ABODE March 2019

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THE HOUSTON APARTMENT ASSOCIATION MAGAZINE

www.haaonline.org

ABODE Spring From dynamic marketing to green energy to landscaping and irrigation, grow with the latest ideas and tips.

March 2019

Blooms

New Towing Rules State agency adopts rules to relocate vehicles from one area of parking facility to another.

We See You at the Installation & New Year Gala, Sponsorship Auction and much more!

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CONTENTS March 2019

ON THE COVER

FEATURES & PHOTOS

44

30 On the Scene – Photos from the HAA Political Action Committee January Luncheon.

Spring Blooms – From dynamic marketing to green energy to landscaping and irrigation, grow with the latest ideas and tips for spring, all starting on Page 44.

Also, don’t miss photos from the Installation & New Year Gala, State of the Industry, Sponsorship Auction and much more.

Cover image © Adam121 | Dreamstime.com

32 On the Scene – Photos from the “Do the Hustle” Sponsorship Auction.

36 On the Scene – Photos from the HAA Open House.

38 On the Scene – Photos and a recap from the HAA State of the Industry Breakfast.

44 Dynamic Marketing in a Dynamic Industry – Develop a marketing strategy that is built to evolve.

48 Is Green Energy the Best Option? – The answer isn’t so simple and often isn’t about profit margins at all, but a larger marketing strategy.

52 Bulletproof Landscaping – Trending Texas-friendly landscaping that will last year-round in Houston.

56 Spring into Irrigation – Conquer your fears of irrigation with this easy map-making checklist.

58 On the Scene – Photos from the Installation & New Year Gala.

72 On Site with ABODE – Take a closer look at one of HAA’s member communities.

COLUMNS & MONTHLY UPDATES 7 President’s Corner – It’s an exciting time to be in the apartment industry in Houston.

8 Patron of the Month – Meet and support Presto Maintenance Supply.

9 Legislative Update – Houston’s Habitability inspectors list the most common problems they find on-site.

11 It’s The Law – State agency adopts rules to relocate vehicles from one area of parking facility to another.

14 Resident Relations – A resident dispute is settled by the committee.

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 coming months.

26 NAA Update – NAA releases the apartment industry’s policy priorities.

28 On the Road with HAA – Find out about the latest region meetings.

66 Go-Getters – Celebrating HAA’s membership recruiters!

67 Welcome Mat – Find out about the newest HAA members.

68 The Ambassador ONE Society – Come join and network with the teams.

70 Portfolio Changes – Property updates and industry news clips from our members.

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

75 MarketLine – The latest area market numbers.

76 Back Page and In the News – News from around the community.

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

www.haaonline.org

March 2019

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OFFICERS AND ASSOCIATION LEADERSHIP CLAY HICKS President-Elect

TINA CAVACO Vice President at Large

STARLA TURNBO President

IAN DOUGLAS Vice President at Large

STEPHANIE GRAVES Vice President at Large JOHN BORIACK Secretary/Treasurer

CHRISTY RODRIGUEZ Vice President at Large

HOWARD BOOKSTAFF General Counsel

JEFF HALL Executive VP BOARD OF DIRECTORS Michelle Pawelek Immediate Past President Swapnil Agarwal Mack Armstrong Jeff Blevins Jill Bounds Kyle Brown Joseph Bryson Terri Clifton Michelle Croasmun Grant Crowell Derek DeVries Scott Douglas John Fedorko Gina Erwin Israel Garza Diane Gilbert Ira Gross Alison Hall Bryan Head Melissa Herrera Deborah Holcombe Jacob Kunath Barby Lake Laura Lestus David Lindley Robert Lopes Sonia Lopez Kristin McLaughlin Carlos Neto Dean O’Kelley Michelle Pahl Jenifer Paneral Mark Park Velissa Parmer Jackie Rhone Kelly Scott Kurt Seidel Roman Stephens Debbie Sulzer Dana Tucker Shelley Watson Quintina Willis Tracie Yoder

DIRECTORS EMERITUS Josh Allen Gary Blumberg Ken Bohan Kathy Clem Jack Dinerstein Jenard Gross Darlene Guidry David Hargrove Larry Hill Stacy Hunt Hap Hunnicutt David Jones Mike Koch Dick LaMarche Tim Myers P David Onanian John Ridgway Kim Small Eileen Subinsky Steve Sweet Kirk Tate Suan Tinsley H J Tollett Jr. Pat Tollett Vic Vacek Jr. Beth Van Winkle Jerry Winograd ADVISORY DIRECTORS Tamara Foster Billy Griffin, CAS Monica Gracia Debbie Kelm Cesar Lima Mary Lawler Patrick Magnuson Betsy Marshall Bruce McClenny Nikki Sekunda Penny Sprang Laura Van Dyck 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 Jacob Kunath, CAS, President Century A/C Supply Laura Lestus, CAS, Vice President The Liberty Group David Lindley, CAS, Secretary FSI Construction Derek DeVries, CAS, Treasurer Camp Construction Services Grant Crowell, CAS, Immediate Past President The Urban Foresters MEMBERS Marivel Bownds, CAS, Valet Living Dixie Caldwell-Greer, CAS, The Liberty Group Shaun Callaway, CAS, Earthworks Peggy Charles, CASE, Fidus Construction Services Dylan Coleman, CAS Fidus Construction Sean Cunningham, CAS, Flooring Warehouse Deborah DeRouen, CAS, Zumper

Dan James, CAS Redevelopment Services Debra Knight, CAS, Valet Living Stephanie Krop, CASE, Poolsure Liz Levins, CAS, Rasa Floors Candis Mohr, CAS, AAA Plumbers Tracey Moore, CAS, Flooring Warehouse Doug Oehl, CAS Power Express Jennifer Ramos, CAM, CAPS, CAS, Outdoor Elements Joseph Rodriguez, CAS, The Urban Foresters Blaise Spitaleri, CAS, Rasa Floors Mat Tilley, CAS, WeDoTrash PATRON MEMBERS 1961 CSC ServiceWorks 1986 Craven Carpet 1994 AAA Plumbers Presto Maintenance Supply 1996 Houston Planned Energy Systems 1997 RentPath 1999 FSI Construction Inc. 2003 Cotton Commercial USA Inc. Dixie Carpet Installations 2009 Camp Construction Services 2013 Interior Logic Group Property Services 2018 Apartments.com

SPONSOR MEMBERS 1968 Century A/C Supply Hoover Slovacek LLP Reliant 1973 Brady Chapman Holland & Assoc CORT Furniture 1974 Mueller Water Conditioning 1976 Great American Business Products 1977 Webb Pest Control 1978 Houston Metro Electrical Corp The Liberty Group 1981 AmRent Marvin F Poer & Company 1983 Namco Mfg Co Inc Sherwin Williams Company 1984 RENCON 1985 Gemstar Construction Development Inc 1986 ApartmentData.com 1988 W Partnership 1992 Alexander-Rose Associates Saint Clair & Sons Inc 1998 AAA Staffing Ltd CoreLogic Rental Property Solutions 2000 Moveforfree.com Inc Pura Flo Corporation 2001 Apartment Life Inc 2002 American Fire Systems Direct Energy LP Southwest Painting Contractors Inc 2003 Sign-Ups & Banners 2005 Swain & Baldwin Insurance & Risk Management United Protective Services 2006 Bell’s Laundries CAD Restoration Services DoodyCalls Lopez Carpet Care & Painting Masonry Solutions Inc Roto-Rooter Services Co TXU Energy Multifamily Services Valet Living 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 FTK Construction Services 2011 Fantastic Floors Infinite Energy Inc Parking Management Company/PMC Towing 2012 ABC Supply Co Inc Accent Sign & Awning Co BGE/Brown & Gay Engineers Inc Cantrell McCulloch Inc EnviroSmart Multifamily Pest Solutions Giordano Construction Inc Go-Staff, Inc Maldonado Nursery & Landscaping Inc Nationwide Eviction Texas Concrete Professional Company 2013 ACTIV Answer by Audio Images Arbor Contract Carpet Inc ASAP Steamers Carpet Cleaning Comcast Gambit Construction Outdoor Elements Pool Works LLC Tidal Renovations LLC 2014 Adventure Playground Systems Inc Chadwell Supply Classic Same Day Blinds J National Jonah Digital Agency MX2 Commercial Paving Pathfinder Insurance Group Perma-Pier Foundation

Repair of Texas Ram Jack Foundation Solutions Texas Apartment Pool Services WCA Waste Corporation Zillow Group 2015 Air Pro Systems America Outdoor Furniture ASAP Personnel Inc BSI Cameras Onsite Competitive Choice Inc DeNyse Companies Division-9 Inc Fix My Slab Foundation Repair Gateman Inc Greater Houston Pool Management Holder's Pest Solutions Infinity Power Partners Kathy Andrews Interiors Notifii LLC Pace Mechanical Services The Allshouse Group LLC The Lane Law Firm Wilsonart 2016 Action Window Coverings Allied Fire Protection LP Bath Fitter Cinch – Cabinet Refacing Kits Citi Fence & Concrete E-Systems Pest Management Inc Ecolo Environmental Inc Embark Services Fidus Construction Services Fun Abounds Green City Security LLC Guardian Chimney Sweep Halo Doors Inc JLL Johnstone Supply KONE Leah McVeigh Design and Consulting Liquid Waste Solutions McCann Total Security Solutions Murrah & Killough PLLC Paul Davis Restoration North Houston RAM Construction Sparkle Wash Pressure Washing Texas Southwest Floors Inc The Home Depot ValencePM WASH Multifamily Laundry Systems WellKept Whitmans Contracting and Roofing 2017 ACT Security Group All About Doody Pet Solutions LLC All American Mailboxes of Houston Inc Allegion American Fire Protection Group Anderson Restoration Apartment Total Services APTexx Inc BioTechs Crime & Trauma Scene Cleaning South Houston Buddy's Roofing & Construction Co Cano Electric Inc City Supply Co Inc Classic Towing Continental Adjusters Inc Creative Surface Cypress Landscaping & Irrigation, Inc D&C Painting Designs by Holmes Disaster Restore 365 Fast Forward Services LLC Frost Insurance Agency Gage Multifamily Services General Recon, LLC Lithotech Printed Products/Forms Center McMahan's Flooring Inc MPS Direct Norman Construction NorthMarq Capital On Site Towing LLC Pack-It Movers Paul Ryan Windows Rent Accelerator SEAL Security Solutions Secure Insurance Swiff-Train Company Symmons Industries Texas Engineered Roofing & General Contracting Texas Eviction LLC USA Patrol Division Vima Decor Willbanks & Associates Inc 2018 12 Stones Roofing A Homestead Specialist AAdvantage Laundry Systems AirAide LLC Allura Apartment Lines Apex Lighting LLC Archcon

