ABODE June 2022

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Return Service Requested


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




June 2022

The market has been a roller coaster ride straight up.


What’s on the tracks ahead?

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CONTENTS June 2022




18 On the Scene – Photos from the Outlying Redbook Seminars.

A Wild Ride – The market has been a roller coaster ride straight up. What’s on the tracks ahead? Find out more from Bruce McClenny, ApartmentData.com, in our biannual market report. And don’t miss photos from the Sports Challenge, TopGolf, NEXT Social and more!

Cover images © Dilen_ua and keko-ka | iStock by Getty Images

COLUMNS & MONTHLY UPDATES 7 President’s Corner – Be present.

30 On the Scene – Photos from the HAA PAC TopGolf Fundraiser.

8 Patron of the Month – Meet and support Camp Construction Services.

34 A Wild Ride – The market has been a roller coaster ride straight up. What’s on the tracks ahead?

9 Legislative Update – An update on Harris County/City of Houston rent relief recapture.

40 The strongest case for urban density isn’t aesthetics, it’s math – Geometry, not row house aesthetics or cyclist identity politics, makes the strongest case for urbanism. 44 Is Smarter Better? – New research shows multifamily professionals are split on smart locks vs. traditional keys. 48 On the Scene – Photos from the Texas Apartment Association One Conference & Expo. 50 On the Scene – Photos from the HAA Sports Challenge. 54 On the Scene – Photos from the HAA PAC Luncheon. 56 On the Scene – Photos from the NEXT Spring Social. 58 Speed Date for Your Business – The HAA Product Service Council discusses the importance of the HAA Business Exchange. 60 On Site with ABODE – Take a closer look at three of HAA’s Honor Award-winning communities. 72 On the Scene – Photos from the State of the Submarket – Brazoria County.

11 It’s The Law – Be careful exercising self-help remedies. 14 Resident Relations – A resident dispute is settled by the committee. 20 Calendar – HAA’s schedule of events for the coming months. 64 Go-Getters – Learn how to become a Go-Getter and see what the Membership Committee is up to. 65 Welcome Mat – A list of HAA’s newest members. 66 The Ambassador ONE Society – Photos from the Ambassador ONE Crawfish Boil. 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 Back Page – News from around the community.

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


June 2022



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LOYAL PROFFITT Vice President at Large – East

DEREK DEVRIES, CAS President Camp Construction Services

SHELLEY WATSON Vice President at Large – West

CANDIS MOHR, CAS Vice President, AAA Plumbers

QUINTINA WILLIS Vice President at Large – North

JOSEPH RODRIGUEZ, CAS Secretary, The Urban Foresters


TRACIE YODER Vice President at Large – South

DEBORAH DEROUEN, CAS Treasurer, OneApp Guarantee


JOHN BORIACK Immediate Past President

DAVID LINDLEY, CAS Immediate Past President, FSI Construction


GINA ERWIN Secretary/Treasurer

BOARD OF DIRECTORS Christy Rodriguez, CAPS President John Boriack Immediate Past President Mack Armstrong Julie Batche Jeff Blevins, CAS Jill Bounds, CAM Michelle Bridges, CAS Kyle Brown Joseph Bryson, CAM, IROP Tina Cavaco Terri Clifton Michelle Croasmun Deborah DeRouen, CAS Derek DeVries, CAS Scott Douglas, CAM, CAPS Gina Erwin Tamara Foster Israel Garza, CAS Diane Gilbert Monica Gracia Stephanie Graves, CAM, CAPS Clark Gregg, CASe, CAPSe Manu Gupta Bryan Head, CAM Melissa Herrera Deborah Holcombe Crystal Jackson, CAM, CAPS Tyler Johnson Debbie Kelm Jacob Kunath, CAS Barby Lake Laura Lestus, CAS David Lindley, CAS Sonia Lopez, CAM, CAPS Betsy Marshall, CAM, CAPS Kristin McLaughlin, CASe Candis Mohr, CAS Carlos Neto Dean O’Kelley, CAS Jenifer Paneral Mark Park, CAS Angelee Kumar Parikh Velissa Parmer Michelle Pawelek Loyal Proffitt Kelly Scott Kurt Seidel Corri Smith Penny Sprang Kelley Suess Debbie Sulzer

Ryan Terrell Starla Turnbo Richard Wall, CAM, CAPS Shelley Watson Quintina Willis, CAM Tracie Yoder, CAPS DIRECTORS EMERITUS Josh Allen Ken Bohan Gary Blumberg Kathy Clem Jack Dinerstein Jenard Gross Darlene Guidry Alison Hall David Hargrove Larry Hill Stacy Hunt Hap Hunnicutt David Jones Mike Koch Dick LaMarche Cesar Lima Tim Myers P David Onanian Jackie Rhone John Ridgway Kim Small Eileen Subinsky Steve Sweet Kirk Tate Suan Tinsley H J Tollett, Jr. Pat Tollett Vic Vacek, Jr. Beth Van Winkle Jerry Winograd ADVISORY DIRECTORS Melissa Friend Billy Griffin, CAS Amanda Kelly, CAS Stacy Lastovica, CAM, CAPS Mary Lawler Katy Myrick Bruce McClenny Bill Nye Ruha Vohra, NALP, CAM Tony Whitaker GENERAL COUNSEL EMERITUS Joe Bax

HONORARY LIFE MEMBERS Claude Arnold Kenn Brown Tina Cavaco Terri Clifton Kevin Fenn Diane Gilbert Anita Harrison Dwayne Henson Mike Koch Merry Mount Monette Reynolds Sherry Stevenson Kirk Tate Suan Tinsley Sonny Unverzagt Del Walmsley Nancé Wells H.P. Paul Young Jeanne Marie Zublin Dicks PATRON MEMBERS 1961 CSC ServiceWorks 1968 Century A/C Supply 1978 Houston Planned Energy Systems 1982 Cotton Commercial USA Inc. 1984 AAA Plumbers 1985 Gemstar Construction Development 1986 Craven Carpet 1987 Dixie Carpet Installations 1994 Camp Construction Services 1997 Apartments.com 1999 FSI Construction Inc. 2006 Lowe’s Pro Supply

PRODUCT SERVICE COUNCIL MEMBERS Marcelino “Tito" VICE PRESIDENTS Estrada, CAS AT LARGE One Source Karen Nelsen, CAS Realty Advisors ALN Apartment Giovanna Gone, CAS, Data Century A/C Supply Blaise Spitaleri, CAS, Dan James, CAS, Gemstar Redevelopment Construction Services Development Amanda Kelly, CAS, Brandt Electrical A/C Susan Alvarado, CAS & Heating Services Century A/C Supply Debra Knight, CAS, Chris Bell, CAS, Comm-Fit Roadrunner Restoration Stephanie Krop, Marivel Bownds, CASe, Poolsure CAS, Valet Living Liz Levins, CAS, Tammy Broadway, CAS Gemstar American Fire Systems Construction Shaun Callaway, CAS, Development Earthworks Jim Martensen, CAS Brandon Coleman, CAS Camp Construction Cinema Anywhere Services Neal Conant, CAS, Tracey Moore, CAS, Gemstar Flooring Warehouse Construction Matthew Nunn, CAS, Development Capital Construction Sean Cunningham, Nikki Sekunda, CAS, CAS, Flooring The Liberty Group Warehouse Mat Tilley, CAS, Deborah DeRouen, WeDoTrash CAS, OneApp Amber Whitaker, CAS Guarantee FSI Construction

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JUNE 2022 I VOLUME 45, ISSUE 6 Chief Executive Officer and Publisher CASEY WATTS MORGAN, MPP cmorgan@haaonline.org EDITORIAL AND DESIGN STAFF Director of Publications and Design DEBORAH NIX dnix@haaonline.org ADVERTISING Vice President of Membership and Marketing AMANDA SHERBONDY, CAE asherbondy@haaonline.org CONTRIBUTING STAFF Chief Operating Officer SUSAN HINKLEY, CAE shinkley@haaonline.org Vice President of Professional Development EMILY HILTON, CPP, CAE ehilton@haaonline.org Vice President of Government Affairs BRADLEY PEPPER bpepper@haaonline.org Chief Financial Officer TREY WIMBERLY, CPA twimberly@haaonline.org Director of Resident Relations MATILDE LUNA mluna@haaonline.org Director of Events and Meetings LAUREN RAGIN, CMP lragin@haaonline.org Director of Rental Credit Reporting TINA DEFIORE tdefiore@haaonline.org Assistant Vice President – Outreach LAUREN TURNER, CAE, CMP lturner@haaonline.org Government Affairs Manager MADISON POLSTON mpolston@haaonline.org Membership and Marketing Manager KAYLON NEWCOMB knewcomb@haaonline.org Member Services Coordinator CINDY DE LA RIVA cdelariva@haaonline.org Director of IT WILL ALFARO walfaro@haaonline.org PRINTER TGI PRINTED www.tgiprinted.com

HOUSTON APARTMENT ASSOCIATION COMMITTEES COMMITTEE CHAIR STAFF ADVISOR Executive Christy Rodriguez Casey Morgan Nominating John Boriack Casey Morgan Fair Housing Mack Armstrong Casey Morgan Ethics Michelle Pawelek Casey Morgan Finance Gary Blumberg Casey Morgan ByLaws Kyle Brown Casey Morgan Past Presidents Council Kathy Clem Casey Morgan Multifamily Fire Safety Alliance Elizabeth Castro-Gray Bradley Pepper Legislative Stephanie Graves Bradley Pepper Political Action Stacy Hunt Bradley Pepper Golf Starla Turnbo Madison Polston Century Club Deborah DeRouen Madison Polston Strategic Outreach Gina Erwin Lauren Turner Leadership Development Alison Hall Susan Hinkley Community Outreach Jackie Aguirre Susan Hinkley Product Service Council Derek DeVries Susan Hinkley Expo Exhibitor Candis Mohr Amanda Sherbondy Membership Richard Wall Amanda Sherbondy Ryan Weis Ambassador ONE Society Liz Levins Amanda Sherbondy Blaise Spitaleri Independent Owners Connection Ramon Nunez Amanda Sherbondy Education Advisory Council Betsy Marshall Emily Hilton Career & Community Development Penny Sprang Emily Hilton Resident Relations A Diane Totten Matti Luna Resident Relations B Jana Gragg Matti Luna Resident Relations Appeals Darlene Guidry Matti Luna HAF Fundraiser Brandon Coleman Lauren Ragin Stephanie Krop NEXT Ruha Vohra Lauren Ragin Amanda Kelly Property Awards Norma Alvear Tina DeFiore Diane Gilbert

HOUSTON APARTMENT ASSOCIATION MISSION AND VISION: HAA is the leading advocate, resource and community partner for quality rental housing providers in the Houston and surrounding area. HAA develops leadership in the multifamily industry by engaging broadly diverse membership, embracing effective technology and advocating for a geographically inclusive association. ABODE IS THE OFFICIAL PUBLICATION OF THE HOUSTON APARTMENT ASSOCIATION serving the multihousing industry in Austin, Brazoria, Chambers, Colorado, Fort Bend, Harris, Liberty, Matagorda, Montgomery, San Jacinto, Waller and Wharton counties. ABODE, JUNE 2022, VOLUME 45, 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 © 2022 by HAA. Periodicals Postage Paid at Houston, Texas. POSTMASTER: Send address changes to ABODE, 4810 Westway Park Blvd., Houston, Texas 77041.


June 2022



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SPONSOR MEMBERS These companies have generously supported the Houston Apartment Association with their sponsor membership. Please give them careful consideration, whenever possible, in your business. 100% Tree & Lawn Care LLC 3BeeGuys Bee Removal A Affordable Services Co AAA Staffing Ltd AAdvantage Laundry Systems ACM Contractors of Texas ACT Security Group Action Window Coverings Inc ACTIV Answer by Audio Images Adobe Floors Inc Adventure Playground Systems Inc Alexander-Rose Associates Inc All About Doody Pet Solutions LLC All American Mailboxes of Houston Inc Allegion The Allshouse Group LLC ALN Apartment Data Inc Ambassador Services LLC America Outdoor Furniture American Fire Systems Inc AmRent Andrews Myers PC Apartment Lines ApartmentData.com AppFolio Arbor Contract Carpet Inc ASAP Personnel Inc ASAP Steamers Carpet Cleaning Atom4 Security Camera AZP Multifamily Belfor Property Restoration Bell’s Laundries Benefits 4 Rent Bentley, Bratcher & Associates - PC Bettencourt Tax Advisors LLC BGE Inc/aka Brown & Gay Engineers Inc Bio-One Houston South BioTechs Crime & Trauma Scene Cleaning Black Tie Logistics Blue Marlin Maintenance & Services BluSky Restoration Contractors Brady Chapman Holland & Assoc Brannan Designs LLC Architecture & Interior Design BrightView Landscape LLC BSI Cano Electric Inc Cantrell McCulloch Inc Capital Disaster Solutions Carradine Valet CashFlow Pros LLC Centex Construction Century Fire Protection Houston CFI Group Chadwell Supply Citi Fence & Concrete City Pups City Wide Building Services Classic Same Day Blinds Commercial Fire Protection Construction ECO Services Contractors Inc ControlByNet Cloud and Managed Video Surveillance Solutions Core 24/7 Restoration Services CORT Furniture The Crawfish Men Catering CRE Business Solutions LLC Creative Blinds Crowned Eagle Construction CSC Serviceworks

