ABODE July 2024 by HAA Publishing

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

ABODE

July 2024 THE HOUSTON APARTMENT ASSOCIATION MAGAZINE www.haaonline.org

July 2024

ON THE COVER

30

We were “Made for This!” –It was a record-breaking crowd for the 2024 Education Conference & Expo. Don’t miss all the action starting on Page 30.

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

Photography

FEATURES & PHOTOS

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

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

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.

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

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

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.

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.

26 TAAUpdate – Preparing for hurricane season.

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

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 July 2024 ABODE 3

OFFICERS AND ASSOCIATION LEADERSHIP

SHELLEY WATSON President-Elect

GINA ERWIN President

RYAN TERRELL Secretary/Treasurer

HOWARD BOOKSTAFF General Counsel

MONICA GRACIA

Vice President at Large –West

DEBORAH HOLCOMBE

Vice President at Large –South

CORRI SMITH

Vice President at Large –North

RICHARD WALL

Vice President at Large –East

PRODUCT SERVICE COUNCIL OFFICERS

JOSEPH RODRIGUEZ, CAS President Greenlogic

DEBORAH DEROUEN, CAS Vice President ClutchCity Consulting

CASEY WATTS MORGAN CEO

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

BLAISE SPITALERI, CAS Secretary Gemstar Construction Development

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

STEPHANIE GRAVES

Immediate Past President

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

NIKKI SEKUNDA, CAS Treasurer The Liberty Group

CANDIS MOHR, CAS Immediate Past President AAA Plumbers

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

ABODE

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 CHAIR

Executive Gina Erwin

Nominating Stephanie Graves

Fair Housing Howard Bookstaff

Ethics Michelle Pawelek

Finance Gary Blumberg

Past Presidents Council John Boriack

Legislative Shelley Watson

Political Action Stacy Hunt

Golf Starla Turnbo

Century Club Nikki Sekunda

Education Advisory Lindsay Torres-Smith

Independent Rental

Owners Connection

Leadership Development

Michelle Bridges

Elizabeth Castro-Gray

Kyle Brown

Community Outreach Joe Melton

Product Service Council Joey Rodriguez

Expo Exhibitor

Deborah DeRouen

Membership Valerie Lacy

Debra Knight

Ambassador ONE Society Tito Estrada

Karen Nelsen

Resident Relations A Jessica Wheeler

Resident Relations B Karah Carrillo

Resident Relations Appeals Darlene Guidry

HAF Fundraiser Neal Conant

Ryan Weis

NEXT Monica Morales

Susan Alvarado

Property Awards Diane Gilbert

Beth Levine

STAFF ADVISOR

Casey Morgan

Bradley Pepper

Lauren Ragin

Susan Hinkley

Amanda Sherbondy

Matti Luna

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 July 2024 ABODE 5

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 GroupProperty 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

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 ABODE 7

Letter from the President By GINA ERWIN, 2024 HAA President

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

July Patron of the Month

Houston Planned Energy Systems HAA Member since 1978

Cotton Commercial USA Inc. HAA Member since 1982

Hire Priority Staffing & Executive Search HAA Member since 1993

Lowe’s Pro Supply HAA Member since 2006

Craven Carpet HAA Member since 1986

Camp Facilty Services HAA Member since 1994

HAA Member since 1997

Gemstar Construction Development Inc. HAA Member since 1985

AAA Plumbers HAA Member since 1984

FSI Construction Inc. HAA Member since 1999

Dixie Interiors HAA Member since 1987

Century A/C Supply HAA Member since 1968

8 ABODE July 2024 www.haaonline.org

Apartments.com

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

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

Legislative Update

Affairs

Government

www.haaonline.org July 2024 ABODE 9

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

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,

www.haaonline.org July 2024 ABODE 11

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

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.

• 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

12 ABODE July 2024 www.haaonline.org

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

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.

Resident Relations from the RESIDENT RELATIONS COMMITTEE 14 ABODE July 2024 www.haaonline.org

Summer Business Exchange 5 Minutes!

