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CONTENTS March 2017
ON THE COVER
FEATURES & PHOTOS
24 On the Scene – Photos from the January PAC Luncheon.
Spring into Maitenance & Marketing – Re-energize your property with helpful maintenance topics as well as your marketing outreach, starting on Page 36. Photos from our 2017 Installation and New Year Gala start on Page 57. Cover Image by Sergey Khakimullin/dreamstime.com
30 On the Scene – Photos from the January Sponsorship Auction. 34 On the Scene – Photos from the Open House. 36 Bed Bugs – If your residents uncover unfamiliar bugs during spring cleaning, this guide will help you and your residents. 40 Pool Maintenace Outside of the Mechanics – Is your pool ready for spring? 42 Spring is in the Air – Can you smell it? Learn how smell can impact your property. 44 Outreach Marketing – Authentic marketing never goes out of style. 46 9 Marketing Trends – Give your marketing techniques a boost this spring. 48 Spring Clean Your Outreach – Rejeuvenate your outreach. 52 Property Manager vs. Asset Manager – Have the roles merged? 57 On the Scene – Photos from the 2017 Installation and New Year Gala. 64 Making It Better – Read how your property can benefit from this children’s literacy program. 72 On Site with ABODE – Golden Bamboo Village II offers a community where families can thrive for a lifetime.
COLUMNS & MONTHLY UPDATES 7 President’s Corner – A thank you to our supplier members for their constant support, and a look into HAA’s spring events. 8 Patron of the Month – Meet and support Presto Maintenance Supply. 9 Legislative Update – How a new pool permit will impact unincorporated Harris County properties. 11 It’s The Law – How can an owner lose an eviction case? Easily. Follow these tips to avoid making a small mistake. 14 Resident Relations – A resident disputes excessive cleaning charges. 19 Upcoming Education – Find out what education courses the Houston Apartment Foundation is offering in March and April. 20 Calendar – HAA’s schedule of events for the next coming months. 26 NAA Update – The emojis you’re using are impacting Google analytics. 28 On the Road with HAA – Photos from the Katy Area Council Meeting. 66 Welcome Mat – Meet the newest HAA members. 68 The Ambassador ONE Society – News from the HAA welcome wagon. 70 Portfolio Changes and In the News – Industry news clips from our members. 74 Index of Advertisers – See the supplier members who support this publication. 75 MarketLine – The latest area market numbers. 76 BackPage – News from around the community.
We welcome your comments. Email us at firstname.lastname@example.org.
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OFFICERS AND ASSOCIATION LEADERSHIP
JOHN BORIACK Vice President at Large
MICHELLE PAWELEK President-Elect KYLE BROWN President
JOHN FEDORKO Vice President at Large
DIANE GILBERT Vice President at Large
KELLY SCOTT Secretary/Treasurer
CLAY HICKS Vice President at Large
HOWARD BOOKSTAFF General Counsel
STARLA TURNBO Vice President at Large JEFF HALL Executive VP
BOARD OF DIRECTORS Alison Hall, Immediate Past President Josh Allen Mack Armstrong Jeff Blevins John Boriack Kyle Brown Joe Bryson Tina Cavaco Grant Crowell Scott Douglas Ian Douglas John Fedorko Paula Forshee Amy Funk Israel Garza Diane Gilbert Stephanie Graves Ira Gross Bryan Head Clay Hicks David Jones Jacob Kunath Barby Lake Laura Lestus Kristin McLaughlin Carlos Neto Dean O’Kelley Michelle Pahl Velissa Parmer Jenifer Paneral Mark Park Michelle Pawelek Jackie Rhone Christy Rodriguez Kelly Scott Kurt Seidel Kim Small Debbie Sulzer Dana Tucker Starla Turnbo Beth Van Winkle Quintina Willis Tracie Yoder DIRECTORS EMERITUS Gary Blumberg Ken Bohan Kathy Clem
Jack Dinerstein Darlene Guidry Jenard Gross David Hargrove Larry Hill Stacy Hunt Hap Hunnicutt Mike Koch Dick LaMarche Tim Myers P. David Onanian John Ridgway Eileen Subinsky Steve Sweet Kirk Tate Suan Tinsley H.J. Tollett Pat Tollett Vic Vacek Jr. Jerry Winograd ADVISORY DIRECTORS Brenda Crawford Billy Griffin Cesar Lima Robert Lopes Sonia Lopez Karen Nelsen Shelley Watson Tony Whitaker GENERAL COUNSEL EMERITUS Joe Bax HONORARY LIFE MEMBERS Claude Arnold Kenn Brown Tina Cavaco Kevin Fenn Diane Gilbert Anita Harrison Dwayne Henson Mike Koch Merry Mount Monette Reynolds Sherry Stevenson Kirk Tate Suan Tinsley Sonny Unverzagt Del Walmsley
Nancé Wells H.P. Paul Young Jeanne Marie Zublin Dicks PRODUCT SERVICE COUNCIL OFFICERS Israel Garza, CAS, President Maintenance Supply Headquarters Grant Crowell, CAS, Vice President The Urban Foresters Jacob Kunath, CAS, Secretary Century A/C Supply Laura Lestus, CAS, Treasurer The Liberty Group Kristin McLaughlin, CASE, Immediate Past President Mohawk Industries MEMBERS Marivel Bownds, CAS, Valet Waste Dixie Caldwell-Greer, CAS, The Liberty Group Peggy Charles, CASE, Dylan Coleman, CAS Camp Construction Services Deborah DeRouen, CAS, Certus Real Estate Solutions Derek DeVries, CAS, Camp Construction Services Brian Febbo, CAS FSI Construction Jimmie Hotz, CASE, HD Supply Dan James, CAS Redevelopment Service Debra Knight, CAS, Valet Waste
Stephanie Krop, CASE, Buyers Access Liz Levins, CAS, Criterion Brock David Lindley, CAS, FSI Construction Inc. Candis Mohr, CAS, AAA Plumbers Doug Oehl, CAS Power Express PATRON MEMBERS 1980 CSC ServiceWorks 1982 Republic Services 1986 Craven Carpet 1987 For Rent Media Solutions 1994 AAA Plumbers Presto Maintenance Supply 1996 Houston Planned Energy Systems 1997 RentPath 1999 FSI Construction Inc. 2003 Dixie Carpet Installations 2009 Camp Construction Services 2013 Criterion Brock
SPONSOR MEMBERS 1968 Century A/C Supply Hoover Slovacek LLP Reliant 1973 Brady Chapman Holland & Assoc. CORT Furniture Rental 1974 Mueller Water Conditioning Inc. 1976 Great American Business Products 1977 Webb Pest Control 1978 Houston Metro Electrical Corp. The Liberty Group 1981 AmRent Marvin F. Poer & Company 1983 Namco Mfg. Co. Inc. Sherwin Williams Company 1984 RENCON 1985 Gemstar Construction Development Inc. 1986 ApartmentData.com 1988 Wallace Garcia Wilson Architects Inc. 1992 Alexander-Rose Associates Inc. Saint Clair & Sons Inc. 1998 AAA Staffing Ltd. CoreLogic Rental Property Solutions 2000 Moveforfree.com Inc. Pura Flo Corporation 2001 Apartment Life Inc. 2002 American Fire Systems Classic Touch Painting Direct Energy LP Keystone Resources Southwest Painting Contractors Inc. 2003 Sign-Ups & Banners 2004 Assessment Advisors 2005 LSR Multifamily Swain & Baldwin Insurance & Risk Management United Protective Services 2006 Bell’s Laundries CAD Restoration Services LLC Corestone Paving & Construction DoodyCalls Lopez Carpet Care & Painting Masonry Solutions Inc. Roto-Rooter Services Co. TXU Energy Multifamily Services Valet Waste 2008 ARE Business Solutions LLC Flavor Finish Resurfacing HARCO Insurance Services Texas Turf Management 2009 Contractors Inc. Moen Inc. Redevelopment Services Storm Maintenance & Monitoring 2010 ALN Apartment Data Inc. BAC Products Belfor Property Restoration Certified Termite and Pest Control Cotton Commercial USA Inc. FTK Construction Services 2011 Buena Suerte Spanish Newspaper DNM Contracting Inc. Fantastic Floors Greenway Environmental Services Infinite Energy Inc. Parking Management Company/ PMC Towing 2012 ABC Supply Co. Inc. Accent Sign & Awning Co. Brown & Gay Engineers Inc. Cantrell McCulloch Inc. EnviroSmart Multifamily Pest Solutions Final Touch Remodeling Inc. Floor and Decor Giordano Construction Inc. Go-Staff Inc. Maldonado Nursery & Landscaping Inc. Morrison Supply Company Nationwide Eviction Rent.com Texas Concrete Professional Company 2013 ACTIV Answer by Audio Images Arbor Contract Carpet Inc. ASAP Steamers Carpet Cleaning Capitol Wrecker LLC Comcast Gambit Construction Gorman Roofing Services Outdoor Elements Pool Works LLC ProMaster Roofing & Gutter StoveTop FireStop Tidal Renovations LLC Tuttle Construction 2014 Adventure Playground Systems Inc. Chadwell Supply Classic Same Day Blinds D & G Quality Roofing Inc. J National Jonah Systems LLC MX2 Commercial Paving Parking & Towing Experts Inc. Pathfinder Insurance Group Perma-Pier Foundation Repair of Texas Ram Jack Foundation Solutions SisTerra Landscape Storage West Texas Apartment Pool Services The Katy Plumbing Company Virtual Leasing Systems
WCA Waste Corporation Zillow Group Zippy Shell of West Houston 2015 Admiral Linen & Uniform Service by Alsco Air Pro Systems America Outdoor Furniture American Painting & Renovations Inc. ASAP Personnel Inc. Astro Towing Solutions BSI Cameras Onsite CertaPro Painters Citi Fence Commercial Inc. Competitive Choice Inc. CSILED.com DeNyse Companies Division-9 Inc. Duke Sys Fix My Slab Foundation Repair Fulton Law Group PLLC Gateman Inc. Goes Heating Systems Greater Houston Pool Management H.S. Services Hinton Construction Company Inc. Holder’s Pest Control Infinity Power Partners Kathy Andrews Interiors Lane Law Firm Liberty Builders LLC M & J Painting and Construction Network Outfitters Notifii LLC Pace Mechanical Services LLC Power Express Prestige Restoration LLC Restored Resources Smith Protective Service Springbok Valet Trash Solutions The Allshouse Group LLC The Energy Link LLC Torocon Services LLC United Painting Restoration Wilsonart 2016 3'D Painting & Construction LLP 5885 Roofing & Construction Inc. Action Window Coverings Inc. Air Rescue Allied Fire Protection LP American Risk Insurance Company American Yard Care Armadillo Professional Landscaping LLC Baez Electrical Bath Fitter BH North America BluSky Restoration Contractors Inc. Chesapeake Facility Resources Cinch – Cabinet Refacing Kits Citi Fence & Concrete CoverAll Pests Delaney's Roofing & Restoration E-Systems Pest Management Inc. Ecolo Environmental Inc. Embark Services Empire Valet Trash Entrust Movers Express Employment Professionals EZneeds Fidus Construction Services Fun Abounds Furniture Options Green City Recycler Green Days Lawn Care Guardian Chimney Sweep Halo Doors Inc. Hillco Building Service LLC Hillcroft Group LLC Hive Houston Metro Security JLL Johnstone Supply K & E Services Kastle Systems KONE Leah McVeigh Design and Consulting Liquid Waste Solutions Manning Pool Service McCann Total Security Solutions Murrah & Killough PLLC Murray Insurance & Financial O & S Construction and Weatherproofing O'Conor, Mason & Bone PC Paul Davis Restoration North Houston Pet and Playground Products Pioneer Roofing of Northport Platinum Enterprises LLC Progressive 1 Roofing & Construction Quantum Fitness Ram Construction Residential Recycling & Refuse of Texas Inc. Revitalize Facility Maintenance Roadrunner Restoration RoofTec Ross Fried Consulting Sears Commercial Shingle Hut Complete Roofing Services Signal 88 Security Northeast Houston Sparkle Wash Pressure Washing Stream Energy Sustain-Ability Solutions LLC Texan Glass & Solar Control Texas Southwest Floors Inc. The Home Depot The Perfect Light The Phoenix Staffing LLC Texas The PI Company ValencePM VMI's Premier Group LLC WASH Multifamily Laundry Systems WF Athletic Supply Whitmans Contracting and Roofing ZMG Construction of Texas LLC 2017 Abilities Unlimited Inc. Brooklet Energy Distribution Classic Towing CoreServ LLC Gage Multifamily Services HousingManager.com MPS Direct NorthMarq Capital Reliable Fire Protection Richmond Equipment Symmons Industries Texas Crime Prevention Agency Texas Eviction LLC
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ABODE MARCH 2017 I VOLUME 40, ISSUE 3 Executive Vice President and Publisher
JEFF HALL, CAE email@example.com EDITORIAL AND DESIGN STAFF
Director of Publications and Design DEBORAH NIX firstname.lastname@example.org Writer/Editor MORGAN TAYLOR email@example.com ADVERTISING
Vice President of Membership and Marketing AMANDA SHERBONDY firstname.lastname@example.org CONTRIBUTING STAFF
Vice President and General Manager SUSAN HINKLEY, CAE email@example.com Vice President of Professional Development EMILY HILTON, CPP firstname.lastname@example.org Vice President of Public Affairs ANDY TEAS, CAE email@example.com Vice President of Finance NANCY LI LO, CPA firstname.lastname@example.org Director of Information Technology ART EIDMAN email@example.com Director of Resident Relations MATILDE LUNA firstname.lastname@example.org Director of Events and Meetings EMILY BANNWARTH, CMP email@example.com Director of Rental Credit Reporting TINA DEFIORE firstname.lastname@example.org Rental Credit Reporting Manager LUISA AREVALO email@example.com Education and Meetings Coordinator KAREN MITCHELL firstname.lastname@example.org Strategic Growth Manager LAUREN TURNER, CMP email@example.com Membership and Marketing Coordinator LAUREN WOLFSON firstname.lastname@example.org Webmaster and IT Specialist WILL ALFARO email@example.com PRINTER
TGI PRINTED www.tgiprinted.com HOUSTON COMMITTEE Executive Program & Budget Nominating Ethics Investment Fair Housing By-Laws Past Presidents Council Strategic Growth Legislative PAC Fundraising HAA Better Government Fund Century Club Multifamily Fire Safety Alliance Media Relations Golf Developers Leadership Development Product Service Council Community Outreach Resident Relations Appeals Resident Relations A Resident Relations B Membership Ambassador ONE Society 2017 Expo IROC Education Advisory Council Career/Community Development NEXT HAF Fundraiser Property Awards HAA Street Team
APARTMENT ASSOCIATION COMMITTEES CHAIR STAFF ADVISOR KYLE BROWN JEFF HALL MICHELLE PAWELEK JEFF HALL ALISON HALL JEFF HALL EILEEN SUBINSKY JEFF HALL KELLY SCOTT JEFF HALL BRYAN HEAD JEFF HALL KIM SMALL JEFF HALL JENIFER PANERAL JEFF HALL KELLY SCOTT LAUREN TURNER MICHELLE PAWELEK ANDY TEAS JERRY WINOGRAD ANDY TEAS STACY HUNT/JOHN RIDGWAY ANDY TEAS LAURA LESTUS ANDY TEAS JOHN FEDORKO ANDY TEAS JOHN FEDORKO ANDY TEAS CLAY HICKS ANDY TEAS CYRUS BAHRAMI ANDY TEAS MACK ARMSTRONG SUSAN HINKLEY IZZY GARZA SUSAN HINKLEY JOHN BORIACK SUSAN HINKLEY DARLENE GUIDRY MATILDE LUNA HEATHER LACLAIRE MATILDE LUNA KARI CARGLE MATILDE LUNA CLAY HICKS AMANDA SHERBONDY DEBORAH DEROUEN/DEREK DEVRIES AMANDA SHERBONDY GRANT CROWELL AMANDA SHERBONDY STEPHANIE BRYSON EMILY HILTON STARLA TURNBO EMILY HILTON DIANE GILBERT EMILY HILTON LINDSAY TORRES/DAVID LINDLEY EMILY HILTON SUSAN WELLS/ARRIE COLCA EMILY BANNWARTH DAVID JONES/STEPHANIE GRAVES TINA DEFIORE CARINA BRYARS LAUREN WOLFSON
HOUSTON APARTMENT ASSOCIATION MISSION AND VISION HAA is the leading advocate, resource and community partner for quality rental housing providers in the Houston and surrounding area. HAA develops leadership in the multifamily industry by engaging broadly diverse membership, embracing effective technology and advocating for a geographically inclusive association.