Cypress Landscaping & Irrigation Inc D&G Quality Roofing Inc DeNyse Companies Designs by Holmes DHI Commercial Roofing Diamond Services LLC DNM Contracting Inc DoodyCalls Door Clearance Center Dryer Vent Wizard of Humble Ecolo Environmental Inc Embark Services Emersyn Electrical Services LLC EnviroSmart Multifamily Pest Solutions Epic Air Conditioning EPICHTX Construction Fantastic Floors Featherston Sign Partners Fedora Intertech Fiat Construction LLC Fidus Construction Services Finish Factory Inc Finishes Insurance Agency Fire and Life Safety America Fire Reconstruction Inc Firetrol Protection Systems Flavor Finish Resurfacing Flexirocks Front Row Signs Frontier Waste Solutions fun abounds Furniture Refinishing Services Gambit Construction Garan Commercial Construction Inc Gateman Inc Gemaire Giordano Construction Inc Go-Staff Inc Grace Landscaping Graphic Stylus Promotional Products Great American Business Products Green City Security LLC Green Garbology Greenlogic Lighting & Electric GT Security Solutions LLC Guardian Gutters Halo Doors Inc Hamilton-Steele Outdoor Accents HARCO Insurance Services Hard Works Valet Trash & Recycling Hays Recruiting Higginbotham Hive Technology HK Morris Group LLC Hoover Slovacek LLP Hut Services LLC Industrial Disposal Supply Infinity Power Partners Infinity Roofing & Restoration Inner Loop Construction LLC Innovated Homes LLC Insgroup J and B Carpet Services JAK Environmental LLC Johnstone Supply Jonah Digital Agency Kathy Andrews Interiors Keylo Painting & Construction KONE L.A. Public Adjusters LandscapesUSA Leah McVeigh Design and Consulting

LeasePal Inc Lee & Barrier Builders LLC The Liberty Group Lights Out Production Company Lincoln Jacob Construction Lithotech Printed Products/ Forms Center Local Roofing and Restoration Lopez Carpet Care & Painting LP Building Solutions: Louisiana-Pacific Corporation LSR Multifamily LVL Up Remodeling Macyas Remodeling LLC Maldonado Nursery & Landscaping Inc Masonry Solutions Inc Matrix Construction Services McMahan’s Flooring Inc Men In Kilts MGL Rehab Construction Milwaukee Tool Modern Pest Control Monge Contracting Group MPS Direct Mueller Water Conditioning Inc MX2 Commercial Paving Nationwide Eviction NGC Renovation LLC Norman Roofing and Construction Northwest Construction Group O’Conor Mason & Bone PC Oasis Eco Services On Duty Tree and Landscape On Site Towing LLC Orkin Pest Control Outdoor Elements P.A.I. Restoration Pace Mechanical Services LLC Parking Management Company/ PMC Towing Paul Davis Greater Houston PCS Creative Surface LLC Perma-Pier Foundation Repair of Texas The Phoenix Staffing Pool Knights Precision Hydro Pros Precision Safe Sidewalks LLC Priority Protection & Investigations Inc Pro Turf Landscaping PROCO Commercial Roofing Professional Resurface LLC Property Guardians Pura Flo Corporation PuroClean Qira Inc Quatro Tax LLC Qwikkit RAM Construction Ram Jack Foundation Solutions Redevelopment Services Reliable Roofing of Texas Inc Reliant Remedy Roofing Inc RENCON RentPath RentSense LLC Residential Waste Service LLC Restoration 1 of Central Houston REVS (Refuel Electric Vehicle Solutions) RezClean Houston RG Miller Engineers RLB Construction Ltd dba RoofTec Roadrunner Restoration

Company LLC Roosevelt General Contracting Roto-Rooter Services Co SafeRent Solutions Saifee Signs & Graphics Saint Clair & Sons Inc Sayan Renovations and Construction Scoop Troop HTX SEAL Security Solutions LLC Secure Insurance Sherwin Williams Company Sign-Ups & Banners Signal 88 Security Skyline Highrise Services Snappt SOS-ASAP Softwashing South Central Electric LLC Southern Shingles Steward Trash Valet Service Storm Maintenance & Monitoring Stormwater Professionals Group Strata Roofing and Construction LLC Structural Concrete Systems LLC Sunny Pressure Washing LLC Swain & Baldwin Insurance & Risk Management Swift Bunny Texas Apartment Pool Services Texas Concrete Professional Company Texas Engineered Roofing & General Contracting Texas GroundWorks Management Texas Landscape Group LLC Texas Southwest Floors Inc Texas Waste Management Solutions LLC Texas Window Cleaning Co Inc The J.P. Barnes Law Firm PLLC The Lane Law Firm The Law Office of Ernie Garcia, PLLC Three Amigos Texas LLC Threshold Agency LLC Tidal Renovations LLC Tile Center Top Brass Services Group Tpo Pros Roofing & Restoration Trash Roundup LLC Triangle DJ Contractors Two Brothers Foundation Repair United Protective Services Urban Value Corner Store USA Patrol Division USMEX Advisors Valet Living VBM Waste LLC VERO Leasing Vima Decor Warrior Patrol Services LLC WASH Multifamily Laundry Systems Watermark Restoration and Construction Wayfinder Tax Relief LLC Webb Pest Control Whitmans Contracting and Roofing Willbanks & Associates Inc Wilson Fire Equipment Wilsonart LLC World Cinema Inc WRLD PRO Vending LLC

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Letter from the President


I’VE BEEN REFLECTING A LOT ON WHERE WE ARE RIGHT NOW. The multifamily industry has just shown up in force for the record-setting attendance of the Texas Apartment Association ONE Show and the Houston Apartment Association Education Conference and Expo. Attendees have been away from these large scale events and are having “a-ha!” moments as we come back together. I have realized that the “a-ha” here is a sense of belonging. We have all been craving that sense of connection and the sense of community is really evident as we are getting back together in record numbers. I'm currently reading The Atlas of the Heart by Brené Brown and in her book, Brown comments on diversity, equity, inclusivity and belonging. That sense of belonging is a big piece of connection that people don’t really realize or talk about much. When I say belonging, it's like family. When you're with your family you, hopefully, feel secure because you know you belong. You know you're accepted as you are, and you have a safe place to be yourself. I believe that the association does that for our professional community. It gives us a place to be ourselves – our professional selves – in a safe way with our peers and really solidifies that sense of belonging for each of us. So, my advice is to be present and not be distracted in these moments of connection. Put your cell phone away and be intentional about meeting new people. Commit to being present, for yourself and for your multifamily peers. You belong. A great opportunity to connect this month is the HAA Honors Awards. It offers industry professionals the opportunity to celebrate and connect with the best in our industry. The QR Code for HAA events is below right and see Page 28 for more details. One other thing I want to mention this month has to do with market conditions. Interest rates are rising and as a result, transactions are slowing down. Hopefully, this means our onsite employees might be offered a bit of calm in terms of their day-to-day. There has been so much transactional activity that's happened in our industry that it has created an additional layer of stress, not just with the transactions themselves, but with the staffing changes that come with sales. The leadership changes have also impacted team members too, as organizations have morphed and reevaluated business plans during these dispositions and acquisitions. As the economy changes, we have to change with it but it's been a lot for our teams to handle, impacting people’s emotional well-being. With the transactions slowing down, let’s start thriving – not just being a survivor, but being a driver of change and acceptance. There’s more to learn about market conditions. Check out the report from Bruce McClenny starting on Page 34. Though the market has been climbing, there are reasons to be unsure about the future. Just remember, as long as we're present and together, we will thrive. If there's anything that this pandemic has taught us, along with all the insurmountable challenges that we have faced together through the years, is that we are stronger together and there's nothing we can't accomplish TOGETHER.



June 2022



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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.

June Patron of the Month



June 2022

Houston Planned Energy Systems


HAA Member since 1978

HAA Member since 1997

Cotton Commercial USA Inc.

Gemstar Construction Development Inc.

HAA Member since 1982

Hire Priority Staffing & Executive Search

HAA Member since 1985

AAA Plumbers

HAA Member since 1993

HAA Member since 1984

CSC ServiceWorks

FSI Construction Inc.

HAA Member since 1961

HAA Member since 1999

Craven Carpet

Dixie Carpet Installations

HAA Member since 1986

HAA Member since 1987

Camp Construction Services

Century A/C Supply

HAA Member since 1994

HAA Member since 1968


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Legislative Update

By STEPHANIE GRAVES, HAA Legislative Chair, with BRADLEY PEPPER, Vice President of Government Affairs

RENT RELIEF RECAPTURE An update on Harris County/City of Houston Rent Relief Recapture.

AS MANY HAA members know, the TDHCA’s Texas Rent Relief (TRR) Program and the Houston/Harris County Emergency Rental Assistance Program have issued recapture requests requiring owners to pay back certain relief payments received over the last year. The HAA Government Affairs team has been working to address confusion around the rental assistance recapture requirements from both local and state agencies. This is a complicated issue and involves multiple state and local agencies, as well as the U.S. Treasury, as these agencies must follow Treasury guidelines. While HAA has been working on this issue with the various program administrators, we have also met with elected officials at the local, state and federal levels to educate them on the issues that recapture is causing and the negative effects on their constituents. Additionally, we have been working with TAA to communicate these issues to TDHCA, as well as with NAA to inform the Treasury Department. In a positive development for those properties in Houston and Harris County, we were told recently by a representative of the Houston/Harris County program that recapture efforts are currently paused for any state/local duplicate payments for which the Houston/ Harris County program was the second payer of the duplicate funds. The Houston/Harris County program is developing a process through which a multifamily resident can update their application to allow for allocation of payments to additional months, with an associated reduction in recapture requirements. It has been reported to us that the new process is scheduled to be launched toward the end of May. Applicants with existing duplication will be prioritized. They have no current plans to attempt to return recouped funds to apartment owners or residents. While this is a good sign, please note that

this will only affect reThe HAA Government Affairs team has been working to capture requests from address confusion around the rental assistance recapture the Houston/Harris requirements from both local and state agencies. This is a County program. This “fix” does not currently complicated issue and involves multiple state and local apply to recapture reagencies, as well as the U.S. Treasury, as these agencies quests from TRR or any must follow Treasury guidelines. other local programs. We are also working with the Houston/Harris justice of the peace. It is critical that we conCounty program to provide a webinar to help tinue to elect candidates that are pro-industry educate HAA members on the current and fuand follow the law. ture status of rent relief funds moving forward, If you have not joined the HAA PAC, this is the so stay tuned. For more information or quesyear to add your voice to ours and help us tions regarding the Houston-Harris County spread our message and our story. Few organiEmergency Rental Assistance Program please zations engage in the justice of the peace races call their hotline at 713-874-6609. that are so critical to our industry, and your supThere are some counties in our region port can mean the difference between a judge that still have rent relief funds available and who follows the law and one who does not. are processing applications. For more The HAA PAC allows us to pool our reinformation, please visit our websitea at sources and support the most qualified, prowww.haaonline.org. industry candidates for local and state office. We have screened and endorsed candidates Join HAA PAC Today In my role as Legislative Chair for 2022, I for the Primary Elections already this year and have made it my goal to increase our HAA PAC will continue to do so as we approach the membership participation beyond what we November General Election. This gives PAC have seen in recent years. The number was set members an opportunity to meet and hear at 250 members. We are halfway through the directly from these candidates on how they year and have already reached 220. We had 144 will deal with issues related to the industry. total for 2021. So, we are doing great so far. Visit www.haaonline.org/HAAPAC for more That said, we need more participation. information. For as little as $100, you can be a We know that politics is not everyone’s part of this important effort to keep our industhing. We know that sometimes it can be contry strong. fusing, intimidating and quite frankly, ugly. If you have a regulatory problem or However you feel about politics personally, question, call the HAA main line at just know that the decisions made by our 713-595-0300 and ask for Government elected officials directly impacts our industry Affairs. If a particular code requirement or and the jobs we do every day. issue concerns you, let us know by emailThis is an important election year. We will ing Bradley at bpepper@haaonline.org. elect every state elected official, from governor to state representative, as well as most of our county elected officials, from county judge to

Your Vote Matters www.haaonline.org

www.haaonline.org/HAAPAC June 2022



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It’s the Law

By HOWARD BOOKSTAFF, Hoover Slovacek LLP , HAA General Counsel


SINCE MARCH 22, the apartment industry has seen unprecedented restrictions on an owner’s ability to enforce a resident’s obligation to pay rent and recover possession of an apartment. Eviction moratoria, restrictions, complications and delays have resulted in substantial delinquencies and prevented owners from being able to efficiently recover possession of an apartment from a defaulting resident. This environment has caused owners to think about alternatives to the eviction process to collect rent, recover possession and mitigate damages. The self-help remedies (those remedies that do not require judicial permission) most often asked about our lockouts and liens. Self-help remedies such as lockouts and liens are fraught with danger and may not get you what you want. If you attempt to exercise these remedies, but do not do them correctly by following a multitude of requirements, you run the risk of fairly substantial penalties. Even if you perform these remedies correctly, you run the risk of being sued. Knowing the purpose, requirements and pitfalls of these remedies will help you determine whether you want to take the risk associated with exercising these remedies.

Requirements: • An owner may not intentionally prevent a resident from entering the apartment except by judicial process, unless the decision results from: m bona fide repairs, construction or an emergency; m emoving the contents of an apartment abandoned by a resident; m changing the door locks to the apartment of a resident who is delinquent in paying at least part of the rent.

Lockouts (Governed by Section 92.0081 of the Texas Property Code)

• An owner may not intentionally prevent a resident from entering an apartment unless: m the owner’s right to change the locks because of a resident’s failure to timely pay rent is placed in the lease; m the resident is delinquent in paying all or part of the rent; m the owner has locally mailed, not later than the fifth calendar day before the date on which the door locks are changed, or handdelivered to the resident or posted on the inside of the main entry door of the apartment not later than the third calendar day before

Purpose: • To cause confrontation with the resident who has been unresponsive and unavailable. • This remedy is not designed to collect rent since a key is required to be provided whether or not rent is paid. • Note: Pursuant to Section 2306.6738 of the Texas Government Code, the lockout remedy is not available to an owner of a property supported with a housing tax credit allocation. www.haaonline.org

• If an owner changes the door lock of a resident who is delinquent in paying rent, the owner must give the resident a notice stating: m an on-site location where the resident may go 24 hours a day to obtain the new key or a telephone number that is answered 24 hours a day that the resident may call to have the key delivered within two hours after calling the number; m the fact the owner must provide the new key to the resident at any hour, regardless of whether or not the resident pays any of the delinquent rent; and m the amount of rent and other charges for which the resident is delinquent.

the date on which the door locks are changed, a written notice stating: • the earliest date the owner proposes to change the door locks; • the amount of rent the resident must pay to prevent changing of the locks; • the name and street address of the individual to whom, or the location of the onsite management office at which, the delinquent rent may be discussed or paid during the owner’s normal business hours; and • in underlined or bold print, the resident’s right to receive a key to the new lock at any hour, regardless of whether the resident pays the delinquent rent. • An owner may not change the door locks on a day, or on a day immediately before a day, on which the owner is not available or on which any on-site management office is not open, for the resident to tender the delinquent rent. • An owner who changes the locks or otherwise prevents a resident from entering the apartment may not change the locks or otherwise prevent a resident from entering a common area in the community. • An owner who intentionally prevents a resident from entering the apartment must provide the resident with a key to the changed lock without regard to whether the resident pays the delinquent rent; and • If an owner arrives at an apartment in a timely manner in response to a resident’s telephone call and the resident is not present to receive the key, the owner is required to leave a notice on the front door of the apartment stating the time the owner arrived with the key and the street address to which the resident may go June 2022



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and obtain the key during the owner’s normal office hours.

