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THE HOUSTON APARTMENT ASSOCIATION MAGAZINE
ABODE June 2017
Up in the Air The Houston Apartment Market is
Pool Safety Review Keep an eye on local, state and federal pool requirements.
We See You at the Volleyball Tournament, Supplier Education Seminar, Woodlands Fair Housing, NEXT and much more!
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CONTENTS June 2017
ON THE COVER
FEATURES & PHOTOS
24 On the Scene – Photos from the HAA PAC Luncheon.
Up in the Air – Will the Houston multifamily market be flying high or low in the coming months? Find out where we are heading in our semi-annual market report from Bruce McClenny of ApartmentData.com. Cover Photo by Hugh Hargrave, Courtesy of Market Square Tower
COLUMNS & MONTHLY UPDATES
30 On the Scene – Photos from the HAA Volleyball Tournament.
7 President’s Corner – The 2017 Expo is now behind us as we look forward for the multifamily industry market.
36 Up in the Air – The latest market report from ApartmentData.com.
8 Patron of the Month – Meet and support Camp Construction Services.
42 New Construction – Lists and photos focusing on the latest multifamily properties to hit the market and what’s on the horizon.
9 Legislative Update – Keep an eye on local, state and federal pool requirements.
50 Shine the Light – Here are some bright ideas on how you can save money on those unoccupied units. 54 Design In & Out – Consider these top four trends and tips before you start designing your next community. 56 Facing Facebook – Follow these tips to get the most out of your community’s Facebook presence. 58 On the Scene – Photos from the HAA Community Career Night. 60 On the Scene – Photos from The Woodlands Fair Housing Seminar 63 On the Scene – Photos from the Supplier Education Meeting. 64 On the Scene – Photos from the NEXT “Bring A Buddy.” 72 On Site with ABODE – Take a closer look at another randomly selected HAA member property.
11 It’s The Law – The City of Houston adopts two ordinances to address homeless issues. 14 Resident Relations – How one management company failed to check the unit number on their invoices. 19 Upcoming Education – Find out what education courses the Houston Apartment Foundation is offering in June and July. 20 Calendar – HAA’s schedule of events for the next coming months. 26 NAA Update – News from the National Apartment Association and the National Multihousing Council. 28 On the Road with HAA – See photos from the Pasadena Area Council Meeting and find out about the HAA Roadshow. 65 Welcome Mat – Find out about the newest HAA members. 66 Go-Getters – Making membership matter! 68 The Ambassador ONE Society – The Ambassadors make connections. 70 Portfolio Changes and In the News – Property updates and industry news clips from our members. 74 Index of Advertisers – See the supplier members who support this publication. 75 MarketLine – The latest area market numbers. 76 BackPage – News from around the community.
We welcome your comments. Email us at email@example.com.
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OFFICERS AND ASSOCIATION LEADERSHIP
JOHN BORIACK Vice President at Large
MICHELLE PAWELEK President-Elect KYLE BROWN President
JOHN FEDORKO Vice President at Large
DIANE GILBERT Vice President at Large
KELLY SCOTT Secretary/Treasurer
CLAY HICKS Vice President at Large
HOWARD BOOKSTAFF General Counsel
STARLA TURNBO Vice President at Large JEFF HALL Executive VP
BOARD OF DIRECTORS Alison Hall, Immediate Past President Josh Allen Mack Armstrong Jeff Blevins John Boriack Kyle Brown Joe Bryson Tina Cavaco Grant Crowell Scott Douglas Ian Douglas John Fedorko Paula Forshee Amy Funk Israel Garza Diane Gilbert Stephanie Graves Ira Gross Bryan Head Clay Hicks David Jones Jacob Kunath Barby Lake Laura Lestus Kristin McLaughlin Carlos Neto Dean O’Kelley Michelle Pahl Velissa Parmer Jenifer Paneral Mark Park Michelle Pawelek Jackie Rhone Christy Rodriguez Kelly Scott Kurt Seidel Kim Small Debbie Sulzer Dana Tucker Starla Turnbo Beth Van Winkle Quintina Willis Tracie Yoder DIRECTORS EMERITUS Gary Blumberg Ken Bohan Kathy Clem
Jack Dinerstein Darlene Guidry Jenard Gross David Hargrove Larry Hill Stacy Hunt Hap Hunnicutt Mike Koch Dick LaMarche Tim Myers P. David Onanian John Ridgway Eileen Subinsky Steve Sweet Kirk Tate Suan Tinsley H.J. Tollett Pat Tollett Vic Vacek Jr. Jerry Winograd ADVISORY DIRECTORS Brenda Crawford Billy Griffin Cesar Lima Robert Lopes Sonia Lopez Karen Nelsen Shelley Watson Tony Whitaker GENERAL COUNSEL EMERITUS Joe Bax HONORARY LIFE MEMBERS Claude Arnold Kenn Brown Tina Cavaco Kevin Fenn Diane Gilbert Anita Harrison Dwayne Henson Mike Koch Merry Mount Monette Reynolds Sherry Stevenson Kirk Tate Suan Tinsley Sonny Unverzagt Del Walmsley
Nancé Wells H.P. Paul Young Jeanne Marie Zublin Dicks PRODUCT SERVICE COUNCIL OFFICERS Israel Garza, CAS, President Maintenance Supply Headquarters Grant Crowell, CAS, Vice President The Urban Foresters Jacob Kunath, CAS, Secretary Century A/C Supply Laura Lestus, CAS, Treasurer The Liberty Group Kristin McLaughlin, CASE, Immediate Past President Mohawk Industries MEMBERS Marivel Bownds, CAS, Valet Waste Dixie Caldwell-Greer, CAS, The Liberty Group Peggy Charles, CASE, Sunny Rock International LLC Dylan Coleman, CAS Camp Construction Services Deborah DeRouen, CAS, Respage Derek DeVries, CAS, Camp Construction Services Brian Febbo, CAS FSI Construction Jimmie Hotz, CASE, HD Supply Dan James, CAS Redevelopment Services
Debra Knight, CAS, Valet Waste Stephanie Krop, CASE, Buyers Access Liz Levins, CAS, Criterion Brock David Lindley, CAS, FSI Construction Inc. Candis Mohr, CAS, AAA Plumbers Doug Oehl, CAS Power Express PATRON MEMBERS 1980 CSC ServiceWorks 1982 Republic Services 1986 Craven Carpet 1987 For Rent Media Solutions 1994 AAA Plumbers Presto Maintenance Supply 1996 Houston Planned Energy Systems 1997 RentPath 1999 FSI Construction Inc. 2003 Dixie Carpet Installations 2009 Camp Construction Services 2013 Criterion Brock
SPONSOR MEMBERS 1968 Century A/C Supply Hoover Slovacek LLP Reliant 1973 Brady Chapman Holland & Assoc. CORT Furniture Rental 1974 Mueller Water Conditioning 1976 Great American Business Products 1977 Webb Pest Control 1978 Houston Metro Electrical Corp. The Liberty Group 1981 AmRent Marvin F. Poer & Company 1983 Namco Mfg. Co. Inc. Sherwin Williams Company 1984 RENCON 1985 Gemstar Construction Development Inc. 1986 ApartmentData.com 1988 Wallace Garcia Wilson Architects Inc. 1992 Alexander-Rose Associates Saint Clair & Sons Inc. 1998 AAA Staffing Ltd. CoreLogic Rental Property Solutions 2000 Moveforfree.com Inc. Pura Flo Corporation 2001 Apartment Life Inc. 2002 American Fire Systems Classic Touch Painting Direct Energy LP Keystone Resources Southwest Painting Contractors Inc. 2003 Sign-Ups & Banners 2004 Assessment Advisors 2005 LSR Multifamily Swain & Baldwin Insurance & Risk Management United Protective Services 2006 Bell’s Laundries CAD Restoration Services DoodyCalls Lopez Carpet Care & Painting Masonry Solutions Inc. Roto-Rooter Services Co. TXU Energy Multifamily Services Valet Waste 2008 ARE Business Solutions LLC Flavor Finish Resurfacing HARCO Insurance Services Texas Turf Management 2009 Contractors Inc. Moen Inc. Redevelopment Services Storm Maintenance & Monitoring 2010 ALN Apartment Data Inc. BAC Products Belfor Property Restoration Certified Termite and Pest Control Cotton Commercial USA FTK Construction Services 2011 Buena Suerte Spanish Newspaper DNM Contracting Inc. Fantastic Floors Greenway Environmental Services Infinite Energy Inc. Parking Management Company/PMC Towing 2012 ABC Supply Co. Inc. Accent Sign & Awning Co. Brown & Gay Engineers Inc. Cantrell McCulloch Inc. EnviroSmart Multifamily Pest Solutions
Final Touch Remodeling Floor and Decor Giordano Construction Inc. Go-Staff Inc. Maldonado Nursery & Landscaping Inc. Nationwide Eviction Rent.com Texas Concrete Professional Company 2013 ACTIV Answer by Audio Images Arbor Contract Carpet Inc. ASAP Steamers Carpet Cleaning Capitol Wrecker LLC Comcast Gambit Construction Gorman Roofing Services Outdoor Elements Pool Works LLC ProMaster Roofing & Gutter StoveTop FireStop Tidal Renovations LLC 2014 Adventure Playground Systems Inc. Chadwell Supply Classic Same Day Blinds D & G Quality Roofing Inc. J National Jonah Systems LLC MX2 Commercial Paving Parking & Towing Experts Pathfinder Insurance Group Perma-Pier Foundation Repair of Texas Ram Jack Foundation Solutions SisTerra Landscape Storage West Texas Apartment Pool Services The Katy Plumbing Co. Virtual Leasing Systems WCA Waste Corporation Zillow Group Zippy Shell of West Houston 2015 Admiral Linen & Uniform Service by Alsco Air Pro Systems America Outdoor Furniture American Painting & Renovations Inc. ASAP Personnel Inc. Astro Towing Solutions BSI Cameras Onsite CertaPro Painters Citi Fence Commercial Inc. Competitive Choice Inc. CSILED.com DeNyse Companies Division-9 Inc. Duke Sys Fix My Slab Foundation Repair Fulton Law Group PLLC Gateman Inc. Goes Heating Systems Greater Houston Pool Management H.S. Services Holder’s Pest Control Infinity Power Partners Kathy Andrews Interiors Lane Law Firm Liberty Builders LLC M & J Painting and Construction Network Outfitters Notifii LLC Pace Mechanical Services Power Express Prestige Restoration LLC Smith Protective Service Springbok Valet Trash Solutions The Allshouse Group LLC Torocon Services LLC United Painting Restoration Wilsonart 2016 3’D Painting & Construction, LLP 5885 Roofing & Construction Inc Action Window Coverings Inc Air Rescue Allied Fire Protection, LP American Yard Care Armadillo Professional Landscaping LLC Bath Fitter BH North America Cinch – Cabinet Refacing Kits Citi Fence & Concrete CoverAll Pests
Delaney’s Roofing & Restoration E-Systems Pest Management Inc. Ecolo Environmental Inc. Embark Services Entrust Movers Express Employment Professionals EZneeds Fidus Construction Services Fun Abounds Furniture Options Green City Recycler Green Days Lawn Care Guardian Chimney Sweep Halo Doors Inc. Hillcroft Group LLC Hive Houston Metro Security JLL Johnstone Supply Kastle Systems KONE Leah McVeigh Design and Consulting Liquid Waste Solutions Manning Pool Service McCann Total Security Solutions Murrah & Killough PLLC Murray Insurance & Financial O & S Construction and Weatherproofing O’Conor, Mason & Bone PC Paul Davis Restoration North Houston Pet and Playground Products Platinum Enterprises LLC Progressive 1 Roofing & Construction Quantum Fitness Ram Construction Roadrunner Restoration RoofTec Ross Fried Consulting Shingle Hut Complete Roofing Services Signal 88 Security Northeast Houston Sparkle Wash Pressure Washing Stream Energy Sustain-Ability Solutions LLC Texan Glass & Solar Control Texas Southwest Floors Inc. The Home Depot The Perfect Light The Phoenix Staffing LLC Texas The PI Company ValencePM VMI's Premier Group LLC WASH Multifamily Laundry Systems WellKept WF Athletic Supply Whitmans Contracting and Roofing 2017 Abilities Unlimited Inc All About Doody Pet Soutions LLC All American Mailboxes of Houston Inc Allegion Apartment Total Services Brooklet Energy Distribution Classic Towing CoreServ LLC Creative Surface Designs by Holmes Eagle Restore, LLC Fast Forward Services, LLC Flooring4.Us Frost Insurance Agency Gage Multifamily Services Genesis Panel Systems, Inc H Town Movers and HVAC Services HousingManager.com Maven Auto Detailing, LLC Media Nation Outdoor MPS Direct Norman Construction NorthMarq Capital POPIC Reliable Fire Protection Rent Accelerator Richmond Equipment Secure Insurance Symmons Industries TD Waterproofing Texas Crime Prevention Agency Texas Eviction, LLC Valued Renovations
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ABODE JUNE 2017 I VOLUME 40, ISSUE 6 Executive Vice President and Publisher
JEFF HALL, CAE firstname.lastname@example.org EDITORIAL AND DESIGN STAFF
Director of Publications and Design DEBORAH NIX email@example.com Writer/Editor MORGAN TAYLOR firstname.lastname@example.org ADVERTISING
Vice President of Membership and Marketing AMANDA SHERBONDY email@example.com CONTRIBUTING STAFF
Vice President and General Manager SUSAN HINKLEY, CAE firstname.lastname@example.org Vice President of Professional Development EMILY HILTON, CPP email@example.com Vice President of Public Affairs ANDY TEAS, CAE firstname.lastname@example.org Vice President of Finance NANCY LI LO, CPA email@example.com Director of Information Technology ART EIDMAN firstname.lastname@example.org Director of Resident Relations MATILDE LUNA email@example.com Director of Events and Meetings EMILY BANNWARTH, CMP firstname.lastname@example.org Director of Rental Credit Reporting TINA DEFIORE email@example.com Rental Credit Reporting Manager LUISA AREVALO firstname.lastname@example.org Education and Meetings Coordinator KAREN MITCHELL email@example.com Strategic Growth Manager LAUREN TURNER, CMP firstname.lastname@example.org Membership and Marketing Coordinator LAUREN WOLFSON email@example.com Public Affairs Specialist ALPA PATEL firstname.lastname@example.org Webmaster and IT Specialist WILL ALFARO email@example.com PRINTER
TGI PRINTED www.tgiprinted.com HOUSTON COMMITTEE Executive Program & Budget Nominating Ethics Investment Fair Housing By-Laws Past Presidents Council Strategic Growth Legislative PAC Fundraising HAA Better Government Fund Century Club Multifamily Fire Safety Alliance Media Relations Golf Developers Leadership Development Product Service Council Community Outreach Resident Relations Appeals Resident Relations A Resident Relations B Membership Ambassador ONE Society 2017 Expo IROC Education Advisory Council Career/Community Development NEXT HAF Fundraiser Property Awards HAA Street Team
APARTMENT ASSOCIATION COMMITTEES CHAIR STAFF ADVISOR KYLE BROWN JEFF HALL MICHELLE PAWELEK JEFF HALL ALISON HALL JEFF HALL EILEEN SUBINSKY JEFF HALL KELLY SCOTT JEFF HALL BRYAN HEAD JEFF HALL KIM SMALL JEFF HALL JENIFER PANERAL JEFF HALL KELLY SCOTT LAUREN TURNER MICHELLE PAWELEK ANDY TEAS JERRY WINOGRAD ANDY TEAS STACY HUNT/JOHN RIDGWAY ANDY TEAS LAURA LESTUS ANDY TEAS JOHN FEDORKO ANDY TEAS JOHN FEDORKO ANDY TEAS CLAY HICKS ANDY TEAS CYRUS BAHRAMI ANDY TEAS MACK ARMSTRONG SUSAN HINKLEY IZZY GARZA SUSAN HINKLEY JOHN BORIACK SUSAN HINKLEY DARLENE GUIDRY MATILDE LUNA HEATHER LACLAIRE MATILDE LUNA KARI CARGLE MATILDE LUNA CLAY HICKS AMANDA SHERBONDY DEBORAH DEROUEN/DEREK DEVRIES AMANDA SHERBONDY GRANT CROWELL AMANDA SHERBONDY STEPHANIE BRYSON EMILY HILTON STARLA TURNBO EMILY HILTON DIANE GILBERT EMILY HILTON LINDSAY TORRES/DAVID LINDLEY EMILY HILTON SUSAN WELLS/ARRIE COLCA EMILY BANNWARTH DAVID JONES/STEPHANIE GRAVES TINA DEFIORE CARINA BRYARS LAUREN WOLFSON
HOUSTON APARTMENT ASSOCIATION MISSION AND VISION HAA is the leading advocate, resource and community partner for quality rental housing providers in the Houston and surrounding area. HAA develops leadership in the multifamily industry by engaging broadly diverse membership, embracing effective technology and advocating for a geographically inclusive association.
Visit HAA Online at www.haaonline.org ABODE IS THE OFFICIAL PUBLICATION OF THE HOUSTON APARTMENT ASSOCIATION. Serving the multihousing industry in Austin, Brazoria, Chambers, Colorado, Fort Bend, Harris, Liberty, Matagorda, Montgomery, San Jacinto, Waller and Wharton counties. ABODE, JUNE 2017 VOLUME 40, ISSUE 6 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 Â© 2017 by HAA. Periodicals Postage Paid at Houston, Texas. POSTMASTER: Send address changes to ABODE, 4810 Westway Park Blvd., Houston, Texas 77041.
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T Don’t miss our annual toast to the best and brightest in multifamily. Join us for the 2017 Houston Apartment Association Honors Awards Ceremony.
Thursday, June 15 6 p.m. to 9 p.m. Hilton Americas
Individual Awards sponsored by
1600 Lamar St., Houston, Texas 77010
$95/person Don’t miss the Early Bird Discount: Save $20 – Only $75 if payment is received by June 9 Tables of 10 may be reserved by company name when paid in full.