Visit HAA Online at www.haaonline.org ABODE IS THE OFFICIAL PUBLICATION OF THE HOUSTON APARTMENT ASSOCIATION. Serving the multihousing industry in Austin, Brazoria, Chambers, Colorado, Fort Bend, Harris, Liberty, Matagorda, Montgomery, San Jacinto, Waller and Wharton counties. ABODE, MARCH 2017 VOLUME 40, ISSUE 3 ABODE (USPS 024-962) is published monthly by the Houston Multi Housing Corporation. Publishing, editorial and advertising offices are located at 4810 Westway Park Blvd., Houston, Texas 77041. Telephone 713-595-0300. The $50 annual ABODE subscription rate is included in all member dues and additional subscriptions are available. The annual subscription rate is $50 for members, $65 for non-members. Advertising rates are available upon request. Contributed material does not necessarily reflect the views and opinions of the Houston Apartment Association. Copyright Â© 2017 by HAA. Periodicals Postage Paid at Houston, Texas. POSTMASTER: Send address changes to ABODE, 4810 Westway Park Blvd., Houston, Texas 77041.
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Beer, Wine, Hors d’oeuvres, an HAA PAC Fundraiser
Payment must be made by personal credit card or personal check payable to HAABGF. Payment must accompany registration. Name ____________________________________________________________ Company__________________________________________________________ Phone (__________)_________________________________________________ MC____ Visa____ AmEx____ Discv_______ Credit Card #_______________________________________________________
• Beer Tasting Sponsored by Chadwell Supply, Maintenance Supply Headquarters, Reliant and Texas Southwest Floors Inc. • Wine Tasting Sponsored by AAA Plumbers, Brook Furniture Rental, E3 Electric Ltd., Impact Floors • Wine Pull Sponsored by ARC Group USA •Domestic Blind Beer Taste Test Sponsored by Merit Service Solutions • Import Blind Beer Taste Test Sponsored by Ferguson Facility Supply
CC Security Code_____________ Expiration Date______________________
HAA’s PAC Fundraiser: Flights & Bites
Name on Card______________________________________________________
Thursday, March 30 6 p.m. to 8:30 p.m. Mosaic on Hermann Park, North Tower 5925 Almeda Road, Houston, Texas 77004
Please select: _______ $75 per person – admission with four (4) tasting tokens each _______ $100 per person – admission with four (4) tasting tokens and Wine Pull ticket
Name of your guest (if applicable), additional attendance fee required: _________________________________________________________________ Mail completed form and payment to: HAABGF, 4810 Westway Park Blvd., Houston, Texas 77041. Credit card registrations may be emailed to HAA at firstname.lastname@example.org or faxed to 281-582-1520; payment must accompany registration.
$75 per person – admission with four (4) tasting tokens each $100 per person – admission with four (4) tasting tokens and Wine Pull ticket American Express, Visa, Discover, MasterCard are accepted over the phone and by fax. Notice of cancellation is required by end of business on March 27 for a refund, less a $15 administrative fee per person. Registration not confirmed without payment. For reservations and information, contact email@example.com or visit online at www.haaonline.org.
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President’s Corner By KYLE BROWN, CPM, 2017 HAA President
OUR SUPPORT SYSTEM
It’s our supplier partners who fuel our association with their constant support and dedication.
THANK YOU AGAIN to everyone who came out for Gala to celebrate the start of what will be another great year. And thank you to our Presenting Sponsor, Camp Construction Services, and our Premier Sponsors, Arbor Contract Carpet, Crestmark Construction Services and DirecSupply. It was a fantastic event due to their generous support. See Page 57 for photos from the evening.
grams and events to its members. Our suppliers’ dedication to HAA and the industry is immensely appreciated. The best way to thank our supplier members for their time and devotion is by doing business with them. An easy way to check member status is by visiting the HAA Buyer’s Guide online at www.haabuyersguide.com, and if they aren’t a member, sign them up. Visit www.haaonline.org for applications.
More Sponsors To Thank Speaking of support, I’m proud to say I challenged our supplier partners to surpass our 2016 January Sponsorship Auction and they came through with a bid total of more than $153,000 for the January 2017 Auction. Membership dues alone don’t cover the costs of the Houston Apartment Association’s education programs and industry events. As an association, we can’t operate at our full potential without the financial support of our supplier partners who dedicate thousands of dollars so we can host quality events and education programs. Because of their support, HAA is able to offer affordable prices for pro-
March into HAA Spring Events Each year we step up our game with our annual events, so I’m excited for you all to see what we have in store for 2017. We’re already in the midst of it all, but this month we have two major events: Flights & Bites and Maintenance Mania. Flights & Bites will kick off our Political Action Committee fundraising for the year, and with 2017 being a legislative session, we need all the support we can get. Start the year off right by supporting your local PAC on March 30 at the Mosaic on Hermann Park. For reservations and information, contact firstname.lastname@example.org.
Our next major event, Maintenance Mania, will be on Wednesday, March 29 at the Houston Marriott Westchase. If you want to show off your maintenance team, Maintenance Mania is the place to do it, so sign them up to compete. It’s a really fun event and I encourage everyone to attend to watch some exciting competition. See Page 16 for details. Education Hits the Road Also this month, we are kicking off the HAA Roadshow with its first Fair Housing seminar in Katy with HAA General Counsel Howard Bookstaff. Fair Housing is constantly changing, so if you have a property in the Katy area, you won’t want to miss out on this one. See Page 29 for details. What’s In This Issue Starting on Page 36, you’ll find articles that will get you into Spring-cleaning mode with fresh marketing ideas to important maintenance tips. Also don’t miss photos from the Sponsorship Auction starting on Page 30 and HAA Open House photos on Page 34.
Please join HAA in supporting this program by attending and/or sponsoring:
Innovative Practice Awards Program 2017 Multifamily – Living Elevated
with market comments from Ric Campo, Chairman & CEO, Camden Property Trust Our graduate students will discuss: • Downtown projects • Hi-rise projects • Integration with mixed-use • and various other factors impacting multifamily real estate A panel of industry experts will respond to their findings.
Thursday, April 20, 2017 • 7 a.m. to 9 a.m. The Westin Galleria - Houston, 5060 W. Alabama St. Houston TX 77056 Woodway I - Conference Space
Event Sponsorship $3,500 – Sponsor Recognition, Enables Student Symposium Attendance Table Sponsorship $1,500 Individual Registration $75 Purchase tickets and tables here: https://giving.uh.edu/grep/
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These companies have generously supported the Houston Apartment Association with their patron membership. Please give them careful consideration, whenever possible, in your business.
Houston Planned Energy Systems
For Rent Media Solutions
HAA Member since 1978
HAA Member since 1987
HAA Member since 1982
HAA Member since 1985
Presto Maintenance Supply
HAA Member since 1983
HAA Member since 1984
FSI Construction Inc.
HAA Member since 1961
HAA Member since 1999
Dixie Carpet Installations
HAA Member since 1986
HAA Member since 1987
Camp Construction Services
HAA Member since 1994
HAA Member since 1979
March Patron of the Month
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By MICHELLE PAWELEK, CPM, CAPS, HAA Legislative Chair, with ANDY TEAS, CAE, Vice President of Public Affairs
NEW POOL REQUIREMENT The new pool permit for unincorporated Harris County properties is free, as long as you pass inspection.
UNDER THE TEXAS Constitution, there are 254 counties that are mostly supposed to act as local offices of state government. Counties issue license plates, administer the state’s court system, handle indigent health care, provide law enforcement problems to county residents who live outside city limits and so much more. Counties were never designed to deal with urban areas because those would always be inside the limits of an incorporated city, right? As regions grew, cities began using their annexation powers to expand. A lot of things about Texas have changed since 1876, and the Houston region has probably changed more than any other part of the state. For a variety of reasons, Houston mostly stopped annexing surrounding areas by the early 1980s. First, the areas surrounding Houston have utility systems provided through special taxing districts called MUD’s (Municipal Utility District), which borrow money to build water and sewer systems, then pay bondholders with money from property taxes. Annexing a MUD means a city must assume all of that MUD’s bond debt. Second, annexing a largely Caucasian suburb changes the political makeup of Houston’s electorate, which could create a Voting Rights Act problem for the city, and a political problem for some elected officials. Accordingly, the unincorporated area of Harris County has become huge. Its population – now nearing 2 million people – is approaching the population of the City of Houston. If the unincorporated area of Harris County was a city, it would be the fifth largest city in the United States – bigger than Philadelphia, San Antonio, Dallas and San Diego.
Texas county government Starting later this year, apartment properties in was never designed for this unincorporated Harris County will need to obtain size, and adapting what are essentially rural rules to a annual operating permits. Unlike Houston’s perdensely populated urban area mit, Harris County’s is free of charge as long as has been a tremendous chalyou pass the initial inspection. If a pool fails inlenge for Harris County. spection and corrective action is required, there Counties don’t have planning will be a fee for re-inspection. or ordinance-making authority unless it’s specifically given to them by the state legislature. Even Texas, so there shouldn’t be any surprises. dealing with basic safety issues has been a As inspections begin, we’ll make sure you’re up challenge – counties can’t enforce building to speed on any rule interpretations that differ codes, and only recently were given the aufrom Houston’s. thority to enact fire codes. Here just a few items to start re-checking One new safety regulation now allowed to now: counties is swimming pool regulation. For • Make sure your drains are in compliance decades, pools inside the city limits of Houswith the Virginia Graeme Baker Act – dual main ton have been required to pass annual indrains in newer pools, anti-entrapment covers spections and renew annual operating on older singular drains with a vacuum release permits. Pools in unincorporated Harris device in the suction line. County have always been required to follow • Pool water should be clean and clear, with the state rules, but owners have never dealt the deepest part of the pool clearly visible. with permits or inspections. • Chlorine and pH levels should be correct. Starting later this year, apartment properties • The fence should be at least 48-inches in unincorporated Harris County will need to high, measured on the outside side. Beware of obtain annual operating permits. Unlike Houspiled-up mulch, brick flower bed edging or ton’s permit, Harris County’s is free of charge as anything else next to the fence – they’ll measlong as you pass the initial inspection. If a pool ure from that. The gate should be self-closing fails inspection and corrective action is reand self-latching. quired, there will be a fee for re-inspection. • Safety equipment, including the emergency At press time, the details were still being phone, shepherd’s crook, ring buoy and rope worked out, but there should be a permit apneed to be as specified in the state pool rules. plication on the Harris County website (we’ll Depth markers and signage must be in complilink to it at www.haaonline.org) by the time ance as well. you read this. As we prepare for the summer pool season The inspection will be to the same state stan(which starts early around here!), watch your dards used in the City of Houston. You’re alABODE magazine and www.haaonline.org ready required to follow these everywhere in for updates.
TARGET QUALIFIED LEADS www.haaonline.org www.haaonline.org
Free for job hunters: • Find the right job to fit your skills and experience, or • Post an anonymous resume so recruiters can find you.
Inexpensive and specific for employers/recruiters: • Specific to the multifamily industry, narrowing your search. • Pinpoints your audience with qualified, quality leads. March 2017
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It’s the Law
By HOWARD BOOKSTAFF, Hoover Slovacek LLP , HAA General Counsel
When it comes to evicting a resident, it’s easy to make a small mistake that can lose you the case. Follow these 10 tips to ensure a proper eviction notice. ONE CAN EASILY argue the most important document in the eviction process is the document that starts it all: the notice to vacate. Property owners can’t go forward without it and every owner wants to be able to evict problem residents without delay. One of the biggest problems owners have with eviction notices is that when they unknowingly provide a faulty notice, they don’t discover there is a problem until three to four weeks later in the justice court. Even worse, owners could prevail in the justice court, but then find out there is a problem with the notice in the county court, six to eight weeks after the notice was originally given. Here are 10 tips regarding giving effective and efficient notices to vacate. Please keep in mind this list was developed from actual problems that have occurred, so if you have adopted a “this will never happen to me” attitude, get over it, at least while you read this article. I suggest owners and property managers alike use this as a checklist whenever pursuing an eviction action. 1. State all defaults in the notice. It’s a good ideal to list all known defaults in the notice. If a resident has failed to pay rent, the reasons should be stated in the notice. If the resident has been involved in illegal drug activity, had unauthorized occupants or caused disturbances with excessive noise or traffic, those reasons should be stated. It is also beneficial to identify the paragraphs of the lease that have been violated. This will prepare you for trial and it gives proper notice to the resident as to why he or she is being evicted. 2. Address the notice to the proper persons. When an eviction is based on a written residential case, the Rules of Civil Procedure states the owner must name all residents obligated under the lease, residing in the unit, as defendants in the petition. No judgment or writ of www.haaonline.org
possession may be issued or executed against a resident obligated under a lease and residing at the premises if they are not named in the petition and served with a citation. The notice must list the same residents you intend to evict in the petition. Consequently, since the petition has certain requirements, the same persons must be identified and served with the notice. Remember this only includes persons who are responsible for lease obligations. In other words, do not include persons listed as occupants who did not sign the lease or unauthorized occupants. 3. Be sure to identify the number of days the resident has to vacate. The notice needs to be clear with respect to how many days the resident has to vacate. The notice must be dated and state when the resident is requested to vacate. Pursuant to the Property Code, the notice is calculated from the day the notice is delivered. The Property Code provides an owner must provide a resident that defaults at least a three-day written notice to vacate the premises before the owner files an eviction suit, unless the parties contracted for a shorter or longer notice period in the lease. Section 32.2 of the TAA lease allows a 24-hour notice to vacate. If the notice states the resident is to vacate within a certain number of days after the date of the notice, the notice needs to be delivered on the date of the notice. 4. The demand for possession must be unconditional. While the notice includes the defaults, it is not to be used as a notice to cure. Rather, the notice must be an unconditional demand for possession as a result of the default. The Property Code provides if the owner gives a written notice or reminder that rent is due and unpaid before the notice to vacate is issued, the owner may include in the notice to vacate a demand that the resident pay the delinquent rent or vacate the premises. In other
words, if you provide a “pay or quit” notice, you will have to produce two notices at the time of trial, instead of just one notice. If you want to work with the resident with respect to paying the amount due after giving notice to vacate, you are free to do so without filing the eviction suit. 5. Deliver the notice in accordance with the law. The Property Code provides the notice shall be given in person or by mail at the premises. Owners and managers may personally deliver a notice to the resident or any person residing in the unit who is 16 years of age or older, or personally deliver a notice to the premises by affixing the notice to the inside of the main entry door. Notice by mail can be sent via regular mail, registered mail or certified mail with return receipt requested. One common issue often brought up by residents at trial is that they did not receive the notice to vacate. Receipt by the resident is not required; however, following a proper a method of delivery is mandatory. If the notice is issued in person, keep a record should of whom the notice was delivered to. Although the law permits giving the notice to any person residing in the unit who is 16 years of age or older, the better practice would be to personally deliver the notice to the resident obligated under the lease. If the resident is not at home, the notice can be delivered by affixing the notice to the inside of the main entry door. In other words, the notice can’t be delivered to an unauthorized occupant. The notice cannot be left on the dining room table nor slipped through a crack in the door. 6. If posted on the outside of the door, proper steps must be followed. As an alternative to delivering the notice in person or by mail as indicated above, the owner may deliver the notice by securely affixing the notice to the outside of the main entry door. March 2017
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However, certain conditions must be met. The notice must be in a sealed envelope with the resident’s name and address printed in all capital letters with the words “IMPORTANT DOCUMENT” or substantially similar language. No later than 5 p.m. on the same day the notice is posted on the outside of the door, it must be deposited in the mail in the same county as the premises. Further, the owner must reasonably believe that harm to any person would result from a personal delivery to the resident or a person residing in the unit or from a personal delivery to the premises by affixing the notice on the inside of the main entry door. If you elect to post the notice on the outside of the door, the owner should have someone prepared to testify at the eviction trial that there was a reasonable belief harm would have came to the person if they personally delivered the notice. If the eviction case is otherwise about a threatening resident, this may not be difficult. However, if the case is a non-payment of rent case, proof must be provided on both the nonpayment issue and the harm issue.
tify how the notice was delivered on the notice itself, the delivery method must be true and correct. Don’t identify the method before the notice is delivered. If that method is not available (such as delivering the notice to the resident, who may not be home), you may have inaccurate information on the notice that was affixed to the inside of the main entry door. This could present credibility issues at the time of trial if the resident denies getting the notice.