Liens (Governed by Subchapter C of Chapter 54 of the Texas Property Code)

Pitfalls: • The lockout remedy is not designed to get the owner paid. • The lockout remedy is not designed to allow the owner to recover possession. • If the numerous requirements regarding notice and furnishing a key are not done correctly, the resident may either recover possession of the premises or terminate the lease and recover a civil penalty of one month’s rent plus $1,000, actual damages, court costs and attorney's fees, less any delinquent rent or other sums for which the resident is liable. If an owner intentionally prevents a resident from entering the apartment after the lockout occurs, the resident may recover an additional civil penalty of one month’s rent. • If an owner desires to have the lockout remedy, an appropriate lease addendum would need to be signed containing the required lease language.

Purpose: • To encourage the resident to pay delinquent rent. • Note: Pursuant to Section 2306.6738 of the Texas Government Code, an owner of a property supported with a housing tax credit allocation is prohibited from seizing or threatening to seize the personal property of any person residing at the property, except by judicial process.



June 2022

Requirements: • An owner has a lien for unpaid rent that is due. The lien attaches to non-exempt property that is in the apartment or that the resident has stored in a storage room. • There are a number of items of property that are exempt from the lien. A lien does not attach to: A. wearing apparel; B. tools; C. apparatus, and books of a trade or profession; D. schoolbooks; E. a family library; F. family portraits and pictures;

G. one couch, two living room chairs, and a dining room table and chairs; H. beds and bedding; I. kitchen furniture and utensils; J. food and food stuffs; K. medicine and medical supplies; L. one automobile and one truck; M. agricultural emblements; N. children’s toys not commonly used by adults; O. goods that the owner knows are owned by a person other than a resident or an occupant of the apartment; P. goods that the owner knows are subject to a recorded personal property mortgage or financing agreement. • A lien is not enforceable unless it is underlined or in conspicuous bold print in the lease. • The owner may not seize exempt property and may seize non-exempt property only if it is authorized by a lease and can be accomplished without a breach of the peace. • Immediately after seizing the property, the owner is required to leave written notice of entry and an itemized list of items removed. / See Law, Page 69


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Resident Relations from the RESIDENT RELATIONS COMMITTEE

COVID CONSIDERATION A resident disputes charges after giving a notice to vacate.

A RESIDENT FILED a complaint with HAA disputing charges and to have his original move-out date honored. The resident claimed that he was not able to give written notice due to being hospitalized with COVID-19. He spoke with management, explained his situation and claimed they did not make notes on his account. He gave notice on January 3 and moved out at the end of his lease term on January 31. Management charged him for rent and fees until March 2. Management Response Management responded to HAA that the resident came into the office on January 3 to submit his notice. His lease ended on February 1 and the property requires a 60-



June 2022

day notice to vacate, extending his move-out date to March 2. The assistant manager spoke with the resident when he turned in his keys and asked the resident to email documents from his hospital stay to management. They would see if there was anything that could be done to help him. The resident did not send in any documentation to support his claims. Management offered to waive the monthto-month fee, though the 60-day notice did stand per the lease agreement. Management provided copies of the lease, move-in condition form, resident ledger, application, resident’s notice of intent to move-out and final account statement.

The Committee’s Decision The committee decided in favor of management. The resident did not fulfill his lease obligation and the charges were justified. The HAA Resident Relations Committees provide an impartial review of resident complaints using the documentation provided by both the resident and management. If you are a manager with a resident relations issue, call HAA at 713-595-0300 for direct assistance. Renters can be referred to HAA by calling 713-595-0300 to speak to a trained consultant, fluent in English and Spanish, Monday through Friday from 9 a.m. to 4 p.m. Residents can also be directed online to www.haaonline.org/renters.


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“Pivot” your marke ting and network with your friends Events on the itine in multifamily! rary include the In stallation Gala, 40 Dinerstein Golf To Under 40, urnament, Annual Business Meeting, State of the Indust Ch ili Fest, ry Breakfast, Aven ue Programs, Hono NEXT events and rs Pr a whole line-up of ogram, education sessions and seminars.

! n o i t c u A p i h s r o s n o p HAA S

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/Drawing Lots Open: 3 p.m. Drawing Lots close: 3:45 p.m. Live Auction begins: 4 p.m.


RSVP to Amanda Sherbondy at asherbondy@haaonline.org

Thursday, June 30! +Need a hand? . Can’t make it?

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, what's for sale and tips on how to improve your sponsorship.


If you can't make the live auction, proxy bidding is available until the end of the day Monday, June 27! Email Amanda Sherbondy at asherbondy@haaonline.org for information.

Visit www.haaonline.org/sponsorship for more details. Auction program available on June 1.

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Friday, July 8

Welcome to the jungle as we roll on over to Copperfield Bowl for the 2022 HAA Bowling Tournament! Shout it out loud as the top bowlers bring home the hardware and light your fire with a bit of lunch and libations. Get lost in your rock-n-roll for the team and individual bowling and costume contest awards.

Copperfield Bowl 15615 Glen Chase Drive 12:30 p.m. to 4 p.m. Registration and practice – 12:30 p.m. Tournament begins at 1 p.m.

Spectators – $30/person Team Registration (5 players) – $320 Maximum of two teams per company. Price includes 3 games, shoes and buffet.

Register online at www.haaonline.org/events

Sponsored by American Fire Systems and Contractors Inc.

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On the Road with HAA Outlying Redbook Seminars in The Woodlands and Pearland Thursday, April 7 and Tuesday, April 12 Sponsored by Ideal Towing, Fetch, Liberty Rent and Hire Priority Staffing & Executive Search In this year’s Pearland and The Woodlands Redbook Seminars, HAA’s General Counsel Howard Bookstaff sharpened members knowledge of changes in management practices required by new laws. He also covered updates to key regulatory issues that affect property management.



June 2022


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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 Assistant Vice PresidentOutreach Lauren Turner at lturner@haaonline.org to sign up for FREE, management-only events where you can learn about issues affecting your area and network with your fellow managers. Want to host an event? We are looking for member properties to host a Region Meeting. Contact lturner@haaonline.org. www.haaonline.org

June 2022



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Calendar HAA Education, Events and Meetings SCHEDULE

JUNE 1 New Supplier Member Orientation Wednesday, June 1 10 a.m. Via Zoom All new supplier members are welcome. Contact members@haaonline.org for the link to join. Ambassador ONE Society Happy Hour Wednesday, June 1 3:30 p.m. Kirby Ice House Memorial City 1015 Gessner Road Ambassador members only. Contact Amanda at asherbondy@haaonline.org for details. Legal Lowdown Thursday, June 2 3 p.m. HAA's Monthly Legal Series comes to you virtually with Howard Bookstaff. Registrants receive access links via email one day prior to event date. Visit the event calendar at www.haaonline.org to register. Sponsored by Ideal Towing NEXT Professional Development Breakfast Friday, June 3 8:30 a.m. to 10 a.m. This niche group within HAA is dedicated to the networking and professional development needs of HAA members under 40. Network with your peers at this low-cost educational breakfast. This month's topic: is “Diversity, Equity & Inclusion” with featured speaker Trevor S. Mitchell, MBA, CAE, CDP of American Mensa. Sponsored by Cinema Anywhere and Texscape Services

7-8 Leasing 101 Tuesday, June 7 and Wednesday, June 8 8:30 a.m. to Noon NEW: Attend both days or Day 2 only for a TAA Lease 2.0 refresher course! From Fair Housing and the TAA lease paperwork, to today’s terminology and techniques, the

industry’s most seasoned and dynamic instructors are on hand to educate students on the boundless potential that awaits those who choose the apartment management industry as their career. Visit www.haaonline.org for more information.

7 Golf Workshop Tuesday, June 7 10 a.m. to 2 p.m. Quail Valley Golf Course & City Centre Open to ACES members only. See Page 23 for details and sponsors.

8 Katy Region Meeting Wednesday, June 8 11 a.m. to 1 p.m. Open to onsite personnel only. Registration starts at 11 a.m. The program and lunch begin at 11:30 a.m. This event is free, but we kindly ask you to RSVP yourself and/or team members. Visit www.haaonline.org/outreach meetings for up-to-date information. Contact outreach@haaonline.org to RSVP. Sponsored by Perma-Pier Foundation Repair of Texas HAA Membership 101 Webinar Wednesday, June 8 12:30 p.m. to 1:30 p.m. Via Zoom Contact members@haaonline.org for the link to join. Resident Relations Committee B Meeting Wednesday, June 8 Via Zoom 2 p.m.

9 Avenues: Main Street 3 – Bringing Humanity to Your Insanity with Steve Wunch Thursday, June 9 8:30 a.m. to noon Join Steve Wunch, a professional facilitator in leadership, sales and customer service as he unveils the process of recognizing the differences in each person’s “story’ and how to give them the best

W 1 5 6 7 8 12 13 14 15 19 20 21 22 26 27 28 29

customer service possible. See Page 22 for details. Sponsored by Best Plumbing Go-Getter June Meeting Thursday, June 9 4 p.m. Kirby Ice House Memorial City 1015 Gessner Road For membership recruiters and new members. Reignite your involvement and join the Go-Getter Club! You can help strengthen your association with new members and increase engagement. New & prospective members are welcome to attend to meet current members to build their network and build lasting connections.. Contact Amanda at asherbondy@haaonline.org for details. Sponsored by ApartmentData.com and Liberty Rent

10 Leadership Lyceum Friday, June 10 10 a.m. Contact Susan at shinkley@haaonline.org for details.

14 HAA Blood Drive Tuesday, June 14 8 a.m. The Gulf Coast Regional Blood Center will be set up at HAA for the drive. Sign up online at https://www.commitforlife.org/donor /schedules/drive_schedule/342007 or contact Susan at shinkley@haaonline.org for details. Introduction to Microsoft Excel Tuesday, June 14 9 a.m. to noon Learn to conquer your fear of the spreadsheet! This great-for-beginners course offers a detailed look into this multifaceted, often daunting program.

15 HAA PAC Luncheon Wednesday, June 15 11:30 a.m. to 1 p.m. Contact Madison at mpolston@haaonline.org. for details. Sponsored by ApartmentData.com

T 2 9 16 23 30

F 3 10 17 24

S 4 11 18 25




3 4 5 6 7 10 11 12 13 14 17 18 19 20 21 24 25 26 27 28 31

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16 Featured Event: Honors Awards Thursday, June 16 6 p.m. Hilton Americas-Houston 1600 Lamar Street, 77010 Join us as we honor and celebrate the multifamily industry's finest professionals and properties, as well as recent NAA credential holders. See Page 17 for more information and to view a list of sponsors.

17 ACES Luncheon Friday, June 17 11:30 a.m. to 2 p.m. Location: TBA ACES is open to supervisors and executive-level multifamily professionals. Contact Emily at ehilton@haaonline.org for details. Sponsored by Lowe’s Pro Supply and Perma-Pier Foundation Repair of Texas

20 HAA Closed Monday, June 20 The HAA Offices and HAF Education Center will be closed in observance of Juneteenth.

21-24 NAA Apartmentalize Tuesday, June 21 and Friday, June 24 Visit www.naahq.org for details.

28 Introduction to Microsoft Excel Tuesday, June 28 9 a.m. to noon Learn to conquer your fear of the spreadsheet! This great-for-beginners course offers a detailed look into this multifaceted, often daunting program.

30 Sponsorship Auction Thursday, June 30 See Page 16 or visit www.haaonline.org/sponsor for more 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


June 2022


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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.


HAA Closed Monday, July 4 The HAA Offices and HAF Education Center will be closed in observance of Independence Day.


New Supplier Member Orientation Wednesday, July 6 10 a.m. Via Zoom All new supplier members are welcome. Contact members@haaonline.org for the link to join. Ambassador ONE Society Happy Hour Wednesday, July 6 3:30 p.m. Kirby Ice House Memorial City 1015 Gessner Road Ambassador members only. Contact Amanda at asherbondy@haaonline.org for details.


Legal Lowdown Thursday, July 7 3 p.m. HAA's Monthly Legal Series comes to you virtually with Howard Bookstaff. Registrants receive access links via email one day prior to event date. Visit the event calendar at www.haaonline.org to register. Sponsored by Carrier Enterprise



Featured Event: HAA Bowling Tournament Friday, July 8 12:30 p.m. Copperfield Bowl 15615 Glen Chase Drive 77095 It’s time to jam! Join HAA to Rock-nBowl! See Page 17 for details. Sponsored by American Fire Systems and Contractors Inc.


Crime Prevention Round Table Wednesday, July 13 11:30 a.m. Contact Lauren Turner at lturner@haaonline.org for details. Sponsored by American Fire Systems Resident Relations Committee A Meeting Wednesday, July 13 Via Zoom 2 p.m.


CPO Course Wednesday, July 13 and Thursday, July 14 9 a.m. to 4 p.m. See Page 24 for details.


Baytown Region Meeting Thursday July 14 11 a.m. to 1 p.m. Open to onsite personnel only. Registration starts at 11 a.m. The program and lunch begin at 11:30 a.m. This event is free, but we kindly ask you to RSVP yourself and/or team members. Visit www.haaonline.org/outreach meetings for up-to-date information. Contact outreach@haaonline.org to RSVP. Sponsored by Redevelopment Services


Product Service Council Outing Thursday, July 14 Noon Contact Susan at shinkley@haaonline.org for details.