Arizona Tile Assa Abloy Astros Carpet & Painting Bank Financial BBO Professional Carpet Cleaning Bee Man Dan Belvoir Real Estate Group LLC Benefits 4 Rent Benjamin Moore Galveston Bay Paint & Decorating Brannan Designs LLC Architecture & Interior Design C&D Towing LLC Capital Sign Associates CashFlow Pros LLC Centex Construction CenturyLink CG Sorelle Group LLC ClearView Landscape Management Construction ECO Services Core 24/7 Restoration Services Durastone Corporation Featherston Sign Partners Finish Factory Inc Globus Management Group Good Guys of Texas Green Garbology Greenseen Guardian Gutters H&H Fire and Security H&R Operator Services Inc Higginbotham HMS LLC Jet Wrecker Service Justice Patrol Services LLC K-Simon Construction Kastle Systems Ledge Lounger Lockmer Collins Roofing LLC DBA Roof Repair Squad Lone Star General Matrix Construction Services Merricks Company MirrorMate Frames Mosquito Scott Pest Control NGC Renovation O'Conor, Mason & Bone PC OnDemand Cabinet Solutions Penco Access Control PERQ LLC Phoenix Roofing & Construction Inc Platinum Enterprises LLC Poolworx Power Design Inc Preventive Pest Control Quatro Tax LLC Red Dog Dumpsters Red Nova Energy Rent Debt Automated Collections RG Miller Engineers Royalty Landscape Saifee Signs & Graphics Signal 88 Security Smart Shield Security Spray and Play Strickland Law Firm PLLC Surface Designers Remodeling Inc Swadley Roof Systems LLC Tanza Granite Inc TDECU Insurance Agency Technogym Texas Premier Builders/Designs Texas Steam - Laars Heating Systems Tropical Roofing Products Turn2 Solutions LLC USI Southwest Vistex Graphics LLC Westlake Home & Commercial Services Wholewood Cabinets Wildlife Removal Experts Windstorm Restoration Wonder Wall Wraps Inc WS National Construction Services LLC 2019 Absolute Construction LLC Advance LED Solution Anchor Roofing Inc Aton 4 Electronic Beekman Company LLC Beyond Contractors LLC Classic Touch Painting CLS Technology Inc DNM Contracting Inc Epic Air Conditioning IGD Plumbing LLC LP Building Solutions: Louisiana-Pacific Corporation LSR Multifamily NSJ Painting & Flooring Odor-DeFence/BugDeFence Pool Knights Prime Texas Metal Roofs Prime Texas Surveys LLC Rainey Richardson Interiors, Target Restoration Services Three Amigos Texas LLC Window World

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MARCH 2019 I VOLUME 42, ISSUE 3 Executive Vice President and Publisher JEFF HALL, CAE jhall@haaonline.org EDITORIAL AND DESIGN STAFF Director of Publications and Design DEBORAH NIX dnix@haaonline.org Writer/Editor MORGAN TAYLOR mtaylor@haaonline.org ADVERTISING Vice President of Membership and Marketing AMANDA SHERBONDY, CAE asherbondy@haaonline.org CONTRIBUTING STAFF Vice President and General Manager SUSAN HINKLEY, CAE shinkley@haaonline.org Vice President of Professional Development EMILY HILTON, CPP, CAE ehilton@haaonline.org Vice President of Public Affairs ANDY TEAS, CAE ateas@haaonline.org Vice President of Finance NANCY LI LO, CPA nlo@haaonline.org Director of Information Technology ART EIDMAN aeidman@haaonline.org Director of Resident Relations MATILDE LUNA mluna@haaonline.org Director of Events and Meetings LAUREN WOLFSON, CMP lwolfson@haaonline.org Director of Rental Credit Reporting TINA DEFIORE tdefiore@haaonline.org Director of Outreach LAUREN TURNER, CMP lturner@haaonline.org Public Affairs Specialist ALPA PATEL apatel@haaonline.org Education and Meetings Coordinator KAREN MITCHELL kmitchell@haaonline.org Membership and Marketing Manager KAYLON NEWCOMB knewcomb@haaonline.org Membership Engagement Assist. MONSERRAT BUFFINGTON mbuffington@haaonline.org Webmaster and IT Specialist WILL ALFARO walfaro@haaonline.org PRINTER TGI PRINTED www.tgiprinted.com

HOUSTON APARTMENT ASSOCIATION COMMITTEES COMMITTEE CHAIR STAFF ADVISOR Executive . . . . . . . . . . . . . . . . . . . . . .STARLA TURNBO . . . . . . . . . . .JEFF HALL Program & Budget . . . . . . . . . . . .CLAY HICKS . . . . . . . . . . . . . . . . .JEFF HALL Nominating . . . . . . . . . . . . . . . . . . .MICHELLE PAWELEK . . . . . . .JEFF HALL Ethics . . . . . . . . . . . . . . . . . . . . . . . . . .BETH VAN WINKLE . . . . . . . . .JEFF HALL Investment . . . . . . . . . . . . . . . . . . . .JOHN BORIACK . . . . . . . . . . . . .JEFF HALL Fair Housing . . . . . . . . . . . . . . . . . . .MICHELLE PAWELEK . . . . . . .JEFF HALL By-Laws . . . . . . . . . . . . . . . . . . . . . . . .KYLE BROWN . . . . . . . . . . . . . . .JEFF HALL Past Presidents Council . . . . . . .ALISON HALL . . . . . . . . . . . . . . . .JEFF HALL Strategic Outreach . . . . . . . . . . . .JOHN BORIACK . . . . . . . . . . . . .LAUREN TURNER Legislative . . . . . . . . . . . . . . . . . . . . .CLAY HICKS . . . . . . . . . . . . . . . . .ANDY TEAS HAA Political Action Committee . . . . . . . . . . . . . . . . . . . .STACY HUNT . . . . . . . . . . . . . . . .ANDY TEAS Multifamily Fire Safety Alliance . . . . . . . . . . . . . . . . . . . . . . . . .JOHN FEDORKO . . . . . . . . . . . .ANDY TEAS Developers . . . . . . . . . . . . . . . . . . . . .TODD TRIGGS . . . . . . . . . . . . . . .ANDY TEAS Century Club . . . . . . . . . . . . . . . . . . .DEREK DEVRIES . . . . . . . . . . . .ALPA PATEL PAC Fundraising . . . . . . . . . . . . . .DAVID JONES . . . . . . . . . . . . . . .ALPA PATEL Media Relations . . . . . . . . . . . . . . .NORMA ALVEAR . . . . . . . . . . . .ALPA PATEL Golf . . . . . . . . . . . . . . . . . . . . . . . . . . . .KIM SMALL . . . . . . . . . . . . . . . . . .ALPA PATEL Leadership Development . . . . .JACKIE RHONE . . . . . . . . . . . . .SUSAN HINKLEY Product Service Council . . . . . . .JACOB KUNATH . . . . . . . . . . . .SUSAN HINKLEY Community Outreach . . . . . . . .TRACIE YODER . . . . . . . . . . . . . .SUSAN HINKLEY Resident Relations Appeals . . .DARLENE GUIDRY . . . . . . . . . .MATILDE LUNA Resident Relations A . . . . . . . . . .ELAINE LEEPER . . . . . . . . . . . . .MATILDE LUNA Resident Relations B . . . . . . . . . .KATHY MOTIS . . . . . . . . . . . . . . .MATILDE LUNA Membership . . . . . . . . . . . . . . . . . .CRYSTAL JACKSON . . . . . . . .AMANDA SHERBONDY Ambassador ONE Society . . . .MARIVEL BOWNDS/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .RYAN WEIS . . . . . . . . . . . . . . . . . .AMANDA SHERBONDY 2019 Expo . . . . . . . . . . . . . . . . . . . . .LAURA LESTUS . . . . . . . . . . . . . .AMANDA SHERBONDY Education Advisory Council . . .STEPHANIE GRAVES . . . . . . .EMILY HILTON Career/Community Development . . . . . . . . . . . . . . . . . .KELLY SUESS . . . . . . . . . . . . . . . .EMILY HILTON NEXT . . . . . . . . . . . . . . . . . . . . . . . . . . .PATRICK MAGNUSON/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .NIKKI SEKUNDA . . . . . . . . . . . .EMILY HILTON ACES Task Force . . . . . . . . . . . . . . .DIANE GILBERT . . . . . . . . . . . . .EMILY HILTON HAF Fundraiser . . . . . . . . . . . . . . . .MICHELLE PAHL/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .DAN JAMES . . . . . . . . . . . . . . . . .LAUREN WOLFSON HAA Street Team . . . . . . . . . . . . . .BRANDON THOMAS . . . . . . . .LAUREN WOLFSON Property Awards . . . . . . . . . . . . . .RICHARD WALL/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .PENNY SPRANG . . . . . . . . . . . .TINA DEFIORE IT Task Force . . . . . . . . . . . . . . . . . . .JOE BRYSON . . . . . . . . . . . . . . . .ART EIDMAN HOUSTON APARTMENT ASSOCIATION MISSION AND VISION: HAA is the leading advocate, resource and community partner for quality rental housing providers in the Houston and surrounding area. HAA develops leadership in the multifamily industry by engaging broadly diverse membership, embracing effective technology and advocating for a geographically inclusive association. ABODE IS THE OFFICIAL PUBLICATION OF THE HOUSTON APARTMENT ASSOCIATION serving the multihousing industry in Austin, Brazoria, Chambers, Colorado, Fort Bend, Harris, Liberty, Matagorda, Montgomery, San Jacinto, Waller and Wharton counties.

ABODE, MARCH 2019 VOLUME 42 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 © 2018 by HAA. Periodicals Postage Paid at Houston, Texas.

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

www.haaonline.org

March 2019

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NEW L OCATI ON!

2019 HAA Volleyball Tournament Friday, March 8 Gates open at 10 a.m.

Registration and Practice: 10 a.m. to 11:30 a.m.

Tournament begins at 11:30 p.m. *Each team must have all players present by 11 a.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.

New Location!

Houston Sportsplex 12631 S Main St.

Entrance fee is $300 per team (6 players, 2 alternates).

Register your team online at www.haaonline.org.

Spectator fee is $35 per person.

Requests for refunds must be received in writing by end of business day on March 1 and will be subject to a $50 cancellation fee. No refunds will be granted after March 1 or for no shows.

No refunds will be given for individual tickets, but tickets arefully transferrable.

Contact the Meetings and Events Department at 713-595-0323, by email at events@haaonline.org or see online at www.haaonline.org for more information.

Court Sponsors: Contractors Inc.

See www.haaonline.org for more details.

Lunch Sponsor:

Snack Sponsor:

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Letter from the President

By STARLA TURNBO, 2019 HAA President

IT IS A REALLY EXCITING TIME TO BE IN THE APARTMENT INDUSTRY IN HOUSTON. The overall economy is strong, job growth is rising and occupancy and rent are expected to continue to increase in 2019. If you missed HAA’s State of the Industry breakfast in January, ABODE reported on the event in an article you can read starting on Page 38 (photos from the event are also included).

Our Suppliers Show Their Support Our supplier partners are certainly preparing for a lucrative 2019. This is evident from HAA’s Sponsorship Auction held at the end of January, in which supplier partners contributed a recordbreaking total in sponsorship dollars for education opportunities and networking events. Our supplier partners’ continuous support allows HAA to also support and improve our industry through quality education and relationship building. Thank you, With the projected positivity for the supplier partners, we could apartment industry in 2019, it’s a great year not do it without you.

to finally nominate your community for an Honors Award.

Nominate Your Best With the projected positivity for the apartment industry in 2019, it’s a great year to finally nominate your community for an Honors Award. Honors Awards nominations forms for both properties and professionals are now live on the HAA website.

Nominate your property and/or your favorite maintenance, leasing, management or corporate professional this year for the 2019 HAA Honors Awards. Visit www.haaonline.org and select “About HAA” to nominate your property or colleague.