7. Keep a copy of the delivered notice. Proving the notice was given will be an important part of the eviction trial. A copy must be kept of whatever notice is delivered. If you iden-
9. Have the person delivering the notice ready to testify in court. Since the notice is such an important part of the eviction process, you want to be sure that
8. Be careful if money is collected after giving the notice in a non-payment case. In a non-payment of rent case, if payment is made after the notice is given, you want to have a plan before accepting the payment. If it is a partial payment, you could either decline the payment or accept the payment in exchange for a letter telling the resident that it is a partial payment only and you are continuing to proceed with the eviction action (if that’s what you intend). If the payment is in full, you may accept the money and refrain from going forward with the eviction action.
you are able to prove delivery by having the person who made the delivery to testify in court. If the delivery of the notice is not challenged by the resident, the court may not require any testimony; however, it is always better to be safe than sorry. 10. File the eviction in a timely fashion. Be sure to file the eviction action promptly after the notice period has expired. If the notice to vacate is delivered and it takes weeks or even months to file the eviction, in all likelihood, you will need a new notice before filing that eviction. While there is no legal expiration of a notice to vacate, if you delay, there may be an argument that you have waived your right to pursue the action as a result of the default. This may depend upon the type of default and what happened between the notice and the filing of the petition. If there’s too much delay, you are probably be better off giving a new notice listing current defaults rather than trying to pursue the action based on older conduct. Due to the importance of the notice to vacate, it’s a good idea to review your policies to be sure there are no unnecessary surprises once you get to court. Hopefully, these tips help!
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Resident Relations from the RESIDENT RELATIONS COMMITTEE
EXCESSIVE CHARGES A resident disputes move-out charges made by the management company.
A RESIDENT FILED a complaint with HAA to dispute a move-out charge of $1,309.89. The resident admitted to not properly cleaning the unit before move-out and mostly agreed with the $95 charge for heavy cleaning. He asked the committee to reduce the overall charge to a couple hundred dollars, which he felt was fair. The resident provided pictures of the unit for the committee’s review. Management responded to HAA and the response was forwarded to the resident. Management felt the resident’s charges of $965 to replace the bathroom vanity, $147.20 to replace the kitchen countertop and the $95 for heavy apartment cleaning plus $202.69 for
prorated rent and a final water billing were appropriate. With the resident’s security deposit of $100, the resident would have owed management a total of $1,309.89. After reviewing the photos and the invoices, the committee ruled in favor of management with adjustments made. The committee removed the charge to replace the kitchen countertops of $147.20, because management did not provide an invoice to support that charge. The committee decided $965 to replace the bathroom vanity was an excessive charge and deducted it from the resident’s final bill as well. After the adjustments were made, the resi-
dent owes the property $197.69. The resident may pursue this complaint in small claims court. The HAA Resident Relations Committees provide an impartial review of resident complaints using the documentation provided by both the resident and management. When the committee finds in favor of the resident, we appreciate a direct response from the property to the resident within two weeks and a copy of the payment sent to HAA for our records. When the committee finds in favor of the resident, management may file an appeal. When the committee finds in favor of the property owner, the decision is final.
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Maintenance Mania Competitors: $55 (Entry fee for competition, breakfast and awards luncheon)
Register Now! Wednesday, March 29
Spectators: $35 (Access to competition event as spectator and awards luncheon)
Houston Marriott Westchase
! a i n a M
e c n a n e t n i a M 2900 Briarpark Drive
Show off yo ur maintenanc e skills and c h e er on your b 8 a.m. to 9:30 a.m. – Registr est! ation, practice and contin
THANK YOU TO OUR GENEROUS LOCAL SPONSORS: Competition Events: AAA Plumbers Best Plumbing Brandt Electrical Services Century A/C Supply Hire Priority Staffing & Executive Search The Liberty Group Presto Maintenance Supply Race Car Competition: E3 Electric Ltd. Perfect Surface Inc. Post-Competition Awards Ceremony Luncheon: Ameritex Movers Ferguson Facility Supply Poolsure
ental breakfas (competitors 9:30 a.m. to 11 t only) :30 a.m. – Ski lls-based com petition (open Noon to 1 p.m to spectators) . – Awards lunc heon (all attend ees)
Cash Prizes for Contestants! The following cash prizes will be given for achievement in Maintenance Mania competition events • $100 for First Place, Individual category • $200 for First Place, Overall • $100 for Second Place, Overall • $50 for Third Place, Overall Attendees will compete against other Maintenance Professionals in a series of skill-based competitions that challenges them to exhibit talents used on the job every day. Compete for a chance at the National Title – one participant from each region will compete at the National Event at the 2017 NAA Education Conference in Atlanta, GA, and will receive an all-expense paid trip to attend!
Register online today at www.haaonline.org
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Don’t miss out on nominatingTyour star property! T
Nominate the best of the best for the HAA Honors Property Awards!
Awards will be based on size, age and style of the property. For nomination forms and more information, including award criteria, log on at www.haaonline.org.
Hurry! The DEADLINE for property award nominations is Friday, March 31. NEW for 2017! The first 100 members to submit completed property nomination forms will receive a $50 gift card from HAA and the nominated property will be entered into a drawing to win an onsite staff luncheon hosted by HAA. Hurry and enter today!
Then it’s time to nominateTyour star people! T
ach year, HAA selects the top industry professional in each of 13 categories from nominations made by management company executives, supervisors, coworkers, vendors and friends. Any HAA member can nominate a deserving industry professional. The nomination process is a simple one – go to the online nomination forms on the HAA website at www.haaonline.org and fill out the information requested. All of the nominees and winners will be recognized at the Honors Awards ceremony in June, with photos to be published in the ABODE magazine. The deadline for individual nominations is April 28. See www.haaonline.org for details. For further questions, contact HAA at 713-595-0300.
Owner/Management Executive of the Year
Portfolio Supervisor of the Year
On-site Manager of the Year (in three categories)
Independent Owner of the Year
Marketing/Training Director of the Year
Assistant On-site Manager of the Year
Supplier of the Year
Administrative Support Staff of the Year
Leasing Consultant of the Year
Maintenance Supervisor of the Year (in two categories) Maintenance Technician of the Year
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MARCH APPLE Core Session 2: Tech Tips for Time Management Thursday, March 2 8:30 a.m. to noon Program fee: $50 Sponsored by The Liberty Group Get more out of your day and leave the office with an empty inbox. See Page 22 for details. Certified Pool Operator Course (2 days) Wednesday, March 8 and Thursday March 9 8:30 a.m. to 5 p.m. Program fee: $299 Get certified. See Page 21 for details. Leasing 101 (Day and a half) Tuesday, March 14 8:30 a.m. to 4 p.m. and Wednesday, March 15 9:00 a.m. to noon Program fee: $65 prior to March 14; $75 after An in-depth introduction to the apartment industry for new leasing professionals as well as individuals looking to learn more about the industry as a career. This day and a half program also includes TAA lease paperwork curriculum. Students who complete the course will receive a certificate, as well as a listing of placement agencies and management companies. CAM: Industry Essentials & Resident Experience Wednesday, March 22 8:30 a.m. to 5 p.m. Program fee: $1,050 per person Tuition can be paid in full or divided into two payments of $525. New CAM candidates must begin the program with the first
SCHEDULE AND FEES
From the HAA EDUCATION DEPARTMENT
course on Wednesday, March 22. See www.haaonline.org for details. Katy Fair Housing Seminar Wednesday, March 22 8:30 a.m. to noon Hilton Garden Inn Katy 2409 Texmati Drive, 77494. Program fee: $65 by March 17; $75 after Sponsored by Texas Southwest Floors Inc Join Howard Bookstaff for a refresher course in Fair Housing. We are coming to your area. See Page 29 for details. CAM: Financial Management Wednesday, March 23 8:30 a.m. to 5 p.m. Program fee: $1,050 per person Tuition can be paid in full or divided into two payments of $525. New CAM candidates must begin the program with the first course on Wednesday, March 22. Sponsored by HD Supply Relate CAM responsibilities to the financial performance of a property, analyze an income statement, develop and manage a stabilized budget, prevent and solve for bad debt and perform a property valuation. Industry Math Tuesday, March 28 8:30 a.m. to noon Program fee: $99 A new NAA program. See Page 25 for details. Maintenance Mania Wednesday, March 29 8 a.m. to 1 p.m. Houston Marriott Westchase 2900 Briarpark Drive, 77042. Program fee: $55 See Page 16 for details.
are subject to change without prior notification. Notice of cancellation is required two days in advance to receive a refund, less a $15 administrative fee. Seats are guaranteed on a first-come, first-served basis when payment and registration are received in advance of the program. Unless otherwise indicated, courses are held in either the Camden and Michael Stevens Interests Room or the Direct Energy and Liberty Personnel & Executive Search Room at the Dinerstein Reed Prokop Education Center, 4810 Westway Park Blvd. on the second floor of the HAA Office www.haaonline.org
APPLE Leadership Session 2: Leadership versus Management – What’s the Difference Thursday, March 30 8:30 a.m. to noon Program fee: $50 per person Sponsored by Best Plumbing Subscribers please RSVP to email@example.com. See Page 22 for details. IROC Breakfast Friday, March 31 7:30 to 10 a.m. Program fee: Free for member; $25 per nonmember Sponsored by Fidus Construction Services The Independent Rental Owners' Connection offers customized education and networking programs. Whether you're a brand new apartment community owner or have been a part of the industry for many years, we encourage you to network within your fellow independent owners.
APRIL CAM: Marketing Wednesday, April 5 8:30 a.m. to 4 p.m. Program fee: $1,050 per person Tuition can be paid in full or divided into two payments of $525. New CAM candidates must begin the program with the first course on Wednesday, March 22. Sponsored by Hire Priority Staffing & Executive Search In this course, you’ll learn how to identify the components of an effective marketing plan, use resources to effectively gather and calculate data needed in a marketing plan, develop a marketing plan, analyze and draw conclusions from a market
plan using the SWOT methodology, add value to a property through use of rental income, rates, and/or adjustments, add value to a property through managing occupancy, select and write an effective recommendation identify types of promotion, identify types of advertising media, develop a budget for a marketing plan and measure the success of a marketing plan. CAM: Property Maintenance Thursday, April 6 8:30 a.m. to 4 p.m. Program fee: $1,050 per person Tuition can be paid in full or divided into two payments of $525. New CAM candidates must begin the program with the first course on Wednesday, March 22. Sponsored by Texas Apartment Pool Services Relate CAM responsibilities to the maintenance of a property, oversee service requests, ensure employees in all roles receive the appropriate training to ensure service requests are completed accurately, manage inventory, identify the need for a contractor or vendor, complete the bid process and signing of a contract, use inspection results to prioritize maintenance and repairs, develop a preventative maintenance program and identify maintenance needs for green properties. Leasing 101 (Day and a half) Tuesday, April 11 8:30 a.m. to 4 p.m. and Wednesday, April 12 9 a.m. to noon Program fee: $65 prior to April 11; $75 after See topic description at left. / See Education, Page 25
Building. Seating is limited. You must pre-register. For more information and to register, go online at www.haaonline.org. Notice to Attendees: All pre-registered no-shows will be billed. For admittance into HAA/HAF events, payments will be required at the door if not received prior to the event. Start times listed above include a 30-minute registration period. Notice of cancellation is required two days prior to the event for a refund, less a $15 administrative fee. March 2017
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MARCH S M T
Calendar HAA Education, Events and Meetings SCHEDULE
W 1 5 6 7 8 12 13 14 15 19 20 21 22 26 27 28 29
T 2 9 16 23 30
F 3 10 17 24 31
S 4 11 18 25
APRIL S M T
2 3 4 5 6 7 9 10 11 12 13 14 16 17 18 19 20 21 23 24 25 26 27 28 30
S 1 8 15 22 29
New Suppier Member Orientation Wednesday, March 1 3 p.m. Sherlock’s Baker St. Pub 10001 Westheimer, 77042 All new supplIer members welcome. Contact Amanda at firstname.lastname@example.org for details.
Expo Committee Friday, March 10 9 a.m. Contact Amanda at email@example.com for details.
Industry Math Tuesday, March 28 8:30 a.m. to noon See Page 17 for details. Sponsored by Presto Maintenance Supply
14-15 Leasing 101 (Day and a half) Tuesday, March 14 8:30 a.m. to 4 p.m. and Wednesday, March 15 9 a.m. to noon
Area Council Meeting: Clute Tuesday, March 28 11:30 a.m. to 1 p.m. More information to follow. Contact Lauren Turner at firstname.lastname@example.org for details.
IROC Breakfast Friday, March 31 7:30 to 10 a.m. Dinerstein Reed Prokop Education Center 4810 Westway Park Bvld., 77041 Sponsored by Fidus Construction Services
APPLE Core Session 2: Tech Tips for Time Management with Julie Irvin Thursday, March 2 8:30 a.m. to noon See Page 22 for details. Sponsored by The Liberty Group
HAA PAC Luncheon Tuesday, March 21 11:30 a.m. to 1 p.m. Dinerstein Reed Prokop Education Center 4810 Westway Park Blvd., 77041 Program fee: $30 per PAC member; $40 per non-member Contact email@example.com to register. Sponsored by Foundation Specialists
Maintenance Mania Wednesday, March 29 8 a.m. to 1 p.m. Houston Marriott Westchase 2900 Briarpark Drive, 77042. See Page 16 for details and sponsors.
NAA Capitol Conference Sunday, March 5 to Wednesday, March 8 Washington, D.C. Visit www.capitol-naa.naahq.org for more information.
CAM: Industry Essentials & Resident Experience Wednesday, March 22 8:30 a.m. to 5 p.m. Sponsored by Hire Priority Staffing & Executive Search
Katy Fair Housing Seminar Wednesday, March 22 8:30 a.m. to noon Hilton Garden Inn Katy 2409 Texmati Drive, 77494. See Page 29 for details. Sponsored by Texas Southwest Floors Inc.
Ambassador ONE Society Meeting Wednesday, March 1 4 p.m. to 5:30 p.m. Sherlock’s Baker St. Pub 10001 Westheimer, 77042 Contact Amanda at firstname.lastname@example.org for details.
Certified Pool Operator Course (2 days) Wednesday, March 8 8:30 a.m. to 5 p.m. See Page 21 for details. Resident Relations Committee B Wednesday, March 8 2 p.m.
23 CAM: Financial Management Wednesday, March 23 8:30 a.m. to 5 p.m. Sponsored by HD Supply
Honors Awards Property Nominations Due Friday, March 31 Nominations are due by 5 p.m. See Page 18 for details.
30 APPLE Leadership Session 2: Leadership versus Management – What’s the Difference with Katie Rigsby Thursday, March 30 8:30 a.m. to noon See Page 22 for details. Sponsored by Best Plumbing Legislative Committee Thursday, March 30 3:30 p.m. to 4:30 p.m. Board Meeting Thursday, March 30 4:30 p.m. to 6 p.m. Sponsored by Best Plumbing LLC Flights & Bites – PAC Fundraiser Thursday, March 30 6 p.m. to 8:30 p.m. Mosaic on Hermann Park North Tower 5927 Almeda Road, 77004. Program fee: $75 per person; $100 per person includes Wine Pull ticket Join us for the return of Flights & Bites. This PAC fundraiser will feature complimentary wine and beer tasting courses, a Wine Pull and a blind beer tasting competition. See Page 6 for details and sponsors.
UNLESS OTHERWISE NOTED, all events meet at our Dinerstein Reed Prokop Education Center, 4810 Westway Park Blvd., second floor, in either the Direct Energy and Liberty Personnel & Executive Search or the Camden and Michael Stevens Interests Room. Meetings located at the HAA Offices, 4810 Westway Park Blvd., first floor, will be held in the Redi Carpet and Winograd Families/Judwin Properties Conference Room. See www.haaonline.org for an interactive calendar. 20
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Please note that dates and times are subject to change. Check the calendars at www.haaonline.org for the most up-to-date information.