Expert Exchange Wednesday, July 20 Noon to 12:30 p.m. Join HAA and guest Satisfacts for HAA’s Micro Webinar series made available to you via Zoom and YouTube (subscribe to HAATV). NEXT Fundraiser: Multifamily Trivia Night Wednesday, July 20 5:30 p.m. to 8:30 p.m. Open to all HAA members Join the HAA’s young professionals group as they host a fundraiser supporting Halo House Foundation. See Page 26 for details.-

21-23, 28-30

Extreme CAM Thursday, July 21 thourgh Saturday, July 23 and Thursday July 28 through Saturday, July 30 8 a.m. to 4 p.m. Managers: Get certified fast in this intensive program. See Page 23 for details.


Avenues: Leadership Lane 2 – The Middle Child of the Multifamily Industry: Specialized Training for Assistant Manager with Vicki Sharp Tuesday, July 26 8:30 a.m. to noon This session will focus on typical duties of the assistant manager, including rent collection, lease renewals and stepping in the manager’s role when needed. See Page 22 for details. Sponsored by Best Plumbing


NEXT Committee Meeting Wednesday, July 27 6 p.m. Contact Lauren at lragin@haaonline.org for details.


TAA Quarterly Meetings Wednesday, July 27 and Thursday, July 28 Visit www.taa.org for details.

June 2022



avenues 2022 pg 22.qxp_Layout 1 5/17/22 2:25 PM Page 1

Sponsored by

All new content foaaron2lin0e.2org2fo!r details. See www.h



Avenues: Main Street - 3 June 9 Bringing Humanity to Your Insanity with Steve Wunch







Avenues: Maintenance Blvd - 2 October 6 Creeped Out by Bids and Scopes of Work? Top Tips to Produce Successful Contractswith Chris King-Dye, Full House Marketing

Avenues: Leadership Lane - 2 July 26th The Middle Child of the Multifamily Industry: Specialized Training for Assistant Manager with Vicki Sharp

Avenues: Marketing Place - 2 July 7 Connecting The Dot: Your Blueprint to TikTok & Instagram with Megan Orser, Smart Apartment Marketing

Avenues: Maintenance Blvd - 3 November 3 Dude, where’s my caulk? Inventory Management and Shop Organization with Chris King-Dye, Full House Marketing

Avenues: Leadership Lane - 3 September 21 Feedback Is A Gift Successful Leaders Give with Steve Wunch

Avenues: Marketing Place - 3 September 8 Getting “HITCHed!” How to Help Your Clients Fall in Love with Your Community! with Rommel Anacan

Follow a road that fits you career journey with Avenues. The Avenues series of seminars feature some of the best nationally-acclaimed speakers in the industry with learning sessions for every level of multifamily professional. Annual Property Subscriptions are available with unlimited attendance for all on-site property staff to all sessions at discounted prices: • Only $199 per year per property for properties with fewer than 200 units • Only $399 per year per property for properties with 200 to 350 units. • Only $450 per year per property for properties with more than 350 units. If you need a single workshop, individual sessions are priced at only $50 per person, a real steal for quality education.

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

Need just o ne seminar Individual s e s s ? ions are pric per person, ed at a real steal

o for quality e nly $50 ducation!

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

Extreme CAM pg 23.qxp_Layout 1 5/17/22 2:26 PM Page 1

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) Designation Requirements To qualify for the CAM program, candidates must: • have worked in the apartment industry for at least 12 months (can be obtained during the candidacy period for CAM); • successfully completed the nine courses listed below (which total 55½ hours) • receive a passing grade of at least 70 percent on the online comprehensive exam Please note that new registrations received within three days of the course will be assessed a $50 administrative fee to cover shipping costs for course materials.

Extreme CAM Class Schedule: Two scheduling options; classes during the week only or classes offered on Saturdays. Cost: $1,300/person


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r seat! you save you re su e ak m to Sign up early e.org/events www.haaonlin at e lin n o r te Regis ine.org for ation@haaonl or email educ ion. more informat

Summer Schedule (six days): Classes are held Thursdays, Fridays and Saturdays July 21-23; July 28-30 9 a.m. to 5 p.m. Fall Schedule (five days): Classes are held during the work week only November 7-11 9 a.m. to 5 p.m.

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w Kno The Certified Pool Operator Certification, better known as CPO, will dispel the myths in pool care and tremendously reduce chemical expenses and extend the life of your pool.

t y ation a r a r t t d s i s s i n i e g am Wedn .m. – Re . – Progr , exam admys) a k a 8:30 . to 4 p.m es textboo for both d d h 9 a.m 299 (inclust and lunc n Reed i $ a Fee: and breakf Dinerste r, AF nte e fee, H : C n n ., tio io Loca p Educat Park Blvd Beltway Proko Westway ast of the .org/events. e 4810 ay Road e w.haaonlin w l at w off C line

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Successful completion of this course offers apartment industry personnel a five-year certification from the National Swimming Pool Foundation and ensures pool chemicals are being used properly and when appropriate.

or t a r e Op l o o P -14 n 3 d o 1 i e t i y f l Certi ) Certifica ursday, Ju h (CPO and T ion

Recommended for anyone working with pools, this course is also a great course for property managers. Make sure you are up-to-date on local codes to help reduce risk and liability by attending this informative session.

Although the course and texts are presented entirely in English, Spanish-language exams are available upon request.

Instructor: Grant Almquist, Texas Apartment Pool Services




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y l i m a f i t l u M The

Game Show

hosted by

NEXT Fundraiser supporting Halo House Foundation

Wednesday, july 20 HAF Education Center 4810 Westway park blvd.

Open to all HAA members Proceeds will go to Halo House Foundation, a nonprofit that enables access to lifesaving treatment at the Texas Medical Center by providing affordable fully-furnished apartments and a community of support to blood cancer patients and their caregivers.

5:30 p.m. to 8:30 p.m. Table of 8 - $500 Individual Seat - $65 Registration includes heavy appetizers and your first drink.

Register online at www.haaonline.org/next

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Join us as we recognize the multifamily industry's finest professionals and properties, as well as recent NAA credential holders.

2022 Honors Awards T




6 P.M. TO 9 P.M. HILTON AMERICAS-HOUSTON 1600 LAMAR ST., HOUSTON, TEXAS 77010 $120/seat or $1,300 for a table of 10 Don’t miss the Early Bird Discount: $100/seat or $1,100 for a table of 10 if payment is received by May 23


Tables of 10 may be reserved by company name when paid in full. Requests for refunds must be received in writing by the end of business day on May 23 and will be subject to a $50 cancellation fee. No refunds will be granted after May 23 or for no shows. No refunds will be given for individual tickets, but tickets are fully transferable.


For reservations and information, contact events@haaonline.org or register online at www.haaonline.org/honors.

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On the Scene Photos by MARK HIEBERT, Hiebert Photography HAA PAC TopGolf Fundraiser Thursday, April 14 at TopGolf Katy HAA members hit the bays to raise more than $11,990 for HAA’s Political Action Committee.

Thank You to our Event Sponsors and Congratulations to the Winners: TOP Sponsors Outdoor Elements Roadrunner Restoration Company Welcome Sponsor Marathon Fitness Hole in One Sponsor Camp Construction Services Lunch Sponsors American Fire Systems Crestmark Construction Beverage Sponsors Contractors Inc. Dixie Carpet Installations Inc. Best Team Spirit Sponsors Century Air Conditioning Supply Matrix Construction Services Best Female/Male Award Sponsors Core Landscape Guardian Construction Team Awards Sponsors Camp Construction Services Chadwell Supply Earthworks Last Place Award Sponsor Gemstar Construction Development TopGolf Team Winners: 1st Place – GWR Management 2nd Place – Dixie Carpet Installations 3rd Place – Tarantino Properties TopGolf Best Male and Female Award Winners: Nicole Aldrich, GWR Management, and Matt Nunn, Capital Construction TopGolf Last Place Award Winner: Merideth Bunting, Dinerstein Companies TopGolf Best Team Spirit Award Winner: Q10 Property Advisors



June 2022


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June 2022



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On the Scene Photos by MARK HIEBERT, Hiebert Photography HAA PAC TopGolf Fundraiser



June 2022


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June 2022



bruce pg 34,35,36,37,38.qxp_Layout 1 5/18/22 8:23 AM Page 1

Images © Dilen_ua and keko-ka | iStock by Getty Images

. ak e p his t r ve o ks ’s c t a r , ha et ide e w h r nt t’s o se o e y t k ar ble ? int a m t a y he t, un awa ncer sion ing. t f e o -spo ight t of u eces n rag g sta lind stra oun t of r atio t b l n re at a or a s am spec tagf r cu re nt dou pro or s e e a c s n e th we de eme d th At r e th a tr n an o n is io t a ere flat i Is Th , in ar w th wi



June 2022


d l i W Ride

bruce pg 34,35,36,37,38.qxp_Layout 1 5/18/22 8:23 AM Page 2



BRUCE MCCLENNY, ApartmentData.com

The Market Ride


he Houston Apartment Market continues to advance from its lofty perch achieved in 2021. After finishing 2021 with historic rent growth of 13.9% driven by an all-time high absorption performance of 38,000 units, Houston keeps moving these metrics higher. At the end of 2021, overall average rent reached $1,188 per month. The rent level over the first four months has continually improved by $32 to a new height of $1,220 per month. This movement represents a 2.7% nominal increase or 8.1% when annualized. Overall occupancy ended 2021 at 91.5%, a pinnacle that was surpassed at the end of April when occupancy rose 20 basis points to establish a new high at 91.7%. The graph on Page 36 illustrates how the recent historic highs of occupancy and rent was formed from a 12-year perspective. The graph starts in 2010 as the market was emerging from the Great Recession, back when rent was a mere $730 per month and occupancy was a meager 86.0%. Since then, occupancy resembles a roller coaster ride with a slow ascent to its first peak of 91.4% in 2015 during the Fracking Boom. Then in 2016, the Fracking Bust put occupancy in a free-fall, dropping it to 88.3%. The next hill looks like a bunny hop with occupancy reaching 90.0% mid-year 2019. 2020’s COVID-19 outbreak, with its economic lockdown, was similar to a descending barrel roll, moving occupancy to a valley of 88.4 percent. As the market gained speed banking into 2021, the reopening economy catapulted occupancy and rent to their historic lofty positions. At the current stage of the market’s ride, we are at a blind-spot, unable to see what’s over this peak. Is it another descent or a straight-


June 2022



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away? There is a tremendous amount of uncertainty on the tracks with war, inflation and the prospect of recession or stagflation raging. Riding by Class The overall statistics of rent and occupancy are an aggregation of the performance of each class of property. Classes are determined by a bell curve distribution of market rates or price. The top table on Page 37 shows how each Class differs in performance and how each contributes to the overall market statistics as of April 30, 2022. In addition, Class A has been divided into two groups. One group is the Class A properties that began leasing in 2021 and 2022. Since properties in this group are in varying degrees of lease-up, occupancy is understandably low at 41.9%. Due to the ever-increasing supply of this group during the time frame analyzed, rent trends cannot be properly calculated. Filtering out the lease-up properties of 2021 and 2022 from Class A creates the Class A Stable group. All classes are exhibiting elements of outstanding performance. When the overall statistics represent historical highs for occupancy and rent, it’s natural for those fundamentals to shine throughout the class distribution. As for rent trend and absorption, those metrics, while still significant, are moderating from their highs as of the end of 2021, when rent growth registered 13.9% and absorption soared to 38,046 units. The 4-month rent trend is annualized to provide an approximation of what rent growth might be if the current trend is maintained. An 8.1% rent growth for 2022 would be an outstanding accomplishment. Among all the very positive numbers on the classification table, one statistic really stands out, the 4-month negative absorption perform-

ance of Class B. This number, -1,231 units, suggests that more are moving out than moving into Class B units. Could this mean that high prices are driving residents out of Class B to the lower price alternatives of Class C and D, or into shadow rentals? Or, as one broker supposes, the negative absorption is a result of rehab activity that keeps a unit vacant? Stay tuned as this negative trend grows or fades to be no more than a “tempest in a teapot.” The Top 10 Submarkets The economic reopening in 2021 generated 159,700 jobs, which ignited a historic amount of absorption. In the apartment industry, absorption is an expression of demand which indicates the change in the number of occupied units. The table at bottom right lists the top 10 submarkets based on absorption over the last 12 months. In addition, the table shows recently opened new supply and rent growth. The post pandemic market has created an economic situation where demand exceeds supply across many industries, which has spiked prices. The current inflation rate, as measured by the Consumer Price Index, is 8.54%, the highest since December 1981. The news is full of examples of prices spiraling higher, such as automobiles, food, energy and housing. Over the past 12 months, the Houston metro area generated 31,456 units of positive absorption, which far surpassed the 19,931 units of new supply delivered over the same time frame. With such an enormous imbalance in supply and demand, monthly average prices soared by 11.7%. The table at right shows only the absorption performance of the top 10 submarkets. Katy and The Heights are perennial leaders in absorption and construction. The suburban markets of

Occupancy and Price 93.0% 92.0%






$1,220 $1,188 $1,200 91.7% 91.5% 90.6%

90.4% 89.3%





89.0% 88.0%

$1,000 88.4%




90.0% $1,051


$900 $838










June 2022



























bruce pg 34,35,36,37,38.qxp_Layout 1 5/18/22 8:24 AM Page 4

rket a ation m u t c i i s m ic e nom pand o t c s e ly o n supp ed a The p t s a d h e e r xce whic e , has c s d e i n r a st e dem any indu r e h w sm acros rate, ices. n r o p i t d a l pike nt inf e r has s r u by The c ured s dex, a n e I e m c ri as mer P u s n o 1. the C r 198 e , b % 4 m e is 8.5 e Dec c n i s t ighes h e h t