T Owner/Management Executive of the Year Independent Owner of the Year Supplier of the Year Portfolio Supervisor of the Year Marketing/Training Director of the Year Administrative Support Staff of the Year On-site Manager of the Year (in three categories)
All major credit cards accepted online, by phone, by email and in person. Requests for refunds must be received in writing by end of business day on June 9, 2017, and will be subject to a $50 cancellation fee. No refunds will be granted after June 9 or for no shows. No refunds will be given for individual tickets, but tickets are fully transferable.
Property Awards sponsored by
For reservations and information, contact firstname.lastname@example.org or register online at www.haaonline.org.
Assistant On-site Manager of the Year Leasing Consultant of the Year Maintenance Supervisor of the Year (in two categories) Maintenance Technician of the Year
Plus the 16 Property Category Awards!
Red Carpet sponsor
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President’s Corner By KYLE BROWN, CPM, 2017 HAA President
IT STARTED HERE
The 2017 Expo is now behind us as we take a look forward for the multifamily industry market.
ANOTHER SUCCESSFUL Education Conference & Expo is behind us, and I want to first thank our supplier members who dedicated their time and effort in exhibiting at the Expo. This event is consistently a great space for ideas, learning and relationship building. The Expo floor in particular radiates an energy that is tangible. We couldn’t do it without the Expo Committee Chair Grant Crowell of The Urban Foresters, Education Conference Chair Starla Turnbo of SMI Realty Management, and every dedicated professional member of the Expo Committee. These are the people who put their passion to work to make our annual show one of the industry’s premier events. Year after year, our annual show sells out for exhibitors and the waiting list seems to grow longer each year, so sign up as early as you can to reserve a booth for 2018. Contact Amanda at email@example.com to reserve your booth. See www.haaonline.org and next month’s ABODE for photos from the event.
Thank You PSC While I’m on the topic of diligence, I want to recognize our supplier members for their year-round dedication and support. HAA could not be the association it is without our Product Service Council and our devoted supplier partners who continually give so much to this association. See Page 63 to see photos from the latest PSC event. Our management operations and legislative advocacy would not be successful without their support, and it’s important to note that our success is ultimately derived from the alliance of our management companies and our supplier partners. Honors Awards In the spirit of appreciation, the HAA Honors Awards is a night dedicated to spotlighting Houston’s best properties and top talent. If you nominated a property or an industry professional, we thank you for taking the time to recognize those communities and individuals.
Support your teams and properties on Thursday, June 15 at the Hilton Americas in honoring industry excellence. If you missed out on the nominations, you can show appreciation for your team by treating them to a night of celebration. Aside from congratulating our award winners, we will also be acknowledging new NAA credential holders and Leadership Lyceum graduates. See to the left for details. You can also find out more at www.haaonline.org. Up in the Air The Houston apartment market is a mixed bag in which some areas of Houston are steady and others will remain sluggish throughout 2017. For an analysis of the current market and a prediction of the next year, read our semi-annual market report compiled by ApartmentData.com’s Bruce McClenny starting on Page 36. See Page 42 for a list of Houston-area properties under construction and in lease-up.
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These companies have generously supported the Houston Apartment Association with their patron membership. Please give them careful consideration, whenever possible, in your business.
Houston Planned Energy Systems
For Rent Media Solutions
HAA Member since 1978
HAA Member since 1987
HAA Member since 1982
HAA Member since 1985
Presto Maintenance Supply
HAA Member since 1983
HAA Member since 1984
FSI Construction Inc.
HAA Member since 1961
HAA Member since 1999
Dixie Carpet Installations
HAA Member since 1986
HAA Member since 1987
Camp Construction Services
HAA Member since 1994
HAA Member since 1979
June Patron of the Month
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By MICHELLE PAWELEK, CPM, CAPS, HAA Legislative Chair, with ANDY TEAS, CAE, Vice President of Public Affairs
POOL SAFETY REVIEW Keep an eye on local, state and federal pool requirements.
AS WE GET into the heart of the summer swimming pool season, it’s a good time to review some of the federal, state and local requirements. Swimming pools are a focal point of apartment life, as they are the most visible amenity for many properties. Pools are an important part of any property’s appeal to prospective residents. They can also be a real headache. Gate latches break, pool water needs constant attention to maintain proper pH and chemical levels, safety equipment disappears, residents bring in glass bottles or pets into the pool area, lights and pumps need repair or replacement – the list goes on. While a magazine article can’t encompass everything you need to know, here are a few important items to keep in mind as you check, and re-check, your pool for the summer.
POOL WITHOUT ADULT SUPERVISION” (in at least 2-inch high letters). If you have a spa, it needs “CHILDREN SHOULD NOT USE SPA WITHOUT ADULT SUPERVISION,” in at least 2-inch high letters, and “DO NOT USE THE SPA IF THE WATER TEMPERATURE IS ABOVE 104 DEGREES FAHRENHEIT,” in at least 1inch high letters. All of this can be included on the same sign. The words “NO DIVING” and the international symbol for no diving must be stenciled around your pool deck in various places, and depth markers are required. Again, check your TAA Redbook for the technical specifications.
Safety Equipment You need at least one “light, strong, nontelescoping” reaching pole at least 12 feet long – not made of metal – and a USCG-approved ring buoy with a throwing rope. For pools with over 2,000 square feet of water surface, you need more. You also need an emergency phone. The placement of the phone is one of the most confusing parts of the state pool rules, but it basically boils down to this: The phone needs to be within 200 feet of the pool water. If your entire pool fence is taller than 4 feet and 4 inches, though, the pool phone must be on the outside of the pool enclosure. If the phone is not visible from the pool water, you also need a directional sign. Check the Pool Guide section of your TAA Redbook for all the technical details.
Maximum Users The City of Houston is now enforcing a somewhat obscure aspect of the state swimming pool rules that may require your sign to also contain the maximum number of users allowed in the pool or spa. How many can be in your pool? It's basically determined by the surface area of the water – 15 square feet per person in the shallow area, 25 square feet per person in the deep area. For spas, it's one person per 10 square feet of surface area. For all spas, your sign must state the maximum number of users allowed in the spa. There is no requirement for size or specific wording. For pools built after Oct. 1, 1999, your pool sign needs to contain the maximum number of users. There is no size requirement or specific wording requirements. For pools built before Oct. 1, 1999, there is a maximum user load in the rules (calculated the same as for post-1999 pools), but no requirement to post it on your sign. You can certainly calculate yours and post it if you wish.
Signage In addition to your directional pool phone sign (if needed), you need the standard “NO DIVING” and “WARNING – NO LIFEGUARD ON DUTY” signs (in at least 4-inch high letters), and “CHILDREN SHOULD NOT USE
Permits Most cities, including Houston, require annual operating permit for swimming pools and spas. Houston also requires that “operational records of testing results and maintenance activities, including documentation of approved
drain covers” be kept for at least two years. Make sure you keep pool maintenance records intact for liability purposes, as well as for compliance with the local ordinance. Houston permits are not transferrable to new property owners. If your property changes ownership, make sure you obtain a new operating permit and re-register the property on the city’s habitability website. Houston permits must also be “posted in view of the public,” although inspectors have told us that a permit posted inside the leasing office is fine. Remember that Houston pool inspectors will also want to see your property’s original Certificate of Occupancy, which should be available in the leasing office. Of the tickets written by pool inspectors each year, the majority are for failure of having an original CO for each building – not for anything pool related. If you don’t have all your COs, arrange to buy new “originals” from the Occupancy Inspection Section (832 3948880) as soon as possible. (Note: If you ask, they’ll give you two of each certificate for the same price as one.) Whenever you buy or take over management of a property, make sure original COs are part of the handoff. Harris County recently adopted rules that are going to require permits for apartment swimming pools in the unincorporated parts of the county. This permit is free of charge as long as you pass your initial inspection. If your pool fails inspection, there is a re-inspection fee. The rules exactly mirror the state rules you have to follow anyway. At press time, the Harris County Health Department has not yet finalized the permit application or made any information available to pool owners, but we will keep you posted. Virginia Graeme Baker Act Perhaps the most complicated part of pool safety involves complying with the Virginia Graeme Baker Act, a federal law on entrapment prevention. VGBA superseded a state rule in / See Pools, Page 40
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It’s the Law
By HOWARD BOOKSTAFF, Hoover Slovacek LLP , HAA General Counsel
CITY ADDRESSES HOMELESSNESS The City of Houston adopts two ordinances to address homeless issues.
LIVING IN A major metropolitan city can be an exciting and dynamic experience. However, one of the byproducts of being in such a large city is we also have a fairly substantial and visible homeless population. According to the website for the Coalition for the Homeless of Houston/Harris County, in 2014 Houston’s homeless count on a given night was approximately 5,351 persons. An additional 1,525 individuals who self-reported as homeless were in the Harris County jail on the night of the count. The website states that there were 27,728 individuals who accessed some type of homeless service in 2013. We can’t escape the fact that issues relating to our homeless population affect the apartment industry. If your community is adjacent to or near a park, hike and bike trail or underpass frequented by the homeless, it could affect the upkeep and cleanliness of the area, encourage drug activity, affect the reputation of the community, present security concerns for your residents or even decrease the value of your property. Any law addressing homelessness must strike a balance between compassion and public safety. In April, the City of Houston attempted to strike such a balance by adopting two ordinances, one relating to encampments in public places and the other relating to impeding the use of a roadway, sidewalk or building. Let’s take a look at what these new laws provide and how you might be able to use them to help your community. Why have an encampment ordinance? The preamble to the ordinance provides some insight into what the city was thinking. The city notes the following: • Notwithstanding the efforts of the city and certain other governmental entities and nonprofit organizations, from time to time, homeless persons erect tents or other temporary structures in the city’s public places for use as living quarters. www.haaonline.org
• On occasion, such structures have been used to shield criminal acts from public view, threatening the safety of the general public and persons in or near the structures. • On occasion, homeless persons have used heating or cooking devices in public places, which present a fire hazard threatening the safety of the general public and persons near the devices. • Some homeless persons have maintained in public places substantial amounts of personal property that the city, at significant public expense, must move to another location to clean the public place and reduce health hazards for the general public and persons using the places. • The city’s Homeless Outreach Team, a program of the Mental Health Division of the Houston Police Department, is staffed with police officers and mental health professionals well-trained to address the challenges faced by Houston’s homeless population and, to assist homeless persons, the city regularly collaborates with Harris County for mental health services for the homeless population. The city took these concerns and resources into consideration in developing its approach under the ordinance. What concerns are addressed with the ordinance impeding the use of a roadway, sidewalk or building? The city notes the following in the preamble to this ordinance: • There were 63,851 accidents involving vehicles in the city in 2012, 70,817 accidents in 2013, 79,747 accidents in 2014, 86,704 accidents in 2016 and 85,968 accidents in 2016. • There were 1,170 accidents involving vehicles and pedestrians in 2012, 1,223 accidents in 2013, 1,236 accidents in 2014, 1,283 accidents in 2015 and 1,315 accidents in 2016. • There were 50 fatal accidents involving vehicles and pedestrians in 2012, 45 fatal accidents in 2013, 50 fatal accidents in 2014, 63 fatal
accidents in 2015 and 81 fatal accidents in 2016. The city considered these statistics (which may or may not relate to incidents involving homeless persons) in structuring its ordinance. What is unlawful under the encampment ordinance? Encampment in a public place in the city is unlawful. The term “encampment” is defined as: • The unauthorized use of fabric, metal, cardboard, or other materials as a tent or other temporary structure for living accommodation purposes or human habitation; or • The unauthorized use of a heating device; or • The unauthorized accumulation of personal property that would not fit in a container 3 feet high, 3 feet wide and 3 feet deep. A “public place” is an outdoor area owned, managed, or controlled by the city to which the public has access, including public rightsof-way, parks, streets, sidewalks, hike and bike trails, transit facilities, underpasses and parking lots. What does the impediment ordinance make unlawful? It is unlawful for an individual to impede the use of a roadway, block a sidewalk or the entrance or exit to a building. The term “impede” means to render the use of a roadway unreasonably difficult or dangerous. The term “block” means to render a sidewalk or the entrance or exit to a building impossible. What is the procedure for enforcing the encampment ordinance? Any person who violates the ordinance is guilty of a misdemeanor and, upon conviction, shall be punished by a fine not to exceed $500. Each day a violation continues is considered a separate offense. A police officer may issue a citation for a violation if prior to issuing the citation: June 2017
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• The officer has tendered a written warning to the person stating that a failure to comply with the city’s prohibition against encampment may result in the issuance of a criminal citation or the person’s arrest; and • The person has not complied after the officer has provided a reasonable time for the person to comply. The written warning from the police officer may be accompanied by information regarding the availability of medical treatment or social services. A police officer may arrest a person for a violation of this ordinance if prior to the arrest: • The officer has tendered the written warning and provided the reasonable time for the person to comply; • The officer has attempted to ascertain whether the person is in need of emergency medical treatment or social services and, if the person is in need of treatment or services, the officer has made reasonable efforts to obtain assistance; and • One of the following: (i) the officer has concluded the person may be in need of treatment or services, but is unable to obtain the assistance contemplated by the ordinance; (ii) personnel from the police department or outreach organization have evaluated the person’s condition and concluded that there is no immediate need for emergency medical treatment or social services; or (iii) the police department or outreach organization have evaluated the person’s needs, concluded the person has an immediate need for emergency medical treatment or social services and directed the person to an appropriate provider, but the person has not accepted the direction. How is the impediment ordinance enforced? No police officer is to issue a citation, make an arrest or otherwise enforce the ordinance against any person unless the officer first requests or orders the person to refrain from the alleged prohibited conduct and the person fails to comply. Any person who violates this ordinance is guilty of a misdemeanor and upon conviction, shall be punished by a fine not to exceed $500. Each day a violation continues is also considered a separate offense. What should we do to seek help under the new ordinances? Both ordinances require police involvement. Additionally, both ordinances require that the police give the offending person a warning notice before a citation can be issued or an arrest can be made. Consequently, if you see anyone violating either ordinance, the best practice is to contact the police. Time will tell on how the police will react to complaints under the new ordinances. However, the ordinances provide the police with authority to do what they need to do to resolve the situation. It should be noted that you don’t have to be the one to call the police. Any resident can call the police if they are concerned about a situation. You may want to let residents know about the ordinances so that they can take steps to contact the police if there is a problem. Dealing with the homeless population presents difficulties and potentially uncomfortable situations. Hopefully the city’s ordinances will assist in appropriate cases.
Want to read more “It’s the Law?” Visit the ABODE archives online at http://issuu.com/haa_abode.
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Resident Relations from the RESIDENT RELATIONS COMMITTEE
How one management company failed to check the unit number on their invoices. A RESIDENT FILED a complaint
with HAA to dispute $2,576.77 in charges. According to the resident, he paid a $175 security deposit. However, the lease states $0.00 for a security deposit. Enclosed were copies of the notice to vacate, statement of the security deposit, application and lease. Pictures were also provided. After reviewing the invoices provided by the management company, the committee discovered management charged the resident with $1,581.37 in fees that were applied to another unit, not the unit the resident resided in. The committee ruled in favor of management with adjustments made. First, the committee dropped all amounts accumulated
from another unit. The HAA Resident Relations Committees provide With the provided photos, an impartial review of resident complaints using the committee also removed charges totaling $550, for rethe documentation provided by both the resident surfacing of the bathtub, tile and management. enclosure, strip porcelain bathtub, resurfacing of the bathroom countertop, resurfacing of the kitchen countertops and bar tops. The resident may pursue this complaint in The committee felt the pictures did not subsmalls claims court. stantiate those charges. If you are a manager with a resident The committee felt the $55 for one bathrelations issue, call 713-595-0300 for direct room countertop and $280.40 for a full paint assistance. Renters can be referred to HAA to and sheetrock repairs were justified. After the speak to a trained consultant Wednesdays from adjustments were made, the resident owes the 9 a.m. to 1 p.m., and Thursdays and Fridays property a total of $335.40. from 9 a.m. to 1 p.m. and 2 p.m. to 4 p.m.
I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”
I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”
I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”
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WILLY WONKA is a trademark of Warner Bros. Entertainment Inc.
e with m o c , t e k lden tic o g r u o a world s ’ t i , Grab y e e G! N I you’ll s L d n W a O A B HA inative ! g a m i e ety doo p m of pur o o d oompa l a p m Oo • Plenty of everlasting snacks and fizzy-lifting drin ks! • Team and individual scoring awards! • Best individual and team spirit awards!
ent m a n r u o ling 1Tp.m. w o B A A to 2017 Htion – 12:30 p.mp..m. to 1:30 p.m.:30 p.m. a 5 Registr warm-up – 1 p.m., ends at e/ 2 Practic nt begins at e n Tournam rs – $20/perso yers) – $250 o la t . Specta istration (5 p per company . eg ood ms Team R wo tea , shoes and f t f o m s u Maxim ludes 3 game c n Price i
Friday, July 14
15615 Glen Chase Drive Houston, TX 77095
! N O I T LOCA
Register online at www.haaonli ne.org
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Take Me Out to the Sponsorship Auction! M M M M M M M M M
Hit a marketing home run at the June Sponsorship Auction with opportunities to sponsor an upcoming event or meeting.
Events in the series include the Dinerstein Golf Tournament, Annual Business Meeting, Chili Fest, Installation Gala, State of the Industry Breakfast, APPLE Programs, and whole line up education sessions and seminars. Weâ€™ll have ball park food and ice cold beverages. Wear your favorite team gear to show your team spirit!
Is it your rookie year? If you have never attended one of our auctions before, come early to Auction 101 session at 2:30 p.m. to find out how to bid, whatâ€™s for sale and tips on how to improve your swing. Need a pinch hitter? If you can't make the live auction, proxy bidding is available until the end of the day Friday, June 23! Email Amanda Sherbondy at firstname.lastname@example.org for information.
Visit www.haaonline.org/sponsor for more details and to register. Auction program available June 1.