CAM: Marketing Wednesday, April 5 8:30 a.m. to 4 p.m. Sponsored by Hire Priority Staffing & Executive Search
Supplier Education Program Thursday, April 13 8:30 a.m. to 11 a.m. This FREE education program for supplier members is a great opportunity to learn how to make the most of your membership. Contact Susan at email@example.com for details. Sponsored by the Product Service Council
CAM/CAS: Risk Management Thursday, April 20 8:30 a.m. to 4 p.m. Sponsored by Hire Priority Staffing & Executive Search
HAA PAC Luncheon: Panel City of Houston Inspections & Permits Tuesday, April 25 11:30 a.m. to 1 p.m. Program fee: $30 per PAC member; $40 per non-PAC member Contact firstname.lastname@example.org for registration and details. Sponsored by ARC Group
6 CAM: Property Maintenance Thursday, April 6 8:30 a.m. to 4 p.m. Sponsored by Texas Apartment Pool Services
7 HAA Volleyball Tournament Friday, April 7 11 a.m. to 7 p.m. Third Coast Volleyball Club 5652 Forney Drive, 77036 See Page 23 for details. Sponsored by Earthworks, PPG Paints, TPI Construction & Painting and CoreLogic Rental Property Solutions,
11-12 Leasing 101 (Day and a half) Tuesday, April 11 8:30 a.m. to 4 p.m. and Wednesday, April 12 9 a.m. to noon Resident Relations Committee A Wednesday, April 12 2 p.m.
13 HAA NEXT: Mix n Mingle Thursday, April 13 6:30 p.m. to 9 p.m. Location TBD Sponsored by Brandt Electrical Services
18 APPLE: Core Session 3 R-E-S-P-E-CT in Fair Housing with Donna Olson Tuesday, April 18 8:30 a.m. to noon See Page 22 for details. Sponsored by The Liberty Group
19 CAM/CAS: Legal Wednesday, April 19 8:30 a.m. to 4 p.m. Sponsored by Redevelopment Services
Go-Getters Happy Hour Thursday, April 20 3:30 p.m. to 5:30 p.m. Café Adobe 7620 Katy Freeway, 77024 Sponsored by HD Supply and Impact Floors
21 It’s the Law Luncheon Friday, April 21 11:30 a.m. to 1 p.m. Visit www.haaonline.org for details. Sponsored by Texas Apartment Pool Services
28 Honors Awards Individual Nominations Due Friday, April 28 Nominations are due by 5 p.m. See Page 18 for details.
24 Community Career Night Monday, April 24 4 p.m. to 7 p.m. Exhibit at Community Career Night and help grow the talent pool of future multifamily professionals. Exhibit space is only $250. All proceeds go towards HAA education grants, which help fund the pursuit of credentials for those in need of financial assistance.
Do you know your pool? Get Certified! Certified Pool Operator (CPO) Certification Wednesday and Thursay, March 8-9 8:30 a.m. – Registration 9 a.m. to TBA – Program Fee: $299 (includes textbook, exam administration fee, and breakfast and lunch for two days) Location: HAF Dinerstein Reed Prokop Education Center, 4810 Westway Park Blvd., off Clay Road east of the Beltway Register online at www.haaonline.org.
Instructor: Grant Almquist, Texas Apartment Pool Services
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Here’s a taste of the first sessions for 2017: APPLE: Core – Session 2 March 2 Tech Tips for Time Management With Julie Irvin Get more out of your day and leave with an empty inbox.
Grow your career with the right h tc a w d n a ce vi d a t es b e th s, idea your future blossom –
Grab an APPLE! APPLE is sponsored by
APPLE: Leadership – Session I March 30 Leadership vs. Management – What’s the Difference? With Katie Rigsby Does being a manager automatically make you a leader? Does a leader have to be a good manager? Does being a leader mean you are in charge? This session provides an in-depth look at the attributes of both effective leadership and productive management. Participants will leave with the tools to empower team members and the knowledge to successfully manage a leadership role. Key takeaways include: • Recognize the differences between a leader and manager and the importance of being both • Identify the role of a productive manager • Understand the aspects of effective leadership • Learn how to motivate and empower your team
APPLE: Core – Session 3 April 18 R-E-S-P-E-C-T in Fair Housing With Donna Olson Diversity, discrimination and harassment and how they affect a company. Just knowing about Fair Housing is not enough to overcome obstacles and barriers. Learn how to establish and demonstrate respect with coworkers and customers. Turn uncomfortable situations into learning opportunities by obtaining the necessary skills to communicate. Remember, it's not what you know, it's what you don't know. Reduce your liability by adopting proven best practices, guidelines and resources. APPLE: Marketing – Session I May 2 Event Evolution With Heather Blume Everyone knows that one of the quickest ways to raise your property’s NOI is to retain your residents, but building an involved and engaged community can be more challenging than you might think. Let Heather help you examine your resident event calendar this year, add some new great event ideas to fit any budget and share her event planning timeline. This session is a great source of education for anyone who helps with their property’s event planning or execution.
And there’s many more sessions for 2017! Visit www.haaonline.org for more. APPLE features some of the best nationally acclaimed speakers in the industry.
Individual sessions are priced at only $50 each, a real steal for quality education. Annual Property Subscriptions are also available with unlimited attendance for all on-site property staff to all sessions at discounted prices: • Only $199 per year per property for properties with fewer than 200 units • Only $399 per year per property for properties with 200 to 350 units. • Only $450 per year per property for properties with more than 350 units.
Take a bite out of these education opportunities and enroll for 2017 today. Contact the HAA Education Department at email@example.com or register online at www.haaonline.org.
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2017 HAA Volleyball Tournament Friday, April 7 Gates open at 11:30 a.m. Registration and Practice: 11:30 a.m. to 1 p.m. Tournament begins at 1:30 p.m. *Each team must have all players present by 1 p.m. to play.
Festivities include a buffet, networking opportunities and checking out the HAA athletes! Teams are registered on a first-come, first-served basis. All players must be members of HAA. Form your teams now (two per company). Teams are not confirmed until payment has been received. Register your team online with credit card payment at www.haaonline.org.
Third Coast Volleyball Club 5652 Forney Drive (Off Hwy. 59 South, one block west of the Hillcroft and Harwin intersection)
Entrance fee is $250 per team (6 players, 2 alternates). Spectator fee is $20 per person. Requests for refunds must be received in writing by end of business day on March 31 and will be subject to a $50 cancellation fee. No refunds will be granted after March 31 or for no shows. No refunds will be given for individual tickets, but tickets are fully transferrable. Contact the Meetings and Events Department at 713-595-0323, by email at firstname.lastname@example.org or see online at www.haaonline.org for more information.
See www.haaonline.org for more details.
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On the Scene with the HAA PAC
HAA Political Action Committee January Luncheon Friday, January 27 at the HAF Dinerstein Reed Prokop Education Center Sponsored by 1 AAA Plumbers
The January PAC luncheon featured Houston City Council Member Greg Travis, District G.
WEâ€™RE ALL ABOUT BETTER GOVERNMENT Threats from government are coming at the apartment industry at a rapid pace. The HAA PAC, the political action committee of the Houston Apartment Association, needs your help to fight bad legislation. HAA members can participate in the PAC on several levels. 2017 registration forms are now available! To join, renew or learn how to become involved with the PAC, see online at www.haaonline.org or contact email@example.com. 24
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Education, continued from Page 19
HAA NEXT: Mix n Mingle Thursday, April 13 6:30 p.m. to 9 p.m. Location TBD Program fee: Free Sponsored by Brandt Electrical Services This niche group within HAA is dedicated to the networking and professional development needs of HAA members 35 and younger. 18 APPLE Core Session 3: R-E-S-P-E-C-T in Fair Housing Tuesday, April 18 8:30 a.m. to noon Program fee: $50 per session Sponsored by The Liberty Group See Page 22 for details. CAM/CAS: Legal Wednesday, April 19 8:30 a.m. to 4 p.m.
CAM Program fee: $1,050 per person. Tuition can be paid in full or divided into two payments of $525. New CAM candidates must begin the program with the first course on Wednesday, March 22. CAS Program fee: $625 per person. Tuition can be paid in full or paid $125 per module. Sponsored by Redevelopment Services Describe reasonable accommodations and modifications for persons with disabilities, explain compliance with laws that govern applicant screening, explain the purpose and impact of Fair Housing laws, explain how to remain in compliance with Fair Housing laws, identify a CAM’s responsibilities in providing safe living conditions with adherence to residence rights, summarize the bid process requirements and explain compliance with laws that govern employment practices.
CAM/CAS: Risk Management Thursday, April 20 8:30 a.m. to 4 p.m. CAM Program fee: $1,050 per person. Tuition can be paid in full or divided into two payments of $525. New CAM candidates must begin the program with the first course on Wednesday, March 22. CAS Program fee: $625 per person. Tuition can be paid in full or paid $125 per module. Sponsored by Hire Priority Staffing & Executive Search Relate risk management to a CAM’s role, propose a solution to an issue of fraud, theft, embezzlement, etc. to minimize financial risk, identify necessary preventative maintenance to minimize risk to physical plant, create a resident education/orientation message to minimize risk to residents, practice preparing for an OSHA inspection, create sample guidelines for entering homes to minimize risk to staff/vendors,
provide the best course of action for various crime emergencies and prevent and control loss. It’s the Law Luncheon Friday, April 21 11:30 a.m. to 1 p.m. Program fee: $25 Sponsored by Texas Apartment Pool Services See www.haaonline.org for details. Community Career Night Monday, April 24 4 p.m. to 7 p.m. Exhibit space: $250 Exhibit at Community Career Night and help grow the talent pool of future multifamily professionals. Exhibit space is only $250. All proceeds go towards HAA education grants, which help fund the pursuit of credentials for those in need of financial assistance.
Your Best Calculation: Industry Math A new curriculum authored by NAA, this half-day workshop is an excellent opportunity to sharpen your mathematical skills in preparation for attending any of the credential programs. From calculating percentages, to converting fractions (remember those?), to understanding averages and more, this is your chance to “go back to school” in a relaxed and low-stakes environment. Learn how various mathematical calculations influence operations and get introduced to the more advanced concepts you’ll need to know to advance in your industry career. Course Schedule: Registration begins at 8:30 a.m. Course – 9 a.m. to Noon Program Cost: $99 Program Dates: March 28 May 31 August 22 October 31
To register and for more information, visit www.haaonline.org.
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Industry Update from the NATIONAL APARTMENT ASSOCIATION and the NATIONAL MULTIHOUSING COUNCIL
SHAKE IT UP
An Ad Age report shows YouTube, Emojis shaking up marketing analytics. YOUR VIDEO MARKETING strategy just became more critical. Ad Age reported last week that what most “intrigued” advertisers last week in response to Google’s ever-evolving metrics is that it has introduced search data into the targeting of YouTube video spots viewed by users. “There has been targeting on YouTube based on what videos people watch there,” one top advertising executive told Ad Age, speaking on condition of anonymity because of a close relationship with Google. “Now, for anyone logged in, their search history can be applied to targeting on YouTube. There's some interesting possibilities there, and it greatly expands the audience advertisers could reach.”
Turning toward emojis, a start-up company has introduced methods by which marketers can track consumers’ use of emojis, including customizable ones, Ad Week reports. The report says not all agencies are on board with the idea. Per Ad Week’s reporting, here’s how it works: “When a consumer opens an emoji keyboard inside a messaging app, Emogi counts it as an impression. (Each time the keyboard slides open it counts as one impression per brand, even if a marketer has created several sponsored decals that are positioned next to each other.)” So for those who have grown tired of the emoji craze, this report suggests it has not yet run its course.
Information about Google analytics pertaining to YouTube and the emojis you’re using digested from www.adage.com Go Ahead. Use Messy Rooms in Apartment Lifestyle Photography According to Pottery Barn, showing messy apartment rooms is the new thing. Digested from www.wsj.com. Go ahead and show a messy apartment. Pottery Barn says so. Lifestyle photography is a critical part of many apartment communities’ website imagery. But just how “perfect” must these images be when it comes to depicting reallife scenarios?
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Interestingly, Pottery Barn has opted to show images of “lived-in” rooms that are downright messy. Well, maybe that’s an exaggeration, but in its January catalog that includes sofas, one is shown with a saggy slipcover and a vague indent on one cushion. “The pillows look as if they had been rearranged by the person who just left, while a pair of eyeglasses, a mug, and a slightly askew stack of magazines rest nearby on a coffee table,” reports The Wall Street Journal. Other images from that catalog include unmade beds and overflowed storage baskets. Pottery Barn’s Vice President of Creative Services says he is trying to show “a place you want to dive in and take a nap.” Should You Text Your Residents Digested from “Testing Texting and Like the Results.” Sensing that their residents are “glued to their phones” one property manager at a market-rate apartment community in Charlotte, N.C., decided to add texting to her resident communication repertoire – whether it’s to announce package delivery, rent dates or other key community news and information. She was concerned initially about potentially infringing on residents’ privacy, but says that since the effort began, no one has asked the community to cease texting them. The community has email addresses for 100 percent of residents and has cell numbers for approximately 70 percent. When the texting option was made available through an app, approximately 35 percent did so. At a major national apartment operator, the senior vice president of marketing and training there estimates that approximately 25 percent of her communities are texting residents. “It’s important to hit the right demographic and right audience with the right message, and not over-message,” she says. “Some things should still go through email, but other things that are more time-sensitive are better for text.” She adds, “[Based on resident surveys], when residents are asked how they want to be communicated with, the overwhelming majority still say email,” Staciokas says. “Text is very personal. It’s about finding the right message and use case for text, and not overdoing it.” The View on High, a student housing community near Ohio State University, recently used a platform to alert residents about a knife-wielding attacker who drove his car into several students on campus. Of course, texting isn’t appropriate for all communication. More sensitive matters – late rent, resident complaints or any legal issue – are still best handled on the phone or in person. www.haaonline.org
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On the Road with the HAA Katy Area Council Meeting Tuesday, January 24 at Watercrest at Katy HAA kicked off 2017 with a packed Katy Area Council meeting. We had two great speakers, Rick Ellis, vice president of the Katy Area Economic Development Council, and Peyton Elliott, vice president of operations, Houston Methodist West Hospital. Both discussed growth in the area and economic factors that have impacted the apartment market. Elliott also discussed the expansion of the Houston Methodist West Campus and why they continue to strive to be the best and offer more services. Thank you so much to Lesli, Tobi and the Watercrest at Katy team for hosting our event.
HAA IS REACHING OUT to better serve our members by bringing targeted networking and educational events to different parts of our 12-county service area. Contact strategic growth manager Lauren Turner at firstname.lastname@example.org to sign up for these FREE, management-only events where you can learn about issues affecting your area and network with your fellow managers. Want to host an event? We are looking for member properties to host Area Council meetings. Contact email@example.com. 28
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HAA is reaching out and hitting the road to better serve our members by bringing Fair Housing Seminars to different parts of our 12-county service area, presented by HAA General Counsel Howard Bookstaff. How should you deal with service animal requests? Criminal background screening? What do you do when you receive a complaint? Fair Housing is changing and you need to be up to speed. We’re bringing HAA General Counsel Howard Bookstaff to your area for this refresher course. Topics include: • Anatomy of a Fair Housing complaint: Navigating through the Fair Housing process. • How to respond to requests for accommodations and modifications. • Lions, tigers and bears, oh my! Taming assistant animal issues. • Too much stuff! Dealing with the hoarders. • Discriminating against criminals – Is that wrong? • Protecting children – How can that be wrong? • What’s on the horizon?
Seminar Dates and Areas: Baytown Fair Housing Seminar June 6 8:30 a.m. – Noon Location: TBA Cost: $65 Pre-register $75 Door
Katy Fair Housing Seminar March 22 8:30 a.m. – Noon Location: Hilton Garden Inn Katy 2409 Texmati Drive, Katy, TX 77494 Cost: $65 Pre-register $75 Door Register today!
Richmond/Rosenberg Fair Housing Seminar September 13 8:30 a.m. – Noon Location: TBA Cost: $65 Pre-register $75 Door
The Woodlands Fair Housing Seminar April 25 8:30 a.m. – Noon Location: TBA Cost: $65 Pre-register $75 Door Lake Jackson Fair Housing Seminar May 16 8:30 a.m. – 12:00 p.m. 8:30 a.m. – Noon Location: TBA Cost: $65 Pre-register $75 Door
For more information and to register, visit www.haaonline.org/educationoutreach/
HAA Roadshow Education Outreach: Fair Housing Seminars with Howard Bookstaff
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On the Scene Photos by MORGAN TAYLOR, HAA Staff “Guess Who’s Sponsoring?” Sponsorship Auction Wednesday, January 25 at the HAF Education Center Our generous supplier partners attended the January Sponsorship Auction, raising more than $154,000 for HAA’s education, events and meetings. Sponsorships included the Flights & Bites PAC Fundraiser, Volleyball, Maintenance Mania, Education Conference and Expo, Honors Awards, Bowling Tournament and numerous educational seminars and courses. New members arrived early for the Auction 101 session to find out how to bid, what was for sale and how it all works. A big thanks to our auctioneers, Christy Rodriguez, Greystar, and Mike Koch, Camp Construction Services. Interested in becoming a sponsor? HAA will have another auction on June 27. Visit the HAA website at www.haaonline.org/sponsor for more information.