Tomball and Lake Houston, as well as the core markets of Montrose and Highland Village, consistently deliver good absorption numbers and are no surprise making this list. However, the markets of Alief, Willowbrook/Champions, Memorial and Brookhollow are somewhat of a surprise. But, after more consideration, their presence on the top 10 list makes sense during these times, as renters are likely to be moving to more affordable markets as rent levels move higher. This table also provides insight into considering how 2022 might unfold by focusing on what’s presently under construction and the 6month annualized rent trend. Of the 14,799 units under construction, assume that 11,000 units will deliver this year. Then add the 4,000 units already delivered, which results in approximately 15,000 units delivered by year’s end. This number of deliveries is considerably less than the 19,000 units delivered in 2021 and the 22,000 units delivered in 2022. Apartment supply and the development pipeline has been constrained by the time lost by developers during the 2020 lockdown and then thrown off schedule with labor shortages and materials availability. As for demand, look to the Greater Houston Partnership’s 2022 forecast of 75,000 jobs which equates to a 2.5% increase in employment. Also consider, the Federal Reserve Bank of Dallas has issued a job

Greater Houston Class Analysis

April 30, 2022 Effective Rent





$/sq ft


12 month

4 month

12 month

4 month

Class A 2021 & 2022







Class A Stable









Class B









Class C









Class D


















Top 10 Submarkets Absorption Performance Submarket Area

12 Mo Absorption

Recently Opened

12 Mo Rent Growth

Under Const

6 Mo Rent Growth

Metro Area






Katy/ Cinco Ranch/ Waterside Heights/ Washington Ave Tomball/ Spring Lake Houston/ Kingwood Montrose/ Museum/ Midtown Highland Vlg/ Upper Kirby/ West U Alief Willowbrook/ Champions/ Ella Memorial/ Spring Branch Brookhollow/ NW Crossing

2,616 2,422 2,282 1,868 1,667 1,498 1,364 1,287 1,172 1,070

2,485 1,842 1,015 911 1,947 403 206 360 963 838

13.4% 12.7% 14.9% 14.0% 10.6% 10.1% 9.6% 10.7% 12.6% 13.0%

2,356 1,051 439 496 1,060 257 0 489 361 0

4.8% 5.7% 6.3% 7.9% 3.2% 8.4% 11.4% 7.9% 9.9% 8.8%

Top Ten Sub Mkts







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forecast for Texas which expects the state’s employment to increase by 2.9% in 2022. If this growth rate of 2.9% is applied to Houston, job growth would register around 91,000 new jobs. Let’s assume that Houston’s job growth for 2022 will range between these two forecasts, 75,000 to 91,000. Using a 5-to-1 conversion ratio, absorption will be 15,000 to 18,200 units. This absorption narrative covers new supply and keeps occupancy high and growing from its current level of 91.7%. Using the annualized 6-month rent growth of 7.5% as a proxy for 2022 assumes that the next six months will continue at the same pace as the last six months. This scenario might be too aggressive to realize for 2022. Yet, the absorption versus the supply dynamics described above support strong rent growth. In September 2021, I forecast 5.0% rent growth for 2022. Plus, consider all the economic uncertainty that exists with the possibility of recession looming as a drag on current conditions. In any event, rent growth for 2022 should be well above the long term average and in the range of 5.0% to 7.0%. The wild ride continues. Bruce McClenny is president of ApartmentData.com. For more details, call 281-759-2200, email bruce@apartmentdata.com, see Marketline on Page 75 and subscribe to his YouTube channel at: https://www.youtube.com/channel/UCaPmY9AevdjCpqe4UeQU7xw/featured



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My sympathies are with the pro-density side of this argument. But I see the aesthetics as beside the point. To me, it’s just math. The biggest virtues of denser cities flow from ironclad principles of geometry and arithmetic – along with some basic economic concepts.



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The strongest case for urban density isn’t aesthetics, it’s math Geometry, not row house aesthetics or cyclist identity politics, makes the strongest case for urbanism. By

ALAN COLE, Full Stack Economics

Editor's note: This post was republished with permission from Full Stack Economics: https://fullstackeconomics.com/the-strongestcase-for-urban-density-isnt-aesthetics-itsmath/.


onversation about land use and building in cities often turns to questions of aesthetics or personal preferences. You find impassioned advocates of various kinds of architecture or lifestyle. Opponents of density insist on the merits of big yards, or claim that multifamily buildings are eyesores, or get into minutia about how certain types of buildings spur gentrification. Some folks on the pro-density side are equally aesthetic-minded. They paint a picture of biking in dedicated lanes past cute row houses along narrow, lively streets filled with people and not cars. My sympathies are with the pro-density side of this argument. But I see the aesthetics as beside the point. To me, it’s just math. The biggest virtues of denser cities flow from ironclad principles of geometry and arithmetic – along with some basic economic concepts.


Affordability is the number of homes You can house, at most, the number of people you build homes for. The more homes you build, the more people can afford to live in your city. People in expensive markets who like to block new houses give you a lot of pushback on this point. They like to distinguish between “luxury” and “affordable” housing units, and they worry the market might supply too many luxury units and not enough affordable ones. But this is a red herring. Markets have a lot of flexibility along quality dimensions. Residents, whether owning or renting, can occupy housing that might not have been intended for their income bracket. What is much more inflexible is rigid, strict permitting. If your city only permits, say, 200 new homes, with 600 new bedrooms, it would be impossible for your city to satisfy 2,000 new residents. In the end, the cities that build get the people. Compare, for example, San Jose and Houston. The San Jose metropolitan area has gained just under 500,000 people since 1990. Houston gained 3.8 million. And if you look at their building permits, it is extremely clear why. Each city added about two and a half

people for every new unit it permitted over the period. The unavoidable geometry of travel distance The reason so many people want to live in cities is so they can travel to offices, shops, restaurants, and other people’s houses. People also might need services that come to them, like plumbers and electricians. Many people’s lives involve dozens of these routine trips per week. Density makes these trips shorter. It’s just math. Let’s consider a stylized example. A city with a million indoor locations of some kind. For simplicity, let’s avoid distinguishing them by type. And let’s say that each has to sit on its own 200-by-200-foot square lot, a generous amount of yard space you might expect in a wealthy suburb. And let’s arrange them in a 1000-by-1000 lot grid. This city would be a square 38 miles on a side. If you assume the roads follow a grid system, and no diagonal shortcuts, the average trip from a randomly-selected location to another randomly-selected location is about 25 miles. (The average trip is ⅓ of the grid’s

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length in each direction, but it takes some multivariable calculus to prove this.) That’s a lot of driving! But there are some reforms you could make. You could make the lot sizes smaller: 120-by-120 feet. Then your city is just 23 miles by 23 miles, and your average trip from one location to another is just 15 miles. You can also stack locations on top of each other. Make the buildings four units high on each lot, and you only need the city to be 500 lots in each direction to get a million locations. This makes your city just 19 miles by 19 miles, even with the more generous lot size, and the average trip becomes just 13 miles plus three stories. Combine both reforms, and your city is just 11 miles by 11 miles, and the average trip is just 8 miles and three stories. Admittedly, lots of people prefer to live on their own lot, and prefer it to be larger rather than smaller. But people also hate long travel times, and density has considerable advantages on that front. In practice, the world is a little bit more complicated. Most of the homes might be in one part of town while businesses might be in another neighborhood. Some streets have more traffic than others. But this heterogeneity helps you further take advantage of density. You can fill the valuable central locations, which have shorter trips, with the tallest buildings. And you can fill those tall buildings with high-trafficked shops, restaurants, offices, and apartments for young singles. This leaves more space for homes with yards outside of the central area. The space disadvantages of cars Density has advantages not just in travel distance, but in modes of travel. The more short trips you have, the more bikes are viable. The more extra-short trips you have, the more walking is viable. There are various attempts to promote these choices on aesthetic grounds. Perhaps you think streets full of cars are ugly, or perhaps you think we need to exercise more, or emit less carbon. But lots of people like their cars and find them comfortable. Outside of dogooder wonks, a lot of people don’t find these kinds of arguments convincing. Instead, I would argue that once again the urbanist argument succeeds best on mathematical grounds. A person on a bike, or on foot, takes much less space than a car—not just because of the direct footprint, but also because of the space needed for a safe stop-



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ping distance, or the space needed to park. Furthermore, mass transit options like buses or subways become more viable with denser locations. If you have more people living near point A, and more stuff to do near point B, it becomes much more likely that you’ll be able to put people going from A to B in a space-efficient vehicle. For larger cities, the higher throughput of mass transit is essential. For example, here in Washington DC a subway line can accommodate 26 trains an hour, with six cars per train and up to 120 passengers per car. That works out to 18,720 passengers per hour. (There are also some eight-car trains with 33 percent higher throughput.) For comparison, the maximum throughput of a freeway lane is around 2,000 cars per hour – and most cars at rush hour have a single passenger. So each subway line has as much capacity as an 18-lane freeway. This means a city like New York simply couldn’t exist without its subway system. There’s in fact a strong argument to be made that cars aren’t particularly viable or desirable in cities, and they only work because a large amount of infrastructure is provided to car users for free through government spending or mandates for private businesses to provide additional parking. As we’ve considered above, land is a tight constraint on making city networks work, and cars are expensive in terms of land. Ultimately, mathematical arguments for density—like the ones I’ve made here, or the ones written in longer form in books like Donald Shoup’s The High Cost of Free Parking, are much more ironclad than the appeals to the aesthetics of Amsterdam. Yes, people find those places beautiful. But many people find single-family homes in San Jose beautiful, too. It is the numbers, more than aesthetics, that drive the need for dense cities. Sprawly low density, especially as practiced in cities like San Jose, saddles people with horrendous driving times. The density of places like Paris or New York supports shorter trips and faster ways of getting around. Maybe that’s not the most fun argument for urbanists who love to bike and live in row houses; it doesn’t appeal to any kind of deeply-held identity. But if people don’t share your aesthetic or identity, the practical argument is the better way to go. Alan Cole is co-founder of Full Stack Economics. He previously served as a senior economist with the Joint Economic Committee of the US Congress and as an economist for the Tax Foundation. www.haaonline.org

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Is Smarter Better? New research shows multifamily professionals are split on smart locks vs. traditional keys. By



ultifamily communities are getting smarter. Technology research group Omdia predicts that by 2025, around 40% of all U.S. apartments will be considered smart properties. Residents living in smart properties enjoy amenities such as smart thermostats, smart appliances that communicate with staff about required maintenance, and smart locks – one of the most talked-about smart technologies in the industry. But how do property management professionals feel about smart locks (also called electronic locks or keyless entry)? Are they truly an amenity, or are they a liability? To find out, our market research team at KeyTrak asked 202 multifamily professionals to share their thoughts. The results were recently published in a report called “Smart Locks vs. Metal Keys: How are multifamily communities managing access control in 2022 and beyond?” Through our research, we noticed three overarching trends. 1. Some respondents prefer the security and tracking capabilities of smart locks. In the survey, 47% of respondents said they use smart locks either exclusively or combined with traditional keys. The top three reasons respondents like smart locks are that they’re user friendly, convenient, and easy to track.


Property managers like that they can see when employees and contractors have accessed each apartment, which reduces liability. Additionally, unlike when a physical key is lost or stolen, they can simply reprogram the lock. Electronic locks are also popular with some residents since they can easily unlock their doors with codes, fobs, or their smartphones. One multifamily professional said, “When we asked the residents which they would prefer — traditional keys or keyless entry — 80-85% of the residents opted for keyless entry.” 2. Others like the reliability and familiarity of traditional metal keys. While smart locks are becoming more popular, not everyone is at ease with them. In fact, only 28% of total survey respondents believe smart locks are safer than traditional keys. Fifty-three percent of respondents reported that they still use physical keys exclusively, and 67% of those said they don’t have any plans to implement smart locks. Why are they so wary of keyless entry? The most common objections were the risk of hacking, software malfunctions, and power loss. As one respondent pointed out, “In the event of an emergency or wiring failure, at least a traditional key will still get the door open. When it’s locked shut it’s a fire safety hazard.” In addition, professionals from communities with an older demographic said resi-

dents were more comfortable with metal keys and wouldn’t (or didn’t) adapt well to electronic locks. “I came from a community that used [smart locks],” said one person. “The installation was difficult for our residents, and our older residents weren't a huge fan of change, so we got a lot of complaints in the office.” 3.Security is a priority for everyone. Although respondents were split on whether smart locks or metal keys work better and are less risky, all agreed that security is important. Of those whose communities have smart locks, nearly half (48%) said they implemented them because they provide better security than traditional locks. In keeping with respondents’ focus on improving security, 40% secure fobs or cards in an electronic key control system. On the flip side, security is a motivating factor for the 67% of metal key users who said they have no plans to implement smart locks. As I mentioned earlier, many expressed a healthy distrust of smart technology and felt that traditional locks are more reliable and secure. What’s the smart approach to key and access control? So is smarter better? Or are tried-and-true metal keys the way to go? It depends. For example, smart locks that log door access

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are safer than master keys without an accurate access log. However, securing traditional keys in an electronic key control system that creates an automatic audit trail is safer than using smart locks with fobs programmed to open every apartment. To decide on the safest method of controlling door access, follow these tips: • Think about your community’s demographics. In our research, ages 18-34 were the biggest champions of smart technology, but ages 45 and up preferred traditional keys. If your community already has other smart technologies and attracts a lot of college students or young professionals, smart locks could be a good solution for you. However, if retirees call your community home, they might be more comfortable with metal keys. If your community is somewhere in the middle, consider a hybrid approach (e.g., using traditional locks on apartments and smart locks for common areas). • Make sure you have a digital audit trail. Whenever an employee or contractor accesses an apartment, it’s critical to have a record of when and why. Avoid using manual logs that require employees to fill out the pertinent details. Instead, use a system that automatically logs when someone removes a key and/or unlocks an electronic lock. For a more complete audit trail, you can even combine these methods by storing key fobs or access cards in an electronic key control system. • Research and address vulnerabilities. Security risks come in all forms. A criminal could hack into a smart lock system, an employee could lend their fob to someone, or someone could swipe a physical key off a desk. Help prevent security breaches with frequent staff training, resident education, software updates, and secure key control systems. A smart approach to controlling access to apartments isn’t just about the type of lock you use. It’s about doing what it takes to protect residents. In that sense, yes, smarter is better. Carl Hanly, CAS, is a regional manager at KeyTrak, which provides electronic key management solutions. To download KeyTrak’s full research report, visit keytrak.com/smartsurvey.