Tuesday, June 27
HAF Dinerstein Reed Prokop Education Center, 4810 Westway Park Blvd. off Clay Road just east of Beltway 8 Auction 101: 2:30 p.m. Registration and Drawing Lots Open: 3 p.m. Drawing Lots close: 3:45 p.m. Live Auction begins: 4 p.m. RSVP to Amanda Sherbondy at email@example.com
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From the HAA EDUCATION DEPARTMENT
Maximizing net operating income.
IROC Breakfast Friday, June 2 7:30 a.m. to 10 a.m. Program fee: free for members; $25 per nonmember Sponsored by SentriForce The Independent Rental Owners' Connection (IROC) offers customized education and networking programs just for you.
APPLE: CORE Session 4 Phenomenal Phone Proficiency Tuesday, June 6 8:30 a.m. to noon Program fee: $50 per session Sponsored by The Liberty Group See Page 22 for details.
CAS: Supplier Success Monday, June 5 10:00 a.m. to 3 p.m. Program Fee: $125 per course; $625 full program Earning the CAS designation allows you to network with your peers from other companies, learn about the benefits and activities your local apartment association offers and engage in apartment association meetings and events. The course is an opportunity for suppliers to hear the everyday challenges faced by apartment-manager customers. Topics include: Applicant screening, leasing contracts, and move-ins; Rent collection, lease renewal, the move-out process, lease termination, and eviction; Property management systems and their functions; How community managers create a positive fair housing environment; Minimizing risk through inspections, preventative maintenance, safety programs, and documentation; Addressing property and environmental hazards and crime; Analyzing property financial operations and underperformance; Monitoring property performance to achieve an owner's investment goals;
SCHEDULE AND FEES
Baytown Fair Housing Seminar Tuesday, June 6 8:30 a.m. to noon Location: TBA Program fee: $65 by June 2; $75 after June 2 Please note, registration starts at 8:30 a.m. and the program starts at 9 a.m. Sponsored By Hire Priority Staffing & Executive Search Join Howard Bookstaff for a refresher course in Fair Housing. How should you deal with service animal requests and criminal background screenings? What do you do when you receive a complaint? Fair Housing is changing and you need to be up to speed. We are coming to your area for this refresher course. Topics Include: Anatomy of a Fair Housing Complaint – Navigating through the Fair Housing process; Taming assistant animal issues; Dealing with the hoarder; Responding to requests for accommodation and modification; Discriminating against criminals – is that wrong; Protecting children – how can that be wrong; What's on the horizon. Introduction to Microsoft Excel Wednesday, June 7 Program fee: $75 Learn to conquer your fear of the
are subject to change without prior notification. Notice of cancellation is required two days in advance to receive a refund, less a $15 administrative fee. Seats are guaranteed on a first-come, first-served basis when payment and registration are received in advance of the program. Unless otherwise indicated, courses are held in either the Camden and Michael Stevens Interests Room or the Direct Energy and Liberty Personnel & Executive Search Room at the Dinerstein Reed Prokop Education Center, 4810 Westway Park Blvd. on the second floor of the HAA Office www.haaonline.org
spreadsheet. This great-forbeginners course offers a detailed look into this multi-faceted, often daunting program. HAA NEXT: Professional Development Breakfast Friday, June 9 8 a.m. to 10:00 a.m. Program fee: $10 Sponsored by FSI Construction Join your HAA young professionals ages 35 and under over breakfast and grow your career together among the next generation of HAA leadership. Leasing 101 (Day and a half) Tuesday, June 13 8:30 a.m. to 4 p.m. Program Fee: $65 by June 13; $75 after June 13 An in-depth introduction to the apartment industry for new leasing professionals, as well as those individuals looking to learn more about the industry as a career. This day and a half program also includes TAA lease paperwork curriculum. Topics covered include: Greeting and qualifying the customer; Executing the lease contract; Overcoming objections and closing techniques; An overview of Fair Housing and more. Students who complete the course will receive a certificate, as well as a listing of placement agencies and management companies that are members of HAA. If you are not working for a member company of HAA, download the registration form www.haaonline.org. Certified Pool Operator Course (two days) Wednesday, June 28
8:30 a.m. to 5 p.m. Program fee: $299 per person Successful completion of this two-day course will result in a five year certification from NSPF (National Swimming Pool Foundation), and ensures pool chemicals are being used properly and when appropriate. We will dispel the myths in pool care and tremendously reduce chemical expenses and extend the life of your pool. This is recommended for anyone working with pools as well as property managers to ensure they are up-to-date regarding local codes and can reduce risk and liability. The course fee includes textbook, exam fees, and meals for both days. Introduction to Microsoft Excel Wednesday, June 28 8:30 a.m. to noon Program fee: $75 Learn to conquer your fear of the spreadsheet. This great-forbeginners course offers a detailed look into this multi-faceted, often daunting program. ACES June Luncheon Friday, June 30 11:30 a.m. to 1:30 p.m. Program fee: $55 Sponsored by Camp Construction Services and For Rent Media Solutions Please note that this program is open only to executives in property management. Eligible attendees are permitted to invite any of their staff to the programs, provided the registration also includes at least one person at the supervisor level or above. / See Education, Page 62
Building. Seating is limited. You must pre-register. For more information and to register, go online at www.haaonline.org. Notice to Attendees: All pre-registered no-shows will be billed. For admittance into HAA/HAF events, payments will be required at the door if not received prior to the event. Start times listed above include a 30-minute registration period. Notice of cancellation is required two days prior to the event for a refund, less a $15 administrative fee. June 2017
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JUNE S M T
Calendar HAA Education, Events and Meetings SCHEDULE
W T 1 4 5 6 7 8 11 12 13 14 15 18 19 20 21 22 25 26 27 28 29
F 2 9 16 23 30
S 3 10 17 24
JULY S M
2 3 4 5 6 7 9 10 11 12 13 14 16 17 18 19 20 21 23 24 25 26 27 28 30 31
S 1 8 15 22 29
IROC Breakfast Friday, June 2 7:30 a.m. to 10 a.m. Sponsored by SentriForce
New Supplier Member Orientation Wednesday, June 7 3 p.m. Sherlockâ€™s Baker St. Pub 10001 Westheimer, 77042 All new supplier members welcome. Contact Amanda at firstname.lastname@example.org for details.
Leasing 101 (Day and a half) Tuesday, January 13 8:30 a.m. to 4 p.m.
Certified Pool Operator Course (two days) Wednesday, June 28 8:30 a.m. to 5 p.m.
Ambassador ONE Society Meeting Wednesday, June 7 4 p.m. to 5:30 p.m. Sherlockâ€™s Baker St. Pub 10001 Westheimer, 77042 Contact Amanda at email@example.com for details.
3 Fun Run Saturday, June 3 7 a.m. to 10 a.m. Grab the whole family, and your running shoes. Join us for the 2017 Fun Run & Walk benefitting Camp Hope, a transitional housing facility for veterans suffering from PTSD. See Page 76 for details or contact Lauren Wolfson at firstname.lastname@example.org for details.
5 CAS: Supplier Success Monday, June 5 8:30 a.m. to 3 p.m.
Introduction to Microsoft Excel Wednesday, June 7 8:30 a.m. to noon
APPLE: CORE Session 4 Phenomenal Phone Proficiency with Rebecca Rosario Tuesday, June 6 8:30 a.m. to noon See Page 22 for details. Sponsored by The Liberty Group
HAA PAC Luncheon Thursday, June 8 11:30 a.m. to 1 p.m. Program fee: $30 per PAC member; $40 per non-PAC member Contact email@example.com for registration and details. Sponsored by Redevelopment Services
Baytown Fair Housing Seminar Tuesday, June 6 8:30 a.m. to noon See Page 29 for details. Sponsored by Hire Priority Staffing & Executive Search
9 HAA NEXT: Professional Development Breakfast Friday, June 9 8 a.m. to 10 a.m. Sponsored by FSI Construction
14 Resident Relations Committee A Wednesday, June 14 2 p.m. to 4 p.m.
Introduction to Microsoft Excel Wednesday, June 28 8:30 a.m. to noon
2017 Honors Awards Thursday, June 15 6 p.m. to 9 p.m. Hilton Americas 1600 Lamar St., 77010 Reserved tables by company name are available in increments of 10 when paid in full by one company. Individual Awards sponsored by Crestmark Construction Services and The Liberty Group. Property Awards sponsored by Ameritex Movers and TPI Construction and Painting. Red Carpet sponsored by AAA Plumbers.
ACES June Luncheon Friday, June 30 11:30 a.m. to 1:30 p.m. Sponsored by Camp Construction Services and ForRent.com
27 Sponsorship Auction Tuesday, June 27 3 p.m. to 5 p.m. Program fee: FREE to all supplier partners Join us for the June Sponsorship Auction. Sponsoring an event in 2017 is a great way to gain recognition for your company. Over 60 events will be up for auction. Drawings and proxy bidding available. Arrive early at 2:30 p.m. for an Auction 101 session for first timers. Drawings close at 3:45 p.m. and live auction begins at 4 p.m. See Page 18 for details or contact Amanda at firstname.lastname@example.org for details.
UNLESS OTHERWISE NOTED, all events meet at our Dinerstein Reed Prokop Education Center, 4810 Westway Park Blvd., second floor, in either the Direct Energy and Liberty Personnel & Executive Search or the Camden and Michael Stevens Interests Room. Meetings located at the HAA Offices, 4810 Westway Park Blvd., first floor, will be held in the Redi Carpet and Winograd Families/Judwin Properties Conference Room. See www.haaonline.org for an interactive calendar. 20
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Please note that dates and times are subject to change. Check the calendars at www.haaonline.org for the most up-to-date information.
Offices Closed The HAA offices will be closed on Tuesday, July 4 in observance of Independence Day.
Leasing 101 (Day and a half) Tuesday, July 11 8:30 a.m. to 4 p.m.
Resident Relations Committee B Wednesday, July 12 2 p.m. to 4 p.m.
Area Council Meeting: Pearland Wednesday, July 19 11:30 a.m. to 1 p.m. Location: TBD More details to follow. See www.haaonline.org or contact email@example.com for details.
New Supplier Member Orientation Wednesday, July 5 3 p.m. Sherlock’s Baker St. Pub 10001 Westheimer, 77042 All new supplier members welcome. Contact Amanda at firstname.lastname@example.org for details. Ambassador ONE Society Meeting Wednesday, July 5 4 p.m. to 5:30 p.m. Sherlock’s Baker St. Pub 10001 Westheimer, 77042 Contact Amanda at email@example.com for details.
6 Steering Committee Meeting Thursday, July 6 Noon to 1 p.m. Location: TBD Contact Alpa at firstname.lastname@example.org for details.
14 Bowling Tournament Friday, July 14 Noon to 5 p.m. Copperfield Bowl 15615 Glen Chase Drive, 77095 The 2017 HAA Annual Bowling Tournament. Please note it will be held at a new location. Sponsored by Gemstar Construction & Development and TXU Energy
18 APPLE: Leadership Session 2 Stop the Invasion of the Warm Body Snatchers (How to Recruit & Interview) with Donna Olson Tuesday, July 18 8:30 a.m. to noon See Page 22 for details. Sponsored by Best Plumbing
11-15 Independent Rental Owner Professional Course (IROP) (sixweek program) Tuesdays, July 11 thru August 15 6 p.m. to 9 p.m. Sponsored by Power Express and Redevelopment Services
26-28 TAA Board Meetings Wednesday, July 26 thru Friday, July 28 Corpus Christi See www.taa.org for details.
Advanced Microsoft Excel Wednesday, July 19 8:30 a.m. to noon Legislative Committee Meeting Wednesday, July 19 3:30 to 4:30 p.m. Board Meeting Wednesday, July 19 4:30 p.m. to 6 p.m.
20-29 Extreme CAM Thursday, Fridays and Saturdays, Thursday, July 20-Saturday, July 29 9 a.m. through 5 p.m. *Extreme CAS candidates attend four of the CAM modules beginning on Thursday, July 20. More scheduling details to follow. See Page 23.
20 Go-Getters Happy Hour Thursday, July 20 3:30 p.m. to 5:30 p.m. Café Adobe 7620 Katy Freeway Sponsored by Apartments.com and Reliant
Take a seat at the table to support your business and our industry Join the HAA Political Action Committee Luncheon on Thursday, June 8 See at left and www.haaonline.org for details.
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Here’s a taste of the next four sessions:
Grow your career with the right h tc a w d n a ce vi d a t es b e th s, idea your future blossom –
Grab an APPLE! APPLE is sponsored by
APPLE features some of the best nationally acclaimed speakers in the industry.
APPLE: Core - Session 4 June 6 Phenomenal Phone Proficiency With Rebecca Rosario Interactive workshop designed to get the most out of your best tool: the telephone. • Find new ways to open quality conversation • Use the client’s own momentum to carry them through your door • Create excitement and desire for your apartments through verbal pictures APPLE : Leadership – Session 2 July 18 Stop the Invasion of the Warm Body Snatchers (How to Recruit & Interview) With Donna Olson Ever been guilty of filling a position with a “warm body?” Learn the knowledge and skills to enable improved employee selection by developing effective recruiting strategies, establishing hiring criteria/checklists for open positions and asking specific questions to get the information you need for the right hire. APPLE: Core – Session 5 August 8 Latte Lessons – The Starbucks Experience With Sue Weston This workshop takes the five principles that drive Starbucks and apply them to our own teams and properties. The program takes a first look at the Starbucks organization –
the good, bad and ugly. We talk about owning our roles; that everything matters; the need to surprise and delight our customers; how important it is to embrace resistance and lastly, to leave our mark. This is an important leadership and organizational journey. APPLE: Marketing – Session 2 August 29 The Wicked Witch is Dead: Becoming a Wizard with Online Reviews With Mindy Price Ratings and reviews have been a wicked part of our industry for a while now. Operators are constantly looking for ways to truly understand and manage the spell they have put prospects and residents under. It is time to pull back the curtain and make traveling the yellow brick road for evaluating, managing and responding to ratings and reviews easier than ever before. Learning outcomes include: • Review the continuing importance of reviews. New research shows 83 percent of prospects use ratings and reviews in their home search. Almost half of prospects are utilizing the ratings sites as a FIRST step in their search for an apartment community. • Explore how online reputation can be monitored and learn how this can inform your reputation management strategy • Understand how review sites work and how some companies are “playing” the system • Turn your residents into marketing director wizards • Learn how to effectively respond to reviews
Individual sessions are priced at only $50 each, a real steal for quality education. Annual Property Subscriptions are also available with unlimited attendance for all on-site property staff to all sessions at discounted prices: • Only $199 per year per property for properties with fewer than 200 units • Only $399 per year per property for properties with 200 to 350 units. • Only $450 per year per property for properties with more than 350 units. Take a bite out of these education opportunities and enroll for 2017 today. Contact the HAA Education Department at email@example.com or register online at www.haaonline.org.
And there’s many more sessions for 2017! Visit www.haaonline.org for more. 22
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GO EXTREME with the Extreme CAM Program The Certified Apartment Manager credential is already exceptional. Presented in a super-charged format, Extreme CAM accelerates the education process and allows you to attain the CAM credential via a schedule that works best for you. (Recommended for experienced managers only) Extreme CAM Class Schedule: Two scheduling options; classes during the week only or classes offered on Saturdays. Cost: $1,050/person Summer Schedule (six days): Classes are held Thursdays, Fridays and Saturdays, July 20-22; July 27-29 9 a.m. to 5 p.m. Fall Schedule (five days): Classes are held during the work week only: November 13-17 9 a.m. to 5 p.m. (Proctored Exam Dates to be announced throughout 2017)
Register online today at www.haaonline.org or call 713-595-0300 for details.
Need the info? Get the LOWDOWN A new video series featuring HAA legal counsel, Howard Bookstaff, The Legal Lowdown is legal education on demand! Check out these short two- to four-minute videos on a wide range of timely legal topics anytime via our website at www.haaonline.org/legallowdown.
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On the Scene with the HAA PAC 1
HAA Political Action Committee April Luncheon Tuesday, April 25 at the HAF Dinerstein Reed Prokop Education Center Sponsored by 1 ARC Group USA The January PAC luncheon featured guest speaker Houston City Council Member Dave Martin – District E on Sustainable City of Houston Pensions.
WE’RE ALL ABOUT BETTER GOVERNMENT Threats from government are coming at the apartment industry at a rapid pace. The HAA PAC, the political action committee of the Houston Apartment Association, needs your help to fight bad legislation. HAA members can participate in the PAC on several levels. 2017 registration forms are now available! To join, renew or learn how to become involved with the PAC, see online at www.haaonline.org or contact firstname.lastname@example.org. 24
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Industry Update from the NATIONAL APARTMENT ASSOCIATION and the NATIONAL MULTIHOUSING COUNCIL
A NEW LEADER
NMHC/NAA congratulate Pam Patenaude on her nomination as HUD Deputy Secretary. STATEMENT FROM THE National Multifamily Housing Council (NMHC) and National Apartment Association (NAA) following Pam Patenaude’s nomination to be Deputy Secretary of the U.S. Department of Housing and Urban Development (HUD): “NMHC/NAA applaud her appointment and ask the Senate to move quickly to confirm her nomination. Pam Patenaude is an excellent choice as Deputy Secretary of HUD. Having had the privilege to work with her for many years, we can attest to her commitment, integrity and critical knowledge of the issues impacting the housing industry. “NMHC/NAA look forward to working with Secretary Carson and his team to develop and implement balanced housing policies that recognize the importance of rental housing. “With the number of households renting apartments at almost 19 million, it has never been more important that private industry and lawmakers come together in support of pro-growth policies that make it easier for American residents and families to find housing that fits their unique needs and circumstances.” More information about apartments is available at www.weareapartments.org View the press release online at
www.nmhc.org/News/Pam-PatenaudeNomination-as-HUD-Deputy-Secretary. National Multifamily Housing Council Earns 2017 Energy Star Partner of the Year Award The National Multifamily Housing Council (NMHC) has been named a 2017 ENERGY STAR Partner of the Year – Energy Efficiency Program Delivery Award for sponsoring programs to improve the energy efficiency of the nation’s 20 million apartment homes. “With one in seven households living in an apartment, multifamily buildings represent a tremendous opportunity to increase the nation’s energy efficiency,” said NMHC President and CEO, Doug Bibby. “We are extremely honored by this award from the U.S. Environmental Protection Agency and look forward to continue building on this important work.” NMHC earned the recognition for its multi-pronged campaign to engage the industry to increase energy efficiency. Elements included: CEO-level effort aimed at facilitating access to accurate, aggregated whole building utility consumption data to drive investment in properties.