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

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

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

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:

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.

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.

Register online at www.haaonline.org/next or email us at events@haaonline.org for more information. We look forward to meeting you!

Mark your calendars and stay tuned for what’s NEXT!

Susan

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

Monica Morales, CAM,

Q10

Property Advisors

Alvarado, CAS, Century A/C Supply

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.

JULY 2

Avenues: Technology Row 2

Tuesday, July 2

9 a.m.. to Noon

See Page 22 for details.

4-5

HAA Offices Closed Thursday, July 4 through Friday, July 5

HAA will be closed in observance of Independence Day

10-12

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

10

Resident Relations Committee A Meeting Wednesday, July 10

2 p.m.

Closed committee meeting via Zoom

11

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

16

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

17-19

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

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

24

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

25

Avenues: Marketing Place 2 Thursday, July 25

9 a.m. to Noon

See Page 22 for details.

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

Avenues: Leadership Lane 3

Tuesday, August 6

9 a.m. to Noon

See Page 22 for details. Visit www.haaonline.org/events to register.

7

Ambassador ONE Society Meeting

Wednesday, August 7

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.

Summer Business Exchange

Thursday, August 8

8:30 a.m. to Noon

West Houston Institute

See Page 17 for details.

Resident Relations Committee B Meeting

Wednesday, August 14

2 p.m.

Closed committee meeting Via Zoom

15

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.

21

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

22

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.

27-28

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.

29

Avenues: Technology Row 3

Tuesday, August 29

9 a.m. to Noon

See Page 22 for details. Visit www.haaonline.org/events to register.

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.

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

eXtreme CAM

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.

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.

• 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/

TAA Update from the TEXAS APARTMENT ASSOCIATION 26 ABODE July 2024 www.haaonline.org www.haaonline.org

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

30 ABODE July 2024 www.haaonline.org

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

www.haaonline.org July 2024 ABODE 31

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

On the Scene

2024 Education Conference

Expo 32 ABODE July 2024 www.haaonline.org

Photos by MARK HIEBERT, Hiebert Photography HAA

www.haaonline.org July 2024 ABODE 33

On the Scene

HAA 2024 Education Conference & Expo

Photos by

, Hiebert Photography 34 ABODE July 2024 www.haaonline.org

MARK HIEBERT

www.haaonline.org July 2024 ABODE 35

On the Scene

36 ABODE July 2024 www.haaonline.org

Photos by MARK HIEBERT, Hiebert Photography HAA

2024 Education Conference & Expo

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38 ABODE July 2024 www.haaonline.org

Image © Golden Sikorka | iStock by Getty Images

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

By SUSAN WESTON, The Susan Weston Company

Par t 1: 6 Negotiating Tips

As 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.

www.haaonline.org July 2024 ABODE 39

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.

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.

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.

• 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.

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.

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.

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How to Create Reusable Content for Your Apartment Community.

By ASHLEY TYNDALL,

8 Steps to a Content Oasis

Creating 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?

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:

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.

www.haaonline.org July 2024 ABODE 43

Criterion.B

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.

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

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

In 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:

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

www.haaonline.org July 2024 ABODE 47

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

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.

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.

48 ABODE July 2024 www.haaonline.org

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.

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

a service of in partnership with

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.

Photos by HAA STAFF 50 ABODE July 2024 www.haaonline.org

On the Scene

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

www.haaonline.org July 2024 ABODE 51

On the Scene with the CHALLENGE

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

CUP TOURNAMENT

52 ABODE July 2024 www.haaonline.org

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.

Education education@haaonline.org

Education Advisory Council

Career and Community Development Committee

Government Affairs govaffairs@haaonline.org

HAAPAC*

Fair Housing Committee

Strategic Growth Committee

Membership members@haaonline.org

Ambassador ONE Society

Go-Getter Membership Recruitment Club Expo Exhibitor Committee*

Community Outreach shinkley@haaonline.org

Community Outreach Committee

Product Service Council*

Resident Relations resrel@haaonline.org

Resident Relations Committee

*Note: These committees have specific requirements for membership. Contact HAA for details.

www.haaonline.org July 2024 ABODE 53

On the Scene with ACES

ACES Manager Appreciation Luncheon

Sponsored by 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.