Thank you to our generous supplier sponsors: TPI Construction & Painting Inc. Ameritex Movers Inc. Crestmark Construction Services The Liberty Group AAA Plumbers E3 Electric Ltd. Apartments.com Hire Priority Staffing & Executive Search Impact Floors For Rent Media Solutions FSI Construction/Foundation Specialists Dixie Carpet Installations Inc. Redevelopment Services Poolsure Camp Construction Services The Urban Foresters LLC Century A/C Supply Reliant HD Supply Brook Furniture Rental Inc. Perfect Surface Inc. Power Express Gemstar Construction Development Inc. TXU Energy Multifamily Services Best Plumbing LLC Ferguson Facility Supply Texas Apartment Pool Services CoreLogic Rental Property Solutions Merit Service Solutions Earthworks Inc. PPG Paints Chadwell Supply Maintenance Supply Headquarters Texas Southwest Floors Inc. Brandt Electrical Services Inc. SentriForce Presto Maintenance Supply ARC Group USA ApartmentData.com Texscape Services Ameristar Screen & Glass Hoffer Furniture Rental & Sales Murrah & Killough, PLLC American Painting & Renovations Inc. Behr Process Corporation Metropolitan Staffing Solutions 30
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On the Scene Photos by MORGAN TAYLOR, HAA Staff “Guess Who’s Sponsoring?” Sponsorship Auction
Rental Credit Reporting has an eagle eye on the basics. RCR gives your staff immediate access to information about which residents are in good standing and who has received their deposit refund. RCR also tells you who hasn’t paid rent or who has broken a lease. Don’t miss out on this basic information that can tell you a whole lot more about a renter than just a credit score.
For more information or to subscribe, contact RCR at 713-595-0330, e-mail firstname.lastname@example.org or visit us online at www.haaonline.org/rentalcreditreport. 32
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On the Scene with HAA HAA Open House Tuesday, January 17 at the HAF Education Center The Houston Apartment Association and Houston Apartment Foundation welcomed members for an Open House held at the HAA offices. Staff from each department and Product Service Council members were available to explain how members can become more involved with HAA and the many ways the association can help them network, learn and grow. For more photos, visit www.haaonline.org.
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Groceery image by Skypixel/Dreamstime.com
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If your residents anticipate deep cleaning their apartment homes this spring, you might want to offer them these useful tips on bed bugs. This information applies year-round, too. By
SHANE MCCOY, Associate Certified Entomologist, Holderâ€™s Pest Solutions
Who, What, Where, When and How? I
n the last 10 years bed bugs have made a significant comeback across the United States. In fact, based on a recent study by the National Pest Management Association (NPMA), about 70 percent of consumers between the ages of 25 and 44 have encountered bed bugs. Houston is no exception. One problem contributing to the spread of bed bugs is misinformation about how they are transferred from place to place. In addition, there is a gross misunderstanding that exists that bed bugs are associated with people who are dirty. This leads to bed bug issues being under-reported, particularly in multifamily properties. Below we address some of the most common questions we receive regarding bed bugs so you can have a better understanding of this cryptic pest and educate your tenants to be proactive. First, letâ€™s start with the basics: What are bed bugs? Bed bugs belong to a family of insects in which all members feed exclusively on blood. The common bed bug chooses to feed on human blood. Bed bugs can feed on animals if no human source of blood is available, but they prefer not to. Also, bed bugs cannot procreate on an animal source of blood. Bed bugs live a cryptic lifestyle, meaning they spend the majority of their time hiding in cracks and crevices where they will not be seen or disturbed. They become active at night when the human host is typically in their deepest sleep. Although bed bugs are nocturnal by nature, they can adapt to daytime activity if that is when their host is available.
What do bed bugs look like? One common misconception is that bed bugs are invisible to the naked eye. This is not true, in fact, adult bed bugs are very easy to spot and have a unique appearance and shape. Adult bed bugs are small, reddish-brown insects just under a Âź inch long. They are relatively flat and oval in shape. They are about the size and shape of an apple seed when they have not had a blood meal. When they are full after feeding, their shape becomes more elongated and you will notice a swollen, red abdomen. Immature bed bugs (nymphs) resemble adults, but are much smaller and lighter in color. Nymphs can almost appear translucent in early stages. When they first hatch from the egg, they are no bigger than a pinhead, which makes detection extremely difficult. Bed bugs go through five nymph stages before they are mature adults. To transition from one stage to the next, bed bugs must have a blood meal. With a consistent source of blood, mature bed bugs can produce over 130 eggs in their lifetime, doubling an existing population in just 16 days. Do bed bugs spread diseased? Although a group of bed bugs feeding on you and your family members in the middle of the night can be emotionally traumatic, bed bugs actually do not carry or transmit diseases. For this reason, they are not considered a medical or public health hazard. The physical signs of a bed bug bite can range from an itchy welt, similar to a mosquito bite, to a severe, painful rash. In some cases though, individuals may show no reaction at all to the bites. This is particularly true with elderly peo-
ple. As people age, they are less likely to react to a bed bug bite. This is of particular concern to senior living communities, because bed bug infestations may get out of control very quickly. Where do bed bugs come from? Bed bugs have evolved from bat bugs, which fed off cave-dwelling humans. Ancient Egyptians, Greeks and Romans actually wrote about their experiences with bed bugs. Bed bugs have evolved to feed from humans, and now humans are their primary source of nourishment. Many believed bed bugs were eliminated shortly after World War II because their populations significantly dropped off in the United States. A resurgence of bed bugs occurred about 10 years ago, and although there is no definitive explanation as to how or why they returned, the most common beliefs include: the elimination of dichloro-diphenyl-trichloroethane, more commonly known as DDT, in pesticides and the increase in global travel. Where do bed bugs live? Bed bugs can live anywhere humans are readily available. The most common places to find bed bugs are in close proximity to where humans sleep, including in and around beds, sofas, lounge chairs, etc. Although bed bugs are most commonly found in apartments, homes, hotels, hostels, and other group living environments, they have also been found in community centers, planes, hospitals, office buildings, retail stores, schools and theaters. If there is human blood available, there is a chance that bed bugs are there.
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Bed bugs need to be introduced into an environment. They do not jump or fly, but are about as fast as an ant and they are excellent hitchhikers. Their ability to hitchhike allows them to be transferred from person-to-person, or resident-to-resident, and place-to-place on clothing, luggage, used furniture and various other objects. How do you get bed bugs? Bed bugs need to be introduced into an environment. They do not jump or fly, but are about as fast as an ant and they are excellent hitchhikers. Their ability to hitchhike allows them to be transferred from person-to-person, or resident-to-resident, and place-to-place on clothing, luggage, used furniture and various other objects. There is an increased risk of picking up bed bugs due to the following behaviors: • Purchasing or using second-hand furniture and mattresses • Entertaining or being an overnight guest at someone else’s home • Staying in hotels, college dormitories or boarding schools • Children coming home from summer camp How often do bed bugs feed? Bed bugs feed every three to seven days if there is a host present. Although this is their typical behavior, bed bugs are extremely adaptable and can survive months without a blood meal, some have even estimated that bed bugs can live six to 12 months without eating. How can I prevent an infestation? There are several steps that can be taken to minimize the risk of infestation. You might want to share this information with your residents: • Avoid second-hand furniture, mattresses and bedding. If you do decide to purchase something used, make sure you inspect it thoroughly for signs of bed bugs. • During hotel visits, do not place luggage on the bed or furniture until you have inspected the bedding, mattresses, and headboards for signs of bed bugs. If signs of bed bugs are present, request to be moved to a different room. • When traveling, periodically inspect your luggage. • Encase your beds with bed bug proof encasements, making it more difficult for an infestation to take hold and easier to identify bed bugs if they are present. Aren’t bed bugs associated with dirty environments? No, this is not true. Bed bugs do not discriminate; they are just as likely to be found in an A+ property as they are a trailer park. Bed bugs only need a human host to survive and breed. There are some situations that make bed bugs harder to detect and treat, including extremely cluttered environments, but all people must be diligent to prevent bed bugs. Shane McCoy is the director of quality and technical training at Holder’s Pest Solutions. Holder’s, a regional pest management company, has been serving the greater Houston-Galveston metro area since 1947. Holder’s provides quality pest control services to homes and businesses, including services for bed bugs, rodents, cockroaches, ants, mosquitoes, pest birds and many other common pests. For more information, please visit http://www.holderspestsolutions.com. Holder’s Pest Solutions is a partner of Copesan, an alliance of premier pest management companies. For more information, please visit http://www.copesan.com.
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Pool Maintenance Outside of the Mechanics Image by Aimy27feb/Dreamstime.com
Sometimes pool maintenance means making sure your pool is safe. Here is some useful information to keep in mind. By GRANT ALMQUIST, Texas Apartment Pool Services
wim season is approaching quickly this year. It seems that quicker than usual because of the weather, and now is the time to prepare. Apartment managers and owners tend to focus on keeping pools clear, clean and blue, which is great, but please don’t forget the most important aspect of swimming pools, safety. The number of safety hazards and concerns around one pool are limitless and each as concerning as the next. The combined efforts of staying on top of these concerns and out in front of any possible hazards is priority number one. The City of Houston and State of Texas provide guidelines to make sure the facilities are safe. I know you have all seen the inspection forms given out by the hundreds throughout the year and more frequently during swim season. The City does not do this just to get a rise out of everyone; their intentions are twofold. First, they want to make sure everyone using your facility is safe. Again, the number one goal for everyone concerning swimming pools should be safety. Second, they need to ensure every property is meeting the code set forth by the state, and in some cases, by the federal government. I spoke with the City regarding inspections this year. They recognize the “bad guy” stigma they are given when a facility is shut down, but as I said before and will continue stressing, safety takes precedence. There are no new surprises coming as the code has not changed.
However, as we saw last year, an increasing amount of attention will be paid to immediate health concerns. Things like main drains, water clarity, chemical readings and enclosures, to name a few. If there are problems concerning any of those or other immediate health concerns, it may possibly cause a prompt closure of the facility. I have people ask me all the time, “How do I know what to look for?” regarding inspections. The easiest way I can think of is to keep your inspections from year to year. Refer to them before and after each swim season and make sure you can check off the items on the list. If you or your team members don’t feel comfortable doing it, call out a qualified swimming pool company to look for you. I would recommend asking if they are a Certified Pool Operator (CPO) or have another national accreditation for pool operators. It is easier, and in most cases cheaper, to fix violations before an inspector notes them. Speaking of the pool operator certifications, it is a good idea to have someone on property certified. Having someone with the base knowledge that these courses offer is vital to keeping a clean, safe and compliant pool. A pool operator certification is not required for Class C pools, yet, but having a certification has many advantages. On top of all the knowledge it provides, it may also save you money on insurance premiums. I spoke with John Hill with Harco Insurance and Financial Services about this. He said that while there is not a
discount program for pool certifications, underwriters may pay special attention to it, thus possibly lowering rates. If anyone with your on-site staff is certified, let your insurance company know. So now that we are all on the same page regarding the inspections, we can focus on safety. I have been in the Houston aquatics industry for 20 plus years and no one will ever change my mindset regarding pool safety. When working with your staff or an outside vendor on your pool maintenance, be sure to keep the your residents’ well-being in mind. If your vendor does not have the same level of concern as you do regarding your pool compliance and safety, perhaps look in another direction. We all play different roles on each property but in the end, the residents come first and in regards to pools, the standards are the same. Happy swimming in 2017. Grant Almquist is the owner of Texas Apartment Pool Services, a full-service swimming pool maintenance and repair company. They offer the best repair services at commercial discounts and their representatives will facilitate and oversee all projects from start to finish. Grant can be reached at email@example.com. For property inspections for safety or if you’re interested in a CPO class, visit www.TAPSTX.com. www.haaonline.org
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Learn how scents can deepen customer connections and help you achieve greater occupancy of the properties under your management. By
ALBERTO BARUD, Aire-Master
(and Other Smells)
is in the Air
Va le n
Ipring is a beautiful, aromatic time of year. The season brings with it all its fresh and clean aromas that remind us of the many good things waiting to be discovered and experienced, including new beginnings and fresh starts. Whatever our mood, the smells of spring can lift our spirits. That is how powerful our sense of smell can be. The sense of smell is the strongest of all our senses. It can evoke memories from decades ago, and it is actually the sense with the strongest and most accurate level of recall. The sense of smell is unique because it has direct contact to the limbic system of the brain, which is responsible for the memory and emotion processes. That in turn can have a powerful affect on our mood. Industries such as travel, hospitality, multifamily housing and real estate know very well the advantages of using the sense of smell to help provide a positive experience to their guests. We call this practice scent marketing. When seeking a place to live, scent can be very effective in helping residents determine one property over another. www.haaonline.org
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Smells can trigger memories or desires that can influence a lease decision – whether it is good or bad. By utilizing the sense of smell, you can help create an environment in which your target residents feel comfortable and at home. In a consumer setting, the use of scent can impact the customer’s decision to stay longer and consume more. Hospitality and multifamily can often go hand in hand, and scent marketing is very effective in the hospitality arena. The Four Seasons Hotel in Austin offers a spa treatment in which they use the scents of local lemongrass. Meliá Hotels International in Miami claims to set the mood throughout the hotel by manipulating everything about the sensory experience — from music, to lighting and scent. We all remember the cartoon movie “Ratatouille,” in which Remy, the little mouse, sniffs the bounty of food ingredients and chooses which ones he will use for his recipes. In order to assimilate the full sensory experience, he closes his eyes and recalls all kinds of memories and imaginary thoughts. Well, we, and your residents, are not much different than Remy the mouse. We humans also experience that when something pleasant reaches our olfactory sense. We try to maximize the experience by closing our eyes and taking a deep and prolonged breath to transport our selves to a beautiful and relaxing place. For many, this could be a colorful mountain. For others it could be a sunny beach, and for many others standing on a boat deck feeling the fresh ocean breeze kissing their face.
“In the housing market, business uses scent as part of multi-sensory marketing strategies to enhance customers’ experiences of a property, location and its products or services. These experiences allow customers to develop deeper memories and emotional connections with the brand and promote sales and loyalty.” – Matthias Vey, GCI Magazine. The next time you see a potential resident entering your property, take your best shot. After all, first impressions are everything. It may be the only opportunity you will have to impress them in an impactful way. Utilize a forgotten marketing tool — scent marketing! Here is a list of the top smells and how they affect us: 1. Talcum powder: Makes people feel safe, secure and nostalgic 2. Peppermint, Citrus: Creates a sense of attentiveness 3. Lavender, Vanilla, Chamomile: Promotes relaxation 4. Barbecue smoke: Makes a room feel smaller 5. Apple, Cucumber: Makes a room feel bigger 6. Leather, Cedar: Creates a sense of expensive furniture 7. Fresh baked goods: Instills the desire to buy or lease an apartment home 8. Tailored floral/Citrus scents: Encourages people to browse longer and spend more Alberto Barud is the franchise owner of Aire-Master of Houston. Aire-Master is a full-service, scent marketing, odor control and commercial hygiene company servicing the United States since 1958. To create a scent-marketing program and for more information, contact Alberto at 832-853-3277 or via email at firstname.lastname@example.org. You can also visit us online at www.airemaster.com. Check us out at the HAA Education Conference and Expo. www.haaonline.org
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If you’re struggling to find ways to authentically market to prospective residents, this article dives into a timeless marketing technique.