Regular communications including meeting presentations to the industry on energy efficiency strategies. A portal to highlight ENERGY STAR tools, including Portfolio Manager for the industry. A national survey of apartment residents to understand renter preferences of green/energy efficient apartment features to help inform future ENERGY STAR branding and outreach to the sector. For a complete list of 2017 winners and more information about ENERGY STAR’s awards program, visit www.energystar.gov/awardwinners. View the press release online at http://www.nmhc.org/News/2017-EnergyStar-Partner-of-the-Year-Award. ‘1K in 1 Day’ Hiring Initiative Caps Off RPM Careers Month On April 25, Alliance Residential went on a hiring blitz. For its “1K in 1 Day” hiring initiative, the company set a goal of interviewing 1,000 job candidates for onsite and regional office positions. Alliance Residential operates more than 300 apartment communities in 32 metropolitan markets across the country and has 35 regional offices. The “1K in 1 Day” event was held to coin-
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cide with the National Apartment Association’s (NAA) Residential Property Management (RPM) Careers Month. Held each April, RPM Careers Month aims to increase awareness of RPM careers and encourage apartment companies to focus on core competencies and not just previous apartment industry experience when hiring. Earlier in the month, on April 6, NAA and its nationwide network of affiliated apartment associations celebrated National Apartment Housing Day, giving back to their communities and spreading the word about the exciting industry opportunities. For this year’s National Apartment Housing Day, the Greater Birmingham Apartment Association built disaster relief kits with a local nonprofit, and members volunteered at the Greater Birmingham Humane Society and the Salvation Army. Members of the Apartment Association of Greater Orlando volunteered at a local nonprofit’s thrift center and distribution warehouse and helped with Easter food distribution. And the San Antonio Apartment Association and the Apartment Association of Metro Denver each held successful career fairs. – Digested from KXXV TV. ‘1K in 1 Day’ Hiring Initiative Caps Off RPM Careers Month The net operating income (NOI) per unit at 4,362 conventional apartment communities in 2016 was $6,942, a 5.3 percent year-over-year growth rate, according to Fannie Mae and Freddie Mac mortgage-back securities data analyzed by CoStar Group. These apartment communities contained about 750,000 units. The NOI/unit growth rate in 2016 was greater than those of the three previous years: 5.2 percent in 2015, 4.1 percent in 2014 and 5.0 percent in 2013. Higher-end apartment units saw the greatest growth in 2016. Apartment communities reporting NOI/unit of $10,000 or more (about 118,850 units) saw an annual average NOI increase of 6.15 percent. Apartment communities with NOI/unit between $5,000 and $10,000 (about 354,500 units) saw an average annual NOI increase of 5.74 percent. And properties with NOI/unit less than $5,000 (about 276,200 units) experienced an annual average NOI increase of 2.83 percent. Make an investment in your apartment communities’ growth by registering for MAXIMIZE: 2017 Multifamily Asset Management Conference, Oct. 2-4, at the Hyatt Regency Austin. MAXIMIZE is the only apartment housing industry conference dedicated to NOI, asset management and long-term value creation. – Digested from CoStar Group. www.haaonline.org
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On the Road with HAA Pasadena Area Council Meeting Wednesday, April 12 at Hampshire Court Sponsored by 1 Behr Process Corporation The Pasadena Fire Marshalâ€™s Office and the Pasadena Police Department presented a great presentation to our area managers. Pasadena PD spoke about recent crime stats in the area and gave some helpful tips. The Fire Marshalâ€™s office went over a current list of issues they have been seeing during inspections. Thank you to Behr for your great sponsorship and thank you to Monique and the Hampshire Court team for hosting us at their lovely property.
HAA IS REACHING OUT to better serve our members by bringing targeted networking and educational events to different parts of our 12-county service area. Contact strategic growth manager Lauren Turner at email@example.com to sign up for these FREE, management-only events where you can learn about issues affecting your area and network with your fellow managers. Want to host an event? We are looking for member properties to host Area Council meetings. Contact firstname.lastname@example.org. 28
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HAA is reaching out and hitting the road to better serve our members by bringing Fair Housing Seminars to different parts of our 12-county service area, presented by HAA General Counsel Howard Bookstaff. How should you deal with service animal requests? Criminal background screening? What do you do when you receive a complaint? Fair Housing is changing and you need to be up to speed. We’re bringing HAA General Counsel Howard Bookstaff to your area for this refresher course. Topics include: • Anatomy of a Fair Housing complaint: Navigating through the Fair Housing process. • How to respond to requests for accommodations and modifications. • Lions, tigers and bears, oh my! Taming assistant animal issues. • Too much stuff! Dealing with the hoarders. • Discriminating against criminals – Is that wrong? • Protecting children – How can that be wrong? • What’s on the horizon?
Seminar Dates and Areas: Baytown Fair Housing Seminar June 6 8:30 a.m. – Noon Location: TBA Cost: $65 Pre-register $75 Door
Richmond/Rosenberg Fair Housing Seminar September 13 8:30 a.m. – Noon Location: TBA Cost: $65 Pre-register $75 Door
For more information and to register, visit www.haaonline.org/educationoutreach/
HAA Roadshow Education Outreach: Fair Housing Seminars with Howard Bookstaff
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On the Scene Photos by MARK HIEBERT, Hiebert Photography
HAA Volleyball Tournament Friday, April 7 at Third Coast Volleyball Club HAA members hit the courts to serve, spike and slam with HAA! 1. First Place Team La Salle Landscaping 2. Court Sponsor PPG Paints 3. Court Sponsor Earthworks Inc. 4. Snack Sponsor CoreLogic Rental Property Solutions 5. Lunch Sponsor TPI Painting Inc. 6. Second Place Texscape Services 7. Third Place Team Alliance “Net Flix and Thrill”
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On the Scene Photos by MARK HIEBERT, Hiebert Photography HAA Volleyball Tournament
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On the Scene Photos by MARK HIEBERT, Hiebert Photography HAA Volleyball Tournament
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e h t in
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r i A T
Houston’s economic cycles have historically impacted the multifamily industry, so where are we today? Will the Houston market start flying high or stay grounded? BRUCE MCCLENNY, ApartmentData.com
he Houston-area economy hit bottom during 2016. There are several economic measures that help confirm this assertion. The price for a barrel of West Texas Intermediate (WTI) crude traded as low as $26 per barrel in February 2016. Baker Hughes reported that the the rig count slid to 404 active rigs in May of 2016, representing the lowest recorded rig count since the measure was established in 1944. The Institute for Supply Management’s Purchasing Managers’ Index (PMI) is a leading indicator for Houston’s economy. PMI readings or scores below 50 indicate that the economy is contracting and readings above 50 signal expansion. Prior to October 2016, the PMI for Houston spent 21 consecutive months below the neutral reading of 50. Since the plunge in the price of oil in November of 2014, Houston’s 12-month net change in jobs, as reported by the U.S. Bureau of Labor, never registered negative job growth until a three month stretch between June and August of 2016. The lowest point of Houston’s recent economic downturn, job-wise, was August 2016 when the region lost 3,800 jobs. Thank goodness, those days are behind us now and a comeback has begun. As of the end of March 2017, the price of WTI crude was $49.25 per barrel. The rig count has grown to 824 active rigs as of the end of March. Houston’s PMI registered 54.2 in February making it the fifth month in a row that the PMI has come in above 50, which signals economic growth in the near term. Metro Houston’s job growth has rebounded with 30,900 net new jobs created over the twelve months ending March 2017. Even though it is early in 2017, this level of job growth is in-line with the Greater Houston Partnership’s forecast of 29,700 jobs for the year. The health of Houston’s apartment market is very connected to its economic cycles. The graph below captures overall occupancy levels and effective rent prices over the last sixteen quarters all the way back to the middle of 2013. Economic times were very good in 2013 and 2014 when job growth registered 90,400 in 2013 and 118,200 in 2014. This level of job growth produced enough absorption to keep overall average occupancy firmly in the 91.0 percent range as almost 30,000 new units were delivered during ‘13 and ‘14. With supply and demand in balance, overall average rent levels advanced by $50 in 2013 and by $67 in 2014. These increases produced rent growth of 6.2 percent in 2013 and 7.8 percent in 2014. In 2015, job growth disappeared as job losses in oil production and related industries mounted. The job growth in 2015 was only a mere 200 jobs. Occupancy topped out at 91.4 percent in June of 2015 and rent topped out in September at $971. During the fourth quarter of 2015 the overall average rent level dropped to $968. This was the first drop in the overall rent level in 26 quarters. The last time the overall quarterly rent level dropped was in June of 2009 during the Great Recession. During the first six months of 2016, rent levels were able to recover and move higher to a new peak of $983 per month in June of 2016. In September, rents slipped by a dollar to $982 and then in the fourth quarter rents plummeted by $15 to end the year at $967. The steady delivery of almost 22,000 units with only 4,400 units of absorption, drove the occupancy level down by 2.1 percentage points. Overall occupancy ended 2016 at 88.3 percent. As Houston’s economy bottomed out in 2016, so did its apartment market. During the first quarter of 2017, rent levels bounced back by $10 to $977, responding to a very good absorption performance of 4,916 units. Despite the good absorption number, there were 5,903 new units delivered that moved occupancy down by a tenth of a percentage point to 88.2 percent. How the Classes Add Up The overall average statistics of rent and occupancy are a consolidation of the performance of each class of property. Classes are determined by a bell curve distribution of mar-
Image by Angelo Cordeschi/Dreamstime.com
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$983 1 $97
$965 41 $9
1 $92 05 $9
Houston Overall Occupancy and Rents
90.4% 90.1% 89.4%
Copyright© 2017 Apartment Data Services, LLC, All Rights Reserved
Class A (w/o 14+ const.)
Class B (w/o 14+ const.)
Absorption (Units) 12 Months 3 Months
Occupancy ¢/sq ft
Effective Rent $/month 12-Month Trend
As of March 31, 2017
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ket rates. The table below shows how overall market performance is mixed and how classes differ in rates and trends. In addition, new construction supply, and/or properties in lease-up, have been separated out to provide a stabilized look at Classes A and B. New Construction and Lease-Ups: 2016 - 2017 There is a total of 27,622 units, or 99 properties, comprising the supply delivered in 2016 plus the first three months of 2017. The product type and geography of these 99 properties are diverse. There are 10 high-rises, two affordable housing/tax credits, and six seniors-only properties to demonstrate product diversity. As far as geography goes, there are 33 urban/infill, or Inner Loop and Galleria-area, properties and 66 suburban properties. Effective rent averages per property range from $705 per month (79 cents per square feet) for an affordable type to over $3,100 per month ($2.45 per square feet) for a high-rise. Rent trends for these properties cannot be meaningfully calculated due to the continually increasing number and variety of new units being introduced over the period being analyzed. The occupancy for these lease-ups is obviously low at 30.3 percent. However, during a lease-up, occupancy becomes a tertiary measure and absorption and leases per month, or leasing velocity, are primary. The absorption over the last 12 months for 2016 and 2017 construction is good at 8,041 units, but it comes at the price of a deep discount in the form of a special or concession. The competition for renters is reminiscent of 2009 when the dreaded three months free last appeared. Every property except for the senioronly or 55+ and the affordable housing products are offering some form of concession or special. Eighty-nine of the 99 properties are offering a concession. To quantify the most aggressive specials: One property is offering 4-months; five properties are offering 3-months; seven properties are offering 2.5-months; and 31 properties are offering 2-months. 2014 and 2015 Construction The 2014 and 2015 construction units are listed separately in the distribution table, but are addressed together in this section. There is a total of 37,845 units, or 139 properties, delivered in 2014 and 2015. The properties delivered early in 2014 had the benefit of an economic tailwind from the 118,200 jobs created that year. However, those properties delivering later in 2014 were fighting headwinds caused by the drastic economic reversal that produced only 200 jobs in 2015. The 2014 vintage is experiencing negative rent growth of 4.6 percent over the last 12 months. In March of 2016, overall average rent for this group was $1,489 per month and now at the end www.haaonline.org
of the first quarter of 2017 the rent is $68 lower at $1,421. Obviously, rents retreated with this group, but there were three ways of accomplishing the lower rent levels. Those with revenue management systems reduced market rate, some with revenue management offered a concession and those without revenue management used concessions. Of the 65 properties delivered in 2014, 30 have revenue management systems of which seven are offering a concession, 23 properties are not on revenue management and have a concession and nine properties are not on revenue management and do not have a concession. Of the 30 properties that are offering a concession, six are offering 3-months, two are offering 2.5-months, thirteen are offering 2-months and the remaining nine are offering one month or less. The good news is that since the 2014 group of properties is 91.2 percent occupied, these concessions are being offered only on a select group of units. The 20,148 units, or 74 properties, with a 2015 vintage were delivered squarely in the eye of the economic storm getting no assistance from job growth to lease units. These properties have an overall average occupancy of 78.0 percent and as a group are still seeking 90.0 percent, the threshold of stabilized occupancy. The 12-month rent trend for the 2015 group is -2.9 percent. Back in March of 2016, overall average rent was $1,439 per month and after dropping $43, sits at $1,396 at the end of the first quarter of 2017. Fifty-six of the 74 properties are offering some form of concession or special. The most aggressive specials are on 10 properties offering 3-months and 25 properties offering 2-months. Class A Without New Construction - Stabilized In general, Class A represents the highest priced properties based on their overall average market rate. As mentioned above, a bell curve distribution method determines which properties make the A grade. Taking new construction units out of Class A provides a stabilized occupancy picture. This group’s occupancy is 77.8 percent before 2014+ new construction is filtered out and 91.4 percent after the adjustment is made. A year ago, occupancy for this group was 92.6 percent. Negative absorption of 946 units over the last 12 months fueled this 1.2 percentage point slide in occupancy. As occupancy weakened, so did rent as this group sustained -5.1 percent rent growth. In March of 2016, overall average rent was $1,461 per month. Now rent levels are $1,407 per month. All Class A submarkets contributed to the negative annual trend except for the southeast-area submarkets of Highway 288/Pearland West; Clear Lake/Webster/ League City; Baytown and Dickinson/Galveston.
The 5.7 percent annualized rent growth over the last three months gives some credence to the notion of a comeback. It may be too early to declare a sustained comeback is happening since these results are from the first quarter but it is a great start for Class A in 2017. Most all submarkets contributed to this jump in Class A rents except for the central submarkets within Loop 610. Class B Without New Construction The bell curve distribution of market rate creates a Class B that represents 37.7 percent of the entire market. The occupancy level of Class B has been continually falling as the 12-month absorption of -2,786 units suggests. It seems logical to assume that much of the exodus from Class B would be attributable to renters moving up to Class A taking advantage of the great deals. In June of 2015, Class B occupancy peaked at 94.3 percent and now sits at 91.8 percent. Class B rent levels have been impacted by the competitive turmoil between new construction lease-ups and stabilized Class A. It’s understandable that if Class A rent levels are moving lower, that Class B’s ability to raise rent would be restricted. Class B’s overall rent performance during the last 12 months came in at -2.3 percent. This performance within the Class B space is very mixed. The submarkets with the most new construction, which are located in the Northwest, Southwest and inside Loop 610, dominated the negativity. The submarkets in the Northeast and Southeast produced predominantly positive rent growth for Class B. The positive 3.2 percent rent growth during the first quarter of 2017 has put Class B in the comeback discussion. Only nine of Houston’s 42 submarkets went contrary to the positive trend. Classes C and D Class C represents 31.8 percent of the overall market. Class C has been the darling/star performer of the Houston apartment market since 2014. Class C was isolated from all the competitive discounting occurring in Classes A and B. Class C was able to enjoy organic rent growth as well as additional growth being realized from value-add projects. In 2014, Class C realized 7.1 percent and then followed, in 2015, with rent growth of 6.3 percent. Class C’s fortunes have diminished. As Houston’s economy bottomed-out in 2016, so did the performance of Class C as the 12- month rent trend of 0.5 percent demonstrates. In March of 2016, occupancy was 93.5 percent. By the end of the first quarter of 2017, occupancy had plummeted to 91.3 percent driven lower by the 4,785 units of negative absorption. In September of 2016, rent levels began to fall in reaction to lower / See Market Report, Page 48 June 2017
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Pools, continued from Page 9 Texas that did the same thing, but the federal rule requires a slightly different drain cover. In short, new pools must be equipped with multiple main drains with large grates. Older pools with single main drains need to be retrofitted with a special anti-entrapment drain cover and with a device that releases suction when something blocks the drain. Check the Pool Guide section of your TAA Redbook for all the technical details. Water Quality In Houston, as in most cities, it is essential for water to be clean and clear so that the main drain at the deepest end of the pool is clearly visible. pH and disinfectant levels need to be correct for your pool. Don’t store calcium hypochlorite-based pool “shock” at your property, as it requires a special Fire Department permit for storage. Get only the amount you need, when you need it. Fence and Gate Make sure your pool enclosure fence is secure. It should be at least 48 inches high, measured on the side away from the pool, with vertical bars placed such that a 4-inch sphere can’t pass through at any point. Be careful about things like brick borders around a flower bed against the outside of a pool fence – inspectors will measure from the top of the brick. Gates must be self-closing, self-latching and open away from the pool yard. The latch needs to be 60 inches off the ground, unless it’s on the pool side such that a person must reach over the top. Check your TAA Redbook for the technical details. Houston Apartment Association members operate more than 2,000 swimming pools, and are committed to pool safety. Check your pool thoroughly, and consult the Pool Guide section of your TAA Redbook for more information. If you have a regulatory problem or question, call the HAA main line at 713-595-0300 and ask for Public Affairs. If a particular code requirement or issue concerns you, let us know by emailing Andy at email@example.com.