In This Month’s Issue With spring and peak leasing season right around the corner, it’s time for apartment managers to reenergize their marketing to ensure they are taking full advantage of leasing opportunities. The article on Page 44 offers tips on how to create a dynamic marketing plan that will carry you through high and low occupancies. The start of spring is always a good opportunity to revitalize your community’s landscape and commit to keeping it healthy. Turn to Page 52 to read about the most popular plants right now that are suited for the Houston climate. And, be sure to read up on irrigation in the article on Page 56 to learn how to maintain your landscape.

www.haaonline.org

March 2019

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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

Apartments.com

HAA Member since 1978

HAA Member since 1997

Cotton Commercial USA Inc.

Interior Logic Group Property Services

HAA Member since 1982

Presto Maintenance Supply HAA Member since 1983

CSC ServiceWorks HAA Member since 1961

Craven Carpet HAA Member since 1986

Camp Construction Services HAA Member since 1994

March Patron of the Month

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March 2019

HAA Member since 1985

AAA Plumbers HAA Member since 1984

FSI Construction Inc. HAA Member since 1999

Dixie Carpet Installations HAA Member since 1987

RentPath HAA Member since 1979

www.haaonline.org

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Legislative Update

By CLAY HICKS, HAA Legislative Chair, with ANDY TEAS, CAE, Vice President of Public Affairs

COMMON CODE VIOLATIONS Houston’s Habitability inspectors list the most common problems they find on-site.

HOUSTON’S HABITABILITY Inspection section has the daunting task of inspecting every one of Houston’s 4,192 multifamily properties. Most – especially those managed by members of the Houston Apartment Association – are in great shape. The hallmark of our industry, however, is that we are always striving to do better.

First, make sure your registration is up to date. Every multifamily property in Houston needs to be registered at houstonmultifamily.org. Registration is free, but it’s required by law, and you need to update your registration with each ownership, management company or property name change. To register, you’ll need the valid occupancy certificate or life safety compliance certificate for each building, the property tax account number, the year the property was built and contact information for the owner and manager.

What are the most common violations found by Houston’s Habitability Inspection team? We put this question to Senior Code Enforcement Inspector Brian Swint. Straight from the inspector’s clipboard, here are the most common violations found on Houston apartment properties.

No Proof of Current Gas Test – Every apartment building in Houston with natural gas must have its piping system tested every five years by a licensed master plumber who is registered with the city. The cost of the permit varies with the number of “openings” they have to cap to do the pressure test. The permit needs to be available in the leasing office. Permits are sent to the plumber, so make sure your plumber gets it to you.

Rotted Facia and Soffit Boards – As with any other wood structure, facia and soffit boards deteriorate over time and must occasionally be replaced. This is important for more than aesthetic reasons. Solid trim help keeps moisture out of interior spaces, helping prevent pest control and indoor air quality issues. www.haaonline.org

Missing spacers in electrical panels – Electrical Every multifamily property in Houston panels can’t have gaps. If there’s needs to be registered at houstonmultifamily.org. a space between circuit breakers, you need a spacer or “knockout plug” to fill in the gap. Gaps or holes in the panel are an often seem to disappear. A regular part of electrical code violation and a safety hazard. your property’s routine maintenance checks Rotted decking or structural should include making sure all cleanouts are members – In Houston’s humid climate, capped. The inspectors recommend keeping wood eventually rots, even treated lumber some spare caps on hand in the leasing office that’s been repainted frequently. Make sure so missing ones can be quickly replaced. The all decking and structural support pieces are importance of this goes far beyond the risk of replaced before they become a safety hazard. a ticket from the habitability team – a sewer Broken electrical conduit – Exterior electrispill can be a felony criminal violation of the cal wiring should always be contained in apClean Water Act. proved electrical conduit. Being rigid, Missing electrical/water bond – The conduit sometimes breaks over time as electrical code requires “cold water bonding,” weather changes and foundations shift. meaning the system for each building needs to Make sure broken conduit is replaced – even be grounded to the cold-water pipe. Have your if the break hasn’t yet managed to interrupt electrician check this to make sure your propthe enclosed wiring. erty’s electrical system is grounded properly.

Broken or missing lighting – Houston Foundation issues – In Houston, foundoesn’t require a specific level of exterior dation issues are part of the apartment manlighting (some cities do), but lighting that’s agement business. Few buildings, especially provided needs to be working and intact. older ones, are completely free of foundation Broken or missing bulbs need to be replaced. problems. When shifts reach the point where Broken or missing fixtures need to be reexterior wall stability is compromised, doors placed or removed entirely. or windows won’t close properly. Or, where Structural issues with stairs, baluneven surfaces present a tripping or safety conies and railings – Stairs and balconies hazard, foundation issues can become a need to be structurally sound, without misscode violation. ing or loose fasteners. This includes railings.

Broken or missing windows – While Speaking of railings, make sure your stair and I suspect this is rare among HAA-member balcony railings aren’t missing any balusters properties, missing and broken windows (the vertical elements from the bottom to the are on Houston’s Habitability Inspectors’ handrail). In Houston, the baluster spacing frequent violations list. can never be more than 9 inches, even on reQuestions? Give Houston’s Habitability ally old properties. In most properties built team a call at 832-394-8841.

If you have a regulatory problem or since about 1986, baluster spacing needs to question, call the HAA main line at be even closer together.

713-595-0300 and ask for Public Affairs.

Broken or missing plumbing caps – We If a particular code requirement or issue hear about this all the time. Your sewer sysconcerns you, let us know by emailing tem has cleanout pipes, which have to be Andy at ateas@haaonline.org. capped. For a variety of reasons, these caps March 2019

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It’s the Law

By HOWARD BOOKSTAFF, Hoover Slovacek LLP , HAA General Counsel

NEW TOWING RULES State agency adopts rules to relocate vehicles from one area of parking facility to another.

A VEHICLE IS parked on the curb in a fire zone or blocking the entrance. You need to have the vehicle moved, but the resident is nowhere to be found. You call your towing company, but you were hesitant because you know how mad residents get if they have to go to a storage facility halfway across town to get their car.

Wouldn’t it be great if you could have the vehicle towed to another part of the lot, instead of across town?

The Texas legislature is here to help …

In the 2017 legislative session, the Texas Towing and Booting Act was changed to allow, for the first time, the nonconsent tow of vehicles from one area of a parking lot to another.

The Texas Department of Licensing and Regulation is the state agency that establishes the rules that implement the statutory provisions. The TDLR was given direction in the new law to adopt rules to implement the towing of a vehicle from one area of a parking facility to another.

How has the law changed to authorize towing from one area of a parking facility to another?

The act previously provided that a towing company that makes a nonconsent tow was required to tow a vehicle to a vehicle storage facility that is operated by a person who holds a proper license to operate the facility.

In 2017, the law was changed to also authorize a towing company to tow the vehicle to another location on the same parking facility under the direction of the parking facility owner, the parking facility authorized agent or a peace officer.

The change in the law was effective Sept. 1,

2017. However, the TDLR did not adopt the rules authorizing such a tow until January 2019.

The newly adopted rules went into effect Feb. 15, 2019.

There are some issues you will need to consider that are not addressed by the new law or rules. If vehicle owners will be expected to pay for the tow, how will you have them pay? How much will be paid? What process will you have for vehicle owners to retrieve the towed vehicle? It would be beneficial to establish towing guidelines before the first vehicle is towed.

I want to take advantage of this new law so that I can tow vehicles from one side of the parking lot to another. How do I get started?

The new rules require additional signage. The rules provide that relocation from one area of a parking facility to another may occur if signs complying with the rules are installed on the parking facility at least 72 hours preceding the relocation.

Exceptions can be made in case of an emergency involving threat of imminent damage to property.

In addition to signage, although not required by the new law or the rules, it may be beneficial to adopt policies that explain to residents that you have the authority to (but don’t assume obligations to) tow vehicles from one side of the property to another. It is important to note that any policies you adopt do not take the place of the required signage to authorize a legal tow.

There are some issues you will need to consider that are not addressed by the new law or rules. If vehicle owners will be expected to pay for the tow, how will you have them pay? How much will be paid? What process will you have for vehicle owners to retrieve the towed vehicle? It would be beneficial to establish towing guidelines before the first vehicle is towed.

Where should the signs be installed?

Each sign must face and be conspicuously visible to a driver that enters the area of the parking facility from which vehicles will be relocated. Each sign must be located: (1) on the right or left of each driveway or curb-cut through which a vehicle can enter the area subject to relocation, including an entry from an alley abutting the facility; or (2) at intervals along the entrance to the area subject to relocation so that no entrance is farther than 25 feet from a sign if: a. curbs, access barriers, landscaping or driveways do not establish definite vehicle entrances onto the area of a parking facility subject to relocation; and b. the width of an entrance to an area of relocation exceeds 35 feet.

What information must be on the sign?

Each sign must contain: (1) a red international tow symbol on a white background; (2) a statement designating the areas which are temporary no parking area and stating that vehicles parked in the designated area will be relocated to another location on

Want to read more It’s the Law? Current and previous issues of ABODE are online, visit http://issuu.com/haa_abode. www.haaonline.org

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The law requires a towing company that makes a nonconsent tow to tow the vehicle to a vehicle storage facility. The only exceptions to this requirement is when the towing company agrees to take the vehicle to a location designated by the vehicle’s owner or the vehicle is towed under the rules authorizing a towing company to tow the vehicle to another location on the same parking facility or in certain cases where the vehicle is parked at a university parking facility (which allows the tow to another location on the university campus). the same parking facility; and (3) the location where vehicles will be relocated, if known, or a telephone number, including area code, that is answered 24 hours a day to identify the location of a relocated vehicle.

How big should the sign be?

Each sign may be temporary and must: (1) be mounted on a pole, post, wall or freestanding board; (2) be at least 18 inches wide and 24 inches tall; and (3) be installed so that the bottom edge of the sign is no lower than 6 inches and no

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higher than 6 feet above ground level.

Do you have to provide contact information for the tow company even if you have signs giving the same information?

Yes. The rules require that, upon request, the parking facility owner or agent must provide the contact information for the tow company responsible for the relocation.

Can a police officer direct the relocation of a vehicle without an owner complying with these rules?

Yes. A peace officer is authorized to direct the relocation of a vehicle from one location on a parking facility to another location on the parking facility to further public safety.

towing company that makes a nonconsent tow to tow the vehicle to a vehicle storage facility. The only exceptions to this requirement is when the towing company agrees to take the vehicle to a location designated by the vehicle’s owner or the vehicle is towed under the rules authorizing a towing company to tow the vehicle to another location on the same parking facility or in certain cases where the vehicle is parked at a university parking facility (which allows the tow to another location on the university campus).

There may be benefits when you tow a vehicle from one area of the parking facility to another, the costs associated with the tow may be less expensive for residents and it may take less time for residents to retrieve vehicles. Whether you want to begin a program of towing vehicles to other locations in the parking area is up to you, but now, by posting signs that comply with the new rules, you will be able to do so.

Is relocation from one area of a parking lot to another permitted without the proper signage?

Not without the consent of the owner or operator of the vehicle. The law requires a

www.haaonline.org

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Resident Relations from the RESIDENT RELATIONS COMMITTEE

IMPROPER NOTICE A resident provides a 60-day notice, questions reletting fees.