54 ABODE July 2024 www.haaonline.org

1 1

www.haaonline.org July 2024 ABODE 55

HAA PAC Luncheon

Wednesday, May 8 at the HAF Dinerstein Reed Prokop Education Center

OWNERS

Black Stream Investing LLC

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

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

Oya Property Management LLC

Jumana Benlateef 12645 Memorial Drive Ste F1 #587 Houston, TX 77024 (281) 905-8681

Summerton at Spring Apartments

Palladium USA Inc

Daniel Corbett 13455 Noel Road Dallas, TX 75240 (972) 774-4455

Palladium Houston Ella

SUPPLIERS

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

Atlas Applied Systems LLC

Jody Vowell 14107 Sherburn Manor Drive Cypress, TX 77429-8172 (281) 898-1660

A/C Supplies & Parts, Heating Equipment & Systems

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

Euclase Stone Inc

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

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

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

IronEdge Group

Amber Schmalz 13501 Katy Fwy Ste 3160 Houston, TX 77079-1321 (713) 574-5555

Information Technology, IT Services

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 - CleaningRefinishing & Sealing

Patio Heaven

Christie Oliver 1514 Silver Morning Drive Katy, TX 77450-4531 (713) 306-5776

Furniture - Outdoor, Pool FurnitureRepair & 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

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

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

Welcome Mat Introducing HAA’s NEW MEMBERS

58 ABODE July 2024 www.haaonline.org

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.

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.

www.haaonline.org July 2024 ABODE 59

The Go-Getters

MAKE IT HAPPEN!

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

Valerie Lacy Cushman & Wakefield

Debra Knight Comm-Fit 2024 Chairs: 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

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.

HAA’s MEMBERSHIP RECRUITERS 60 ABODE July 2024 www.haaonline.org

77018

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. The water can be rough. Find out how HAA can help you rise above it!

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.

The Ambassador ONE Society HAA’s WELCOMING COMMITTEE 62 ABODE July 2024 www.haaonline.org THE AMBASSADOR ONE SOCIETY is an organized network exchange that helps supplier partners build their business

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

Amanda in the Membership Department at 713-595-0316, or email asherbondy@haaonline.org.

contacts within

or contact

Ambassador ONE Society members with at least 10 points, ranked by points earned: Dennis Juarez Furniture Options 934 Joseph DeMoss Tidal Electrical Services 603 Giovanna Gone Rent. 468 Victoria Sepulveda GreenLogic 218 Maxime (Max) Boileau OnCall Patrol LLC DBA Parking Pass.Com 148 Yvonda Lewis Steward Trash Valet Service 126 Krysta Chacon BGSF 124 Amanda Kelly Brandt Electrical A/C & Heating Services 118 Stephane Leveque Rent. 117 Susan Alvarado Century A/C Supply 114 Krystal Villanueva Signarama Magnolia 106 Amber Whitaker FSI Construction 101 Brittany Donovan Apartment Life 94 Adoteh Joseph Akue Redevelopment Services 76 Melanie Morales Encore Services 72 Kaitlin Flick The Liberty Group 66 Susan Alvarado Century ac supply 66 Arely Pena The Liberty Group 49 Noella Howard Mohawk Industries 38 Destiny Hinojosa Epic Multifamily Construction 36 Crystal Varela Century A/C Supply 34 Luis Cruz Lincoln Security Systems 34 Wendy Comsia Encore Services 26 Auri Verser Sherwin Williams 21 Brittany Bennett Preferred Corporate Housing 18 Louis Gonzalez Triarc Construction 16 Ariel Long Kastle Systems 14 Grace Schaper All Dry Service 12 Ambassadors earn points by sharing leads, making introductions and visiting communities to promote HAA events and news.