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Market Square Tower, photo by Hugh Hargrave
Landmark at Spring Cypress The Hamilton, photo courtesy of The Hamilton 42
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Under Construction/Greater Houston – April 2017 Name/Address/Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Units Move In Encore Montrose/1341 Castle Court, Houston, TX 77006 . . . . . . . . . . . . . . . . . . . .211 Jul17 Mgmt: Greystar Le Palais/1916 W Gray St, Houston, TX 77019 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .165 Jun17 Mgmt: Richdale Group McGowen Station/2727 Travis St, Houston, TX 77006 . . . . . . . . . . . . . . . . . . . . . . .315 Jan18 Mgmt: Camden Property Trust Midtown Whole Foods Site 3120 Smith St, Houston, TX 77002 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .264 Oct18 Mgmt: Morgan Group Midtown, The (High Rise)/2850 Fannin St, Houston, TX 77002 . . . . . . . . . . . .357 Jan19 Mgmt: Cayden Group Ivy High Rise, The/2307 Mid Lane, Houston, TX 77027 . . . . . . . . . . . . . . . . . . . . . .301 May17 Mgmt: Z R S Management Kirby Collection/3200 Kirby Drive, Houston, TX 77098 . . . . . . . . . . . . . . . . . . . . .199 Sep17 Mgmt: Greystar Alexan Southside Place/4139 Bellaire, Houston, TX 77025 . . . . . . . . . . . . . . . . .269 Jan18 Mgmt: Trammell Crow Beacon at Buffalo Pointe/10301 Buffalo Speedway, Houston, TX 77054 . .281 Jul17 Mgmt: Allied Orion Group LLC Haven at Lakes of 610/8900 Lakes at 610 Drive, Houston, TX 77054 . . . . . .276 May17 Mgmt: Guefen Latitude Med Center High Rise/6750 Main St, Houston, TX 77030 . . . . . . . .376 Oct18 Mgmt: Greystar Azure/1111 Durham, Houston, TX 77007 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .190 Oct17 Mgmt: Fore Prop Co Modera Shepherd/611 Shepherd Drive, Houston, TX 77007 . . . . . . . . . . . . . . .245 May18 Mgmt: Mill Creek Residential 1711 Caroline/1711 Caroline St, Houston, TX 77002 . . . . . . . . . . . . . . . . . . . . . . . . . . .220 Jul17 Mgmt: Greystar Alexan Downtown/1414 Texas, Houston, TX 77002 . . . . . . . . . . . . . . . . . . . . . . . . .267 Jun17 Mgmt: Trammell Crow Haven at Liberty Hills/14580 Crosby Frwy, Houston, TX 77049 . . . . . . . . . . . . .246 May17 Mgmt: Guefen Residences at Hardy Yards/1550 Leona St, Houston, TX 77026 . . . . . . . . . . . .350 Sep17 Mgmt: Greystar Kings Landing/331 Forest Center Drive, Kingwood, TX 77339 . . . . . . . . . . . . . .327 Apr17 Mgmt: F D I Prop Mgmt W Lake Houston Pkwy Site/W Lake Houston Pkwy, Houston, TX 77044 .300 Feb18 Mgmt: Fein Haven at 11th/2205 W 11th St, Houston, TX 77008 . . . . . . . . . . . . . . . . . . . . . . . . . . .121 May17 Mgmt: Lynd Company, The Hotel Za Za (High Rise)/9749 Katy Frwy, Houston, TX 77024 . . . . . . . . . . . . . . .133 Oct17 Mgmt: Metro National Brittmoore, The/6725 Brittmoore Rd, Houston, TX 77041 . . . . . . . . . . . . . . . . . . .152 Mar17 Mgmt: Blazer Real Estate Delaney at Parkway Lakes Senior/21700 Bellaire Blvd, Richmond, TX 77407 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .207 Aug17 Mgmt: Life Care Svcs Waterside at Mason/1901 Waterside Village Drive, Richmond, TX 77407 .246 Mar17 Mgmt: Lynd Company, The Creekside Park/Kuykendahl & Crkside Frst, Tomball, TX 77375 . . . . . . . . . . . .292 Apr18 Mgmt: Woodlands Dev Haven at Augusta Woods Village/ 8011 Augusta Pines Drive, Spring, TX 77389 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .246 May17 Mgmt: Guefen Retreat At Westlock Senior/24055 SH 249, Tomball, TX 77375 . . . . . . . . . . . . .140 Apr17 Mgmt: ITEX Encore at Westfork/4949 W Davis St, Conroe, TX 77304 . . . . . . . . . . . . . . . . . . . .223 May17 Mgmt: ITEX Hilltops/2200 N Loop 336 W, Conroe, TX 77304 . . . . . . . . . . . . . . . . . . . . . . . . . . . .208 May17 Mgmt: Asset Plus Corp Loop, The/3400 Loop 336 S, Conroe, TX 77304 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .188 Apr17 Mgmt: Asset Plus Corp Lake Park/1400 Cullen Blvd, Pearland, TX 77581 . . . . . . . . . . . . . . . . . . . . . . . . . . . .240 Aug17 Mgmt: Lake Park Luxe Shadow Creek Ranch/1930 Kingsley Drive, Pearland, TX 77584 . . . .300 Nov17 Mgmt: Davis Development Cypress Creek at Wayside Drive /14220 S Wayside Drive, Houston, TX 77048 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .152 Jun17 Mgmt: Bonner Carrington Hawthorne at Pasadena/ E Sam Houston & Crenshaw, Pasadena, TX 77505 . . . . . . . . . . . . . . . . . . . . . . . .294 May17 Mgmt: Hawthorne Residential Beldon, The (Senior)/555 N Friendswood Dr, Friendswood, TX 77546 . . . . .108 Jan18 Mgmt: B M I Mgmt Inc Boterra Bay/99 W Cedar Bayou Lynchburg Road, Baytown, TX 77521 . . . .384 Oct17 Mgmt: Boterra Group Alexan 5151/5151 Hidalgo St, Houston, TX 77056 . . . . . . . . . . . . . . . . . . . . . . . . . . . .397 Jul17 Mgmt :Greystar Hanover BLVD Place (High Rise)/1770 S Post Oak, Houston, TX 77056 . . . .281 Aug18 Mgmt: Hanover Overture Tanglewood Senior/504 Bering Dr, Houston, TX 77057 . . . . . . . . . .192 Jun17 Mgmt: Greystar Tuscany Walk/2001 S Voss Road, Houston, TX 77057 . . . . . . . . . . . . . . . . . . . . . . .150 May17 Mgmt: Richdale Group Bella Palazzo/13200 Westheimer Road, Houston, TX 77077 . . . . . . . . . . . . . . .242 Jan18 Mgmt: R West Develop Altura Heights (Affordable)/4911 W Airport Blvd, Houston, TX 77085 . . . . . .124 Jun17 Mgmt: D M A Development Co Overture Sugar Land (Senior)/850 Imperial Blvd, Sugar Land, TX 77498 .200 May17 Mgmt: Greystar Riverstone Site/LJ Pkwy & Oilsfield Road, Sugar Land, TX 77459 . . . . . . . . . . .351 Aug17 Mgmt: Alliance Residential Co 44 Properties with Total Units . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Compiled by BRUCE MCCLENNY, ApartmentData.com Copyright© 2017 ApartmentData.com, 800-595-8730
Photos by MORGAN
TAYLOR, HAA Staff or as noted
Montrose/Museum/Midtown Montrose/Museum/Midtown Montrose/Museum/Midtown Montrose/Museum/Midtown Highland Village/Upper Kirby/West U Highland Village/Upper Kirby/West U Med Center/Braes Bayou Med Center/Braes Bayou Med Center/Braes Bayou Med Center/Braes Bayou Heights/Washington Ave Heights/Washington Ave
Downtown Downtown I-10 East/Woodforest/Channelview I-69 North Lake Houston/Kingwood Lake Houston/Kingwood Brookhollow/Northwest Crossing Memorial/Spring Branch Jersey Village/Cypress Katy/Cinco Ranch/Waterside Katy/Cinco Ranch/Waterside
Tomball/Spring Tomball/Spring Tomball/Spring Conroe North/Montgomery Conroe North/Montgomery Conroe North/Montgomery Hwy 288 South/Pearland West Hwy 288 South/Pearland West Beltway 8 /I-45 South Pasadena/Deer Park/La Porte Friendswood/Pearland East
Baytown Galleria/Uptown Galleria/Uptown Galleria/Uptown Galleria/Uptown Energy Corridor/CityCentre/Briar Forest Almeda/South Main Sugar Land/Stafford/Sienna Sugar Land/Stafford/Sienna
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Recently Opened/Greater Houston â€“ April 2017
Name/Address/Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Units Move In Broadstone Skyline/707 Saulnier St, Houston, TX 77019 . . . . . . . . . . . . . . . . . . .269 Mar17 Mgmt: Alliance Residential Co Broadstone Tinsley Park/919 Gillette, Houston, TX 77019 . . . . . . . . . . . . . . . . . . .365 Apr17 Mgmt: Alliance Residential Co Carter, The/4 Chelsea Blvd, Houston, TX 77006 . . . . . . . . . . . . . . . . . . . . . . . . . . . . .305 Oct16 Mgmt: Lincoln Property Co Dolce Midtown/1973 W Gray, Ste 4, Houston, TX 77019 . . . . . . . . . . . . . . . . . . . . .201 Jul17 Mgmt: Pace Realty Corp Hanover Montrose/3400 Montrose Blvd, Houston, TX 77006 . . . . . . . . . . . . . .327 Sep16 Mgmt: Hanover Mid Main Lofts/3550 Main St, Houston, TX 77002 . . . . . . . . . . . . . . . . . . . . . . . . . .357 Feb17 Mgmt: Greystar Pearl At The Mix/2910 Milam St, Houston, TX 77006 . . . . . . . . . . . . . . . . . . . . . . .196 Apr16 Mgmt: Morgan Group Southmore, The/5280 Caroline, Houston, TX 77004 . . . . . . . . . . . . . . . . . . . . . . . .233 Jan17 Mgmt: Greystar Avenue Grove/3815 Eastside, Houston, TX 77098 . . . . . . . . . . . . . . . . . . . . . . . . . . .270 Feb17 Mgmt: Midway Marq31/3131 Timmons Lane, Houston, TX 77027 . . . . . . . . . . . . . . . . . . . . . . . . . . . .449 Mar17 Mgmt: C W S Mgmt Haven at Main/8700 S Main, Houston, TX 77025 . . . . . . . . . . . . . . . . . . . . . . . . . . .256 Mar17 Mgmt: C A F Mgmt Highbank/8877 Frankway Drive, Houston, TX 77096 . . . . . . . . . . . . . . . . . . . . . . .284 Apr17 Mgmt: Allen Harrison Prop Mgmt Millennium Kirby/7600 Kirby Drive, Houston, TX 77030 . . . . . . . . . . . . . . . . . . .378 Apr16 Mgmt: Dinerstein Companies One Hermann Place/1699 Hermann Drive, Houston, TX 77004 . . . . . . . . . . .224 Sep16 Mgmt: Greystar Residences at Fannin Station/10000 Fannin, Houston, TX 77045 . . . . . . . . .301 Oct16 Mgmt: Lynd Company, The Vantage Med Center/1911 Holcombe Blvd, Houston, TX 77030 . . . . . . . . . . . .375 May17 Mgmt: Dinerstein Companies Alexan Yale Street/525 Yale St, Houston, TX 77007 . . . . . . . . . . . . . . . . . . . . . . . . .378 Nov16 Mgmt: Z R S Management Elan Heights/825 Usener St, Houston, TX 77009 . . . . . . . . . . . . . . . . . . . . . . . . . . .326 Jun16 Mgmt: Greystar Elan Memorial Park/920 Westcott, Houston, TX 77007 . . . . . . . . . . . . . . . . . . . .297 May16 Mgmt: Greystar Jefferson Heights/1520 N Memorial Way, Houston, TX 77007 . . . . . . . . . . . . .198 Aug16 Mgmt: Greystar Pearl Washington/5454 Washington Ave, Houston, TX 77007 . . . . . . . . . . . . .322 Jun16 Mgmt: Morgan Group Aris Market Square/409 Travis St, Houston, TX 77002 . . . . . . . . . . . . . . . . . . . . . .274 Jun17 Mgmt: Greystar Block 334/1515 Main St, Houston, TX 77002 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .207 May16 Mgmt: Alliance Residential Co Catalyst/1475 Texas Ave, Houston, TX 77002 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .359 May17 Mgmt: Marquette Mgmt Eighteen25/1825 San Jacinto, Houston, TX 77002 . . . . . . . . . . . . . . . . . . . . . . . . . .242 Jun17 Mgmt: Allied Orion Group LLC Hamilton, The/1800 St Joseph Pkwy, Houston, TX 77003 . . . . . . . . . . . . . . . . . .148 Dec16 Mgmt: EnVest Partners Market Square Tower/777 Preston St, Houston, TX 77002 . . . . . . . . . . . . . . . . .463 Oct16 Mgmt: Greystar SkyHouse Main/1725 Main St, Houston, TX 77002 . . . . . . . . . . . . . . . . . . . . . . . . . .338 Aug16 Mgmt: Lincoln Property Co Star, The/1111 Rusk St, Houston, TX 77002 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .286 Jan17 Mgmt: Fein Apex, The/8520 Madie Drive, Houston, TX 77022 . . . . . . . . . . . . . . . . . . . . . . . . . . . .78 Oct16 Mgmt: Q10 Property Advisors Willowbend/9393 FM 1960 Bypass W Rd, Humble, TX 77338 . . . . . . . . . . . . .228 Jun16 Mgmt: Sunridge Mgmt Co Echelon at West Lake/16755 W Lake Houston Pkwy, Houston, TX 77044 .280 Sep16 Mgmt: Roscoe Properties Trails at Lake Houston/13922 Woodson Park Drive, Houston, TX 77044 . .304 Jul16 Mgmt: Asset Plus Corp 2121 Ella/2121 Ella Blvd, Houston, TX 77008 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .120 Apr16 Mgmt: Indio Management 1300 North Post Oak/1300 N Post Oak Road, Houston, TX 77055 . . . . . . . . .247 Apr16 Mgmt: Southhampton Champions Creek/13606 Walters Road, Houston, TX 77014 . . . . . . . . . . . . . . . .80 May16 Mgmt: Champions Forest, LLC San Marino/15255 Vintage Preserve Pkwy, Houston, TX 77070 . . . . . . . . . . . . .241 Sep16 Mgmt: Southhampton Solana Preserve Vintage Park/ 14221 Vintage Preserve Pkwy, Houston, TX 77070 . . . . . . . . . . . . . . . . . . . . . . . . . .117 Sep16 Mgmt: Brookdale Senior Living Meadows at Cypress Creek/12353 Huffmeister Road, Cypress, TX 77429 . .170 Oct16 Mgmt: Blazer Real Estate Parklane Cypress/18515 Bridgeland Creek Pkwy, Cypress, TX 77433 . . . . . . .288 Jan17 Mgmt: Judwin Solea Copperfield/8300 Queenston Blvd, Houston, TX 77095 . . . . . . . . . . . . .129 Feb17 Mgmt: Stream Realty Partners Broadstone Falcon Landing/3300 Falcon Landing Blvd, Katy, TX 77494 .386 May16 Mgmt: Alliance Residential Co Echelon On 99/19400 W Bellfort Blvd, Richmond, TX 77407 . . . . . . . . . . . . . .256 Jul16 Mgmt: Alliance Residential Co Encore Grand Mission/19221 Beechnut Road, Richmond, TX 77407 . . . . . .240 Sep16 Mgmt: Greystar Haven at Highland Knolls/20801 Highland Knolls, Katy, TX 77450 . . . . . . . .139 Aug16 Mgmt: C A F Mgmt
Area Montrose/Museum/Midtown Montrose/Museum/Midtown Montrose/Museum/Midtown Montrose/Museum/Midtown Montrose/Museum/Midtown Montrose/Museum/Midtown Montrose/Museum/Midtown Montrose/Museum/Midtown Highland Village/Upper Kirby/West U Highland Village/Upper Kirby/West U Med Center/Braes Bayou Med Center/Braes Bayou Med Center/Braes Bayou Med Center/Braes Bayou Med Center/Braes Bayou Med Center/Braes Bayou Heights/Washington Ave Heights/Washington Ave Heights/Washington Ave Heights/Washington Ave Heights/Washington Ave Downtown Downtown Downtown Downtown Downtown Downtown Downtown Downtown Northline FM 1960 East/IAH Airport Lake Houston/Kingwood Elan Heights Lake Houston/Kingwood Brookhollow/Northwest Crossing Memorial/Spring Branch Willowbrook/Champions/Ella Willowbrook/Champions/Ella Willowbrook/Champions/Ella Jersey Village/Cypress Bear Creek/Copperfield/Fairfield Bear Creek/Copperfield/Fairfield Katy/Cinco Ranch/Waterside Katy/Cinco Ranch/Waterside Katy/Cinco Ranch/Waterside Katy/Cinco Ranch/Waterside
Landmark at Spring Cypress 44