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On the Scene Photos from TAA Texas Apartment Association One Conference & Expo Wednesday, April 27 through Friday, April 29 in Houston Photos by Mark Hiebert, Bob Daemmrich and HAA staff and volunteers.

The TAA 2022 ONE Conference was back in Houston and a huge success, with more than 6,000 attendees. Congratulations to TAA President and Past HAA President Clay Hicks, The Dinerstein Companies, and the TAA staff for a record-breaking show. TAA recognized the statewide rental housing professionals and supplier company award winners during the conference. Congratulations to the award winners from Houston: Ruha Vohra, CAM, NALP, Veritas Equity Management, 2021 Mary Williams Maintenance Professional of the Year, and Camp Construction Services, Mike Clark Supplier Partner Company of the Year. Also recognized as part of the “TAA Spotlight” were Joe Melton, Morgan; Manu Gupta, Indus Management Group; and Wilma Negron, Westbury Manor/Highland Commericial Properties; for their community good works. HAA Vice President at Large Shelley Watson, Morgan, was the big raffle winner, taking home the Mercedes Benz given away to benefit the TAA PAC.



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On the Scene Photos by MARK HIEBERT, Hiebert Photography All Stars Sports Challenge Friday, April 22 at India House A total of 29 teams competed in the 2022 All Stars Sports Challenge raising more than $16,000 for CrimeStoppers. Thanks to our sponsors: Apartments.com, HD Supply, Arbor Contract Carpet, The Liberty Group, Hire Priority, AAA Plumbers, Hacienda Landscaping, Apple Termite and Pest Control, Rasa Floors, Camp Construction Services, Chadwell Supply, CORT Furniture Rental and Texas Crime LLC. Congratulations to our winning teams: 1st Place FSI Construction 2nd Place Gemstar Construction Development 3rd Place Texscape Services Thank you to all the teams for their support:

American Landmark BH Management Services LLC BrightView Landscape LLC Century Air Conditioning Supply Chadwell Supply Dixie Carpet Installations Inc Ferguson Facilities Supply Francis Property Management Roscoe FSI Construction Gemstar Construction Development Greystar GWR Management 1 HD Supply Impact Property Solutions PuroClean SMI Realty Management SYNC Residential Texas Inter-Faith Housing Corp Texscape Services Valet Living Venterra Realty Wilson Fire Equipment For more photos, visit the photo galleries at www.haaonline.org.



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On the Scene Photos by MARK HIEBERT, Hiebert Photography All Stars Sports Challenge



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On the Scene with the HAA PAC HAA PAC Luncheon Wednesday, April 20 at the HAF Dinerstein Reed Prokop Education Center Sponsored by 1 Urban Value Corner Store The HAA PAC interviewed candidates for the newly created State House District 76 in Fort Bend County, Dr. Suleman Lalani and Vanesia Johnson.


WE’RE ALL ABOUT BETTER GOVERNMENT Threats from government are coming at the apartment industry at a rapid pace. The HAA PAC, the political action committee of the Houston Apartment Association, needs your help to fight bad legislation. HAA members can participate in the PAC on several levels. Committee application forms are available. To join, renew or learn how to become involved with the PAC, see online at www.haaonline.org/haapac or contact govaffairs@haaonline.org. 54


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On the Scene with the HAA NEXT NEXT Spring Social Sponsored by ALN Apartment Data and Gemstar Construction Development Thursday, April 7 at Flight Club Darts HAA young professionals “darted into 2022” for an evening of competition, networking and prizes. It was a bullseye!

MEET THE NEXT GENERATION OF HAA LEADERSHIP. This niche group within HAA is dedicated to the networking and professional development needs of HAA’s young professionals. 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. 56


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Owners and Suppliers:

Speed Date for Your Business



The Houston Apartment Association’s Product Service Council is here to help supplier partners navigate the association. Learn how you can get the most out of your membership.


his month, we interview HAA PSC members Marivel Bownds, CAS, Valet Living; Dan James, CAS, Redevelopment Services; and Matt Tilley, CAS, WeDoTrash, about the importance of the HAA Business Exchange (www.haaonline.org/business exchange). Tell me about the Business Exchange and why supplier partners should attend? Marivel Bownds: The Business Exchange is a great place to make a lot of connections with decision makers from various companies in a small timeframe. It’s business speed dating that allows you the opportunity to present yourself and company to industry leaders. If you have had a hard time getting a call or email returned, this is the best place to get face-to-face time and capture follow up meetings for more in-depth conversations. Everyone that attends from the management side is there to learn about companies and see if they are missing an opportunity to add something to their portfolio. Dan James: The Take 5 Business Exchange is the best way to get in front of the most important decision-makers in our industry in the shortest time possible. It’s like speed dating for businessso many influencers and purchasers of our goods and services are in one spot at one time. And the best part is, they are there specifically to hear us out! This gives us as suppliers the rare opportunity to present what we can do for them with 100% focus, free from the distractions and interruptions of their office environment. Matt Tilley: The business exchange is an amazing opportunity to speak directly with decision makers from different management companies all in one place. If you are looking for the most efficient way to get yourself and your company out in the association, this is an awesome way.



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management personnel What benefits does the Exchange offer to that is attending and Owner Management personnel who take determine who you are part in the event? Tilley wanting to visit with, as Marivel: I have gotten a great amount of new you will not make it to all the tables. business through collaborating with other supHave your elevator pitch down to minute so pliers and having them help me get the opportuyou know exactly how you are presenting nity to work with new companies. Plus, you get yourself and company. Bring business cards, to meet some amazing people that just might promotional items and any company supporthave solutions to “getting in” with that client you ing documents. find impossible to reach. Dan: Prepare – Have a 30-60 second “elevator Dan: Business Exchange is also the best way speech” that says in a nutshell what you offer for owner management reps to see who’s out and what sets you above and apart from others there offering the key goods and services they who offer the same goods and services. need and use on their properties every day. It Practice – Rehearse that elevator speech in also supplies a platform to let vendors know front of friends, family or even the mirror. The what management companies need and how they need to see it presented. It’s a two-way street more you practice it in a comfortable setting, the less nervous you’ll be in front of new people. – hence the name, Business “Exchange.” Where Look sharp and be early – Enough said. else can owner management representatives get You’ll do better if you’re on time and you look a feel for so many potential service providers in and feel your best. such a short time? Matt: There's no better way to meet the most active associaDon’t miss the 2022 Business Exchange! tion supplier partners in one place. Our industry is about Property management supervisors and executives: relationships, so there’s no betDon’t miss this free networking opportunity ter way to meet the suppliers that supports our industry. behind the emails and to learn Suppliers: Don’t miss access to property more about how their services management leaders from owner executives may be a fit for your communito maintenance supervisors. ties. You can get all your shopRegistration opens July 1. See Page 70 for more information. ping done in one place with supplier partners that are active in the association.

Thursday, September 1

What suggestions do you have for suppliers to make the most of the event? Marivel: Prep, prep and more prep! Look at the list of owner

www.haaonline.org/psc www.haaonline.org

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Relax – It’s only one opportunity of many to put your best foot forward. Don’t hang too much on it. Listen – Don’t be so caught up in what you’re going to say next, that you fail to hear what your potential customers are looking for. The best sellers are usually the best listeners. Reply – When you really listen you can reply in a way that makes your audience aware that you have been paying attention. Everyone likes to be heard. Have fun – This format is fast-paced and fun. Don’t worry if you don’t hit all the key points you wanted to touch on. A genuine smile and a laugh will get you remembered more than the deadpan delivery of one more key selling point. Be kind – Know that the owner management reps are using prime productivity time to come and listen to what you have to say. Let them know you appreciate it by thanking them for their time and consideration. Follow up – Get permission to follow up with either the person you’re talking to or someone else on their team best suited to making decisions about your products and services. You’re not likely to sign contracts there, but you can start relationships. Matt: Do your homework on the companies that either use your service or would be a good fit for what you do. Be prepared with a quick 30 second commercial on who you are and what challenges or problems you can solve for them. Then have a good follow up afterwards. What has been your most important take away from the Exchange? Marivel: This is an introduction opportunity and not a full sales pitch. Work to secure a follow up meeting in order to continue the conversation and move forward with securing a partnership. Dan: Most important? Meeting people that lead to meeting more people, which leads to relationships that result in business partnerships that last for years. Added benefits include meeting other vendors – hearing their pitches and getting out of your usual habits of cold calling or happy hour networking – both of which can be productive. Business Exchange, however, is different in that everyone here is hyper focused on the exchange of vendor-centric information and opportunities in the Houston multifamily market. Matt: If you aren’t at these events then you’re out of site, out of mind. This is the best event to get facetime with tons of people all in the same room. www.haaonline.org

Do you really know your applicant?

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

a service of

in partnership with SafeRent Solutions

To subscribe or to learn more, call RCR at 713-595-0300or visit www.haaonline.org. June 2022



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On Site with ABODE

Featuring HAA Honors Property Award Winners

ALYS CROSSING Best New Development – Garden Property: Alys Crossing Owner/Management: Hines/Willowick Residential Location: 20510 Cypress Plaza Pkwy. in Cypress Units: 360 Web: https://www.wm-alyscrossing.com/ Photos supplied by Alys Crossing Alys Crossing is located in the upscale community of Cypress Creek Lakes in Cypress. The elegantly curated interiors include high-end finishes including quartz countertios and stainless steel appliances. Resort-style amenities make it easy for residents to stay active, with a world class golf simulator, family lounge, fitness zone, entertainment area and more. Though opening in a pandemic environment presented a unique set of challenges, the Alys Crossing team were able to provide their new residents and prospects with top level service. From “Resident Brunch to pool fitness, “Wine Down Wednesdays” to “Spring Break Bonanza,” and much more. With residents home during the pandemic, resident services became more important than ever. The maintenance team provided 24-hour turnarounds on work orders and were available 24/7 during Winter Storm Uri, through intermittent power and water outages, earning the property a Google standing of 4.5 and five stars on Facebook. The management and staff has a long-standing history of giving back to the local community, participating in Earth Day events, United Way and Habitat for Humanity, and employees are encouraged to find ways to give back to their respective communities.



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Each month, On Site with ABODE takes a closer look at winning HAA Honors Awards properties. This month, we visit the three 2021 Best New Developments.


Best New Development – High Rise Property: The Residences at La Colombe d’Or Owner/Management: Greystar Location: 3411 Yoakum Blvd. in Houston Units: 265 Web: https://www.livelacolombedor.com/ Photos supplied by The Residences at La Colombe d’Or The Residences at La Colombe d’Or is a 34-story high rise located in the heart of Montrose. The community was designed around and connected to the historic La Colombe d’Or Hotel and residents enjoy unlimted access to the hotel’s amenities, which include the bar, restaurant and room service. Resident’s can enjoy the 10th level pool deck, 14,000 square foot private park, fitness center with yoga studio, co-working spaces and a world-class art gallery placed throughout the project. Complimentary valet parking is offered to all resident and their guests, along with 24-hour concierge service and emergency maintenance. The community was designed by award winning Munoz+Albin with inspiration from the south of France. The exterior features a 45-foot mural by famed French street artist Blek le Rat. Inside apartment homes, residents enjoy upgraded Bosch appliances with gas range, Italakraft soft-close cabinetry, soaking tubs and panoramic views of Downtown, the Texas Medical Center and The Galleria area. The project is a community revitalization project. The redeveopment of the land the property is situated on incorporates the historic Fondren Mansion, which was built in 1923. The mansion has been turned into a five-bedroom boutique hotel whild incorporating 18 hotel rooms in the residential tower. The community was built as a LEED certified building. Each resident event that is held incorporates the businesses located around the property, whether purchasing food from a James Beard Award winning restaurant or sourcing wine from a locally-owned wine shop.


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On Site with ABODE

Featuring HAA Honors Property Award Winners

TWO LAKES EDGE Best New Development – Mid Rise Property: Two Lakes Edge Owner/Management: The Dinerstein Companies/TDC Management Co. Location: 2000 Hughes Landing Blvd. in The Woodlands Units: 386 Web: https://twolakesedge.com/ Photos supplied by Two Lakes Edge Two Lakes Edge brought a new perspective of lake-side living to the Hughes Landing area in The Woodlands. Overlooking Lake Woodlands, luxury amenities include a rooftop Sky Lounge, resort-style pool, sports lounge and fitness center. Scenic trails, water sport recreation and onsite gourmet restaurants and retail are steps from resident’s front doors. Four-legged residents are offered a shared off-leash pet park with nature-inspired rubberized sculptures and resting places for their owners. Residents can check out complimentary standup paddleboards, kayaks and bikes. Whether they are into fishing, hiking, biking or just taking in the stunning view, there are activities for any lifestyle. Sophisticated studio, one, two and three-bedroom apartments offer modern floor plans, designer finishes and impressive fixtures, all with stunning views. The Two Lakes Community, along with the TDC family, management team and the Howard Hughes Corporation, work together in contributing to the community. Though limited by the pandemic, the Two Lakes team participated in a Holiday Food drive by delivering non-perishable items to the Montgomery County Food Bank and donated pet supplies to the Montgomery County Animal Shelter.



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IGNITE YOUR MEMBERSHIP! Join the Go-Getter club and get fired up about recruiting for HAA!

2022 Chairs:

Join our Quarterly Meetings! Be the top recruiter for each quarter and win $500 cash! Richard Wall Westdale Asset Management

Plus, for each new member you recruit, you’ll earn a chance to win gift cards ranging from $25 to $250! Visit www.haaonline.org/gogetters to get all the information you need.

Ryan Weis Crestmark Construction Services

Honorary Life Members

Check the Go-Getters Corner for more information on the upcoming quarterly meeting dates: June 9 August 18 September 29 December 7

Claude Arnold Kenn Brown Tina Cavaco Terri Clifton Kevin Fenn Diane Gilbert Anita Harrison Dwayne Henson Mike Koch Merry Mount

Monette Reynolds Sherry Stevenson Kirk Tate Suan Tinsley Sonny Unverzagt Del Walmsley Nancé Wells H.P. Paul Young Jeanne Marie Zublin Dicks

at Kirby Ice House Memorial City 1015 Gessner 4 p.m. Visit www.haaonline.org/gogetters for more information.