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

www.haaonline.org July 2024 ABODE 63

64 ABODE July 2024 www.haaonline.org

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.

• 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.

66 ABODE July 2024 www.haaonline.org

• 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.

Christie Sandlin has been promoted to Vice President of Operations of RPM Living Giovanna Gone, CAM, CAS, has joined Rent.

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

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

www.haaonline.org July 2024 ABODE 67

Berglund Sandlin Gone

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

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.

68 ABODE July 2024 www.haaonline.org On Site with ABODE Featuring HAA Honors Award Property Winners

award.

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 July 2024 ABODE 69

A/C Supplies

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

A/C Contractors

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

Carpet Installation

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

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

Collection Agencies

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

Electric Contractors

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

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

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

Foundation Repair

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

Furniture - Outdoor

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

General Contractors

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

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

Glass – Plate, Window, Etc.

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

Landscape Contractors

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

Personnel Agency

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

Plumbing Contractors

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

Property Management

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

Resident Screening Service

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

Screens

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

Swimming Pool Service

Poolsure 12 800-858-POOL www.poolsure.com

HAA Products & Services

Rental Credit Reporting 49 713-595-0300 www.haaonline.org/rcr

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.

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.

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.

70 ABODE July 2024 www.haaonline.org Index of Advertisers By CATEGORY

TARGET QUALIFIED LEADS www.haaonline.org jobs@haaonline.org

713-595-0300 www.haaonline.org

MarketLine By BRUCE MCCLENNY, Industry Principal, MRI ApartmentData MRI Real Estate Software www.haaonline.org July 2024 ABODE 71

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.

Back Page with News from around the COMMUNITY 72 ABODE July 2024 www.haaonline.org

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

ABODE July 2024

ABODE

CONTENTS

July 2024

ON THE COVER

30

FEATURES & PHOTOS

COLUMNS & MONTHLY UPDATES

OFFICERS AND ASSOCIATION LEADERSHIP

ABODE

SPONSOR MEMBERS

July Patron of the Month

REDUCING BARRIERS

2024 Primary Election Runoff Results

FAIR HOUSING AND SCREENING

C. Additional Considerations for Three Particular Types of Screenings

1. Credit History

2. Eviction History

3. Criminal Records

STICKY NOTE NO NO

Summer Business Exchange 5 Minutes!

Property management supervisors and executives:

Owners/Property Management:

Suppliers:

NEW for 2024:

JULY 2

4-5

10-12

10

11

16

17-19

24

25

AUGUST

2

7

15

21

22

27-28

29

What is Avenues?

Who Can Sign Up?

What does this get me?

Pricing:

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

PREPARING FOR HURRICANE SEASON

A Resource Guide for Texas Apartment Owners and Managers

On the Scene

On the Scene

On the Scene

HAA 2024 Education Conference & Expo

On the Scene

Par t 1: 6 Negotiating Tips

How to Create Reusable Content for Your Apartment Community.

8 Steps to a Content Oasis

Step 1: Identify Your Content Pillars

Step 7: Schedule & Automate for Consistent Engagement

Step 8: Recycle What Works, Rethink What Doesn't

Building a Thriving Community

Navigating the World of Email Automation

Building Your Foundation: Data-Driven Targeting and Audience Segmentation

Personalization: The Secret Weapon of Engagement

The Art of Measurement: Optimizing for Success

Building Lasting Relationships: Beyond the Immediate Conversion

The Human Touch in a Digital Age

Do you really know your applicant?

On the Scene with the CHALLENGE

On the Scene with ACES

ACES Manager Appreciation Luncheon

IN PURSUIT OF AN EVER-INCREASING LEVEL OF PROFESSIONALISM,

OWNERS

SUPPLIERS

Want more “It’s the Law”?

NEW for 2024: Got a minute?

The Go-Getters

MAKE IT HAPPEN!

Honorary Life Members

THE SUPPLIER NETWORK