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Lenox Trails/1002 Katy Gap Road, Katy, TX 77494 . . . . . . . . . . . . . . . . . . . . . . . . . .389 Mgmt: Oden Hughes Lynd at Greenhouse/2040 Greenhouse Drive, Houston, TX 77084 . . . . . . . .350 Mgmt: Lynd Company, The Oak Park Retirement Resort/1921 S Mason Road, Katy, TX 77450 . . . . . . . . .130 Mgmt: Resort Lifestyle Regalia Bella Terra/24151 Bella Dolce Lane, Katy, TX 77494 . . . . . . . . . . . . . . . .227 Mgmt: Pace Realty Corp Streamsong/21077 Kingsland Blvd, Katy, TX 77450 . . . . . . . . . . . . . . . . . . . . . . . .300 Mgmt: Tarantino Properties Inc Watercrest at Katy/200 Katy Fort Bend Road, Katy, TX 77494 . . . . . . . . . . . . .212 Mgmt: Integrated Real Estate Alexan Spring Crossing/21525 Spring Plaza Drive, Spring, TX 77388 . . . . . .307 Mgmt: Greystar Crescent NorthPoint/23550 Northgate Crossing Blvd, Spring, TX 77373 . .307 Mgmt: Greystar Everlee/23902 Kuykendahl Road, Tomball, TX 77375 . . . . . . . . . . . . . . . . . . . . . . .332 Mgmt: A G Spanos Companies Grayson, The/4115 Louetta, Spring, TX 77388 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .330 Mgmt: Z R S Management Landmark aAt Spring Cypress/3223 Spring Cypress, Spring, TX 77388 . . .408 Mgmt: Landmark Mgmt Group Mark at CityPlace SpringwoodsVlg/ 1600 Springwoods Plaza Drive, Spring, TX 77389 . . . . . . . . . . . . . . . . . . . . . . . . .268 Mgmt: Fein Pierpont, The/23770 Springwoods Village Pkwy, Spring, TX 77373 . . . . . . . .354 Mgmt: Epoch Residential Sovereign Spring Cypress/2539 Spring Cypress, Spring, TX 77388 . . . . . . . . .253 Mgmt: Davis Development Venue, The/21145 Spring Plaza Dr, Spring, TX 77388 . . . . . . . . . . . . . . . . . . . . . . . .340 Mgmt: Davis Development Waterford Trails/21201 Emerald Mist Pkwy, Spring, TX 77379 . . . . . . . . . . . . . .340 Mgmt: Greystar Watermark At Spring Cypress/22803 Tomball Pkwy, Tomball, TX 77375 .328 Mgmt: Lincoln Property Co Broadstone Harmony/2625 Harmony Park Crossing, Spring, TX 77386 . . .273 Mgmt: Alliance Residential Co Broadstone Woodmill Creek/ 1835 Woodland Field Crossing, The Woodlands, TX 77380 . . . . . . . . . . . . . . .380 Mgmt: Alliance Residential Co Harper’s Retreat/17011 Harper's Way, Conroe, TX 77385 . . . . . . . . . . . . . . . . . . . . .216 Mgmt: Allied Orion Group LLC Heights at Harper’s Preserve/17116 Harper’s Trace, Conroe, TX 77385 . . . . . .328 Mgmt: Worthing Companies Anatole at The Pines/1100 S Loop 336 West, Conroe, TX 77304 . . . . . . . . . . .304 Mgmt: N E Property Management Capri Villas at The Lake/425 McCaleb Road, Conroe, TX 77316 . . . . . . . . . . . . .168 Mgmt: Asset Plus Corp Harbor Shores/15650 Walden Road, Montgomery, TX 77356 . . . . . . . . . . . . . .144 Mgmt: Sunridge Mgmt Co West Creek/2211 Montgomery Park Blvd, Conroe, TX 77304 . . . . . . . . . . . . . . .228 Mgmt: Sunridge Mgmt Co Southfork Lake/3333 Southfork Pkwy, Manvel, TX 77578 . . . . . . . . . . . . . . . . . . .328 Mgmt: Allied Orion Group LLC Watercrest At Shadow Creek Ranch/ 11745 W Broadway St, Pearland, TX 77584 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .222 Mgmt: Integrated Real Estate Village at Palm Center/5110 Griggs Road, Houston, TX 77021 . . . . . . . . . . . . . .222 Mgmt: ITEX Preserve at Baywood II/8300 Red Bluff Road, Pasadena, TX 77507 . . . . . . .192 Mgmt: Greystar Marina Bend at Clear Creek/350 N Wesley Drive, League City, TX 77573 .203 Mgmt: Greystar San Palmilla/18833 Town Ridge Lane, Webster, TX 77598 . . . . . . . . . . . . . . . . .347 Mgmt: Southhampton Ravella at Eastpoint/7447 Eastpoint Blvd, Baytown, TX 77521 . . . . . . . . . . . . .283 Mgmt: Greystar Catalon at Lago Mar/6130 Lago Mar Blvd, Texas City, TX 77591 . . . . . . . . . . . .230 Mgmt: Oldham Goodwin Brazos Crossing/4501 Brazosport Blvd N, Richwood, TX 77531 . . . . . . . . . . . .308 Mgmt: B H Mgmt Svc Inc East Bank At Richwood Village/ 100 Creekwood Landing Drive, Richwood, TX 77531 . . . . . . . . . . . . . . . . . . . . .200 Mgmt: B H Mgmt Svc Inc Plantation Park/100 Cactus St., Lake Jackson, TX 77566 . . . . . . . . . . . . . . . . . . .238 Mgmt: Capstone Real Estate Svc Hayworth, The/1414 Wood Hollow Drive, Houston, TX 77057 . . . . . . . . . . . . . .246 Mgmt: Greystar High Point Uptown/807 S Post Oak Lane, Houston, TX 77056 . . . . . . . . . . . .277 Mgmt: Greystar Post at Afton Oaks/3131 W Loop South, Houston, TX 77027 . . . . . . . . . . . . . . . .388 Mgmt: M A A Tate Tanglewood/5880 Inwood Drive, Houston, TX 77057 . . . . . . . . . . . . . . . . .431 Mgmt: Z R S Management Everly/2827 Dunvale Road, Houston, TX 77063 . . . . . . . . . . . . . . . . . . . . . . . . . . . . .387 Mgmt: Embrey Mgmt Services West And Fondren/8820 Westheimer Road, Houston, TX 77063 . . . . . . . . .336 Mgmt: Lennar Multifamily Comm Alexan Ashford/1200 N Dairy Ashford, Houston, TX 77077 . . . . . . . . . . . . . . . . .312 Mgmt: Roscoe Properties Alexan CityCentre/905 Town & Country Blvd, Houston, TX 77024 . . . . . . . .340 Mgmt: Lincoln Property Co
Hwy 288 South/Pearland West
Hwy 288 South/Pearland West
U of H/I-45 South
Pasadena/Deer Park/La Porte
Clear Lake/Webster/League City
Clear Lake/Webster/League City
The Ivy High Rise
Energy Corridor/CityCentre/Briar Forest
Energy Corridor/CityCentre/Briar Forest
The Hamilton June 2017
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Ascension On The Bayou/ 150 W Sam Houston Pkwy N, Houston, TX 77024 . . . . . . . . . . . . . . . . . . . . . . . .280 Mgmt: P R D /Workflourish Broadstone Energy Park/880 Highway 6 S, Houston, TX 77079 . . . . . . . . . . .416 Mgmt: Alliance Residential Co Haven at Westheimer/13250 Westheimer Road, Houston, TX 77077 . . . . .230 Mgmt: C A F Mgmt Parkway Flats/13328 Westheimer Road, Houston, TX 77077 . . . . . . . . . . . . . .300 Mgmt: Lincoln Property Co Pearl CityCentre/10402 Town And Country Way, Houston, TX 77024 . . . . . .311 Mgmt: Morgan Group Pearl Residences at CityCentre/ 10401 Town & Country Way, Houston, TX 77024 . . . . . . . . . . . . . . . . . . . . . . . . . . .148 Mgmt: Morgan Group Folio West/2525 City West Blvd, Houston, TX 77042 . . . . . . . . . . . . . . . . . . . . . . . .266 Mgmt: Z R S Management
Energy Corridor/CityCentre/Briar Forest
Energy Corridor/CityCentre/Briar Forest
Energy Corridor/CityCentre/Briar Forest
Energy Corridor/CityCentre/Briar Forest
Energy Corridor/CityCentre/Briar Forest
Energy Corridor/CityCentre/Briar Forest
96 Properties with Total Units . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26,588
Data CopyrightÂ© 2017 Apartment Data Services, LLC, All Rights Reserved
Pearl at the Mix
Landmark at Spring Cypress
Vantage Med Center Lenox Trails
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Pearl at the Mix Pearl at the Mix
Haven at Lakes of 610 Lenox Trails
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The Ivy High Rise San Marino
Market Report, continued from Page 39 occupancy. Rent continued to fall as the -0.5 percent annualized rent trend over the last three months signifies. The traditional Class C submarkets located in the Southwest part of the metro: Sharpstown, Braeswood/Fondren Southwest and Westpark/Bissonnet continued with a steady positive contribution. However, the suburban submarkets of the Northwest and Southwest, where new construction activity is most intense, brought Class C into its malaise, which had previously involved only Classes A and B. Class D behaved similarly to Class C. In 2014 and 2015, Class D had two great years of rent growth at 5.3 percent and 5.2 percent, respectively. At the end of the first quarter of 2017, the 12month rent trend for Class D was 0.3 percent. Negative absorption of 1,130 units drove occupancy to 89.4 percent. Looking for a Comeback What does a Houston apartment market comeback look like? Some initial elements have already been discussed. First, a bottom to the economic downturn must be established. Put a check mark next to this item. Then, economic indicators,
such as rig count, PMI and job growth rebound. Put check marks next to these items as well, with job growth getting an extra-bold check mark. Job growth as of the end of March 2017 registered 30,900 net new jobs over the last 12 months. This is a strong start for a statistic that the apartment industry depends upon to forecast demand or more occupied units. Dr. Bill Gilmer with the University of Houston’s Bauer College of Business has put forth three scenarios for Houston’s job growth in 2017. A low scenario where 21,200 jobs are created, a medium scenario that produces 35,200 jobs and a high scenario generating 54,300 new jobs. The great job growth start for 2017 creates a basis for discussion that Houston might realize job growth somewhere between the medium scenario of 35,200 jobs and the high scenario of 54,300 jobs. However, Houston’s economic comeback is very dependent on the price of a barrel of WTI crude, which has been trading in the high $40s to the low $50s per barrel. It will take WTI to be trading near $60 per barrel for Houston to realize job growth near the high scenario of 54,300 jobs. Houston’s apartment market woes have been a result of not enough demand for the new supply being built. Demand is slowly coming back, but
what about supply? Currently, there are over 25,000 units in lease-up that are about 30 percent occupied. Additionally, there are about 10,000 units under construction of which about 6,000 units will deliver in 2017. There are a few submarkets that are claiming the lion’s share of absorption and filling-up apartments. Those sub markets such as Katy/Cinco Ranch/Waterside; Energy Corridor/CityCentre/ Briar Forest; Tomball/Spring and Woodlands/Conroe South will be the first areas to begin to roll back concessions. The core submarkets inside Loop 610 and Galleria/Uptown have been experiencing a slower absorption performance and as a result will be later to realize relief from concessions. Performance for 2017 will continue to be very mixed between all the submarkets and the Classes. However, the outlook for 2017 is much brighter than that of 2016. Bruce McClenny is president of ApartmentData.com. HAA endorses their Market TRAC and market reports. For more details, call 281-759-2200 or email firstname.lastname@example.org. www.haaonline.org
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Shine the Light While construction continues, some properties can go months with vacant units. Here are some bright ideas on how you can save money on those unoccupied apartment homes. By
ouston, and for that matter Texas, is largely driven by the oil and gas industry. From 2011 to 2014, crude oil prices traded in a relatively tight range, $85 to $105 a barrel. By January 2015 it was $45 per barrel and by January 2016, it was sub-$30 a barrel. The downturn in the oil and gas industry, during a time when apartment owners and management companies were anticipating prosperous year-over-year growth, created an over-supply in the apartment market. We heard from economists at the HAA State of the Industry Breakfast that nearly 10,000 units need to be absorbed to stabilize the local apartment industry. Economists were hesitant to predict a positive 2017, so how can we continue to maximize growth and revenue during another potentially slow year? One area that is growing in both potential and product development is the energy sector. In the retail industry, Retail Electric Providers (REP) and natural gas suppliers alike are seeing numerous opportunities to create new products while continuing to advance the products already in place. Because of the unique nature of the apartment industry, owners and management teams have nontraditional options of procuring energy and/or setting up the products that go along with it. There are a staggering amount of choices for owners and management teams when it comes to making a decision on energy procurement. Some apartment owners or management teams are loyal to one REP, while others utilize third party consulting firms to manage their portfolios that shop REPs to get the best possible rate and terms on behalf of
WILL MCGINNIS, Incite Energy
the management team. Then there are those who handle each situation separately, on a community-by-community basis. Regardless of your situation or approach, there are three things I recommend you or your energy advisor pay attention to before making an energyrelated decisions. 1. Construction Costs for Temporary Service According to RentCafe, more than 69,000 units were delivered to market in 2016 in the Lone Star State’s four largest metro cities – Houston, Dallas/Fort Worth, Austin and San Antonio. With so much new construction, how do you know if you are getting the best deal on your energy? Is your construction team setting up the power on their own? Do they know how to negotiate the price and product for temporary service? Occasionally, REPs will use temporary service as an opportunity to increase rates, include pass-through charges and add numerous meter fees. These seemingly minimal fees over an extended period of time (especially if the project takes 12 or more months) can impact the bottom line. Hiring a trusted energy advisor who will ensure meter installations are properly scheduled will not only prove to be costeffective, but their expertise of the available products needed at each stage of development is the key to financial success throughout the construction process. 2. Common Supplier Agreements Common Area Agreement (CAA) refers to the power agreement that is inclusive of all areas and/or meters that will not move out of
ownership and/or management’s name (i.e.: pools, club houses, garages and etc.). Continuous Service Agreement (CSA) refers to the power agreement that is inclusive of units that will be vacant or leased to prospective residents. Marketing Agreement (MA) refers to the agreement a REP is willing to pay apartment owners or management teams for the residents that use their service. Each REP has their own pricing standard, product nomenclature and contract language. Some REPs will offer a bundled rate for a CSA agreement, a flat fee for a MA agreement and an unbundled rate for a CAA agreement. A bundled rate or semi-bundled rate can include, or not include, different ‘wire fees’ charged by your local distribution company. For example, you could be offered a bundled package of $0.0512 per kilowatt-hour rate for your CAA pricing and a $0.082 per kilowatthour rate for your CSA pricing. A trusted energy advisor can help navigate these waters to determine exactly what is being offered and the financial benefit of each. 3. $0 Meter Fees Always ask for $0 meter fees! I will repeat that - always ask for $0 meter fees. This is a negotiation point that REPs can occasionally sneak past you. You may not think meter fees matter, specifically regarding your CSA contracts, but I can assure you they add up. Meter fees are a standard fee paid each time a unit is invoiced. Keep in mind, there is a slight premium in the fixed energy rate to remove meter fees, but the minimal increase in rate will far outweigh the meter fees that add up
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over the life of a contract. This is especially important for new developments. New developments will go months with vacant units while construction continues and units are being pre-leased. With that in mind, those vacant units will be hit with a multitude of fees, some from CenterPoint and unavoidable, but many can be avoided through your REP upon request, should you have the insight or a trusted advisor to assist you. Can you imagine having a 300-unit community with only 50 units leased and six months left before the next units are released from construction? 250 units with a $2.95 fee equals $737.50 each month on top of your energy usage. Familiarizing yourself with these three items can result in expense reduction and ensure an efficient procurement processes. Energy expenses and issues with energy management are all determined by how involved you are in the process. For some teams, it can be difficult and seam nearly impossible to take the time out of their busy schedules to manage the energy procurement process in its entirety. It has been my experience that people consider energy as a cruel necessity â€“ something everyone needs, but no one enjoys dealing with. However, the retail market, combined with current regional conditions surrounding Houston, is prime for optionality in regards to major decisions involving energy and energy management in the multifamily industry. Texas is one of the most aggressive states in terms of energy, and the REPs in turn must continue to stay aggressive with innovation â€“ innovation for you. Itâ€™s an exciting time to be in the multifamily space. Hopefully writing to you will shine some light on how energy management can become a much easier process, but also why it is extremely important to either understand the energy sector or find a consultant who can help navigate these muddy waters with you. Will McGinnis is the director of construction and multifamily for Incite Energy and an active HAA member. Incite Energy is a one-stop energy management & brokerage firm that helps businesses save money on their energy bills. Incite Energy offers electricity and natural gas procurement, demand response, sustainability and utility bill management services. When you partner with Incite Energy, they will handle the entire process, from analyzing your energy profile to executing contracts and beyond. For more information, visit www.inciteenergy.com. Will can be reached at 832-764-5402 or via email@example.com.