THE GO-GETTERS ARE THE BACKBONE of the Houston Apartment Association. By recruiting new members, the Go-Getter Club helps both new management and supplier companies and the association grow for the future. To join the club and get going on recruitment, see online at www.haaonline.org or contact Amanda and Kaylon in the Membership Department at members@haaonline.org. 64


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welmat pg 65 june.qxp_Layout 1 5/18/22 9:15 AM Page 1

Welcome Mat OWNERS Asden Properties Ashley Flores 2431 Atlantic Ave Manasquan, NJ 08736 (732) 504-6100 Woodlake Meadows The Sapphire Resort Apartments Referred by Blaise Spitaleri, CAS Beam Investment Group Mary Anjou Martinez 9212 Fry Road 105 123 Cypress, TX 77433 Referred by Terri Clifton Cornerstone Residential Nicole Rodriguez 5151 Flynn Pkwy #512 Corpus Christi, TX 78411 (361) 443-0600 Embers Fieldstone GoodwellTown Inc. Andrew Chong 5840 Glenmont Drive Houston, TX 77081 (713) 393-7882 Cedar Glen Apts Pebble Brook Apartment Homes Village at Loch Katrine II Apts Village at Loch Katrine Apts I Ground Equity Monte Mabry 5214 Blossom St #E Houston, TX 77007 (713) 446-8016 Referred by Randa Dick Jacquelyn Sheely Jacquelyn P. Sheely P.O. Box 143 Prairie View, TX 77446 (432) 352-4717 Jacquelyn Sheely Properties Kome Home LLC Lisa Chang 4700 S Kirkwood Road Houston, TX 77072 (281) 495-5006

Introducing HAA’s NEW MEMBERS

Nick & Carol Lopez Nick Lopez P.O. Box 1791 Lomita, CA 90717 (310) 892-3395 Real Property Management Heritage Ben Nguyen 1505 Bonner St Houston, TX 77007 (832) 701-0766 9018 Grannis Referred by Mallory Littell TAGit Capital Marlen Angelloz 3714 Waterbend Cove Spring, TX 77386 (281) 627-2866 Referred by Randa Dick Thrive Real Estate Karina Barron 5433 Westheimer Road #870 Houston, TX 77056 (346) 777-3757 Thrive Almeda Genoa United Group of Companies Matthew Kroez 300 Jordan Road Troy, NY 12180 (518) 687-7300 Alders Magnolia Ventus Capital Shimon Rieder 500 N Franklin Tpke #326 Ramsey, NJ 07446 (201) 351-8882 Quail Creek II Apts Quail Creek Apts Villic Capital Mitch Halquist 4747 Research Forest Drive Suite 180 #142 The Woodlands, Texas 77381 (281) 846-4824 Referred by David Neuenschwander


McDuffie Place LTD Carrie McCall P.O. Box 55922 Houston, TX 77255-5922 (713) 589-7030 McDuffie Place Apts

American Painting & Service LLC Daviana Perez 14173 Northwest Fwy #156 Houston, TX 77040 (281) 967-4495 Painting Contractors, General Contractors

Mike and Ginger Properties Virginia Snowden 16625 Terry Road Rosharon, TX 77583 (832) 693-3046 Creekside Apartments Mike and Ginger Properties Properties Referred by Randa Dick

Buildian Construction Services Inc. Kirk Wright 14543 Hwy 105 W #203 Conroe, TX 77304 (866) 504-0397 General Contractors, Remodeling & RepairBuilding Contractors


Construction ECO Services Julian Martin 13810 Hollister Drive #100 Houston, TX 77086 (281) 961-9057 Storm Water Permit, Storm Water Services, Drainage Contractors, Environmental & Ecological Services, Excavating Contractors, Pumps - Service & Repair, Soil Stabilization Dryer Vent Wizard of Humble Greg Abbott 15718 Bellforest Court Houston, TX 77044 (281) 768-4109 Dryer Vent Cleaning, Safety Consultants Referred by Tito Estrada Dwelo Westley Stoddard 67 West 13490 South #140 Draper, UT 84020 (801) 592-1407 SMART Technology Eide Bailly LLP Ralph Walner 1201 Main St #210 Houston, TX 77002 (979) 451-9767 Taxes - Consultants & Representatives, Accountants-Certified Public Encore Valet Services Miquel Baidy 8626 Brandon St Houston, TX 77051 (832) 639-5015 Trash Service - Valet General Investment Garsan Jimmy Garcia 5002 Village Springs Drive Kingwood, TX 77339 (832) 718-8306 Cleaning Specialists, Painting Contractors Houston Permit Service Shawn Royer 9597 Jones Road #307 Houston, TX 77065 (713) 473-7648 Permit Consulting and Service Referred by Mark Park, CAS Infinity Roofing & Restoration Lauren Turner 18000 Groeschke Road #G7 Houston, TX 77084 (832) 801-0073 Roofing Contractors, Roofing Consultants Kirtley & Sons Roofing Justin Kirtley 16714 Hereford Drive Tomball, TX 77377 (281) 370-8484 Gutters & Downspouts, Roofing Contractors

Latch Sarah Nikonchuk 508 W 26th St #6G New York, NY 10001 (212) 715-0300 Locks & Locksmiths, SMART Technology LeasePal Inc. Keith Hatchett 1648 Taylor Road #102 Port Orange, FL 32128 (615) 579-1745 Insurance, Insurance Consultants Men In Kilts Kristian Kint P.O. Box 1996 Richmond, TX 77469 (832) 460-3648 Pressure Washing Equipment & Service, Window Cleaning Monge Contracting Group Jose Monge 3025 Carrizo Springs Court Katy, TX 77449 (346) 732-6704 Paint, Remodeling & RepairBuilding Contractors, Resurfacing Mr Clean Carpet Cleaning Luis Benavides P.O. Box 431-734 Houston, TX 77243 (832) 358-7197 Carpet Cleaning, Maid Services Opiniion Craig Johnson 387 S 520 W #100 Lindon, UT 84042 (801) 997-5821 Marketing Consultants & Services Referred by Debbie Andreozzi Passionately Rivalicious Randi Bob 4760 Preston Road #244-262 Frisco, TX 75034 (888) 451-4781 Coin-Operated Machines, Entertainment PetScreening Michael Shytle 500 S Main St #115 Mooresville, NC 28115 (864) 641-7387 Pet Services, Application Software PROCO Commercial Roofing Wesley Quenichet 5112 Commercial Drive Fort Worth, TX 76180 (817) 618-5449 Roofing Consultants, Roofing Contractors

Resman Kegan Arnold 2901 Dallas Pkwy #200 Plano, TX 75093 (469) 592-8916 Website Design, Accounting/Bookkeeping Systems Spotless Carpet Care Angel Galicia 15714 Wisteria Hill St Houston, TX 77073 (281) 912-9206 Air Duct Cleaning, Carpet Cleaning, Tile - Cleaning Refinishing & Sealing Referred by Ashley Reese TemperaturePro KingwoodAtascocita Will Bond 1515 Lakeville Drive #G04 Humble, TX 77339 (346) 386-1574 Heating Contractors, A/C Contractors Referred by Ryan Carson The KSC Group Kim Senn Cross 6610 Willow Lane Dallas, TX 75230 (844) 454-3736 Computers - Training, Computers - Software & Service TVG Marketing Services Monica Simmons 6500 N Beltline Road #100 Irving, TX 75063 (972) 691-3276 Advertising-Directory & Guide, Advertising-Specialties Vero Interiors Olevia Nguyen 8787 Brae Acres Road #205 Houston, TX 77074 (225) 588-0711 Interior & Decorator Service, Interior Decorators-Designers Zuma Jonathan Marshall 811 Yew St Bellingham, WA 98229 (562) 533-4814 Leasing Services, Apartment Leasing

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

June 2022



ambassadors pg 66,67,68.qxp_Layout 1 5/18/22 9:16 AM Page 1



The Ambassadors host HAA Board members and management professionals for a Hans’ Crawfish Boil. Mark your calendars and join us! Ambassador ONE Society meetings are held on the first Wednesday of each month: June 1, July 6, August 3, September 7, October 5, November 2 The location for most meetings is Kirby Ice House, 1015 Gessner Road, Houston, Texas 77055.

THE AMBASSADOR ONE SOCIETY is an organized network exchange that helps supplier partners build their business contacts within HAA. It’s the perfect way for new suppliers to get started with the association. Group members share leads, make introductions and support HAA and its members. For details, attend an orientation and one of the meetings listed here, or contact Amanda in the Membership Department at 713-595-0316, or email asherbondy@haaonline.org. 66


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June 2022


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Law, continued from Page 12 The notice and list are required to be left in a conspicuous place within the apartment. The notice must state the amount of delinquent rent and the name, address and telephone number of the person that the resident may contact regarding the amount owed. The notice must also state that the property will be promptly returned on full payment of the delinquent rent. • Unless authorized in a lease, the owner is not entitled to collect a charge for packing, removing or storing property seized. • Property seized under the statute may not be sold or otherwise disposed of unless the sale or disposition is authorized in a lease. • Before selling seized property, the owner must give notice to the resident not later than the 30th day before of the date of the sale. The notice must be sent to the resident by both firstclass mail and certified mail, return receipt requested, at the resident’s last known address. • The notice must contain certain information required by the statute. Pitfalls: • The lien right is not designed to recover possession of the apartment. • The numerous requirements regarding notice and other compliance with the statute provides ample opportunity for errors to be made and claims of violations to be asserted. If an owner willfully violates the statute, the resident is entitled to: m actual damages, return of the property seized that has not been sold, return of the proceeds of any sale of the seized property, and the sum of one month’s rent and $1,000.00, less any amount for which the resident is liable; and m If an owner desires to preserve the right to a landlord’s lien, an appropriate lease addendum would need to be signed containing the required lease language. If these requirements seem onerous and difficult to meet, it is by design. The legislature has made it difficult to exercise lockout and lien remedies, illustrating that these self-help remedies are not favored. They remain legal if you desire to exercise your rights. However, be prepared to defend yourself if a claim is brought after you exercise the remedy.

Want more Howard? He’s online! Want to see current and previous issues of ABODE online? Go to http://issuu.com/haa_abode. www.haaonline.org

June 2022



prop news pg 70,71 may.qxp_Layout 1 5/18/22 9:18 AM Page 1

Portfolio Changes The following owner/management companies have added the listed properties to their portfolios: • A Khan Investment Properties Inc.: Reserve at Needville, 38 units at 8900 Charity St., in Needville. • Allied Orion Group: Aria at Rollingbrook, 240 units at 1700 Rollingbrook Drive in Baytown; Villages of Lake Jackson, 174 units at 504 Hwy 332 in Lake Jackson; and Arden Woods, 308 units at 24530 Gosling Road in Spring. • American Communities: Sunrise by the Park Apartments, 180 units at 155 Birdsall St. • American Landmark: Neo at Ten, 293 units at 14805 Grisby Road. • American Realty Investors: Campbell Grove, 186 units at 1515 Campbell Road. • Asden Properties: The Sapphire Resort Apartments, 248 units at 2002 San Sebastian Court. • Asset Living: Reserve at Westwood, 706 units at 10225 Bissonnet St.; Bayou Park Apartments, 693 units at 4400 Memorial Drive: Avaya Kingwood, 264 units at 25710 Loop 494 in Kingwood; Forest Park Apartments, 120 units at 12635 E Tidwell Road; Churchill Place, 72 units at 1201 S Broadway St. in La Porte; and Allora Friendswood, 249 units at 2911 W El Dorado Blvd. in Friendswood. • Blazer Real Estate Services LLC: Hartwood at Canal, 150 units at 5601 Canal St. • Boyd Legacy LLC: Georgian Townhomes, 28 units at 7100 Eldridge Pkwy. • CAF Management LLC: Landings of Conroe, 200 units at 1840 Longmire Road in Conroe. • Capstone Real Estate Services Inc.: The Summit at Bennington, 248 units at 6767 Bennington St. • Capstone Real Estate Services Inc.: Costa Mesa, 152 units at 14150 Tomball Pkwy.

• Carmen L Ribera: Carmen L Ribera - Properties, one unit at various locations. • ClearWorth Residential: Timbers of Pine Hollow Apartments, 228 units at 2020 Plantation Drive in Conroe. • Core Management Group: Columbia Greens, 232 units at |832 W Greens Road, and Fairmont Oaks, 188 at 9801 W Fairmont Pkwy. in La Porte. • Creative Property Management: Tidwell Park Apartments, 129units at 9400 Bauman Road, and 74 Lyerly Place, 103 units at 74 Lyerly St. • Edu Team LLC: The Blakemore Townhomes, 24 units at 810 Dunson Glen Drive. • Element National Management: Park 45, 180 units at 20330 Whitewood Drive in Spring. • Greystar: Lakecrest, 276 units at 1944 Katy Fort Bend Road in Katy; Larkspur at Shadow Creek, 257 units at 12635 Shadow Creek Pkwy. in Pearland; and The Flats at West Alabama, 304 units at 3623 W Alabama St. • Indio Management: Urban Palms, 659 units at 8701 Town Park Drive. • Juniper Group Management: Landings at North Point, 292 units at 220 Northpoint Drive. • Keener Management LLC: Villas at Valley Ranch, 312 units at 21899 Valley Ranch Crossing in Porter. • Krishna Management LLC: Star Villa Ana, 176 units at 10101 W Sam Houston Pkwy. • Make Time LLC: Braeswood Plaza Apartments, 66 units at 5430 Birdwood Road; Redstone Apartments, 66 units at 5401 Werner St; Hidden Pines Apartments, 46 units at 7611 Jalna St.; Brockvue Apartments, 44 units at 8204 Brockton St.; Park De Ville Apartments, 76 units at 8360 Park Place Blvd.; Ashway Apartments, 50 units at 2817 Broadway St.; Parkford Apartments, 84 units at 2911 Broadway St.; and Findlay House Apartments, 38 units at 3215 Broadway St. • Mark and Jennifer Mainardi: Mark and Jennifer Mainardi - Properties, one unit at various locations. • Michaelson Real Estate: Pines at Humble Park, 170 units at 412 S Bender Ave. in Humble.