A RESIDENT FILED A resident filed a

complaint with HAA to dispute reletting fees.

According to the resident, she provided a proper 60-day notice. On Oct. 10, the resident provided a notice to vacate to management for a Dec. 10 move-out. She acknowledged in her complaint that her lease term began on July 1, 2018 and ended on Dec. 31. She also agreed to paying a final payment, including the late charges.

The resident felt she provided proper notice to vacate and requested the reletting fee be removed from her final account statement.

Enclosed were copies of the notice to vacate and the final account statement.

Management responded to HAA and that

The HAA Resident Relations Committees provide response was forwarded an impartial review of resident complaints using to the resident. Management felt the resident the documentation provided by both the resident was charged accordand management. ingly. They charged the resident with a $535.50 reletting fee in addition to rent, utilities, sup$534.65 and the late charges from $110 to $100 plemental pest and trash and late charges. per the lease.

Enclosed were copies of the final account After the adjustments made, the resident statement, notice to vacate, resident ledger, owes the property $898.36. The resident may lease, application and move-in and move-out puruse this compliant in small claims court. condition forms.

The committee decided in favor of manageIf you are a manager with a resident ment with adjustments, ruling the resident did relations issue, call HAA at 713-595-0300 not fulfill her lease obligation. The committee for direct assistance. adjusted the reletting fee from $535.50 to I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

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I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

www.haaonline.org

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Maintenance Mania pg 16.qxp_11-13_04_0601_BookstaffH 2/18/19 7:35 AM Page 1

Maintenance Mania Competitors: $65 (Entry fee for competition, breakfast and awards luncheon)

Spectators: $55

Register Now! Thursday, March 28

(Access to competition event as spectator, breakfast and awards luncheon)

Sam Houston Race Park

! a i n a M

e c n a n e t n i a M 7575 N Sam Houston Pkwy W

Show off yo ur maintenanc cheer on yeoskills and ur best!

8 a.m. to 9:30 a.m. – Registr ation, practice 9:30 a.m. to 11 and breakfast :30 a.m. – Ski lls -b as ed co mpetition Noon to 1 p.m . – Awards lunc heon

THANK YOU TO OUR GENEROUS LOCAL SPONSORS: Competition Events: AAA Plumbers Century A/C Supply Dixie Carpet Installations Johnstone Supply Maintenance Supply Headquarters Presto Maintenance Supply Race Car Competition: Brandt Electrical A/C & Heating Services PPG Paints Post-Competition Awards Ceremony Luncheon: Hire Priority Staffing & Executive Search Johnstone Supply The Liberty Group

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 2018 NAA Education Conference in San Diego, CA, and will receive an all-expense paid trip to attend!

Register online today at www.haaonline.org

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Nominate the best of the best for the Honors Property Awards!

T

T

T

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.

T

Hurry! The DEADLINE for property award nominations is Friday, March 22.

T T

E

Then it’s time to nominate your star people!

ach year, HAA selects the top industry professional in each of 14 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 on June 13, with photos to be published in the ABODE magazine.

The deadline for individual nominations is May 13. 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

Independent Owner of the Year

Marketing/Training Director of the Year

Supplier of the Year

Administrative Support Professional of the Year

On-site Manager of the Year (in three categories)

Maintenance Supervisor of the Year (in two categories)

Assistant Manager of the Year

Maintenance Technician of the Year

Leasing Professional of the Year

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Upcoming Education

From the HAA EDUCATION DEPARTMENT

MARCH

Program fee: $50 See Page 22 for details.

how to relate CAM responsibilities to the maintenance of a property.

CAM: Industry Essentials & Resident Experience Tuesday, March 5 8:30 a.m. to 5 p.m.

Program fee: $1,150 per person; tuition may be paid in full or divided into two payments of $575. New CAM candidates must begin the program with the first course on Tuesday, March 5.

Sponsored by Ameritex Movers An overview of the role of an apartment property manager.

Certified Pool Operator Course (2 days) Wednesday, March 13 8:30 a.m. to 5 p.m.

Program fee: $299 Successful completion of this two-day course will result in a five-year certification from NSPF (National Swimming Pool Foundation), and ensures pool chemicals are being used properly and when appropriate.

This is recommended for anyone working with pools as well as property managers to ensure they are up-to-date regarding local codes and can reduce risk and liability. The course fee includes textbook, exam fees, and meals for both days.

Mental Health Symposium Thursday, March 21 8:30 a.m. to 4 p.m.

Program fee: $125 online registration; $160 if invoiced Breakfast and registration begin at 8:30 a.m. The program will start at 9 a.m.

Sponsored by ApartmentData.com and Ideal Towing See Page 23 for details.

CAS: Industry Essentials & Resident Experience Tuesday, March 6 8:30 a.m. to 5 p.m.

Program fee: $695 full course; $125 per individual module See course description above.

CAM: Financial Management Wednesday, March 6 8:30 a.m. to 5 p.m.

Program fee: $1,150 per person; tuition can be paid in full or divided into two payments of $575. New CAM candidates must begin the program with the first course on Tuesday, March 5.

Sponsored by FSI Construction Conquer your fears of finance by attending this highly informative module.

CAS: Financial Management Wednesday, March 6 8:30 a.m. to 5 p.m.

Program fee: $695 full course; $125 per individual module See course description above.

Avenues: Supplier Circle – 1 “Mentoring for Today’s Business World” with Mindy McCorkle Tuesday, March 12 8:30 a.m. to noon

SCHEDULE AND FEES

CAM: Marketing Tuesday, March 19 8:30 a.m. to 5 p.m.

Program fee: $1,150 per person; tuition can be paid in full or divided into two payments of $575. New CAM candidates must begin the program with the first course on Tuesday, March 5.

Sponsored by Wonder Wall Wraps In this course students will learn how to identify the components of an effective marketing plan.

CAM: Property Maintenance Wednesday, March 20 8:30 a.m. to 5 p.m.

Program fee: $1,150 per person; tuition can be paid in full or divided into two payments of $575. New CAM candidates must begin the program with the first course on Tuesday, March 5.

Sponsored by Redevelopment Services In this course students will learn

are subject to change without prior notification. Notice of cancellation is required two days in advance to receive a refund, less a $25 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

APRIL CAM: Legal Wednesday, April 3 8:30 a.m. to 5 p.m.

Program fee: $1,150 per person; tuition may be paid in full or divided into two payments of $575.

Sponsored by Texas Southwest Floors In this course, the speaker will 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.

CAS: Legal Wednesday, April 3 8:30 a.m. to 4 p.m.

Program fee: $695 full course; $125 per individual module See course description above.

CAM: Risk Management Thursday, April 4 8:30 a.m. to 5 p.m.

Program fee: $1,150 per person; tuition may be paid in full or divided into two payments of $575.

Sponsored by SentriForce 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; and much more.

CAS: Risk Management Thursday, April 4 8:30 a.m. to 4 p.m.

Program fee: $695 full course; $125 per individual module See course description above.

IROC Breakfast Friday, April 5 7:30 a.m. to 10 a.m.

Program fee: $25 per nonmember Sponsored by SentriForce The Independent Rental Owners Connection (IROC) features customized education and networking programs just for you.

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.

/ See Education, Page 27

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.

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MARCH S M T

Calendar HAA Education, Events and Meetings SCHEDULE

W T

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

F 1 8 15 22 29

S 2 9 16 23 30

APRIL S M 1 7 8 14 15 21 22 28 29

T 2 9 16 23 30

W 3 10 17 24

T 4 11 18 25

F 5 12 19 26

S 6 13 20 27

MARCH 5

8

20

26

CAM: Industry Essentials & Resident Experience Tuesday, March 5 8:30 a.m. to 5 p.m.

Sponsored by Ameritex Movers

HAA Volleyball Tournament Friday, March 8 10 a.m. to 5 p.m.

Houston Sportsplex 12631 S. Main St., 77035 See Page 6 for details.

Courts sponsored by Contractors Inc. and Maintenance Supply Headquarters Lunch sponsored by Best Plumbing and Snacks by CoreLogic Rental Property Solutions

CAM: Property Maintenance Wednesday, March 20 8:30 a.m. to 5 p.m.

Sponsored by Redevelopment Services

HAAPAC Luncheon Tuesday, March 26 10 a.m. to 2 p.m.

Program fee: $30 per PAC member; $40 per non-PAC member Contact Alpa at apatel@haaonline.org for registration and details.

Sponsored by Texscape Services

12

Montgomery County Region Meeting: “One-on-One with Your Judges” Wednesday, March 20 11:30 a.m. to 1 p.m.

Location: TBA Learn inside tips for working in their courtroom. More information to come. Contact Lauren Turner at lturner@haaonline.org for details.

Sponsored by Action Buggies

CAS: Industry Essentials & Resident Experience Tuesday, March 5 8:30 a.m. to 5 p.m.

6 CAS: Financial Management Wednesday, March 6 8:30 a.m. to 5 p.m.

CAM: Financial Management Wednesday, March 6 8:30 a.m. to 5 p.m.

Sponsored by FSI Construction New Supplier Member Orientation Wednesday, March 6 3 p.m.

Craft Republic 11470 Westheimer Road, 77077 All new supplier members welcome. Contact Amanda at asherbondy@haaonline.org for details.

Avenues: Supplier Circle – 1 “Mentoring for Today’s Business World” with Mindy McCorkle Tuesday, March 12 8 a.m. to noon See Page 22 for details.

13 Resident Relations Committee B Wednesday, March 13 2 p.m.

HAA Leadership Lyceum Session 2 – Local Advocacy Wednesday, March 20 9 a.m. to 3:30 p.m.

Houston City Hall 901 Bagby St., 77002

7

Go-Getters Meeting March 20 3:30 p.m. to 5:30 p.m.

Cadillac Bar & Grill 1802 Shepherd Drive, 77007 Join the Go-Getters and help strengthen your association with new members and new involvement. New and prospective members are welcome! Visit the Go-Getters Corner at www.haaonline.org/gogetters for tips and tools for recruiting.

Sponsored by Hire Priority Staffing & Executive Search and Target Restoration Services

EXPO Committee Meeting Thursday, March 7 3:30 p.m.

21

Ambassador ONE Society Meeting Wednesday, March 6 4 p.m. to 5:30 p.m.

Craft Republic 11470 Westheimer Road, 77077 Contact Amanda at asherbondy@haaonline.org for details.

Certified Pool Operator Course (2 days) Wednesday, March 13 8:30 a.m. to 5 p.m.

19 CAM: Marketing Tuesday, March 19 8:30 a.m. to 5 p.m.

Sponsored by Wonder Wall Wraps

Fort Bend Region Meeting; ‘One-on-One with Your Judges’ Tuesday, March 26 11:30 a.m. to 1 p.m.

Location: TBA Learn inside tips for working in their courtroom. More information to come. Contact Lauren Turner at lturner@haaonline.org for details.

Sponsored by Century A/C Supply

27 Board Meeting Wednesday, March 27 4:30 p.m. to 6 p.m.

Sponsored by Secure Insurance

28 Maintenance Mania Thursday, March 28 8 a.m. to 2 p.m.

Sam Houston Race Park 7575 N Sam Houston Pkwy W 77064 See Page 16 for details and sponsors.

Mental Health Symposium Thursday, March 21 8:30 a.m. to 4 p.m.