Image byIakov Filimonov/Dreamstime.com
By MELISSA HOOPER, ParaWest Management
n outreach marketing plan should be included in every type of marketing plan available in order to get your name and brand out to the public. Memorable outreach marketing efforts, digital marketing on multiple platforms and utilizing key vendor partners are essential to maximize your exposure. Outreach Marketing Outreach marketing efforts take marketing back to its roots and focuses on a human-tohuman connection. With an apartment, or two, on every corner in Houston, it’s important to make memorable impression on prospective residents. Residents are more likely to lease when two things happen: When the basic needs they require are met and they actually connect with a leasing agent who made them feel important. Outreach marketing is about making a connection with your prospective residents instead of selling your property at them. One way to increase your traffic is to go out and meet people and introduce your community. Typically, no one can turn down food, so it is always a good idea to deliver your message with treats and collateral materials. Now, I am personally over the wad of candy twist-tied in a kid’s party loot bag with a business card. It’s overdone at this point. I’m not saying what you chose to buy has to be expensive, but it does have to be memorable. Always include a sticker that says “Compliments of your neighbors at XYZ Apartments,” with your website included. What’s that you say? Your property is already full and never has availability? It may be, but one day it may not and you will have to start from scratch and spend 10 times the money to get those prospective residents through your
door. Finding qualified applicants can sometimes take weeks. Outreach marketing is not designed for an immediate lease. It’s putting your name out there, making connections and creating positive energy in the community. Now it would be great for us to always receive immediate sales from our efforts, but mostly our return on our investment is in the form of delayed gratification. Word of mouth is a powerful thing and it will always catch up with you as a result of your efforts, because people inherently trust a third party recommendation more than anything. Digital Marketing The genuine benefit of digital marketing is that it allows you to connect you with a high number of prospects via the internet, generates higher conversion rates and connects you to the mobile prospective resident that captures 85 percent of sales today. It is also allows you to compete with large corporations and gives you a higher return on investment. There are so many .com options these days, and if you are anything like me you receive a dozen calls a week asking for meetings and wanting to capture your business. The resources you choose should reflect the need of each property and the goals you are trying to achieve. If you have a community that consistently stays above 95 percent occupied, you might not want to invest $1,000 into an internet lead source that is a pay per month contract. However, pay-forperformance set ups are ideal for almost any property based on the cost per lease and it’s generally cheaper than vacancy. Online locators are great resources, but it is important to do your own marketing for your property or portfolio. You are the best advocate for your community.
Key Vendor Partners No matter how efficient you might be or how tech savvy you pride yourself on being, we cannot do all things as efficiently as a quality advertising partner to supplement your marketing with you and to represent your best profile. Evaluate the quality of the leads you are being referred instead of the quantity. Audit your online presence often to make sure you are being represented accurately. Think outside the historical cookie cutter options of the past. Just because everyone has always done it that one way doesn’t mean things cannot change. Partnerships with local food delivery companies compliment your reach when coupons or mini flyers are inserted with their deliveries on a Friday night. This reaches areas you would never otherwise think of or maybe even have access to cover. Then you agree to sponsor a resident rewards night and promote that vendors special, created just for your residents on a specific day where the vendor needs more traffic to their location. It’s a win-win for both of you. Melissa Hooper is the marketing director for Parawest Management since 2013. Parawest Management won the 2016 Houston Marketing Association “Marketer of the Year” for real estate. ParaWest Management is a full-service acquisition, operating and investment platform for apartment investors and owners. Melissa can be reached at email@example.com.
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Learn these simple yet innovative marketing trends to give your property a boost this year.
like you, like to live my life with the bestof-the-best, most innovative marketing techniques. However, in the back of my mind, I know simple and actionable are the most valuable techniques. When researching the biggest trends in marketing for 2017, I wanted to look at them through the multifamily lens as well as “hit it with the simple stick.” Goals are all good and dandy, but if you make them too complicated they never get accomplished. Therefore, I’m giving you nine multifamily marketing trends, each accompanied by one idea on how to incorporate the trend at your community.
Using Videos “Going live” is growing in popularity. You might have seen a friend on Facebook or an organization go live recently. I’m constantly being asked by my clients to share my thoughts on live video, so here they are. Live video is awesome because it allows you to bring those one-on-one interactions you have on site to a larger audience. When a resident asks you a question, when you give a tour to a prospective resident, when you get to see a renovation or your new office for the first time – that makes for a good live broadcast. Need a little more to get you going? Start with a tour of popular floor plans. Prepare a list of common questions in case people don’t comment questions in your first live video. Promote your upcoming live tour via your social media channels and email. Then, do what you do. The need to be professional is strong, but at
REBECCA ROSS, Sprout Marketing
the end of the day people want something real. I always tell our social media clients to let us focus on the posts about your amenities and the hot spots around your area. Then, the staff can do the fun stuff like videos to introduce team members, such as a time-lapse videos showing a make-ready apartment for a new resident or posting your team using the Snapchat dog filter to show what a dog’s life is like at your community. Capitalize the everyday. Utilizing the Boomerang app to capture some underrated amenities such as your fire pit or a water feature could be the perfect way to show off your community. Snapachat Snapchat is one of the most authentic social media channels out there, where you can see what something or someone is really like. It can be used as a referral channel to get your residents buzzing to their friends and family about your community. Show off the people and the lifestyle of your community by doing the small things that make living there great and your residents will become your advocates.
Image by Sawitri Khromkrathok/Dreamstime.com
Instant Messenger From WhatsApp to Snapchat to Facebook Messenger, these are great tools to interact with your residents and prospects in 2017 to take your customer service to the next level. Don’t make them jump through hoops to talk to you; instead, go to the channels they’re already using and have those conversations there. Here’s a simple idea: When a prospect comments on a post, they’re displaying their inter-
est. Don't make them do any extra work of filling out an online form. Use Facebook Messenger to reach out to provide information & schedule a tour with the prospect right then and there.
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Are you a Snapchat newbie? Our recommendation is to start with a filter for your community to test the waters. Have a spacious dog park, state-of-the-art fitness center or exciting resident event? Think of it as a flyer you your residents are using to distribute for you. Employee Advocates Online, you aren’t just competing with other apartment communities; you are competing with friends, family, news sources and other brands for the attention of your residents and prospective residents. The best way to be heard is to use the people you already have to make an impact: your employees. They can use their feeds to showcase your property to their friends and family. Don’t be afraid. Just like any new hire, it’s about training, creating a check system and trusting your team. Before you jump in, start with a small round table meeting where you discuss the values of your community or company, what is (and is not) appropriate for personal social media and start sharing ideas for stuff they could share. Start the conversation, and then be the judge on whether you want to hand over the reins. Start with one employee advocate and go from there. Advertising As Facebook and other social media platforms change their algorithms, it is crucial to get into the social advertising game. Content with links are no longer getting the same visibility, because now companies like Facebook want you to pay for it. However, a small spend can go a long way.
Want to give it a shot? Start small, with only $50 per month to run a campaign that pushes people from Facebook to your website. On Facebook you can get extremely granular in your focus by targeting those who work at a certain company, if they are pet owners, if they talk about a specific show on Facebook, etc. Interactive Content This year it’s all about how to engage your audience and get them to speak up on social media. I know the highlight of 2016 was finding out what my Potronus was (#HarryPotter4Life). From polls to quizzes to trivia, to “caption this” photos, the key is to try to keep it fun while still relating to your community and values. Start with something easy, yet close to the heart. Use the poll feature on Facebook to poll for the best restaurant within a 10-minute distance from your community. Then let your followers get involved and vote. This shows the value of your community, that you respect local businesses and it shows your residents that you want their opinion. I call that a winwin-win! Personalization In a world full of marketing messages, the best way to stand out is to personalize your message for a specific person. One-on-one communication may get overlooked, but is always the most effective way to get someone’s attention. Make those small touch points count. Get back to the basics. When a prospective resident comes in for a tour, take a picture of
the prospect in their favorite floor plan. When you follow-up via email, make the subject line “[INSERT NAME]’s Next Home” then include a personal follow-up message calling out some details they mentioned and include the picture of the prospect at the top. Email Marketing I don’t know about you, but I am glued to my phone, checking my email constantly. Email is an easy channel to utilize, but it’s not so easy to get it right. The key is to send emails that build value among your prospects and that feel personalized even if you are sending to a list. Segmentation. One easy thing leasing agents should do is break down their prospect list by segments. Then, send your normal email blast to each list, but make the sender the appropriate leasing agent. People are more willing to open an email from a person versus a company or community. Rebecca Ross is the branding and social media director for Sprout Marketing Inc. They serve as your CMO, VP of marketing or marketing director. You hire them part-time to fill the gap so you can focus your energies elsewhere, saving you the time, cost and headache of hiring a full-time resource. For more information, contact firstname.lastname@example.org or visit www.sproutmarketing.com, where you can also sign up for the Sprout Marketing Newsletter.
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Freshen up your marketing strategies with these four steps. By
THEREASA ROY, G5 Marketing
Spring Clean Your Outreach S
pring reminds us all that a fresh start can be a time to analyze and update how we’re driving property tours and retaining existing residents. With most properties experiencing around 50 percent renewal retention annually, one of the quickest ways to improve your marketing efforts, and spend less money recruiting new residents, is to follow these four steps: 1. Determine your ideal resident 2. Align your marketing campaigns 3. Evaluate and tweak programs for success 4. Assess retention programs 1. Determine your ideal resident Do you cater towards families? Millennials? Retirees? Have you established a persona definition process? If not, consider starting one. Understanding who your target personas, or residents, are will help you in all aspects of marketing and resident retention. Start by asking yourself and your team a few simple questions:
• Who are our ideal residents? • Where do they shop? • What do they do with their free time? • What matters to them? By answering these questions either as a team or by surveying your current residents, you’ll have a clear picture of the types of residents you want to attract to live on your property, and also get great insight into how you can attract more people like them. Once you identify these personas, you’ll need to dig into what they care about, how they get answers to questions and how they might search for a property like yours. These answers also help you avoid spending marketing dollars on audiences that will never become residents. For example, if your ideal residents are retirees, don’t spend money on ads for Snapchat since that is not where they spend their time online. But, in this scenario, you should be doing Facebook ads, because it is the most popular social media channel for people 65 and over.
2. Align your marketing campaigns In today’s complicated marketing landscape, it's easy to get overwhelmed or to want to try lots of different marketing tactics just to see what works. Your result is either a bunch of small acts that might not appear coordinated and misrepresent your brand, or you can get so overwhelmed that you don’t do anything because you aren’t sure which tactic will make a difference. To ensure you are coordinated and executing the right tactics, you have to know your target audience. With the insight gained from the first step, you can build better marketing campaigns that align with your audience’s needs and keep you from getting overwhelmed. Knowing where they spend their time, whether it’s on social media or elsewhere, is important to understand where to share your ads or content, but knowing the type of content is just as important. Let’s go back to our retiree example. Your retiree might want access to libraries or on-site gyms as part of their
Image by Rawpixelimages/Dreamstime.com
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ideal property; this means you should highlight those amenities on your website, in your brochures and in your online ads. Ask yourself these questions to understand the types of content you should develop and where you should be sharing that content: • How do my prospective residents prefer to get their information? • What tools do they use more often: mobile devices or computers? • Do they use review sites? • Which social media channels do they use? • How do they spend their online leisure time? Looking at recipes, posting reviews, shopping, etc.? Pair these answers with the answers from the first group of questions to understand more about your prospective residents’ online preferences. With this information, you know who they are, what they care about and where they spend their time on and offline. This gives you the insight you need to develop content that actually matters to your prospective residents. And, you are going to be able to share them on the right platforms. In the instance of our retiree target persona, when other people suggest you market on Snapchat, you can say with confidence, “Our audience isn’t on Snapchat – that would be a waste of our budget.” Now that you can develop more effective campaigns that resonate with your audience, you can start to execute, evaluate and tweak your way to a more efficient marketing spend. 3. Evaluate and tweak for success With each ad deployment or content share, make sure you have tracking in place. We recommend everyone have Google Analytics code on their website and a tracking code via an ad channel to see which ads are performing better. You’ll be able to tell where your website traffic is coming from, what content is being shared more frequently and which leads are actually turning into leases by tracking online application completion. Monthly, you can evaluate which channels are working best, what messages are resonating and shift your budget appropriately. Having that insight and making those tweaks will help you clean up your marketing mix this spring and get you on a path for success as you prepare for the busy summer season. 4. Assess retention programs You may be able to extend the lifetime value of your current residents by putting programs in place to retain them longer. This may include more community building activities and events at your property, or faster response times on maintenance issues. Proactively requesting feedback from your residents can help you improve what can lose their business. And don’t forget your reputation is already online, so ensure you have a social media program to read, respond to and take action on reviews. Knowing your current residents’ personas and what factors contributed to them choosing you can help you focus on the right elements of your business to get more renewals when leases expire. Not only that, but happy long-term residents are more likely to be brand ambassadors for your property and attract your target personas for you. Molly Bull is the director of corporate communications for G5 Marketing. G5 is the leading expert in digital marketing for real estate companies. They partner with customers to deliver brand, location and property driven marketing strategies that fit. Their focus is new customers at the lowest cost through data-driven insights and targeted lead generation. Visit them at www.getg5.com/blog.
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ASSET Groceery image by Skypixel/Dreamstime.com
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Some in the industry claim the line between asset and property management has blurred, as technology, job demands have evolved. By
BILL WHITLOW, Terra Search Partners
Property Manager vs. Asset Manager: Have the Roles Merged? This article originally appeared in the January 2017 issue of Multifamily Executive. he property manager’s job description is evolving … and the evolution hasn’t gone unnoticed. Recently, in an Institute of Real Estate Management (IREM) white paper, “Asset & Property Management: A Shifting Dynamic,” John Salustri suggested that “the lines between asset management and property management are blurred.” The argument is worthy of deeper examination. Property management, by definition, entails the operation of commercial or residential real estate, including both rentals and owner-occupied units. Thus, a property manager acts on behalf of the owner in routine tasks such as rent collection, the administration of leases, the scheduling of maintenance and repairs, and, perhaps most importantly, resident relations. Asset management, by contrast, is concerned with maximizing the revenue potential of each property and identifying new methods of creating longer-term additional value in the asset. These roles are distinct from one another. The property manager is an expert in the day-to-day “blocking and tackling” that is property operations. After conducting multiple searches in real estate over multiple years, just once, I found, has a client been open to hiring an executive-level property manager in
an executive-level asset manager role. The reasoning behind the selection was that, after months of searching, the firm decided the ability to provide close oversight of its thirdparty operator was more important than the candidate’s ability to conduct internal valuations and long-term value strategies. In addition, the placement was believed to be the best cultural fit within the organization and to have the potential, over time, to develop an asset management skill set. The result? A year later, the new hire continues to rely on his analysts to create, and his boss to help him interpret, the financial analyses essential to any asset management role. The good news is that everyone likes him. A Matter of Perspective The blurring of lines is sometimes a result of confused titling or marketing. Property management firms will often blur asset and property management by referring to the firm’s property managers as asset managers. In addition, some third-party firms attempt to differentiate the quality of service they provide by calling their property management function “asset management,” although the capability provided is clearly the former and not the latter. Whether the lines between the two distinct roles are blurred often comes down to a matter
of perspective. Asset managers believe the lines are very clear and that there’s no blurring whatsoever. They increasingly demand that the property manager do more, but not within the confines of asset management. Most asset managers realize that the responsibility for the strategic management of an asset rests with them alone. However, today’s property manager role has, indeed, become more demanding. To meet the challenge, property managers have become more sophisticated, largely through in-house training programs as well as advanced educational offerings that seek to expose property managers to investment analysis. Organizations within the apartment industry offer the industry standard stamp of approval, through various designations for multifamily industry property management professionals who complete rigorous coursework and pass an examination. However, despite this focus on acquiring a heightened knowledge of how things work on the investment side, property management and asset management remain two distinctly different functions and areas of specialization, which provides a strong argument against the “blurred lines” thesis. In general, asset managers have much different educational backgrounds from property managers. The vast majority of asset managers with whom my firm has come in contact with hold four-year degrees. Many, in fact,
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have MBAs, as well. Conversely, research has demonstrated that over one-half to two-thirds of property managers don’t have college degrees. However, from a recruiting perspective, the good news is that our firm has had only two clients whose senior-level property manager positions listed a four-year degree among their requirements. An Evolutionary Process Salustri’s white paper explores the changes in property management from 10 to 20 years ago, when responsibilities were limited to dayto-day building operations. He asserts that asset managers are applying downward pressure on property managers to do more, which is likely a result of the technological advances made in analytical and data reporting tools in the past two decades. Some property management firms have indeed tried to create a greater continuum and, in some cases, a higher level of services that may include more of an “asset management type” of offering, perhaps for the purpose of competitive advantage or commanding a higher fee. Fee premiums in this regard are seldom realized, however.