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Design In & Out Consider these top four trends and tips before you start designing your next community By
esign and décor are keys to the success of a property and a lot more attainable than you may think. Simple things like updating the paint color, changing out the flooring, creating an inviting outdoor space are all simple things to do in a weekend. Whether you are working on individual residence upgrades or an update to a communal area, keep the following ideas in mind to set your property apart this year: Add Flare and Texture with Color Painting is one of the easiest, affordable ways to enhance the look and feel of a space. This year Home Depot is seeing a trend in earthy tones like warmer taupes and gray. When painting, be sure to grab all the essentials needed to get the job done, including the right brushes, paint and tarps to keep the areas neat. Add a clean color palette of off whites and grays for a more comfortable appeal in living and kitchen areas or offer a backdrop of deep earth tones like teals and sepia greens for a more tranquil look in the bathroom. Impress with Flooring Flooring is another great way to impress prospective residents. Hard surface options like wood, laminate and tile have become more efficient, stylish and affordable. • Vinyl: Recent advancements in vinyl give floors a unique, high-end look with a durable finish. A good option for projects with smaller budgets, vinyl is easy-to-install with peel and stick technology and 100 percent waterproof. • Wood: Natural-looking designs with a vintage appeal continue to be an overarching trend this year. Create a unique and distinct look by incorporating multiple colors, shapes and textures or use longer and wider planks for dimension and pattern throughout the living area of each unit. www.haaonline.org
SARAH FISHBURNE, The Home Depot
• Laminate: Laminate is moving toward a more authentic look, making big strides in durability, versatility and style. Many new types of laminate flooring use smarter laying systems, making them faster to install and saving time and labor costs. Laminate is also scratch and water resistant, making it a great choice for kitchens and laundry rooms. • Tile: Floor tile has also progressed substantially in recent years. Through advancements in digital printing, tiles now have a more realistic look and feel. There is a strong demand for natural tones and shades of sand and stone for a more cool and calm appeal. Create an Inviting Outdoor Space Moving living outside is a trend that continues. Customize the outdoor living area to become your property’s focal point and fit your property’s design. • Outdoor Kitchen: One of the newest trends for outdoor spaces is moving beyond grills and creating a full outdoor kitchen. If you have the space, consider adding an outdoor kitchen or updating the grill to one with the latest features including side burners and rotisserie. • Add Furniture: Decide if you want to create a space for eating, a space for lounging or both – and look at some patio sets accordingly. The Home Depot works with supplier partners to ensure the materials used in outdoor furniture last through the elements. • Creative Lighting: Exterior lighting can add ambiance, and create a safer space for residents. String lights and lanterns can help create an outdoor ambiance and make the space more functional and inviting. Solarpowered lighting like post caps and pathway lighting can add to the safety of the space and reduce ongoing energy costs. Don’t Forget the Finishing Touches Adding decorative pieces and finishing
touches to your common areas like the clubhouse, leasing office or your model units make a great impression. • Versatile Pieces: Anchor the room with neutral, functional pieces like a versatile area rug or a rustic wall mirror. They can change the dynamic of a room with minimal investment. • Trendy Lighting: Set each room apart with modern lighting. For the kitchen, incorporate recessed lighting and LED strips both under and into your cabinetry. Trendy options for the bathroom include pendant lighting over vanities, LED lighting integrated into the mirrors and cabinets and accent lighting around tubs and underneath floating vanities. • Personal Touches: Incorporate personal and custom touches by adding oversized pots with succulents that are easy to care for, or stylish customary window treatments that have some great features, like cordless for safety. Also, blinds can create a feeling of comfort and the entire aesthetic of the property. Simple updates can make a difference in the impression your property presents, and most of these changes are things you can do yourself in a weekend. Sarah Fishburne is the Director of Trend and Design at the Home Depot. The Home Depot is up to date on the current trends, and have products that are the most innovative at great prices to help with this. For more information, visit www.homedepot.com. As a world-traveler and studied style scout, Sarah sees ideas from inspiration to fruition on the shelves of Home Depot stores. Her breadth of experience from nationally recognized design firms and award-winning work give her an expert eye for design and style for every corner of your home.
Image by Ivan Kopylov/Dreamstime.com
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Follow these tips to get the most out of your community’s Facebook presence. By
ASHLEY TYNDALL, Criterion.B
acing acebook A
partments can no longer ignore social media – really, none of us can. It’s time for the multifamily space to accept that social media is well beyond the status of fad and is now a vital asset to marketing success. Knowing how important social media is, how can you best use social media platforms to your marketing advantage? From recommendations and leasing information, to customer service and online reviews, younger generations are turning to social media for property information, and this trend will only continue as the younger, more social-media-savvy generation gets older. Social media management should be treated like a cocktail party. You need to take the time to meet new people at the party (residents, neighborhood businesses, millennial renters and etc.) rather than monopolize the conversation. Only when the conversation presents itself should you share what makes your community great. In the meantime, be a resource for your residents – Facebook is great for being your resource aggregate.
Why engage on Facebook? Misty Sanford, owner of North of Creative, explains to multifamily properties the importance of providing fresh, helpful content: “Four years ago, you were finding residents. Nowadays, residents are finding you,” says Misty about the leasing process today. “People are searching online for places to live, and it has become the apartment’s job to intercept them. You do this by providing fresh content, sharing helpful information, and having conversations.” Some multifamily professionals who have dabbled in social media might claim that it doesn’t bring them any conversions. However, Misty explains that this view of social media is far too narrow. “Social media is not about the sale, it’s about engagement and customer experience,” Misty says. “When you do these things well [engaging, sharing quality content], the byproducts are relationships, referrals, leases, and retention.” Any good salesperson will tell you that relationship building drives sales. And, Facebook is an optimal relationship-building platform.
What does “helpful content” look like? Helpful content can vary greatly by property type or audience type, but it must be informative and act as a resource. That may seem like a vague and overwhelming answer, but thankfully, we have some guidelines: Who are your residents? We don’t just mean demographically, although that too can be important. Instead, you want to focus more on qualitative aspects of your residents. What kind of lifestyles do they lead? What are their hobbies? What are the things that cause them stress or trouble as residents? This is where your residents’ personas come in handy. If your community is home to several working professionals, helpful content may come in the form of quick-and-easy dinner recipes. If your community is home to several dog owners, you can share an interactive map of the dog parks in your city. Aggregate a mix of content that appeals to the different types of residents who live on your property and share that information on your Facebook page.
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What’s going on in your neighborhood? Don’t let your residents rely on the local paper for happenings. Are there any upcoming events that you can pass along to your residents such as festivals, charity events or happy hours? Find things that are in walking distance or in proximity to your property. Sharing helpful content is as simple as re-posting the hours of the local farmers market hours, sharing restaurant specials or providing tips and tricks for navigating the local flea market. Searching Facebook events for local events is another great and easy way to find shareable content your residents will find useful. You can also partner with local businesses to arrange special discounts for your residents; this provides great content for sharing on Facebook. What’s going on at your property? In the past, Criterion.B has advised against talking about yourself, however, this form of self-promotion is different. Instead of telling everyone how great you are, show them. Try posting photos from last week’s movie night. Or take a photo of residents enjoying a nice day by the pool. Your property’s social calendar paints a picture of life at your property and resident
engagement, and it gives insight to your property’s culture. Isn’t that what you want new residents to stumble upon when they’re researching your property? How can you help your property get discovered? A social media presence is a great tool for properties looking to improve their lease-up numbers. Sometimes posting and sharing isn’t enough. Without a decent following or active online residents, your social media efforts might be falling on deaf ears. Thankfully, there’s Facebook Advertising to help. Paid social media ads can seem overwhelming or like a huge investment, but Facebook has done a great job of making their ads affordable and available to a wide audience. There are a range of different ad types you can run and they can make a difference in your social media reach. If your Facebook is new, a Facebook Like campaign can be help you get more likes, more followers and more online attention. The goal of a Facebook Like campaign is to target people who might be interested in your page and encourage them to like your page. This can
greatly increase your reach for a couple of dollars per like. If you have a particularly popular, helpful piece of content, boosting that post for a few dollars can attract hundreds or thousands of others. While you shouldn’t dump all your time and resources into ads, running some every so often can be key to giving your social media efforts that extra edge they need. The benefits of utilizing Facebook are twofold: Not only does it foster resident relationships, but it provides a window for prospective residents to peer into your community. With Facebook, we can embrace this customer-centric approach that lays the foundation for all our digital marketing efforts. Ashley Tyndall is the director of corporate communications for Criterion.B, an agency focused on branding and inbound marketing for the commercial real estate industry. They provide ROI, drive business growth and build brand identities for their clients. To visit their site and explore the new brand visit them at www.criterionb.com. Ashley can be reached at firstname.lastname@example.org.
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On the Scene with HAF CAREER/COMMUNITY DEVELOPMENT Community Career Night Monday, April 24 at the HAF Dinerstein Reed Prokop Education Center The Houston Apartment Foundationâ€™s Career and Community Development Committee held a Career Night with the help of our community partners. Thanks to the following exhibitors: Alliance Residential Francis Property Management Gables Residential Goodwill Industries Greystar Houston Community College The Liberty Group MORGAN SMI Realty Venterra Realty
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On the Road with HAA
The Woodlands Fair Housing Seminar Tuesday, April 25 Sponsored by 1 ForRent.com HAA held its second outlying Fair Housing seminar in The Woodlands and it was a big success with a sold-out attendance. Howard Bookstaff gave a Fair Housing refresher course with updated information on whatâ€™s to come.
HAA IS REACHING OUT to better serve our members by bringing targeted networking and educational events to different parts of our 12-county service area. Contact strategic growth manager Lauren Turner at email@example.com to sign up for one of these special area Fair Housing Seminars. See Page 29 for more information. 60
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Education, continued from Page 19
JULY Independent Rental Owner Professional Course (IROP) (six-week program) Tuesdays, July 11 thru August 15 6 p.m. to 9 p.m. Program fee: $399 per member; $520 per nonmember Sponsored by Power Express and Redevelopment Services A six-week series authored by NAA specially designed to provide the knowledge and skills necessary for new independent owner/manager of rental properties with typically 200 units or less. Topics covered include: employees, preparing the property, rent, marketing, handling objections, applications, screening, rental agreements and lease forms, moving in, the end of the lease term, when resident problems arise, evictions resident retention, maintaining property value, maintenance, code of enforcement, financial management, taxes, protecting the investment and Section 8 Housing programs. Notice of cancellation is required two days prior to the event for a refund, minus a $15 administrative fee. For classes held at the HAF Education Center, registrations may be transferred from one class to the next. Leasing 101 (Day and a half) Tuesday, July 11 8:30 a.m. to 4 p.m. Program Fee: $65 by July 11; $75 after June 13 An in-depth introduction to the apartment industry for new leasing professionals, as well as those individuals looking to learn more about the industry as a career. This day and a half program also includes TAA lease
paperwork curriculum. Topics covered include: Greeting and qualifying the customer; Executing the lease contract; Overcoming objections and closing techniques; An overview of Fair Housing and more. Students who complete the course will receive a certificate, as well as a listing of placement agencies and management companies that are members of HAA. If you are not working for a member company of HAA, download the registration form www.haaonline.org. APPLE: Leadership Session 2 Stop the Invasion of the Warm Body Snatchers (How to Recruit & Interview) Tuesday, July 18 8:30 a.m. to noon Program fee: $50 per member Sponsored by Best Plumbing See Page 22 for details. Advanced Microsoft Excel Wednesday, July 19 8:30 a.m. to noon Learn to conquer your fear of the spreadsheet! This course offers a detailed look into this complex (and often daunting) program. EXTREME CAM/CAS* Classes are held Thursdays, Fridays and Saturdays, July 20-22; July 27-29 9 a.m. through 5 p.m. Please note registration begins at 8:30 a.m. This super-charged and accelerated six-day format, Extreme CAM/CAS are designed for those experienced managers hoping to attain the CAM and/or CAS designation(s) in a shorter duration, with less time away from the property. See Page 23 for details. *Extreme CAS candidates attend four of the CAM modules beginning on Thursday, July 20. More scheduling details to follow,
On the Scene with the HAA PRODUCT SERVICE COUNCIL Supplier Education Meeting: A Roundtable Discussion with HAA Vice Presidents at Large, the Product Service Council and the Product Service Council Past Presidents. Thursday, April 13 at the HAF Dinerstein Reed Prokop Education Center Hosted by the HAA PSC with special guests PSC Past Presidents, new supplier companies and new company representatives learned how to develop relationships with management personnel and gained a better understanding of the opportunities available in the multifamily industry and at HAA.
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On the Scene with the HAA NEXT NEXT “Bring A Buddy” Sponsored by 1 Brandt Electric Friday, February 3 at Beaver’s Westheimer In conjunction with Apartment Careers Month, NEXT, HAA’s young professionals group, held a mix and mingle event where members could “Bring A Buddy” and introduce them to the association.
MEET THE NEXT GENERATION OF HAA LEADERSHIP. This niche group within HAA is dedicated to the networking and professional development needs of HAA members 35 and younger. 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. 64
Introducing HAA’s NEW MEMBERS
Adam Thies Adam Thies 1908 Augusta Drive #20 Houston, TX 77057 832-607-5504
Epoch Residential Adam Dudley 359 Carolina Ave. Winter Park, FL 32789 407-644-9055 The Pierpont Eric Sheffield Eric Sheffield 5218 Red Oak Valley Katy, TX 77494 713-828-4947 6522 Roxbury Galilee Equity Management Justin Duke 3402 County Road 197 Alvin, TX 77511 832-888-3541 Angleton Townhomes GoldOller Real Estate Investments Fabian Refec 8 Penn Center 1628 JKF Blvd. #1600 Philadelphia, PA 19103-2125 770-841-3263 Trails at Dominion Park Apartments Performance Properties LLC Pamela Garcia 4144 N Central Expy #1150 Dallas, TX 75204 214-373-7305 Timberwalk Apartments Rich Management LLC Swelin Bhadra 1420 Walnut St. #1011 Philadelphia, PA 19102 215-546-0501 The Residence at Westchase Apartments
Allegion Mark Howell 13243 Darwin Lane Austin, TX 78729 512-865-0375 Locks & Locksmiths, Security Systems Consultant Apartment Total Services Ana Flores 2990 Richmond Ave. #650 Houston, TX 77098 832-968-4443 Carpet Cleaning, Make Ready, Resurfacing Creative Surface Cindy Sosa P.O. Box 630164 Houston, TX 77263 713-894-7033 Counter Tops, Resurfacing Referred by Crystal Jackson, CAM, CAPS Designs by Holmes Marcy Holmes 16715 White Hyacinth Court Cypress, TX 77433 832-814-9886 Interior & Decorator Service, Decorators Interior Referred by Deborah DeRouen, CAS
Door 2 Door Collections & Recycling Aron Turpen 3101 Nasa Pkwy #C Seabrook, TX 77586 832-454-8009 Recycling Services, Trash Hauling Frost Insurance Agency Jennifer R. Gutierrez P.O. Box 1315 Houston, TX 77251-1315 713-388-1553 Insurance, Insurance Consultants Genesis Panel Systems Inc Teresa A. Hill 18927 Aldine Westfield Road Houston, TX 77073 281-821-1382 Bricks - Common & Face, Building Materials, Masonry Contractor, Siding Contractors, Siding Materials, Stone, Stucco & Exterior Coating Contractors, Waterproofing Supplies Referred by Lori Lindley Norman Construction Terri McLean 1088 Texan Trail Grapevine, TX 76051 972-745-7273 Building Contractors, General Contractors
ALL SUPPLIER MEMBERS are listed online at haabuyersguide.com, searchable by product/service category or company name. www.haaonline.org
Patriot Pressure Washing Brian Doga 3419 Falcons Drive #1106 Rosenberg, TX 77471 832-847-8249 Cleaning Systems - Pressure, Pressure Washing - Equipment & Service POPIC Noah Molnar 17520 Von Karman Ave. Irvine, CA 92614 949-269-1411 Renters Insurance, Ancillary Revenue Providers Referred by Kristin McLaughlin, CASE Rio Grande Fence Alejandro Galvan 2828 Delafield Houston, TX 77023 713-862-7320 Fences, Iron-Ornamental, Gates & GateOperating Devices, Patio & Deck Builders, Railings RJ Valet LLC Reginald J. Hamilton Jr 5202 Lynngate Drive Spring, TX 77373 832-597-4003 Trash Service - Valet Secure Insurance Neely Herridge 2208-A N. Frazier Conroe, TX 77303 936-539-6060 Insurance, Insurance Consultants Referred by Laura Van Dyck TD Waterproofing Tom Dawkins 5773 Woodway Drive #1106 Houston, TX 77057 713-305-4511 Roofing Contractors, Waterproofing Contractors Texas Crime Prevention Agency Jaime Barba 4807 Mission Lake Ct Richmond, TX 77407 281-806-6329 Courtesy Patrol, Security Guard/Patrol Service
Texas Tru Pools Cindy Moldovan P.O. Box 70067 Houston, TX 77270 832-588-7760 Swimming Pool Contractors Trash Guardian Brenda Grayson PO Box 57214 Webster, TX 77598 281-739-3958 Amenities, Trash Service - Valet I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”
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The Go-Getters HAA’s MEMBERSHIP RECRUITERS
MAKING MEMBERSHIP MATTER Recruit all year round and become part of the Go-Getter Club.
Meetings are now quarterly! Be the top recruiter for each quarter and win one of the following items: 4 1st Quarter: Yeti 40 Hopper cooler 4 2nd Quarter: Apple Watch 4 3rd Quarter: Samsung 40” Smart TV 4 4th Quarter: $500 Holiday Cash Plus, for each new member you recruit, you’ll earn a chance to win gift cards ranging from $25 to $250! JOIN A TEAM and build relationships with like-minded members. Get involved with Go-Getters and make lasting industry connections. Visit www.haaonline.org/gogetterscorner to get all the information you need.
Mark your calendars!
HONORARY LIFE MEMBERS Members who have recruited more than 100 companies Claude Arnold Monette Reynolds Kenn Brown Sherry Stevenson Tina Cavaco Kirk Tate Kevin Fenn Suan Tinsley Diane Gilbert Sonny Unverzagt Anita Harrison Del Walmsley Dwayne Henson Nancé Wells Mike Koch H.P. Paul Young Merry Mount Jeanne Marie Zublin Dicks
All meetings will be hosted at Cafe Adobe in the Marq-E Center 7620 Katy Fwy, Houston, TX 77024 July 20 September 20 December 7 Register online today! 4 p.m. to 5:30 p.m. – New and Prospective Member Happy Hour 3:30 p.m. – Go-Getter Recruiter Meeting Closed meeting for Go-Getters only
THE GO-GETTERS ARE THE BACKBONE of the Houston Apartment Association. By recruiting new members, the Go-Getter Club helps both new management and supplier companies and the association grow for the future. To join the club and get going on recruitment, see online at www.haaonline.org or contact Amanda and Lauren in the Membership Department at firstname.lastname@example.org. 66
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Go-Getters Happy Hour Thursday, April 20 at Cafe Adobe in the Marq-E Center 1. 1st Quarter Top Team for recruiting, The Member-gaters 2. 1st Quarter Top Recruiter Crystal Jackson, Pinnacle Property Management Services 3. Event co-sponsor HD Supply 4. Event co-sponsor Impact Floors
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The Ambassador ONE Society HAAâ€™s WELCOMING COMMITTEE
Meet the top teams in promoting association involvement to multifamily communities.