See Page 23 for details.

Sponsored by ApartmentData.com and Ideal Towing

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.

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www.haaonline.org

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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.

APRIL 3

10-12

18

25

CAM: Legal Wednesday, April 3 8:30 a.m. to 5 p.m.

Sponsored by Texas Southwest Floors

TAA Education Conference & Lonestar Expo Wednesday, April 10 thru Friday, April 12 in Houston. Visit www.taa.org/conference for more information.

HAAPAC Spring Fundraiser – TopGolf Thursday, April 18 11 a.m. to 3 p.m.

TopGolf – Katy 1030 Memorial Brook Blvd., 77084 It's not golf, it's TOPGOLF! Join us for a fun-filled afternoon with a fan favorite twist to a traditional game, all while supporting your HAAPAC. See Page 24 for sponsors and more information.

Top sponsors are Contractors Inc. and Gemstar Construction Services.

HAAPAC Luncheon Thursday, April 25 11:30 a.m. to 1 p.m.

Program fee: $30 per HAAPAC member; $40 per non-HAAPAC member Contact Alpa at apatel@haaonline.org for details.

Sponsored by ApartmentData.com

CAS: Legal Wednesday, April 3 8:30 a.m. to 4 p.m.

Ambassador ONE Society Crawfish Boil Wednesday, April 3 3:30 p.m.

Ragin Cajun 4302 Richmond Ave. Houston, TX 77027 Tickets: $20 per person Contact Amanda at asherbondy@haaonline.org for details.

4 CAM: Risk Management Thursday, April 4 8:30 a.m. to 5 p.m.

Sponsored by SentriForce CAS: Risk Management Thursday, April 4 8:30 a.m. to 4 p.m.

5 IROC Breakfast Friday, April 5 7:30 a.m. to 10 a.m.

Sponsored by SentriForce

10 Resident Relations Committee A Wednesday, April 10 2 p.m.

16 Avenues: Mainstreet – 2 “Top 10 Fair Housing Blunders to Avoid” with Leah Brewer Tuesday, April 16 8:30 a.m. to noon See Page 22 for details.

Sponsored by Best Plumbing

19 Offices Closed Friday, April 19 The HAA Offices will be closed on Friday, April 19 for Good Friday.

17

23

CAM: Human Resources Thursday, April 17 8:30 a.m. to 5 p.m.

Sponsored by WellKept

Leasing 101 (Day and a half) Tuesday, April 23 8:30 a.m. to 4 p.m.

Avenues: Pasadena – “The Art of Hiring” with Leah Brewer April 17 8:30 a.m. to noon Sponsored by Brook Furniture and The Liberty Group

24 Legal Seminar: Pearland Wednesday, April 24 8:30 a.m. to noon Sponsored by Brook Furniture

Onsite-Goes-Offsite: Katy Thursday, April 25 4 p.m. to 6 p.m.

Location: TBA Due to limited seating, this meeting is open to on-site personnel only.

Calling all Katy and surroundingarea on-site personnel. Please join us for a little networking and fun! Come meet your fellow industry peers.

Your first drink is on us! Please contact the HAA Outreach department at outreach@haaonline.org if you have any questions.

Sponsored by The Urban Foresters HAA NEXT: Mix N Mingle Thursday, April 25 6:30 p.m. to 9 p.m.

See Page 25 for details.

Sponsored by Crestmark Construction Services

30 Avenues: Leadership Lane – 1 “Next Level Leadership” with Dr. Debbie Phillips Tuesday, April 30 8:30 a.m. to noon See Page 22 for details.

Sponsored by The Liberty Group

The first 2019 Go-Getters Meeting is March 20 3:30 p.m. at Cadillac Bar & Grill, 1802 Shepherd Drive, 77007

Join the club at our quarterly meetings and learn how you can recruit for HAA. Be the top recruiter for each quarter and win awesome prizes!

Plus, for each new member you recruit, you’ll earn a chance to win gift cards ranging from $25 to $250!

JOIN A TEAM and build relationships with like-minded members. Get involved with Go-Getters and make lasting industry connections. Visit www.haaonline.org/gogetterscorner to get all the information you need.

www.haaonline.org

March 2019

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Supplier

Follow a road that fits you career journey with Avenues. The Avenues series of seminars feature some of the best nationally-acclaimed speakers in the industry with learning sessions for every level of multifamily professional. There are five Avenues to choose from, follow just one path or pick and choose from all of the 15 great sessions.

CIR

Avenues: Supplier Circle - 1 March 12 Mentoring for Today’s Business World With Mindy McCorkle Being a mentor is a big responsibility. Whether you are part of a formal mentor program or have become a mentor to a peer or co-worker outside of a formal program, you have the power to make a big impact. Learn how to be the best mentor you can be to make a bigger impact to your mentee.

Leadership

LN

Avenues: Leadership Lane - 1 April 30 Next Level Leadership with Dr. Debbie Phillips Ready to take your career to the next level or assist your team in growing beyond their current position?

This workshop takes a deep dive into strategies that fuel individual and team goals. Topics include: • Coaching • Team Building • Employee Engagement • Talent Development • Communication

Don’t miss the next three sessions:

Main

ST Avenues: Main Street– 2 April 16 Top 10 Fair Housing Blunders to Avoid with Leah Brewer Sure, we all think we understand Fair Housing laws and consistent implementation, right? Join this interactive refresher to focus on the hot spots and avoid the top mistakes industry professionals make. Prepare for some lively discussion and challenge your own knowledge.

Need just one Indiv

idu s per perso al sessions are pri eminar? n, a real s c teal for q ed at only $50 uality edu cation!

Sponsored by Annual Property Subscriptions are available with unlimited attendance for all on-site property staff to all sessions at discounted prices: • Only $199 per year per property for properties with fewer than 200 units • Only $399 per year per property for properties with 200 to 350 units.

• Only $450 per year per property for properties with more than 350 units.

If you need a single workshop, individual sessions are priced at only $50 per person, a real steal for quality education.

Enroll today. Contact the HAA Education Department at education@haaonline.org or register online at www.haaonline.org.

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HAA Mental Health Symposium Join the Houston Apartment Association for the first ever HAA Mental Health Symposium offering a deep dive into the legal and societal ramifications of today’s world as it relates to the mental health of you and your residents.

Nearly one in 25 adults in America live with a serious mental illness. How best can you service your residents in crisis while keeping your own mental health in check and your property safe from damage or legal liability?

Learn from experienced mental health professionals and fellow HAA member experiences, as well as from our own legal counsel, Howard Bookstaff, at the first ever Houston Apartment Association Mental Health Symposium. This day-long program will offer a deep dive into the legal and societal ramifications of today’s world as it relates to the mental health of you and your residents. Attendees will also walk away with tools and resources for managing their own self-care while working among calamity and chaos. Join us for an informative and potentially life-changing day.

Mental Health Symposium Thursday, March 21 Houston Apartment Association HAF Training Center, 4810 Westway Park Blvd. off Clay Road and Beltway 8 8:30 a.m. – Registration 9 a.m. to 4 p.m. – Program (includes lunch) Program Fee: $125/$145 if invoiced

Sponsored by ApartmentData.com and Ideal Towing Register online at www.haaonline.org

It’s not golf – it’s TOPGOLF! Give it a shot “fore” a cause

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Thanks to our sponsors: TopGolf “Top” Sponsor Contractors Inc. Gemstar Construction Development Inc. Hole-in-One Sponsor AAA Plumbers Welcome Sponsor ApartmentData.com Lunch Sponsor Brandt Electrical A/C & Heating Services Fidus Construction Services Beverage Sponsor Core Landscape Group HD Supply

It’s back for the PAC! Join us at Houston’s premiere golf entertainment complex for a fun-filled afternoon with the favorite twist to a traditional game, all while supporting the Houston Apartment Association Political Action Committee – your local PAC for the apartment industry.

Awards: Team Awards – 1st, 2nd, 3rd Best Male Best Female Last Place Best Dressed Male Best Dressed Female Sport your best golf attire this year for a chance to win best dressed!

Team Awards Sponsor CoreLogic Rental Property Solutions Gemstar Construction Development Inc. Rasa Floors Best Male and Female Award Craven Carpet Mohawk Industries Last Place Award Crestmark Construction Services Best Dressed Male and Female Award Crestmark Construction Services

Payment must be made by personal credit card or personal check payable to HAAPAC. Payment must accompany registration. HAA is prohibited from accepting corporate contributions for PAC events.

Name __________________________________________________ Company________________________________________________ Phone (_________)________________________________________ MC____ Visa____ AmEx____ Discv_______ Credit Card #______________________________________________ CC Security Code____________ Expiration Date_______________ Name on Card_____________________________________________

FEES (include three hours of TopGolf, heavy appetizers, first drink and dessert) Please select: o Teams of up to six – High Top: $550 per team/Includes high top table and chairs; located in center of each floor. o Teams of up to six – Lounge: $650 per team/Includes cushioned lounged seating; located on sides of each floor.

Name__________________________________________________ Company________________________________________________ Name__________________________________________________

Thursday, April 18 TopGolf Houston - Katy 1030 Memorial Brook Blvd. Houston, TX 77084

11 a.m. to 3 p.m. *Please note this event is open to sponsors and players only, no spectators.

Company________________________________________________ Name__________________________________________________ Company________________________________________________ Name__________________________________________________ Company________________________________________________ Name__________________________________________________ Company________________________________________________ Name__________________________________________________ Company________________________________________________ Mail completed form and payment to: HAAPAC, 4810 Westway Park Blvd., Houston, Texas 77041. Credit card registrations may be emailed to topgolf@haaonline.org or faxed to 281-582-1508; payment must accompany registration.

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

NEXT Mission Statement: A team devoted to developing themselves and the young professionals around them to become the next leaders of our industry. We will accomplish this through education, engagement and encouragement.

Lindsay Danielle Torres, Knightvest Management “I love being a part of NEXT! It has been an amazing group that has provided many opportunities to increase my involvement in HAA. Through NEXT I've been able to make great business connections as well as develop wonderful friendships that have supported me as I excel in my career!”

Arely Peña, The Liberty Group “NEXT has allowed me to build long lasting relationships in the industry and improve my professional development through the educational events created.”

Phillip Price, HD Supply “NEXT was the first committee that allowed me the opportunity to network and establish relationships/friendships with people from both the management and vendor side.”

Robert Lopes, Relik Realty “HAA next was the first committee that introduced me to and allowed me to build relationships with the leadership of the association which was a critical resource in growing from a leasing professional to building a company.”

Joey Rodriguez, The Urban Forester “The NEXT committee was the first committee I was a part of. Through the years, the education and networking events have helped to strengthen me as a professional and enhance my knowledge on our industry.”

Sean Cunningham, Flooring Warehouse “New to HAA, in my first NEXT meeting I was able to meet a bunch of great people who are starting and/or growing themselves in this industry. I also learned which are the best events and classes to attend.”

Amber Hyde, CWS Apartment Homes “NEXT allows me to share similar experiences with peers within my age group, while also being exposed to more seasoned professionals in the industry at large.”

Kristina Andrus, MORGAN “NEXT has given me so much! My development, inspiration, and education has flourished. Being amongst my fellow peers and mentors with similar goals, is worth everything I could ask for.”