Salustri includes findings from a recent jobanalysis survey of more than 1,400 real estate management professionals across North America, conducted by IREM. The survey rated the importance of 155 activities related to real estate management and 110 areas of critical knowledge. The survey results indicate both a closer alignment of property and asset management and a certain overlap in responsibilities— the so-called “blurring of lines.” But a greater alignment has simply been part of an evolutionary process prompted by owners looking to find ways to increase top-and bottom-line revenue, minimize the inefficiencies in asset-holding processes, and achieve a greater alignment of thinking and thought processes. Generally, asset managers believe the most effective property managers are those who have learned to think like asset managers in order to combine both a strategic and tactical approach to managing a property. The idea is, the better one understands the “why” of things, the more effectively one can create and execute—or, if need be, pivot – to achieve the desired result. Therefore, it can be concluded that there’s a greater demand for property managers who display a high degree of financial sophistication
and understanding of the investment life cycle, often called “a higher real estate IQ,” within their circle of influence. An asset manager’s career almost always starts with a job as an entry-level analyst for a seasoned asset manager, often working within a large, sophisticated investment management firm. Conversely, more often than not, the property manager most often enters the industry as a broker through an entry-level assistant property manager position or, in the case of the apartment industry, through an entry-level leasing role. Howard Ruby’s Oakwood Worldwide was once famous for running what those in the apartment industry called “cattle call” newspaper ads, targeting anyone hungry enough and with sufficient people skills to become an entry-level leasing agent who’d be formally trained to become a property manager and eventually advance up the property management ranks at Oakwood. Over time, a good number of those among the executive ranks in property management at Equity Residential, Archstone, and other leading firms got their start at Oakwood and followed this path to career success.
Reach Out and Learn Supplier Education Learn how to develop relationships with management personnel that result in business for your company. Using your membership the right way can help your business grow. Join us for roundtable discussions with our successful vendor leaders and select management personnel. Supplier Education Program Thursday, April 13 8:30 a.m. to 9 a.m. – Registration and Breakfast 9 a.m. to 11 a.m. – Program HAF Education Center, 4810 Westway Park Blvd. (Located oﬀ Clay Road and Beltway 8) FREE for Suppliers. Register online at www.haaonline.org/supplierprogram. Sponsored by the HAA Product Service Council
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Sharpening the Line While today is a period in which the industry is seeing a proliferation in course offerings and programs to help real estate professionals advance, many industry professionals believe the line between asset management and property management has never been clearer. This conclusion is borne out again and again through the searches Terra Search Partners conducts on behalf of clients with vertically integrated platforms that have both internal asset management and property management functions. However, even in vertically integrated firms, in order to be successful the property manager should understand the “big picture” of investment strategy—that is, the core or value-add, as well as what the asset manager wants to accomplish from an overall investment perspective. In other words, understanding the context within which operations are performed is critical. During IREM’s fall meeting, an audience of roughly 100 property managers was asked for a show of hands of those who aspired to become asset managers. To everyone’s surprise, only a single hand was raised. However, the audience was keenly interested in learning more about the relationship between the two disciplines and understanding more about the asset management function. In the ecosystem of property and asset management, it would be attractive to imagine fluidity between the two roles. But the “data from the trenches” show a lack of interest in graduating from property to asset management. It’s true the expectations of property managers are evolving. It’s also true that the best property managers should be more appropriately paid for the value they create. But, the evidence clearly shows the line between the two disciplines has never been clearer. Bill Whitlow is a partner with Terra Search Partners, a retained executive search firm helping real estate companies build great teams. Terra Search Partners serves many of the country’s foremost REITs, private equity firms, pension fund advisors, private developers and owners, family owned businesses and non-profits. To see additional articles written by Bill and others at Terra Search, click through to www.terrasearchpartners.com. Contact Bill Whitlow at email@example.com or 415-433-1630.
Want to see current and previous issues of ABODE online? Go to http://issuu.com/haa_abode. 56
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On the Scene Photos by SYLVESTER GARZA and TERRY MASON for Hiebert Photography 3
Installation & New Year Gala Sponsored by 1 Presenting Sponsor Camp Construction Services and Premier Sponsors 2 Arbor Contract Carpet, 3 Crestmark Construction Services and 4 DirecSupply Inc. Friday, January 20 at the Marriott Marquis Houston More than 1,000 members filled the new Marriott Marquis Houston Downtown for HAAâ€™s gala celebration installing incoming 2017 President Kyle Brown, the Executive Committee, Board of Directors and Product Service Council. For more photos, visit www.haaonline.org.
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On the Scene Photos by SYLVESTER GARZA and TERRY MASON for Hiebert Photography Installation & New Year Gala
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On the Scene Photos by SYLVESTER GARZA and TERRY MASON for Hiebert Photography Installation & New Year Gala
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On the Scene Photos by SYLVESTER GARZA and TERRY MASON for Hiebert Photography Installation & New Year Gala
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In the Community
Making It Better
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Making It Better, a non-profit organization founded by Councilman Jerry Davis, is designed to improve literacy for children in low-income families. Read how your property can benefit from its program. By
JACQUE DAUGHTRY, Making it Better
Photos supplied by Making It Better
id you know one in four Houstonarea third graders do not meet minimum STAAR reading standards, which leaves them at great risk for high school dropout and even incarceration? Did you also know children living in poverty have heard 30 million less words by age 3 than their more affluent peers? Or, that there is only one book available for every 300 children living in low-income homes? Unfortunately, illiteracy is a huge problem in the City of Houston, especially for children living in poverty. Why? These children simply do not experience many of the daily interactions needed to develop oral language skills, a rich vocabulary and other pre-reading skills. When their parents work multiple jobs to put food on the table and keep the electricity on, there is little time or energy for such things as reading with their children or helping with homework. All parents want the best for their children, but when the parents themselves are under-educated and/or lack literacy skills many parents do not feel equipped to help nor do they understand their role as their child’s first and most important teacher. Not only do these children lack the resources and support in their homes, many also lack enriching experiences outside the home, such as visiting a children’s museum, going to the library, traveling (even within the city) and access to quality preschools. Is there hope for these children? Making It Better knows there is, and we have helped to level the playing field for undeserved young students for 10 years. Making It Better is a non-profit organization that improves literacy, leadership and life skills for underserved elementary students. The organization was founded in 2006 by Jerry Davis, who currently serves District B on Houston City Council, to address the severe disadvantages faced by low-income children in Houston. It offers solutions to the literacy crisis through several avenues that develop the whole child academically, socially and emotionally: interventions to improve students’ reading ability by the end of third
grade; opportunities for increased parent education and involvement; books through lending libraries and gifts of new books to start/build home libraries; and positive role models through relationships with mentors and staff members. Making It Better offers programs during the school day and after school at nine Houston Independent School Districts campuses and even at apartment communities. They provide small-group reading interventions and after school programs that focus on building skills for future success, as well as a mentoring program, reading readiness program for toddlers and family outreach events promoting literacy development. At inception, Making It Better served 91 students at Walnut Bend Elementary and now serves over 1,000 students each year. In addition, the goal is to serve 1,200 plus students and 200 plus parents during the 2016-17 school year. Over the years, Making It Better has helped create great successes for low-income children by staying aligned with its core values – relationships built on trust; respect and commitment; partnerships with parents, schools, other non-profits and community members; and access to high-quality programs that develop the whole child. Students, parents and schools served by Making It Better have great things to say about the organization and how it has helped change lives. “Before coming to Making It Better, I was not a great student and had 70s on my report card. Now, thanks to Making It Better, I have A’s and B’s and I passed my STAAR test this year,” a former student said. “Making It Better has given my son the confidence he needs to step outside his comfort zone and try new things. He recognizes his self-worth, he is more confident and has been a great influence on his younger brother, who recently joined the program. Making It Better is not just about making it better, but it builds better students and prepares them for whatever life might throw their way! Making It Better rocks,” a parent said. “We have been so impressed with the educa-
tors’ professionalism punctuality, knowledgebase and positive energy. Every lesson is action-packed, full of dialogue, engaging and meaningful. Pure joy exudes from every struggling reader as they make strides in their literacy development. It’s quite the safe-zone for any child who needs special accommodations,” Principal of Piney Point Elementary Bobbie Swaby said. Have you been looking for an organization to partner with that supports the community? Over the past 10 years, Making It Better has been significantly impacted by the nearly $5 million from 2,200 donors, which has allowed them to serve 10,000 young students in 13 Houston ISD schools and 12 apartment properties. There is still much to be done and the need is tremendous for organizations like Making It Better that are addressing critical needs in our community. In order for these organizations to continue serving Houston children and families, they need you. Whether you are looking to make a financial contribution, become a volunteer or establish a partnership, Making It Better can be just the place for you to make a difference in your community. Volunteer opportunities are available throughout the school year, including one-time opportunities and weekly commitments in various programs. Jacque Daughtry received a bachelor’s degree in business, with an emphasis in personnel management, from the University of Houston and has 25 years of experience in accounting and business management in the for-profit sector. Jacque helped launch Making It Better and considers it an honor and privilege to serve the organization’s students, their dedicated staff and board of directors, and their Houston ISD partner schools. Jacque may be contacted at firstname.lastname@example.org. For more information about Making It Better, visit their website at www.mibtx.org. Text MIBTX to 41444 to make a donation.
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Welcome Mat OWNERS Catalyst Property Solutions Trace Kielman 1151 Brittmoore Road Houston, TX 77043 832-232-3610 Camden Court Apartments Ashbury Park Apartments Oakwood Gardens Apartments Remington Place Townhomes Sycamore Gardens Apartments Palma Royal Brookglade Condominiums Las Palmas Apartments Christian Church Homes Frankie Hamilton 303 Hegenberger Road #201 Oakland, CA 94621 510632-6712 Pecan Grove Manor Apartments Dustin Leger Dustin Leger 342 Brompton Court Highlands, TX 77562 808-284-6295 Element One Real Properties LLC Kathy Cumpian 10301 NW Fwy #307 Houston, TX 77092 Rustic Oaks Apartments G6 Capital LLC Andrea Ganzinotti 10910 Timberglen Drive Houston, TX 77024-6809 661-204-7356 Ivy Run Interests LLC Scott Mastro 2411 Ivy Run Court Katy, TX 77450 713-715-9988 Referred by Larry Hill Jacquelyn Sheely Jacquelyn P. Sheely P.O. Box 143 Prairie View, TX 77446 432-352-4717 Jacquelyn Sheely Properties Jasmine Lake Properties LLC Sheryl L. York 109 Parking Way Lake Jackson, TX 77566 979-529-5746 1015 Bluewater Apartments
Introducing HAA’s NEW MEMBERS
PF & MG Investments LLC Peter Fain 2803 Clinton Drive Houston, TX 77020 713-545-5425 Platinum Shield Management Co. Harry Hooker 1450 W Grand Pkwy S #G-259 Katy, TX 77494-8286 281-202-9199 Tanglewood Place Apartments Rock Rose Properties LLC Roberto Tavarez 4935 Jarl Court Katy, TX 77449 713-517-4760 Rock Rose Apts
Brooklet Energy Distribution Kevin Lapierre P..O. Box 218686 11011 Brooklet Drive Houston, TX 77099 832-614-6437 Electricity Providers, Energy Provider Classic Towing Bryan Miller 7171 Harwin #219 Houston, TX 77036 (281) 980-0771 Towing Service, Parking Area Maintenance & Marking, Wrecker Service Referred by Robert Lopes, NALP, CAM, CAPS, AIT
Sure Win Real Estate Investment LLC Sharon M. Chiu 3206 Holly Thicket Drive Houston, TX 77042 713-728-1190 Sunswept Townhomes
CoreServ LLC Tony Luna 10612 Hempstead Hwy #J Houston, TX 77092-8402 713-337-5020 Parking Garages, Pressure Washing - Equipment & Service
Verve Assets Steve Tennison 2429 Bissonnet St. #566 Houston, TX 77005-1451 832-819-5054 Referred by Curtis Haines, CAM
E3 Electric Ltd. Steve Jackson 4545 S Pinemont Drive Houston, TX 77041 713-622-1222 Electric Contractors Referred by Mark Park, CAS
SUPPLIERS A R Multiple Services Alberto Rojas P.O. Box 720236 Houston, TX 77272 713-493-1598 Air Duct Cleaning, Carpet Cleaning, Tile - Cleaning Refinishing & Sealing, Maid Services Abilities Unlimited Inc. Tony MacNeil 15425 N Frwy #145 Houston, TX 77090 281-999-6300 Personnel Agency, Temporary Personnel, Employee ContractorsTemporary Help
College Hunks Hauling Junk and Moving Ashley Shahan 1306 FM 1092 No. 408 Missouri City, TX 77459-1564 Movers, Waste Reduction/Disposal/Recycling Gage Multifamily Services Richard Trepanier 1600 W Stassney Lane #A Austin, TX 78745 512-368-8376 General Contractors, Mailboxes-Sales & Repair, Remodeling & RepairBuilding Contractors
HousingManager.com Mary Derby 1 Riverfront Place #700 North Little Rock, AR 72114 855-979-0770 Mobile Applications & Software, Payment Services Electronic Rent LeaseTerm Solutions Judy Matheny 2675 Paces Ferry Road #120 Atlanta, GA 30339 888-814-6950 Renters Insurance, Risk Management, Security Deposit Alternatives Referred by Bryan Head, CAM Petersen Dean Roofing & Solar Rodney Powers 16300 Central Commerce Drive Bldg 6 Pflugerville, TX 78660-2286 512-210-9152 Roofing Contractors, Roofing Consultants Purdy Designs Elaine Clayton 20723 Vanderwick Drive Katy, TX 77450 281-799-1631 Interior & Decorator Service, Interior Decorators-Designers Reliable Fire Protection Sean Ellis 3737 Watonga Blvd #74 Houston, TX 77092-6718 (832) 247-2714 Fire Alarm Systems, Fire Protection Consultants, Fire Protection Equipment & Supply, Fire/Water Damage Restoration, Smoke Detectors & Alarms, Sprinklers Automatic - Fire
Richmond Equipment Adrian Sosa 4803 FM 2218 Richmond, TX 77469-7492 (281) 341-7755 Golf Cars & Carts, Maintenance Supplies Roofing-restoration.com LLC Peter L. Hurley 2600 N Gessner Road #265 Houston, TX 77080 281-513-3191 Roofing Contractors, Siding Contractors, Painting Contractors Symmons Industries Joe Krieg 5212 Scenic Point Drive Keller, TX 76244-6701 817-676-3494 Plumbing Equip & Supplies, Plumbing Fixtures/Parts/Supply Texas Eviction LLC Teresa Edwards 12335 Kingsride Lane #141 Houston, TX 77024 281-783-3601 Attorneys, Eviction Service, Legal Services Wayne Russell Search Consultant Jim Iden 12 Greenway Plaza #1100 Houston, TX 77046 713-552-9922 Employee ContractorsTemporary Help, Executive Search Consultants
Hamma Construction Mo Kasswran 19939 Chasewood Park Drive Houston, TX 77070 281-857-2417 General Contractors, Painting Contractors, Roofing Contractors Referred by Natalie Spratt, NALP,CAM
ALL SUPPLIER MEMBERS are listed online at haabuyersguide.com, searchable by product/service category or company name. 66
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The Ambassador ONE Society HAA’s WELCOMING COMMITTEE
OFF WITH A BANG
The Ambassador teams hold their first meeting for 2017, sharing leads, making introductions and connecting with communities to promote involvement.
Mark your calendars and join us in 2017! Meetings are held on the first Wednesday of each month.
1. The Ambassador “ONE of the Month” is Paul Marks, eConserve. 1
Ambassador ONE Society members with at least 10 points, ranked by points earned: Paul Marks Raedean Mitchem Kristin McLaughlin April Shane Wilton
eConserve ApartmentData.com Mohawk Industries PrestoX
46 33 28 13
Ambassadors earn points by sharing leads, making introductions and visiting communities to promote HAA events and news.
