” They stapled “Fill the Sack and Bring it Back” flyers to small grocery bags that were placed on residents’ front doors for donations and were able to donate 300lbs of food items. www.haaonline.org

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Index of Advertisers By CATEGORY

A/C Supplies

Glass – Plate, Window, Etc.

Century A/C Supply . . . . . . . . . . . . . . . . . . . . . . . . . . .13 281-530-2859 . . . . . . . . . . . . . . . . . .www.centuryac.com

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

A/C Contractors

Landscape Contractors

Gemstar HVAC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .53 281-821-1195 . . . . . .www.gemstarconstruction.com

Texscape Services . . . . . . . . . . . . . . . . . . . . . . . . . . . .57 281-846-3779 . . . . . . . . . .www.texscapeservices.com

Carpet Installation

Personnel Agency

Dixie Interiors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2 281-261-6334 . . . . . . . . . . . . . . .www.dixieinteriors.com

ASAP Personnel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .67 972-432-6667 . . . . . . . . . . . . . . . . . . . . .www.asapdo.com

Texas Southwest Floors . . . . . . . . . . . . . . . . . . . . . .59 800-719-4321 . . . . . . . . . . . . . .www.texasswfloors.com

Plumbing Contractors

Collection Agencies

AAA Plumbers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5 713-462-4753 . . . . . . . . . . . . . . . . . .www.aaaplumbers.com

Alexander-Rose Associates Inc. . . . . . . . . . . . . . .67 713-644-4441 . . . . . . . . . . .www.alexanderrose-inc.com

Property Management

Electric Contractors

Sladestone Shadow Creek . . . . . . . . . . . . . . . . . . .66 346-500-5552 . . . .www.sladestoneshadowcreek.com

Affordable Quality Electric . . . . . . . . . . . . . . . . . . .10 713-695-5992 . . . . . . . . . . . . . . . . .www.acuityelectric.com

Resident Screening Service

Brandt Electrical A/C & Heating Services . . . .27 281-693-3383 . . . . . . . . . . .www.brandtelectrical.com

SafeRent Solutions . . . . . . . . . .Inside Front Cover 888-297-8821 . . . . . . . . .www.saferentsolutions.com

Tidal Electrical Services . . . . . . . . . . . . . . . . . . . . . .45 844-277-3599 . . .www.tidalelectricalservices.com

Screens

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

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

Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .67 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com

Foundation Repair Church Foundation Repair . . . . . . . . . . . . . . . . . . .15 713-468-8400 . . .www.churchfoundationrepair.com

Swimming Pool Service Poolsure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12 800-858-POOL . . . . . . . . . . . . . . . . .www.poolsure.com

Furniture - Outdoor Texacraft . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .43 281-494-1541 . . . . . . . . . . . . . . . . . . . . .www.texacraft.com

HAA Products & Services Rental Credit Reporting . . . . . . . . . . . . . . . . . . . . .49 713-595-0300 . . . . . . . . . . . . . . .www.haaonline.org/rcr

General Contractors

www.haaonline.org

Camp Facility Services . . . . . . . . . . . . . .Back Cover 713-413-2267 . . . . . . . . . . . . . . . . . . . . . .www.campfs.com Cotton Commercial USA Inc. . . . . . . . . . . . . . . . . .14 877-511-2962 . . . . . . . . . . . . . . . . . . . .www.cottongds.com Epic Multifamily Construction . . . . . . . . . . . . . . .41 832-489-5880 . . . . . . . . . . . . . . . . . . . .www.epicmfc.com Gemstar Construction & Development . . . . . .25 281-821-1195 . . . . . .www.gemstarconstruction.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.

Guardian Construction . . . . . . . . . . . . . . . . . . . . . . . .1 832-672-4196 . . . . . . . . . . . .www.guardianconst.com MultiFamily Services . . . . . . . . . . . . . . . . . . . . . . . . .66 713-266-9100 RENCON . . . . . . . . . . . . . . . . . . . . . .Inside Back Cover 713-666-3636 . . . . . . . . . . . . . . . . . . . . . .www.rencon.com

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

Or view this issue on your computer, tablet or smartphone at http://issuu.com/haa_abode/docs/abode_july2024.

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MarketLine By BRUCE MCCLENNY, Industry Principal, MRI ApartmentData MRI Real Estate Software

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Back Page with News from around the COMMUNITY

Thanks to our members, staff and local community for coming out in support of HAA’s Blood Drive on Thursday, June 6 at the Houston Apartment Foundation Education Center. Thanks to these generous donations, we met our goal for the drive.

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ABODE THE HOUSTON APARTMENT ASSOCIATION MAGAZINE

EDUCATION CONFERENCE & EXPO PHOTOS • NEGOTIATING SKILLS • ONLINE CONTENT

Houston Apartment Association 4810 Westway Park Blvd.

Houston, Texas 77041

Multifamily professionals and suppliers were made for this – HAA’s Education Conference & Expo

www.haaonline.org

July 2024

ABODE • JULY 2024 • VOLUME 47, ISSUE 7 www.haaonline.org