Mark your calendars and join us in 2017! Meetings are held on the first Wednesday of the following months: June 7 July 5 August 2 September 6 October 4 November 1
Ambassador ONE Society members with at least 10 points, ranked by points earned: Shera Lehman Chelsea Quinteros Raedean Mitchem Paul Marks April Shane Wilton Angie Lavrack Logan Richter Mat Tilley Shala Johnson Marivel Bownds Alex Antonov Kirk Huber Kristin McLaughlin Arely Pena Doug Oehl Keith Sobolik Kurt Allshouse Shannon Bass Marcus Wheatfall David Lindley Liz Levins Phillip Price Jerry Lee Lewis Whitney Yeakey Will McGinnis
Texscape Services Gail Construction ApartmentData.com eConserve PrestoX The Liberty Group JMI Contractors WeDoTrash Redi Carpet Valet Waste Lone Star Pro Services Bath Fitter Mohawk Industries The Liberty Group Power Express Ted W Allen & Associates The Allshouse Group Lee & Barrier Builders Triple Seal Insulation FSI Construction Criterion Brock HD Supply Ameritex Movers PPG Paints Incite Energy LLC
311 154 84 82 70 57 53 48 45 44 32 32 28 25 24 24 19 18 16 12 11 10 10 10 10
Ambassadors earn points by sharing leads, making introductions and visiting communities to promote HAA events and news.
THE AMBASSADOR ONE SOCIETY is an organized network exchange that helps supplier partners build their business contacts within HAA. Itâ€™s the perfect way for new suppliers to get started with the association. Group members share leads, make introductions and support HAA and its members. For details, attend an orientation and one of the meetings listed here, or contact Amanda in the Membership Department at 713-595-0316, or email email@example.com. 68
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1. March Team of the Month HC2 with 326 points. 2. April Team of the Month The Cool Kids Corner with 19 points. 3. March ONE of the Month Chelsea Quinteros, Gail Construction, with 152 points. 4. April ONE of the Month Angie Lavrack, The Liberty Group with 10 points.
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Portfolio Changes The following owner/management companies have added the listed properties to their portfolios: • Alpha-Barnes Real Estate Services: Palisades of Inwood Apartments, 127 units at 5800 W. Mount Houston Road and Zion Village Apartments, 50 units at 3154 Gray St. • Better World Properties LLC: 2120 Kipling Apartments, 2 units at 2120 Kipling; Live Oaks Apartments, 162 units at 851 Threadneedle; Winsome Court, 104 units at 611 Winsome Lane; Esperanza at Wilson Apartments, 96 units at 1404 Wilson Road in Spring; Collingwood Gardens Apartments, 197 units at 838 Greens Road and Appian Way Village, 52 units at 3200 N. Macgregor Way. • CKR Property Management LLC: Lamonte Park Townhomes, 128 units at 3737 Watonga and Las Villas Apartments, 140 units at 2724 Broadway. • Cornerstone Income Properties: Los Pinos, 30 units at 8010 Wier Drive. • G6 Capital LLC: G6 Capital Homes, 10 units at various locations. • Investors’ Property Services: Richton Apartments, 20 units at 2322 Richton and Garrott Street Apartments, 20 units at 3602 Garrott. • Keener Management LLC: The Oaks at Nassau Bay Apartments, 162 units at 18100 Nassau Bay Drive; Block at Montrose, 62 units at 1503 California St. and Braeswood Plaza Apartments, 66 units at 5430 Birdwood. • MacDonald Companies: Fairmont Oaks Apartments, 188 units at 9801 W. Fairmont Pkwy in La Porte. • Mill Creek Residential Trust: Astor Tanglewood Apartments, 238 units at 502 S. Post Oak.
• Oak Leaf Mgmt Company: Salem Village Apartments, 142 units at 3510 E. Broadway in Pearland. • Roscoe Properties: Vista at Grand Crossing Apartments, 351 units at 302 Cobia Drive in Katy. • Smart Living at Telephone Road: Smart Living at Telephone Road, 240 units at 3852 Telephone Road. • Villa Serena Communities: Premier on Woodfair Apartments, 408 units at 9502 Woodfair.
In the News Terri Clifton, president of Better World Properties LLC, announced the formation of the Better World Family of Companies and the merger of Sumar Property Management into the new organization. Clifton
Marcy Holmes, CAPS, recently started a new business venture as the owner of Designs by Holmes. Rasa Floors is proud to announce Eric Leonard has joined the team as director of business development.
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Learn How You Can Have FREE Summer Meals for Youth Delivered to your Community Daily! The Texas Hunger Initiative (THI) can help you determine if free summer meals are a good fit for your community. In partnership with the Texas Department of Agriculture, THI is working to feed more children and teens throughout the summer months by connecting sites where youth are with community sponsors. Utilizing USDA funds, community sponsors provide meals, at no cost, to local sites. Sites can be found at schools, community centers, parks, libraries and in apartment communities. There is no direct cost to the apartment community. Basic requirements to participate include a short training, having a safe space for the youth to eat and having an adult (staff or volunteer) responsible for accepting the meals and tracking the number of meals served. THI is available to answer your questions and help you connect with the appropriate sponsor. If you have concerns about site limitations for this program, please let us know, as we may be able to work around your limitation or concern. For more information, contact the Texas Hunger Initiativeâ€™s Houston team: Megan Hoag, Regional Director Texas Hunger Initiative, Baylor University Megan_Hoag@baylor.edu 832-369-9334
On Site with ABODE
By Morgan Taylor, HAA STAFF
POSH SUBURBIA San Antigua in Vintage Lakes offers luxury living.
Property: San Antigua Owner/Management: The Ergas Group/The Tipton Group Location: 15300 Cutten Road, just a few miles east of Highway 249. Units: 277 Built: 2012 Web: www.sanantigua-houston.com Interesting features: Located in Vintage Lakes, this community is just a couple miles from Vintage Park, one of Houston’s most exciting master planned, mixed-use developments in Houston’s history, featuring luxury shopping and high-end restaurants that are often limited to city neighborhoods While this suburb is located inside Harris County, it far from the hustle and bustle of the city. The deluxe dinning and extravagant entertainment spaces surrounding this property, paired with its opulent details gives this community an inner-loop ambiance and experience. Split into two, four-story buildings, this mid-rise property has a sleek, modern facade, featuring two elevators per building. The pool pictured above has a whirlpool spa that can fit 21 people, and the property’s second building features a lap pool. Both pool areas include outdoor verandas and outdoor grilling. What sets San Antigua apart is the sense of community amongst the residents at this property. Neighbors wave to one another and socialize with each other – one resident was giving another resident a lesson on Mandarin Chinese in the clubroom when HAA visited this property. The clubroom with a gaming area and the outdoor verandas promotes an environment for socializing, but it’s the resident events hosted by the San Antigua staff that incubates neighborliness. Each month is jam-packed with events, such as the weekly boot camp session, bingo and beer nights, acoustics by the pool with live music, pizza nights, seasonal events and so much more. Property Manager Jessica Bell prides her staff on delivering top-notch customer service.
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ad index jun pg 74.qxp_Ad Index pg 74 5/11/17 2:33 PM Page 1
Index of Advertisers By CATEGORY
Glass – Plate, Window, Etc.
Air Rescue . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .26 832-876-4471 . . . . . . . . . . . . . . . . . .www.airrescuetx.net
Ameristar Screen and Glass . . . . . . . . . . . . . . . . .40 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com
Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .71 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com
Security Control Equipment/Systems
Century A/C Supply . . . . . . . . . . . . . . . . . . . . . . . . . . .41 281-530-2859 . . . . . . . . . . . . . . . . . .www.centuryac.com
Harco Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40 713-681-2500 . . . . . . . . . . . . . . . . . . .www.harco-ins.com
SentriForce . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .49 888-671-2202 . . . . . . . . . . . . . . . . .www.sentriforce.com
Swimming Pool Service
Greystar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12 713-479-8900 . . . . . . . . .www.greystar.com/join.php
Outdoor Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . .14 713-955-0990 . . . . . .www.outdoorelementstx.com
Poolsure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1 800-858-POOL . . . . . . . . . . . . . . . . .www.poolsure.com
Laundry Equipment & Supplies
Television – Cable
Arbor Contract Carpet . . . . . . . . . . . . . . . . . . . . . . . .61 832-384-8232 . . . . . . . . . . . . . . .www.arborcarpet.com
Scott Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71 713-686-7268 . . . . . . . . .www.scott-equipment.com
Comcast . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2 713-637-5421 . . . .www.xfinity.com/xfinitycommunities
Dixie Carpet Installations . . . . . . . . . . . . . . . . . . . . .7 281-261-6334 . . . . . . . . . . . . . . . . .www.dixiecarpet.com
Locks & Locksmiths CKI Wholesale Lock Supply . . . . . . . . . . . . . . . . . .40 713-462-0704 . . . . . . . . . . . . . . . . . . . . .www.ckilock.com
Electric Contractors Affordable Quality Electric . . . . . . . . . . . . . . . . . . .13 713-695-5992 . . . . . . . . . . . . . . . . .www.acuityelectric.com
Brandt Electrical Services Inc. . . . . . . . . . . . . . . .73 281-693-3383 . . . . . . . . . . .www.brandtelectrical.com
Ameritex Movers . . . . . . . . . . . . . . . . . . . . . . . . . . . .59 713-484-MOVE . . . . . . . . . .www.stressfreemove.com
Fire Alarm Systems
American Fire Systems . . . . . . . . . . . . . . . . . . . . . .35 713-466-9898 . . . . . . . . . . .www.americanfiresys.com
Pavement Services . . . . . . . . . . . . . . . . . . . . . . . . . . .57 281-758-8434 . . . . . . . . . . . . . . . . .www.nopothole.com
Foundation Specialists . . . . . . . . . . . . . . . . . . . . . . . .5 832-767-1115 . . . . . . . . .www.foundationexperts.com
ASAP Personnel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .70 972-432-6667 . . . . . . . . . . . . . . . . . . . . .www.asapdo.com
Gates & Gate-Operating Devices Meyer Smith Inc. (Houston Gate) . . . . . . . . . . . . .21 713-862-7339 . . . . . . . . . . . .www.meyersmithinc.com
BG Staffing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .52 713-781-8367 . . . . . . . . . . . . . . . . . . .www.bgstaffing.com
Trash Hauling Waste Management . . . . . . . . . . . . . . . . . . . . . . . . .52 713-354-5230 . . . . . . . . . . . . . . . . .www.thinkgreen.com
Trash Service Valet White’s Trash Service LLC . . . . . . . . . . . . . . . . . . . .17 832-529-7411 . . . . . . . . . . . . . . . . .www.whitestrash.com
HAA Products & Services Rental Credit Reporting . . . . . . . . . . . . . . . . . . . . . .25 713-595-0300 . . . . . . . . . . . . . . .www.haaonline.org/rcr
HAA reserves the right to reject any advertising if its content is inappropriate or inconsistent with HAA’s standards for publication or HAA’s business interests, in HAA’s sole opinion.
Photographers Virtual Leasing Systems . . . . . . . . . . . . . . . . . . . . . .15 281-738-1222 . . . . .www.virtualleasingsystems.com
General Contractors Camp Construction Services . . . . . . . .Back Cover 713-413-2267 . . . . . . . .www.campconstruction.com
Cotton Commercial USA Inc. . . . . . . . . . . . . . . . . .10 877-511-2962 . . . . . . . . . . .www.cottoncompanies.com
AAA Plumbers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12 713-462-4753 . . . . . . . . . . . . . . . . . .www.aaaplumbers.com
FSI Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25 832-767-1115 . . . . . . . . . . . . .www.fsiconstruction.com
Resident Screening Service
Gambit Construction . . . . . . . . . . . . . . . . . . . . . . . . . .2 832-987-4242 . . . . .www.gambitconstruction.com
CoreLogic . . . . . . . . . . . . . . . . . . . .Inside Front Cover 888-297-8821 . . . . . . . . . . . . . . . . . . .www.corelogic.com
Gemstar Construction & Development . . . . . .53 281-821-1195 . . . . . .www.gemstarconstruction.com MultiFamily Services . . . . . . . . . . . . . . . . . . . . . . . . .70 713-266-9100 RENCON . . . . . . . . . . . . . . . . . . . . . .Inside Back Cover 713-666-3636 . . . . . . . . . . . . . . . . . . . . . .www.rencon.com
Resurfacing Perfect Surface . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .27 713-952-0202 . . . . . . . .www.perfectsurfaceinc.com
Want to see current and previous issues of ABODE online? Go to http://issuu.com/haa_abode. Or view this issue on your iPad or smartphone at http://issuu.com/haa_abode/docs/abode_jun2017.
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MarketLine By BRUCE MCCLENNY, President, ApartmentData.com • • • • • • • • • • • • • • • • • • •
HOUSTON Snapshot 88.4% $976/mo. 110.7¢/sq.ft./mo. 882 sq.ft.
Past 12 Months: -1.4% rental rate growth 8,275 units absorbed
Recently Opened (12 months): 94 communities 25,884 units
Under Construction: 38 communities 9,386 units
Operating Supply: 2,709 communities 634,341 units
Rental Rate (¢/sq.ft./mo.)
Occupancy: Price: Rental Rate: Size:
• • • • •
– 87.0 Apr 17
Proposed Construction: 58 communities 17,207 units
History of Effective Rental Rate & Occupancy for All Units
Hottest Submarkets Over the Past Three Months
Annualized % of Market Rank Submarket Absorbed 1 Downtown 12.6% 2 Tomball/Spring 7.1% 3 Bear Creek/Copperfield/Fairfield 4.2% 4 Lake Houston/Kingwood 4.5% 5 Woodlands/Conroe South 3.5%
Rental Rate Growth % 4.7% 5.1% 2.6% 1.9% 2.8%
Total Units Class w/Concessions All 258,404 A 90,076 B 89,995 C 67,163 D 11,170
% of Total Units 41% 63% 37% 33% 24%
Average Special -3.9% -8.0% -2.0% -1.7% -1.1%
Citywide Effect -8.7% -12.1% -5.5% -4.9% -5.1%
One Month Free = -8.33%
THE FIRST TABLE ABOVE GIVES A SNAPSHOT of the current market conditions. The graph displays the overall occupancy and effective rental rates over the past 24 months. These statistics are derived from a continuous survey of all apartment communities in the Houston region. The effective rental rates are the calculated net of concessions and utility adjustments. The second table lists the five hottest submarkets in the Greater Houston area. There are a total of 41 submarkets, and the ranking is based on the best combination of rental rate growth and absorption over the past three months. The third table distributes and analyzes concessions (specials) by classification. Concessions generally are represented by three types of specials: move-in, months free or floor plans. The effect of these specials is captured and prorated over a lease term to arrive at a percentage reduction in market or street rents.
Occupancy: Price: Rental Rate: Size:
Occupancy: Price: Rental Rate: Size:
Occupancy: Price: Rental Rate: Size:
92.2% $1,050/mo. 120.7¢/sq.ft./mo. 870 sq.ft.
90.6% $907/mo. 107.1¢/sq.ft./mo. 847 sq.ft.
91.3% $1,178/mo. 135.1¢/sq.ft./mo. 872 sq.ft.
Past 12 Months: 3.2% rental rate growth 13,433 units absorbed
Past 12 Months: 1.3% rental rate growth 5,338 units absorbed
Past 12 Months: -0.6% rental rate growth 7,850 units absorbed
Operating Supply: 2,910 communities 675,368 units
Operating Supply: 849 communities 178,420 units
Operating Supply: 903 communities 208,155 units
ApartmentData.com has been providing apartment data and marketing products since 1986. ApartmentData.com covers Texas’ four largest metro areas and provides real-time access for property specific information, market surveys and historic submarket data for more than 1.3 million apartment units. For more information, contact Bruce McClenny at 800-595-8730. © 2017 ApartmentData.com June 2017
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with News from around the COMMUNITY
Grab the whole family and your running shoes! Join the Houston Apartment Association Fun Run benefiting Camp Hope Join us for the 6th Annual Fun Run and Walk at the HAA offices. We will have a designated closed course within the Westway Park Business Park, with both a 1K and 5k route.
Register online at www.haaonline.org/funrun In case of inclement weather, the race will not be rescheduled. All registrations will be considered a donation to Camp Hope. No animals please.
All proceeds for this event benefit Camp Hope, transitional housing for veterans suffering from post traumatic stress. The Post-Traumatic Stress Foundation of America is the organization building this housing dedicated to helping affected service men and women.
Thanks to our generous sponsors: Honor: American Fire Systems Celtic Realty Advisors Central Management Inc. Cotton Companies USA DayRise Residential EnviroSmart Multifamily Pest Gemstar Construction HD Supply Lamppost Capital Management The Liberty Group Pavecon Tribute: Howard & Karen Bookstaff Patriot: ApartmentData.com Century A/C Supply The Dinerstein Companies Francis Property Management Mosaic Residential Inc. Norman Construction Sherwin Williams Hope: AAA Plumbers Crestmark Construction Services Maintenance Supply HQ
Saturday, June 3 Start Location: HAA Offices, 4810 Westway Park Blvd. Check in and Camp Hope Celebration: 7 a.m. Zumba warm-up: 7:40 a.m. 5K start time: 8 a.m. 1K start time: 8:15 a.m. Fees: $25/adult; $10/children (under 12 years)
Spirit: Ameritex Movers Asset Plus Companies Camp Construction Services Jana & John Fedorko FSI Construction Judwin Properties Poolsure Rasa Floors Redi Carpet SMI Realty Southhampton Management
ONLINE STATISTICS for the Houston Apartment Association Website and Social Media www.haaonline.org Total visits . . . . . . . . . . . . . . . . . .15,712 Visitors . . . . . . . . . . . . . . . . . . . .10,554 Most visited pages: 1. Jobline Board 2. Rental Credit Reporting 3. Renter Online Complaint Form
HAA Jobline Apply button cicks . . . . . . . . . .1,772 Job postings for the month . .109 Resume postings . . . . . . . . . . . .205 Job seeker signups . . . . . . . . . . .143
Twitter @HAAOnline www.twitter.com Followers . . . . . . . . . . . . . . . . . . . .5,314
Houston Apartment Association Group members . . . . . . . . . . . .1,962
Linkedin http://tinyurl.com/2667ppr Houston Apartment Association Group followers . . . . . . . . . . . .1,620
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Houston Apartment Association 4810 Westway Park Blvd. Houston, Texas 77041
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