THE AMBASSADOR ONE SOCIETY is an organized network exchange that helps supplier partners build their business contacts within HAA. It’s the perfect way for new suppliers to get started with the association. Group members share leads, make introductions and support HAA and its members. For details, attend an orientation and one of the meetings listed here, or contact Amanda in the Membership Department at 713-595-0316, or email email@example.com. 68
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2. First Place Team of the Month “The C Team” with 57 points 3. Second Place Team “Team HC²” with 49 points 4. Third Place Team “The Cool Kids Corner” with 42 points
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Portfolio Changes The following owner/management companies have added the listed properties to their portfolios: • Allied Orion Group: Oak Arbor Townhomes, 93 units at 310 Berry Road. • BH Management Services LLC: Stone Creek at Old Farm Apartments, 190 units at 8585 Woodway; Old Farm Apartments, 734 units at Old Farm Apartments; The Meritage Apartments, 240 units at 4550 N. Braeswood; Connection at Buffalo Pointe Apartments, 353 units at 10201 Buffalo Speedway. • Bravo W Main Ltd. Co.: Bravo W. Main Apartments, 16 units at 1842, 1846, 1850 and 1854 W. Main. • BT-Hou LLC: Bayou Palm Apartments, 160 units at 13455 Woodforest Blvd. • Capstone Real Estate Service Inc.: Cullen Park Apartments, 240 units at 4700 Wenda St. • Catalyst Property Solutions: Sycamore Gardens Apartments, 56 units at 4802 Sycamore Ave. in Pasadena and Oakwood Gardens Apartments, 98 units at 5625 Antoine. • Centra Partners LLC: Normandy Woods Apartments, 268 units at 695 Normandy. • Creative Property Management: 3737 Hillcroft Apartments, 381 units at 3737 Hillcroft Ave. • Eureka Multifamily Group LP: Southlawn Palms Apartments, 243 units at 7006 Scott. • Internacional Realty Inc.: Seventeen 15 Apartments, 206 units at 1715 Enclave Pkwy.; The Villas at River Park West, 252 units at 21811 Wildwood Park Drive in Richmond; 7970 Grand Apartments, 210 units at 7970 W. Grand Pkwy. South in Richmond; Lakeshore Apartments, 231
units at 16200 Space Center Blvd.; Thornbury Apartments, 408 units at 7055 Hollister; and Preserve at Cypress Creek, 156 units at 1007 Cypress Station Drive. • Investors’ Property Services: Skylark Townhomes, 16 units at 1017 Sky Lark Lane. • MacDonald Companies: Columbia Greens Apartments, 232 units at 832 W. Greens Road. • Martin Fein Interests Ltd.: The Mark at CityPlace, 268 units at 1600 Springwoods Plaza Drive in Spring. • Mosiac Residential Inc.: Fountains of Rosenburg Apartments, 184 units at 3419 Fountains Drive in Rosenberg. • Palm Villa Investments LLC: Morley Stret Apartments, 6 units at 7518 Morley Street. • Poritco Property Management: Westmount at London Park Apartments, 257 units at 14545 Bammel N. Houston. • Price Realty Corp.: Broadstone Grand Parkway Apartments, 342 units at 1111 Falcon Park Drive in Katy. • Roscoe Properties: Belvedere at Westchase Apartments, 367 units at 10936 Meadowglen Lane. • Safax Properties Management LLC: Inwood Gardens Apartments, 100 units at 6110 Fairdale Lane. • SunRidge Management Group Inc.: Grand Fountain Apartments, 198 units 23702 FM 1093 in Richmond. • SVG Properties LLC: Northgate Apartments, 194 units at 11960 Airline Drive. • Wilhoit Properties Inc.: Montgomery Pines Apartments, 224 units at 23461 Hwy 59 North in Porter; Green Pines Apartments, 224 units at
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6060 Greens Road in Humble; Chisholm Trail Apartments, 228 units 18204 Chisholm Trail; Autumn Pines Apartments, 250 units at 6200 Greens Road in Humble; and Atascocita Pines Apartments, 192 units at 230 Atascocita Road in Humble.
In the News Cliff LeJeune has joined the Craven Carpet team as an account manager.
Charles Ely is now the president of FirstService Residential. Mixed Media Creations won the Merit Award in the HOW International Awards for their The Amelia Stationery Package.
Have something to report from your company or for yourself? Email us your news at firstname.lastname@example.org.
On Site with ABODE
By Morgan Taylor, HAA STAFF
Golden Bamboo Village II is a family-oriented community in Willowbrook.
Property: Golden Bamboo Village II Owner/Management: VN Team Work/NRP Group Location: 8125 Mills Road, directly off the Tomball Parkway and north of the Sam Houston Tollway. Units: 116 Built: 2011 Web: www.goldenbambooapts.com Interesting features: Located in the Willowbrook neighborhood, this property is just a mile from the Willowbrook Mall, AMC Willowbrook 24, tons of restaurants and plenty of bars. Golden Bamboo Village II has a big property feel, but is home to just 116 units with five different floor plans from one-bedrooms all the way up to four-bedrooms. At this pet-friendly property, residents enjoy having tall ceilings, fully equipped kitchens, washer and dryer connections, private patios or balconies and more. Residents have access to a clubhouse with a community room, a swimming pool, an on-site laundry facility, a fitness center, a media room with high-speed internet and a resident services program.
From the moment you cross the bridge to access this community, you can instantly feel the feng shui vibe. This property was built and designed in a way that offers tranquility and balance. From the landscaping to the color schemes, every decision was made to adhere to optimize the feng shui mantra of energy and luck. Family-owned, this property emphasizes the importance of family values. Golden Bamboo Village II offers an after school program for the children who live on the property. Children are provided a free, hot meal and a bag of lunch to take home with them. “We started giving them a meal to take home with them because some of our children here don’t know when their next meal will be,” Property Manager Daniel Soto said. The community room is the dedicated space for this after school program where children have access to games, books, educational tools and more. The community also offers free tutoring and health education classes for the children. Many of the residents who live at Golden Bamboo Village II have lived there since the property opened and it boasts a 96 percent occupancy rate. Apartment manager Daniel Soto has been with the property since it opened too. www.haaonline.org
I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”
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I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I
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Index of Advertisers By CATEGORY
Glass – Plate, Window, Etc.
Swimming Pool Service
Century A/C Supply . . . . . . . . . . . . . . . . . . . . . . . . . . .5 281-530-2859 . . . . . . . . . . . . . . . . . .www.centuryac.com
Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .56 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com
Poolsure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .49 800-858-POOL . . . . . . . . . . . . . . . . .www.poolsure.com
Television – Cable
On Hold USA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .56 800-755-4142 . . . . . . . . . . . . . . . . .www.onholdusa.com
Harco Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71 713-681-2500 . . . . . . . . . . . . . . . . . . .www.harco-ins.com
Comcast . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2 713-637-5421 . . . .www.xfinity.com/xfinitycommunities
Dixie Carpet Installations . . . . . . . . . . . . . . . . . . . .47 281-261-6334 . . . . . . . . . . . . . . . . .www.dixiecarpet.com
Maldonado Nursery & Landscaping . . . . . . . . . .70 855-272-1901 . . . . . . . . . . . . . . . . . . . . . . .www.mnlsa.com
Waste Management . . . . . . . . . . . . . . . . . . . . . . . . .56 713-354-5230 . . . . . . . . . . . . . . . . .www.thinkgreen.com
Collection Agencies Alexander-Rose Associates Inc. . . . . . . . . . . . . . .71 713-644-4441 . . . . . . . . . . .www.alexanderrose-inc.com
Outdoor Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . .14 713-955-0990 . . . . . .www.outdoorelementstx.com Texscape Services . . . . . . . . . . . . . . . . . . . . . . . . . . . .55 281-846-3779 . . . . . . . . . .www.texscapeservices.com
Video Products & Services Virtual Leasing Systems . . . . . . . . . . . . . . . . . . . . . .15 281-738-1222 . . . . .www.virtualleasingsystems.com
Laundry Equipment & Supplies Electric Contractors Affordable Quality Electric . . . . . . . . . . . . . . . . . . .13 713-695-5992 . . . . . . . . . . . . . . . . .www.acuityelectric.com Brandt Electrical Services Inc. . . . . . . . . . . . . . . . .41 281-693-3383 . . . . . . . . . . .www.brandtelectrical.com
WASH Multifamily Laundry Systems . . . . . . . .50 281-967-9507 . . . . . . . . . . . . . .www.washlaundry.com
Rental Credit Reporting . . . . . . . . . . . . . . . . . . . . . .32 713-595-0300 . . . . . . . . . . . . . . .www.haaonline.org/rcr
Locks & Locksmiths CKI Wholesale Lock Supply . . . . . . . . . . . . . . . . . .56 713-462-0704 . . . . . . . . . . . . . . . . . . . . .www.ckilock.com
Fire Alarm Systems American Fire Systems . . . . . . . . . . . . . . . . . . . . . . .33 713-466-9898 . . . . . . . . . . .www.americanfiresys.com
HAA Products & Services
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.
Movers Ameritex Movers . . . . . . . . . . . . . . . . . . . . . . . . . . . .73 713-484-MOVE . . . . . . . . . .www.stressfreemove.com
Foundation Contractors Foundation Specialists . . . . . . . . . . . . . . . . . . . . . . .43 832-767-1115 . . . . . . . . .www.foundationexperts.com
Paving Contractors Pavement Services . . . . . . . . . . . . . . . . . . . . . . . . . . .12 281-758-8434 . . . . . . . . . . . . . . . . .www.nopothole.com
Gates & Gate-Operating Devices Meyer Smith Inc. (Houston Gate) . . . . . . . . . . . . .38 713-862-7339 . . . . . . . . . . . .www.meyersmithinc.com
Plumbing Contractors AAA Plumbers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .35 713-462-4753 . . . . . . . . . . . . . . . . . .www.aaaplumbers.com
General Contractors TPI Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1 713-668-7986 . . . . . . . . . . . . . . . . . . . . . . .www.tpiinc.com Camp Construction Services . . . . . . . .Back Cover 713-413-2267 . . . . . . . .www.campconstruction.com
Resident Screening Service CoreLogic . . . . . . . . . . . . . . . . . . . .Inside Front Cover 888-297-8821 . . . . . . . . . . . . . . . . . . .www.corelogic.com
Cotton Commercial USA Inc. . . . . . . . . . . . . . . . . .10 877-511-2962 . . . . . . . . . . .www.cottoncompanies.com
Crestmark Construction Services . . . . . . . . . . . .63 713-426-6161 . . . . . . . . . . .www.crestmarkservices.com
Perfect Surface . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .27 713-952-0202 . . . . . . . .www.perfectsurfaceinc.com
FSI Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . .39 832-767-1115 . . . . . . . . . . . . .www.fsiconstruction.com Gambit Construction . . . . . . . . . . . . . . . . . . . . . . . . .45 832-987-4242 . . . . .www.gambitconstruction.com
Screens Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .71 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com
Gemstar Construction & Development . . . . . . .51 281-821-1195 . . . . . .www.gemstarconstruction.com MultiFamily Services . . . . . . . . . . . . . . . . . . . . . . . . .54 713-266-9100 RENCON . . . . . . . . . . . . . . . . . . . . . .Inside Back Cover 713-666-3636 . . . . . . . . . . . . . . . . . . . . . .www.rencon.com
Security Control Equipment/Systems
SentriForce . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .67 888-671-2202 . . . . . . . . . . . . . . . . .www.sentriforce.com
Want to see current and previous issues of ABODE online? Go to http://tinyurl.com/HAAlibrary or http://issuu.com/haa_abode. Or view this issue on your iPad or smartphone at http://issuu.com/haa_abode/docs/abode_mar2017.
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MarketLine By BRUCE MCCLENNY, President, ApartmentData.com • • • • • • • • • • • • • • • • • • • • • • • •
HOUSTON Snapshot 88.2% $967/mo. 109.8¢/sq.ft./mo. 881 sq.ft.
Past 12 Months: -0.7% rental rate growth 5,471 units absorbed
Recently Opened (12 months): 94 communities 25,991 units
Under Construction: 51 communities 12,895 units
– 87.0 Jan 17
Proposed Construction: 58 communities 16,935 units
History of Effective Rental Rate & Occupancy for All Units
Hottest Submarkets Over the Past Three Months
Annualized Rank 1 2 3 4 5
Operating Supply: 2,688 communities 628,534 units
Rental Rate (¢/sq.ft./mo.)
Occupancy: Price: Rental Rate: Size:
Submarket Downtown Northeast Houston/Crosby Woodlake/Westheimer Katy/Cinco Ranch/Waterside Northline
% of Market Absorbed 3.7% 3.2% 0.8% 1.3% 3.4%
Rental Rate Growth % 6.8% 1.8% 1.3% 0.7% -0.1%
Total Units Class w/Concessions All 250,195 A 83,882 B 93,233 C 66,444 D 6,636
% of Total Units 40% 61% 38% 34% 14%
Average Special -3.6% -7.0% -2.1% -1.7% -0.8%
Citywide Effect -8.0% -11.0% -5.6% -5.0% -6.0%
One Month Free = -8.33%
THE FIRST TABLE ABOVE GIVES A SNAPSHOT of the current market conditions. The graph displays the overall occupancy and effective rental rates over the past 24 months. These statistics are derived from a continuous survey of all apartment communities in the Houston region. The effective rental rates are the calculated net of concessions and utility adjustments. The second table lists the five hottest submarkets in the Greater Houston area. There are a total of 41 submarkets, and the ranking is based on the best combination of rental rate growth and absorption over the past three months. The third table distributes and analyzes concessions (specials) by classification. Concessions generally are represented by three types of specials: move-in, months free or floor plans. The effect of these specials is captured and prorated over a lease term to arrive at a percentage reduction in market or street rents.
Occupancy: Price: Rental Rate: Size:
Occupancy: Price: Rental Rate: Size:
Occupancy: Price: Rental Rate: Size:
92.4% $1,028/mo. 118.2¢/sq.ft./mo. 870 sq.ft.
90.6% $891/mo. 105.2¢/sq.ft./mo. 847 sq.ft.
90.7% $1,164/mo. 133.5¢/sq.ft./mo. 872 sq.ft.
Past 12 Months: 5.3% rental rate growth 14,459 units absorbed
Past 12 Months: 2.6% rental rate growth 5,690 units absorbed
Past 12 Months: 1.8% rental rate growth 7,925 units absorbed
Operating Supply: 2,884 communities 667,521 units
Operating Supply: 843 communities 175,900 units
Operating Supply: 900 communities 207,123 units
ApartmentData.com has been providing apartment data and marketing products since 1986. ApartmentData.com covers Texas’ four largest metro areas and provides real-time access for property specific information, market surveys and historic submarket data for more than 1.3 million apartment units. For more information, contact Bruce McClenny at 800-595-8730. © 2017 ApartmentData.com March 2017
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with News from around the COMMUNITY
! p u t i u S for a great cause Join the Houston Apartment Association to raise funds for the Houston Chapter of the American Red Cross. The event returns to the Houston Sportsplex, 12631 South Main (just south of Post Oak). Recruit and register your team today. Each team consists of three men and three women with an option of one male and one female alternate. Each team will compete in five field events, and team members must work for HAA member companies. The top three teams, based on the field events, will be awarded medals after the final competition.
Friday, May 12 8:30 a.m. – Registration 10 a.m. to noon – Competition Noon to 1 p.m. – Lunch 1 p.m to 2 p.m. – Tug-O-War Team of Six: $400 (includes lunch) $20 Spectator fee (includes lunch) Advance registration and payment are required. The deadline is Tuesday, May 9.
Register online at www.haaonline.org/sportschallenge. For more information, contact Susan at email@example.com. Would you like to sponsor? Contact Susan at firstname.lastname@example.org. Thank you to our 2016 sponsors: AAA Plumbers, Apple Termite and Pest Control, Apartments.com, Arbor Carpet Care, Camp Construction Services, Direct Energy, HD Supply, Hire Priority, The Liberty Group, Rasa Floors, RentPath and Top Gun Security
ONLINE STATISTICS for the Houston Apartment Association Website and Social Media www.haaonline.org Total visits . . . . . . . . . . . . . . . . . .18,169 Visitors . . . . . . . . . . . . . . . . . . . . .11,895 Most visited pages: 1. Jobline Board 2. Rental Credit Reporting 3. Rental Owner Complaint Form
HAA Jobline Apply button cicks . . . . . . . . .3,706 Job postings for the month . .164 Resume postings . . . . . . . . . . . .288 Job seeker signups . . . . . . . . . . .149
Twitter @HAAOnline www.twitter.com Followers . . . . . . . . . . . . . . . . . . .5,245
Houston Apartment Association Group members . . . . . . . . . . . .1,917
Linkedin http://tinyurl.com/2667ppr Houston Apartment Association Group followers . . . . . . . . . . . . .1,572
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Houston Apartment Association 4810 Westway Park Blvd. Houston, Texas 77041
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