Upcoming NEXT Events: April 25 – Mix n Mingle June 7 – Professional Development Breakfast August 22 – Mix n Mingle October 11 – Professional Development Breakfast December 19 – Mix n Jingle Holiday Party

• Learn about how to get plugged in to the powerful HAA network • Discover volunteer opportunities • Meet young HAA members from across Houston just like you!

• Learn about professional development and career enhancement • Door prizes and more!

Most programs are held as FREE Mix-n-Mingle events and are held at various venues across Houston. Low-cost Professional Development Luncheons or Breakfasts will also be held at the HAA Education Center or local restaurants featuring special guest speakers on timely topics relevant to enhancing and furthering your multifamily industry career. Register online at www.haaonline.org/next or email us at nextinfo@haaonline.org for more information.

We look forward to meeting you!

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Industry Update from the NATIONAL APARTMENT ASSOCIATION and the NATIONAL MULTIHOUSING COUNCIL

NAA/NMHC IDENTIFY PRIORITIES National associations release the apartment housing industry’s policy priorities for 2019-2020.

THE NATIONAL APARTMENT Association (NAA) and the National Multifamily Housing Council (NMHC) today released the apartment housing industry’s policy priorities for 2019-2020.

It’s no secret that a growing number of families across the income spectrum are struggling to find housing they can afford. As a country, we need comprehensive, proactive policy solutions that can help to mitigate this housing affordability crisis. As such, NAA/NMHC have made this the lodestar of our advocacy efforts in 2019-2020.

“We’ve identified the issue of housing affordability as a top priority for 2019 because it is wide-reaching and impacts communities around the country,” said NAA President and CEO Robert Pinnegar, CAE. “There is a growing concern at all levels of government about how to best deal with housing affordability issues,” said Doug Bibby, NMHC President. “It’s incumbent upon us as an industry to do our utmost to work with lawmakers to find holistic policy solutions that provide the housing our nation needs.”

One critical driver of the housing affordability crisis is the cost of local, state and federal regulations. Recent research has found that such regulations account for an average of 32.1 percent of rental housing development costs – driving up the price tag to create adequate housing options for all incomes. In 2019 and 2020, NAA/NMHC will advocate for a reduction of unnecessary, harmful barriers to the development of more housing and preservation of existing apartments.

In addition to the cost of regulation, there are many other policies and programs that impact affordability. Getting housing finance reform right is a critical component of addressing housing affordability. In addition, the Section 8 Housing Choice Voucher Program is an important tool designed to assist families in need of affordable housing. We are working on proposals that will enhance the Section 8 federal housing program and incentivize additional private sector participation.

In addition to housing affordability and regulatory reform, NAA/NMHC will also focus on other critical federal legislative and regulatory issues. These include the ongoing implementation of the 2017 tax law, clarification of fair housing rules, rent payments in credit scoring, data security standards, federal flood insurance reauthorization, construction and development incentives, accessibility litigation and music licensing reforms.

The full NAA/NMHC 2019 Apartment Industry Policy Priorities document can be found online at www.naahq.org/advocacy/policy-issues.

2019 Excellence Awards NAA is now accepting submissions for the 2019 NAA Excellence Awards through March 27. These national awards recognize leadership and unique contributions to the rental housing industry. Submit our nominations online at www.naahq.org/about/awardsprograms/excellence

Big, Small, Bigger, Smaller: Apartment Size Trends Renters in some markets today are paying more for less space compared to 10 years ago. Based on RENTCafé’s recent study of the average apartment size in the top 100 cities with the largest rental stock, the average apartment in the United States has shrunk by 52 square feet in 10 years, clocking in at 941 square feet in 2018.

Rents in newly-built apartments have increased by 28 percent, but their size has become 5 percent smaller compared to 2008.

Seattle has the tiniest apartments in the country, with an average size of 711 square feet, followed by Manhattan and Chicago, both with 733 square feet.

Tallahassee offers the best bang for the buck with the most spacious rentals in the nation, at an average size of 1,038 square feet.

Apartments in Detroit and Phoenix have suffered the biggest cuts in size during the past 10 years, 27 percent and 19 percent, respectively. Los Angeles and Boston apartments are also in the top five in terms of size reduction.

Although rentals in San Francisco and Manhattan are among the smallest in the nation, they have been increasing in size in recent years, up by 13 percent and 12 percent respectively, compared to 10 years prior.

Denver, Colorado Springs and San Jose have seen dramatic changes in rents and size in opposite directions over the past decade.

Rents here jumped 60 percent, while rental sizes went down between 4 percent and 11 percent.

Did you know you have access to more member benefits than just the lease contracts and forms?

If you’re receiving this magazine, your company has joined and made your company and YOU part of the largest local apartment association in the nation! Every employee of your team is a member of HAA and also a member of the TAA and NAA. Check us out online at www.haaonline.org. This is YOUR HAA! 26

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Education, continued from Page 19 Avenues: Mainstreet – 2 “Top 10 Fair Housing Blunders to Avoid” with Leah Brewer Tuesday, April 16 8:30 a.m. to noon Program fee: $50 per session Sponsored by Best Plumbing Join this interactive refresher to focus on the hot spots and avoid the top mistakes industry professionals make. See Page 22 for details.

CAM: Human Resources Thursday, April 17 8:30 a.m. to 5 p.m.

Program fee: $1,150 per person; tuition may be paid in full or divided into two payments of $575. New CAM candidates must begin the program with the first course on Tuesday, March 5.

Sponsored by WellKept Learn how to identify the components of an effective marketing plan.

EDUCATION OUTREACH: PASADENA Avenues: Pasadena – “The Art of Hiring” with Leah Brewer Thursday, April 17 8:30 a.m. to noon Location: TBA Program fee: $50 if prepaid; $75 at the door Sponsored by Brook Furniture and The Liberty Group Recruiting and retaining top superhero talent within organizations is becoming a strategic focus in order to compete and win in today's competitive areas. Create a dream team of action employees who serve each other as they serve your company. You will discover tools and ideas to find employees that are our everyday heroes (and sheroes). Motivate and retain those above-and-beyond workers whose actions increase the value of your assets and organization. Visit www.haaonline.org/educationoutreach for more information. Please contact the HAA Outreach department at outreach@haaonline.org if you have any questions.

Leasing 101 (Day and a half) Tuesday, April 23 8:30 a.m. to 4 p.m.

Program fee: $65 prior to April 23; $75 An in-depth introduction to the apartment industry for new leasing professionals as well as those individuals looking to learn more about the industry as a career. This one-day program covers topics including: greeting and qualifying the customer; executing the lease contract; overcoming objections and closing techniques; an overview of Fair / See Education, Page 47 www.haaonline.org

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On the Road with HAA

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The Woodlands Region Meeting Wednesday, January 16 at The Heights at Harpers Preserve Sponsored by 1 The Liberty Group HAA’s strategic outreach hit the ground running for 2019 with a sold-out The Woodlands Region meeting. Local managers and assistant managers got to hear from Gil Staley, The Woodlands Economic Development Corporation CEO. Thank you to Amy Lemons and The Heights at Harpers Reserve team for hosting.

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 Director of Outreach Lauren Turner at lturner@haaonline.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 a Region Meeting. Contact lturner@haaonline.org.

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Katy Region Meeting Thursday, January 24 at Elan 99 West Sponsored by 1 TF Harper & Associates LP

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The committee’s second region meeting of the year featured guest speakers from the Urban Foresters, who gave very helpful information on how to request a tree bid. The area managers and assistant managers learned different terminology to use when requesting bids and how to work better with tree companies. A big thank you to Angelique Armstrong and the Elan 99 West staff for hosting.

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On the Scene with the HAAPAC 1

HAAPAC Luncheon Wednesday, January 23 at the HAF Dinerstein Reed Prokop Education Center Sponsored by 1 Outdoor Elements The January HAA Political Action Committee luncheon featured the Texas Apartment Association’s Government Affairs staff with David Mintz and Kyle Jackson presenting a legislative update.

WE’RE ALL ABOUT BETTER GOVERNMENT Threats from government are coming at the apartment industry at a rapid pace. The HAAPAC, 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. 2019 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 apatel@haaonline.org.

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On the Scene Photos by HAA STAFF “Do the Hustle” Sponsorship Auction Thursday, January 31 at the HAF Education Center Our generous supplier partners made some serious moves for the January auction, raising a record-setting $192,000 for HAA’s education, events and meetings. A big thanks to our auctioneers, Alison Hall, Camden, and Billy Griffin, Camp Construction Services. Visit the HAA website at www.haaonline.org/sponsor for more.

Thank you to our generous supplier sponsors: Contractors Inc. FSI Construction The Liberty Group Ameritex Movers Guardian Construction Crestmark Construction Services Texscape Services Brandt Electrical A/C & Heating Services Gemstar Construction Development AAA Plumbers Maintenance Supply Headquarters McMahan’s Flooring Sentriforce Camp Construction Services Earthworks Johnstone Supply HD Supply Century A/C Supply Prime Texas Metal Roofs Texas Southwest Floors ApartmentData.com Brook Furniture Presto Maintenance Supply PPG Paints Flooring Warehouse Best Plumbing CoreLogic Rental Property Solutions Fidus Construction Services Dixie Carpet Installations Core Landscape Group Ferguson Facility Supply Rasa Floors Secure Insurance Green Mountain Hire Priority Staffing & Executive Search Craven Carpet Redevelopment Services WellKept Wonder Wall Wraps ICONstrux Design + Build Action Buggies Hoffer Furniture The Lane Law Firm ALN Apartment Data Target Restoration Services Arizona Tile CORT Furniture Outdoor Elements Houston Furniture Rental & Sales Mohawk Industries T.F. Harper & Associates LP The Urban Foresters 32

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On the Scene Photos by HAA STAFF “Do the Hustle” Sponsorship Auction

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On the Scene with HAA HAA Open House Thursday, 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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HAA State of the Industry: A Recap By

MORGAN TAYLOR, HAA Staff

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fter a year of high economic growth, the Houston economy is subtly slowing down, but panelists at the annual State of the Industry breakfast urged the audience of Houston Apartment Association members to ignore the whispers of an economic downturn. The group of industry experts emphasized the Houston economy and the multifamily market is strong and healthy.

“It’s a really good time for Houston …

People are saying we are due for a recession – I’m being polite when I say it’s poppycock,” Patrick Jankowski of the Greater Houston Partnership said.

According to a press release by the Texas Workforce Commission, Texas added 391,800 jobs last year, and in December the unemployment rate was at a record low for the third consecutive month. In addition, 58 million passengers traveled through William P. Hobby Airport in 2018. Currently, the Private Mortgage Insurance rate is at 50.3 percent, slightly higher than what Jankowski considers an indicator of a good economy when PMI is above 50 percent. PMI has been slowly trending down, which could be the reason why people are fearing a recession, but 50.3 percent is still positive. Oil is currently selling at $54 a barrel, and 11 million barrels are being produced each day. Before the oil bust, 9 million barrels were being produced each day.

While the oil and gas industry has been able to increase the price per barrel and production numbers, it is operating with less employees, meaning the oil business has adjusted to work more efficiently. According to Jankowski, Houston may not end 2018 by exceeding or even reaching the number of jobs prior to the crash, but the good news is global trade and international businesses will help lift economic growth in Houston.

A Houston Chronicle article written by Staff Writer John Roper reported that the Greater Houston Partnership projects the Houston metropolitan area will add about 71,000 new jobs, which is higher than a typical good year when 60,000 to 65,000 jobs are created.