Property management supervisors and executives: Don’t miss this free networking opportunity that supports our industry. Suppliers: Don’t miss access to property management leaders from owner executives to maintenance supervisors. Registration opens July 1.

Thursday, September 1 See more at www.haaonline.org/businessexchange or contact Susan Hinkley at shinkley@haaonline.org or 713-595-0313 for more information.



June 2022


prop news pg 70,71 may.qxp_Layout 1 5/18/22 9:19 AM Page 2

• Mike and Ginger Properties: Mike and Ginger Properties - Properties, five units at various locations, and Creekside Apartments, 13 units at 3527 FM 523 in Oyster Creek. • Mill Creek Residential Trust: Modera Six Pines, 429 units at 8900 Six Pines Drive in Shenandoah. • The Morgan Group: The Star, 276 units at 1111 Rusk St. • Mosaic Residential Inc.: Heights West End Apartments, 283 units at 4040 Koehler St., and Fidelis Grand Central, 317 units at 171 Town Park Drive in Conroe. • Oak Leaf Management Co.: Timbergrove Heights, 96 units at 1600 W TC Jester Blvd.; Bayberry Apartments, 61 units at 838 Oak St., and Aster on Aldine, 163 units at 4505 Aldine Mail Road. • Providence Management Company LLC: Crosley Tanglewood, 162 units at 2400 Fountain View Drive. • RAM Partners LLC: The Cove Apartments, 308 units at 2000 Bay Area Blvd. • RPM Living: Kings Cove, 192 units at 4920 Magnolia Cove Drive in Kingwood; Villas at Bunker Hill, 398 units at 9757 Pine Lake Drive; Alta Med Main, 338 units at 9330 S Main St.; and 7 Square Apartments, 402 units at 7777 Katy Fwy. • Sanmore Investments LLC: Macgregor Park, 24 units at 3314 N Macgregor Way, and Bristol Oaks, 14 units at 7813 Detroit St. • Signorelli Residential Management Company: The Gregory, 269 units at 22260 Valley Ranch Pkwy. in Porter. • Thrive Real Estate: Thrive Almeda Genoa, 300 units at 10100 Almeda Genoa. • United Group of Companies: Alders Magnolia, 184 units at 33118 Magnolia Circle in Magnolia. • Valiant Residential: Magnolia Creek, 188 units at 799 Normandy St. • Ventus Capital: Quail Creek II Apartments, 337 units at 8047 Grow Lane, and Quail Creek Apartments, 192 units at 7835 Grow Lane. • ZRS Management LLC: Viridian Design District, 394 units at 7100 Old Katy Road.

In the News

Congratulations to Aspire Post Oak, The Dinerstein Companies, for winning the Houston Business Journal 2022 Landmark Award for Multifamily. Also, congratulations to the finalists The McKinley and Novel River Oaks. The Dinerstein Companies was recently named the 16th largest apartment developer in the country by the National Multifamily Housing Council. www.haaonline.org

June 2022



state of submarket brazoria pg 72.qxp_Layout 1 5/18/22 9:31 AM Page 1

On the Scene Photos by MORGAN TAYLOR, HAA Staff State of Submarket – Brazoria County Wednesday, March 30 Sponsored by b1 HD Supply, American Fire Systems and Century A/C Supply HAA’s State of the Submarket took an inside look at the Brazoria County apartment market and featured local area experts. Topics included recent economic trends, job growth, rental rates and occupancy trends, new construction developments and more. Thanks to our panelists: Judge Matt Sebesta, Brazoria County; Matt Buchanan, President Pearland Economic Development Corporation; Patti Worfe, The Economic Development Alliance for Brazoria County; Bruce McClenny, ApartmentData.com; and Moderator Tracie Yoder, RangeWater. Also in attendance were elected officials: Pearland Mayor Kevin Cole; Pearland City Council Members Adrian Hernandez, and Trent Perez; Judge Roy Castillo; and Brazoria County Commissioners Stacy Adams and Dude Payne. 1



June 2022


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ad index pg 74.qxp_Ad Index pg 74 5/18/22 9:32 AM Page 1

Index of Advertisers By CATEGORY

A/C Supplies

Internet Provider

HAA Products & Services

Century A/C Supply . . . . . . . . . . . . . . . . . . . . . . . . . . .2 281-530-2859 . . . . . . . . . . . . . . . . . .www.centuryac.com

Dish Fiber . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .29 https://info.dishbusiness.com/texas

Rental Credit Reporting . . . . . . . . . . . . . . . . . . . . .59 713-595-0300 . . . . . . . . . . . . . . .www.haaonline.org/rcr

Carpet Installation

Landscape Contractors

Dixie Carpet Installations . . . . . . . . . . . . . . . . . . . .55 281-261-6334 . . . . . . . . . . . . . . . . .www.dixiecarpet.com

Outdoor Elements . . . . . . . . . . . . . . . . . . . . . . . . . . .69 713-955-0990 . . . . . .www.outdoorelementstx.com

Texas Southwest Floors . . . . . . . . . . . . . . . . . . . . . .14 800-719-4321 . . . . . . . . . . . . . .www.texasswfloors.com

Texscape Services . . . . . . . . . . . . . . . . . . . . . . . . . . . .42 281-846-3779 . . . . . . . . . .www.texscapeservices.com

Collection Agencies

Laundry Equipment & Supplies

Alexander-Rose Associates Inc. . . . . . . . . . . . . . .46 713-644-4441 . . . . . . . . . . .www.alexanderrose-inc.com

Scott Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71 713-686-7268 . . . . . . . . .www.scott-equipment.com

HAA reserves the right to reject any advertising if its content is inappropriate or inconsistent with HAA’s standards for publication or HAA’s business interests, in HAA’s sole opinion.

WASH Multifamily Laundry Systems . . . . . . . .50 281-967-9507 . . . . . . . . . . . . . .www.washlaundry.com

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

Locks & Locksmiths

Brandt Electrical A/C & Heating Services . . . .25 281-693-3383 . . . . . . . . . . .www.brandtelectrical.com

CKI Wholesale Lock Supply . . . . . . . . . . . . . . . . . .69 713-462-0704 . . . . . . . . . . . . . . . . . . . . .www.ckilock.com

Foundation Repair

Maintenance Supplies

Church Foundation Repair . . . . . . . . . . . . . . . . . . .43 713-468-8400 . . .www.churchfoundationrepair.com

HD Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .63 800-431-3000 . . . . . . .www.hdsupplysolutions.com

General Contractors

Lowe’s Pro Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . .38 866-630-6747 . . . . . . . . .www.lowesprosupply.com/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .project support

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

Personnel Agency

Contractors Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .47 832-900-2366 . . . . . . . . . . . . .www.contractorsinc.com

ASAP Personnel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .46 972-432-6667 . . . . . . . . . . . . . . . . . . . . .www.asapdo.com

Cotton Commercial USA Inc. . . . . . . . . . . . . . . . . .10 877-511-2962 . . . . . . . . . . . . . . . . . . . .www.cottongds.com Crestmark Construction Services . . . . . . . . . . . .27 713-426-6161 . . . . . . . . . . .www.crestmarkservices.com FSI Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15 713-690-5330 . . . . . . . . . . . .www.fsiconstruction.com Gemstar Construction & Development . . . . . . . .1 281-821-1195 . . . . . .www.gemstarconstruction.com Guardian Construction . . . . . . . . . . . . . . . . . . . . . . .39 832-672-4196 . . . . . . . . . . . .www.guardianconst.com MultiFamily Services . . . . . . . . . . . . . . . . . . . . . . . . .70 713-266-9100 RENCON . . . . . . . . . . . . . . . . . . . . . .Inside Back Cover 713-666-3636 . . . . . . . . . . . . . . . . . . . . . .www.rencon.com TPI Construction & Painting Inc. . . . . . . . . . . . . .73 713-668-7986 . . . . . . . . . . .www.tpiconstruction.com

Glass – Plate, Window, Etc. Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .46 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com

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

Resident Screening Service SafeRent Solutions . . . . . . . . . .Inside Front Cover 888-297-8821 . . . . . . . . . . . . . . . . . . .www.corelogic.com


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

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

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

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

Trash Service - Valet Steward Trash Valet . . . . . . . . . . . . . . . . . . . . . . . . . .21 346-375-4090 . . . . . . . .www.stewardtrashvalet.com




Harco Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .69 713-681-2500 . . . . . . . . . . . . . . . . . . .www.harco-ins.com

Want to see current and previous issues of ABODE online? Go to http://issuu.com/haa_abode. Or view this issue on your computer, tablet or smartphone at http://issuu.com/haa_abode/docs/abode_june2022.



June 2022


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MarketLine By BRUCE MCCLENNY, President, ApartmentData.com


Snapshot 91.7% $1,220/mo. $1.37/sq.ft./mo. 889 sq.ft.

Recently Opened (12 months): 80 communities 21,833 units

• • • • • • • • • • •

– 91.0

1025 –

– 90.0

1000 – – 89.0 975 – – 88.0

Under Construction: 54 communities 14,168 units

Occupancy (%)

Operating Supply: 3,002 communities 710,244 units

Rental Rate (¢/sq.ft./mo.)

Past 12 Months: 11.7% rental rate growth 31,156 units absorbed

1050 –

Occupancy: Price: Rental Rate: Size:

• • • • • • • •

Apr 22

Mar 22

Jan 22

Feb 22

Dec 21

Nov 21

Oct 21

Sep 21

Aug 21

Jul 21

Jun 21

Apr 21

May 21

Mar 21

Feb 21

Jan 21

Nov 20

Dec 20

Oct 20

Sep 20

Jul 20

Aug 20

Proposed Construction: 113 communities 33,771 units

Jun 20

May 20

– 87.0

History of Effective Rental Rate & Occupancy for All Units

Hottest Submarkets Over the Past Three Months


Annualized % of Market Rank Submarket Absorbed 1 Friendswood/Pearland East 16.4% 2 I-69 North 21.8% 3 I-10 East/Woodforest/Channelview 21.6% 4 Alief 16.1% 5 Highland Village/Upper Kirby/West U 10.3%

Rental Rate Growth % 1.9% 1.4% 1.4% 0.6% 1.1%

Total Units Class w/Concessions All 158,068 A 61,376 B 45,798 C 41,719 D 9,175

% of Total Units 22% 31% 19% 21% 12%

Average Special -1.4% -2.1% -0.8% -1.1% -0.8%

Citywide Effect -5.4% -6.0% -4.2% -5.1% -6.3%

One Month Free = -8.33%

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


Dallas/Ft. Worth

San Antonio


Occupancy: Price: Rental Rate: Size:

Occupancy: Price: Rental Rate: Size:

Occupancy: Price: Rental Rate: Size:

93.2% $1,455/mo. $1.65/sq.ft./mo. 880 sq.ft.

93.1% $1,179/mo. $1.38/sq.ft./mo. 857 sq.ft.

91.8% $1,622/mo. $1.85¢/sq.ft./mo. 875 sq.ft.

Past 12 Months: 17.3% rental rate growth 38,177 units absorbed

Past 12 Months: 14.4% rental rate growth 9,114 units absorbed

Past 12 Months: 18.6% rental rate growth 19,178 units absorbed

Operating Supply: 3,368 communities 808,691 units

Operating Supply: 977 communities 211,019 units

Operating Supply: 1,140 communities 271,570 units


ApartmentData.com has been providing apartment data and marketing products since 1986. ApartmentData.com provides real-time access for property specific information, market surveys and historic submarket data for more than 3.5 million apartment units in Texas, Florida, Georgia, Arizona, North Carolina and Tennessee. For more information, contact Bruce McClenny at 800-595-8730. © 2022 ApartmentData.com June 2022



Backpage pg 76 june.qxp_Layout 1 5/18/22 9:33 AM Page 1

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Helping Spring ISD Students HAA School Supply Drive starts June 1 The HAA Community Relations Committee is holding a School Supply Drive for the Spring Independent School District beginning on June 1. The Spring Independent School District serves over 35,000 prekindergarten through 12thgrade students in a diverse district located 20 miles north of central Houston. The district currently has 38 campuses that include 26 prekindergarten through 5th-grade elementary schools, seven 6ththrough 8th-grade middle schools and five 9th- through 12th-grade high schools. A list of needed supplies is at right. Supplies can be dropped off at the HAA Office, 4810 Westway Park Blvd., Houston, 77041. For more information, contact Susan at shinkley@haaonline.org.



June 2022

24 count Crayola crayons 10 count Crayola classic washable markers 8 count washable watercolor set Blunt 5” Fiskar scissors Sharp 5” Fiskar scissors Large Elmer’s glue sticks, washable Kleenex tissues (110 count) Package of baby wipes (for art class) 1 Bottle of hand sanitizer 12 x 18 assorted construction paper (50 count) 12 x 18 manila construction paper (50 count) Pink beveled erasers Pack of black Expo dry erase markers (minimum 4 count) Package of baby wipes (1 for art class) 1 Bottle of hand sanitizer 6 Plastic pocket folders with brads (2 red, 2 blue, 1 green, 1 yellow) 12 x 18 assorted construction paper (50 count) 12 x 18 manila construction paper (50 count) 12 x 18 assorted colored construction paper (50 count) Composition books Copy paper (ream of 500 sheets) Washable water bottle (recommended)

Sharpened Dixon Ticonderoga #2 pencils Handheld pencil sharpener Plastic pocket folder with brads Hard cover 3-ring binder (1 inch size) Wide ruled spiral notebooks (1 each – red, blue, green, yellow, 70 count) Wide ruled filler paper (150 sheets) 1 Pair of earbuds or headphones (inexpensive) 1 Washable water bottle (recommended) 10.5 x 5.5 canvas pencil bag or plastic school box Pack of Expo dry erase markers (minimum 4 count; black or colored) 1 Ziploc bags (Gallon sized, 40 count) - girls 1 Ziploc bags (Sandwich sized, 40 count) – boys 1 Ziploc bags (Gallon sized, 30 count) 1 Ziploc bags (Sandwich or quart sized, 25 count) 1 Ziploc Slider freezer bags (Gallon sized, 25 count) 1 Ziploc Slider bags (Sandwich sized, 50 count)


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Return Service Requested


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




June 2022

The market has been a roller coaster ride straight up.


What’s on the tracks ahead?