“The Houston economy is the best it’s been since the fracking boom,” Jankowski said.

Jankowski, who has experienced five oil downturns in Houston since he started with the organization in 1981, does not predict a recession in the local Houston economy. A slowdown, however, is possible.

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“I do not see a recession for Houston or the United States. We may see slowdown, but not a downturn,” Jankowski said.

As for the state of the local apartment economy, ApartmentData.com President, and HAA’s very own market analyst, Bruce McClenny said it best when he said, “We were operating at such a high pace that we got spoiled by great, but we are still doing good.”

Prior to Hurricane Harvey, Houston was inundated with a glut of apartment units. Developers were operating in high gear to deliver more than 41,000 units when the oil and gas industry zapped the local economy, sending Houston into an economic downturn. The Houston apartment market became the weakest in the country, and apartment owners were handing out generous rental concessions and incentives to fill vacant units. According to the data provided by ApartmentData.com, in August 2017, the same month Harvey hit, overall occupancy for the Houston market was at 87.7 percent. Then, post Hurricane Harvey, 16,000 units were damaged as a result of the storm.

Hurricane Harvey tasked apartment owners and managers with a mission to house victims displaced by the disaster, homeowners and renters alike. The Houston apartment industry rose to the occasion and leased 10,000 units to Harvey victims, with leasing continuing into the fourth quarter. Exactly a year after the storm, in August of 2017, occupancy reached 90 percent.

At the end of the year, 17,108 units were absorbed, rent increased by $43 and occupancy balanced out at 89.4 percent.

Occupancy remained relatively the same through 2018 with just a slight increase, ending at 89.6 percent. Rent growth continued to rise by another $12 dollars and 7,996 units were absorbed.

Last year was a momentous year for Houston in both positive and negative ways. Houston hosted Super Bowl LI in February, which brought $347 million in new spending according to a study conducted by Rockport Analysis. It was the most-watched Super Bowl event with 172 million viewers within 70 percent of homes across the United States. Then, Hurricane Harvey destroyed many parts of our area, but the Houston Astros winning the World Series uplifted the city. Or, maybe the strength the city exhibited in the wake of Harvey carried the baseball team to winning the title. Either way, the Astros winning the World Series following a devastating storm brought even more strength and light to the city.

“We had 16,000 units damaged but 10,000 were leased from Harvey victims. Then, leasing continued through the fourth quarter, which is really unusual. Then, we get into 2018 and we have all these expectations. I’ve said this before, if we were flat in 2018, we would have been doing great. We did a year’s worth of leasing in a really brief amount of time because of Harvey.

Everyone is excited about Houston again,” McClenny said.

ApartmentData.com predicts the addition of 71,000 jobs and 13,000 units for 2019, with 14,000 units to be absorbed, occupancy to reach 90 percent and an average rent increase of $32.

McClenny anticipates most of the growth to come from the Class B and Class C markets, with a potentially flat Class A. Cyrus Bahrami of Alliance Residential is excited about Houston. He said the Houston market continues to diversify, and as population and job growth continues, Houston will remain bullish. Being in a market with long-term growth, he says, is a great option for investors.

“Over the last four years occupancy was still steady in the 90 percent range and rents did climb, and I think that is why investors love Houston,” Bahrami said.

Like many other similar management companies, Alliance Residential developed a lot of product in 2017, but started selling those projects in 2018 and are making significant profits.

“Alliance is the most active group nationally and locally. Still far behind Greystar, but we are working on it,” Bahrami joked. “We currently have seven projects under construction, and another seven are slated to start … We started selling in 2018, and we are going to continue to see that in 2019. As for job growth, 70,000 is a great number. Multifamily always echoes the job growth. It’s great to be in Houston, it’s great to be in Texas.”

CEO of Camden Property Trust Ric Campo isn’t worried about the apartment market in Houston, but he emphasized the importance of offering our on-site, front-of-the-line employees quality training and higher pay. He believes this will contribute to a positive and healthy economy and he might have a point.

Each of the panelists, including Manu Gupta of Indus Management Group, insisted that it is a great time for Houston and energized the room of HAA members for a positive 2019.

In June, be on the lookout for McClenny of ApartmentData.com’s market report in ABODE magazine for another industry update. www.haaonline.org

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On the Scene Photos by MARK HIEBERT, Hiebert Photography State of the Industry Breakfast Sponsored by 1 Gemstar Construction & Development and 2 Texscape Services Tuesday, January 22 at the Omni Houston Hotel This HAA event featured a comprehensive look at what's happening in the Houston apartment market with panelists Stacy Hunt, Greystar; Ric Campo, Camden; Cyrus Bahrami, Alliance Residential; Manu Gupta, Indus; Patrick Jankowski, Great Houston Partnership; and Bruce McClenny, ApartmentData.com. Topics included on-going Harvey-related issues, recent economic trends, job growth, forecasts, rental rate and occupancy trends, new construction developments, technology and marketing.

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Develop a marketing strategy that is built to evolve.

By

MIKE WITTMANN, RentVision

Dynamic Marketing in a Dynamic Industry I

f there’s one thing you can count on in the multifamily industry, it’s that things constantly change. Residents move in and move out. Market conditions shift constantly. Competition pops up in your neighborhood offering aggressive concessions.

Seasons change. Technologies change. Most off all, the wants and needs of our prospective residents change, sometimes very quickly.

Change occurs faster today than ever before, forcing us to plan ahead and look to the future. This makes it difficult to predict what the apartment marketing landscape will look like even a few years from now. It’s like Yogi Berra once said, “It’s tough to make predictions, especially about the future.”

Traditionally, multifamily marketing has been stable and slow-moving because of the logistical difficulties inherent in a world of paper and ink. These models have been updated to some degree by the digital revolution, but a lot of companies still view apartment marketing as a “set it and forget it”

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arrangement. Your traffic needs may change from month to month or even week to week, while your marketing approach hums along without really noticing.

Let me ask you a question: Is your apartment marketing strategy built to adapt and evolve in a world and industry that is constantly changing?

Whether it’s for budget reasons, not knowing where to start or just not having enough time to keep everything in alignment, most companies struggle to stay ahead of all these changes. It’s especially challenging for smaller companies that don’t have a robust in-house marketing team.

Here are three simple principles that will help you create a dynamic marketing strategy that will have you positioned for success, no matter what the future holds.

1. Create an occupancy crisis plan before you experience an occupancy crisis.

Imagine that you have a community whose

occupancy has already dropped 5 percent, and this morning you received a handful of new notices. What do you do now?

Unfortunately, for many communities the plan at this point could be described in just one word: panic! Occupancy is dropping and so is revenue. Your boss just called and asked what your plan is to get things back to where they need to be, especially now that the ownership group is starting to ask questions. It’s time to start throwing money at the problem, hoping somehow that will work.

That doesn’t sound like a very good strategy, does it? Coming up with an emergency plan while experiencing an emergency is painful, expensive and usually ineffective.

Rather than waiting for an occupancy emergency, spend some time proactively creating a plan before the next one hits.

Good planning always starts with asking the right questions. ● How will we identify a traffic generation emergency as early as possible? What metrics

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and analytics should we be watching closely? ● How will we know when our supply of available apartments becomes greater than the demand we’re generating? What happens when these are “upside down?” ● How will we decide if and when we should offer specials, concessions and/or lower rent rates? And how will we determine how long to offer these concessions? ● How will we know when the problem has been solved? What can we change or cut back once the emergency has passed? ● What marketing tools or advertising do we have that are static (i.e. hard to change)?

Which ones are dynamic and adaptable? ● How can we learn from these lessons to look back on in the future? How will we incorporate them into our plan for next time?

The answers to these questions will serve as the foundation for your emergency plan, which may vary greatly from one community to the next. The key takeaway here is that setting a plan ahead of time will save you a lot of time, money and frustration.

2. Develop a dynamic marketing strategy that gives you flexibility and control.

No matter what happens in the market or how much competition pops up in your area, even the best move-out crisis plan won’t help much if your marketing strategy is made up of components that don’t adapt or evolve based on your traffic needs. You need a dynamic digital marketing strategy that goes beyond signing on for six months at the most expensive level of your favorite listing service.

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Rather than relying on third-party websites that drastically limit the amount of control you have, the key to building an effective strategy is to focus on developing and optimizing your own web presence. Why? To be able to leverage Google to get the traffic you need when you need it.

When you optimize your community websites for Google, you’ll be able to attract more organic (free) traffic. This traffic should account for at least half to two-thirds of all visits to your websites, providing a relatively steady and reliable source of visitors. While the world of search engine optimization is always evolving, the changes are typically slower and somewhat predictable. That’s great news for long-term stability, but not so much for a community with a slipping occupancy.

That’s where Google Ads come in. Paid search advertising, also called SEM or PPC, gives you the ability to dynamically control the amount of traffic being generated so you will have more leads when you need them most.

Do you need more traffic? Bump up your Google Ads budget and you’ll be able to generate more traffic almost immediately. And what if you have more traffic than you need? Adjust your budget back down and save that money for the next time you need it. Rather than locking you into long-term contracts, most agencies will let you adjust your budget on a monthly basis. Some companies even offer dynamic ad spend budgets based on real-time changes in your traffic and leasing needs.

3. Provide the shopping experience your prospective residents expect.

Remember going to the shopping mall with your friends as a teenager? Think about how that compares to Amazon and what it is able to provide today, even on a mobile device.

Amazon is the go-to online retailer because of its focus on providing convenience and transparency to their digital shoppers.

How can you take a page out of Amazon’s playbook? By providing an easy, mobilefriendly, radically transparent shopping experience for your prospective residents. They expect to be able to find the answers to their most important questions right from their mobile device, without having to talk to anyone, long before they come in for a tour.

The details of how this works in practice will continue to change and evolve going forward.

Taking steps today to make sure that your websites are built to keep up with these changes will ensure that your web presence doesn’t become outdated and ineffective.

What will effective apartment marketing look like in five years? Your guess is as good as mine, but if you follow these guidelines, you’ll have a strategic, dynamic and transparent marketing strategy built to handle anything that comes your way.

Mike Wittmann has worked in digital marketing for 15 years, and in the multifamily industry for more than six years as a Senior Business Advisor at RentVision. He can be reached at mike@rentvision.com or 402-570-0648.

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Education, continued from Page 27 Housing and more. Students who complete the course will receive a certificate, as well as a listing of placement agencies and management companies that are members of HAA. If you are not working for a member company of HAA, download the registration form at http://www.haaonline.org/images/programs/p df/leasing101_2018.pdf.

EDUCATION OUTREACH: PEARLAND Legal Seminar: Pearland Wednesday, April 24 8:30 a.m. to noon Program fee: $125 if prepaid; $160 if invoiced Sponsored by Brook Furniture Join HAA Legal Counsel, Howard Bookstaff, and your fellow HAA members for our annual Legal Seminar. The Legal Seminar will fulfill the NAA CEC requirement of Fair Housing training required of all CAM, CAPS, NALP and CAMT designates, and it’s worth six CEC credits. Topics include: preparing your policies: what new and experienced managers want and need to know; security issues: minimizing risks with effective procedures; Fluffy the pit bull: Fair Housing accommodations and modifications; disparate impact: what is it and how does it affect us; evictions: how long will it take to get rid of this resident; and a legislative update on national, state and local levels.

HAA NEXT: Mix N Mingle Thursday, April 25 6:30 p.m. to 9 p.m.

Location: TBA Sponsored by Crestmark Construction Services Meet the NEXT Generation of HAA leadership.

This niche group within HAA is dedicated to the networking and professional development needs of HAA members 40 and younger. Network with your peers at this FREE and festive event and grow your career together among the next generation of HAA leadership. Learn how to get plugged into the powerful HAA network, discover professional development and career enhancement, participate in speed networking activities with young HAA members from across Houston just like you. Includes one complimentary drink ticket, door prizes and more. See Page 25 for details.

Avenues: Leadership – Session 1 “Next Level Leadership” with Dr. Debbie Phillips Tuesday, April 30 8:30 a.m. to noon Program fee: $50 per session Sponsored by The Liberty Group See Page 22 for details.

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The answer isn’t so simple and often isn’t about profit margins at all, but a larger marketing strategy.

By

WILL MCGINNIS, CAS, Infinity Power Partners

Is Green Energy the Best Option?

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n the multifamily industry, green options continue to be popular and on-trend, remaining a selling point for new residents.

For some residents, living within a green space is a major priority. For others, it’s simply a marketing message to get them in the door.

Whatever the case, Texas continues to be a fertile market for green rental options. In fact, we are second in the country (behind California) for the most LEED-certified multifamily communities, boasting 106 total. Add in the growing number of developers and owners who are opting for Energy Star certifications and it becomes even more clear that renters are hearing and seeing greener options everywhere.

It’s no surprise, then, that so many apartment communities are opting for green-energy plans, if only to stay competitive in an oversaturated multifamily landscape. But, are they worth it? Do they really make an impact for your bottom-line? The answer isn’t so simple and often isn’t about profit margins at all, but a larger marketing strategy.

First, consider the state of the market You’ve probably already heard the news surrounding The Public Utility Commission of Texas’ approval of a power market change that will increase wholesale electricity costs, which, in turn, will likely increase the costs for end users. While the benefit of a deregulated

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market is the wide variety of choices available to consumers and businesses alike, electricity companies have long argued that these benefits don’t give them the same abilities to bring in the big bucks.

Energy companies haven’t just argued that this would help ensure their profitability, it would also support future investment in additional power plants while safeguarding a reliable power grid across the state. The upside of this is that power plants will now be paid to stay open even in the face of shrinking reserves, which lowers the likelihood of shortages, price surges and major disruptions to the power grid. The downside, however, is potentially big, as it directly impacts your wallet, and thus your profit.

We’re not only watching shrinking energy reserves. We are also watching the recent regulatory changes and what the impacts of both will likely have on the cost of electricity for end users. This raises one more important question.

How might this engender (or not) wholesale providers to offer cost-effective green-energy plans and continue investing in renewable solutions? And, as an end-user, will the increased costs actually be worth the premium?

Now, consider the premium Because Texas is one of the most aggressive markets for fossil fuel (ie: standard, non-

renewable energy), the price for renewable energy has historically come with a pretty steep premium. While this premium isn’t going anywhere anytime soon, in 2019 we may (see section above) see the continuation of a recent trend in which this gap is gradually closing. Or, it may continue to be cost-prohibitive. The cost disparity could also be affected by upcoming legislation that may impose greater costs on solar or wind energy users to account for the line losses (the power lost) that occur during energy transmission, or rather the electricity that these solar and/or wind generators lose when moving it across the state to end users.

Right now, with so much up in the air (pun intended), it’s too soon to tell if utilizing green-energy plans will continue to be comparatively more expensive or if they could become more manageable for apartment communities and end users.

This leads us back to marketing. Consider a 2017 Cone Communications corporate social responsibility study which found that 87 percent of consumers will have a more positive image of a business that supports social or environmental issues. Because so much is unknown, right now the most immediate benefit of a green-energy plan is marketability for your property or properties.

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Understanding your audience To understand whether or not a green energy plan will serve as an effective marketing tactic, you first need to consider the demographics, interests and priorities of your current and/or ideal renters. Is cost a greater concern for them over exciting amenities, social opportunities or the environment? If the answer is “yes,” the steps your community takes to go green may fall on deaf ears. If the answer is “no” or, even, “maybe,” it may behoove you to consider a green-energy plan.

Keep other demographics such as age in mind, as millennials are the most likely Texan residents to prioritize green living.

Weighing your options After better understanding your renters and their preferences, it’s time to weigh your options. Ask yourself, will the current premium that I’ll be taking on with a green-energy plan be offset by the potential new tenants that visit my property and sign leases? If you’re leasing to Texans that prioritize their environmental impact, the answer may be “yes.” If this isn’t a major priority for your renters, then it may not be worth the cost. However, as you likely know, any unique offering is a marketing

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advantage and with more and more consumers asking for green options, it’s something to consider as you weigh your options.

Finding new ways to go green Of course, we can’t forget that the ultimate goal in going green and taking advantage of a green-energy plan isn’t always better profit margins and sexier marketing. For many of you, a green-energy plan is attractive because it offers the opportunity to take care of our environment through sustainable solutions.

Even for those of you who are considering green-energy plans for the environment’s sake, you’ll want to consider how you can be most effective in meeting this goal. Is it through a green-energy plan? Or, could you use the cost savings from a traditional energy plan to make your apartment community green in other ways? For instance, these dollars could be used on lighting retrofits, plant-filled rooftop decks, solar panel initiatives, utilizing VOC and chemical-free paints and construction materials and more. Some of you may choose to do it all, but for those of you who aren’t quite sure if the extra cost is “worth it,” this type of analysis is a good entry into your final decision.

Ultimately, the answer isn’t an easy one, but hopefully this article offered beginning steps that should be a part of your larger decisionmaking process. Be sure to consult your energy advisor or consider building a relationship with an energy advisor if you don’t have one.

They’ll work with you to ensure the plan you’re paying for makes fiscal sense, helps achieve your larger revenue goals and enables you to live out your company’s mission in the best way possible.

Will McGinnis, CAS, is the Vice President of Business Development for Infinity Power Partners. Infinity Power Partners is an energy management and consulting firm based in Houston that provides procurement management solutions, risk management services and market insight throughout the development of clientspecific strategies. McGinnis can be reached at 713-559-0559 or via will@infinitypowerpartners.com.

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From left: Giant Ligularia, Foxtail Fern, Pansies, Dianella, Pindo Palm and Sabal Palm

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Trending Texas-friendly landscaping that will last year-round in Houston.

By

SHAUN CALLAWAY, CAS, EarthWorks Inc.

Bulletproof Landscaping T

he weather in Texas may be unpredictable, but your landscaping doesn’t have to be. Houston has a complicated climate for plants, which can make it difficult to decide what plants to purchase for your property. It’s humid and relatively warm throughout the year. It rains often, the temperature can vary drastically during winter months and it may or may not freeze during this part of the season. To make landscaping easier, here

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are most popular bulletproof plants that are adaptable to the ever-changing climate in Houston.

Low-Maintenance Plants A few low-growing plants that are popular around Houston are variegated flax lilies (Dianella), foxtail fern, Kaleidoscope abelia and giant ligularia. All of these options have little to no maintenance involved and offer season long

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interest. If the temperatures get cool enough, a few of these may need to be cut back, but they will shoot back up in the spring. Over the past three years, plants that were more cold sensitive are becoming less and less affected by low temperatures, which is definitely a good thing for property owners because it requires even less attention than their already low-maintenance nature.

Giant walking iris are a step up in size and have a unique look as well. They grow fan-like and will grow purple blooms a couple times a year. These sell out very often, probably because they too are low maintenance plants.

Giant walking iris also make a great backdrop to a flowerbed and are perfect for filling narrow beds along a building. A few shrubs that can take the cold, heat, rain and humidity are dwarf burford hollies, waxleaf ligustrum, indian hawthorn and sunshine ligustrum.

Sunshine ligustrum have been sparking recent popularity as they are considered a new variety to the market. They offer bright yellow and green stunning foliage and have performed really well around Houston. These few shrubs are usually maintained to a hedge and are evergreen in our region.

Ground Covers When it comes to ground covers, Asian Jasmine in my opinion is the best option you can go with. It can live and thrive in full sun to full shade. They can withstand moderate foot traffic, aide in erosion control and also give you a clean, manicured look when properly maintained. This is another one that gets planted weekly by the thousands.

Statement Trees Ornamental trees can make a big statement on your property. They can add a pop of color wherever needed and offer a distinctive focal point for your property. Here are a few trees that can give added beauty to your apartment community.

One of the best ornamental trees that are all over Texas is the crape myrtle. There are dozens of varieties in different colors and sizes. They can range in height of 4 feet to over 30 feet tall. They are deciduous, meaning their leaves will drop in the winter, but they offer almost all-season long color. Crape myrtles can be pruned back in the winter or they can be left untouched. One ornamental tree that I believe is underutilized is the Chinese fringe tree. They produce a canopy full of beautiful white blooms in early spring. They are a great

accent to smaller areas and can slowly grow up to 20 feet tall.

Some larger trees that are popular around Houston are live oaks, magnolias and several varieties of palm trees. With Houston’s climate, we can support a larger amount of tropical flora than North Texas. Date palms, Pindo palms, sabal palms, Mediterranean fan palms and Washington fan palms thrive from Galveston to the most northern end of the Houston area.

One palm that might slowly phase out of Houston is the queen palm. They are beautiful, but they just can’t seem to handle freezing temperatures as well as other palm varieties.

Recently, what seemed to be a healthy, thriving queen palm on a lovely apartment community snapped in half on due to residual freeze damage from last year.

Keeping Landscape Healthy Trees and shrubs can be planted all year round, even in the winter. Of course, in the summer they will require supplemental water to become established. Irrigation and proper maintenance will definitely add to the lifespan and performance of your landscape. You should implement proper fertilization and chemical

Rental Credit Reporting provides Houston’s apartment industry with the most effective rental credit reporting tool available. RCR gives your leasing staff immediate access to information about which prospects have fulfilled their leases and who have been residents in good standing. RCR also tells you who hasn’t paid rent, who has broken leases and who has received their deposit refund.

a service of

in partnership with

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

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programs to keep all of your landscape healthy as well as weed and pest free. With the rain, heat and humidity that we are lucky enough to experience here in Houston, you also need to keep an eye out for fungal issues.

It’s time to apply spring fertilizer if you haven’t already. It is beneficial to apply a preemergent with your spring fertilizer to help aide in preventing new weeds from germinating throughout the growing season. The healthier your turf is, the better it will be at choking out new weeds that try to break through.

On the subject of turf, artificial turf is becoming more and more popular. It stays green all year round, it doesn’t require irrigation and most will last more than 10 years before they have to be replaced. There are many different styles and looks – there is a type of turf for every application. Retrofitting special turfs for dog parks is popular right now because they aide in preventing strong odors unlike some of the older types.

Your landscaping is the first thing prospect residents see when pulling up to a property, so it’s important to keep your curb appeal looking fresh and to pick the proper plants for your apartment community’s area of town.

The absolute most important way to keep your community and its greenery beautiful is maintaining your landscape properly and using the correct plant material. If you’re itching for a pop of color this spring, always remember spring annuals are a great way to add a pop to your flowerbeds.

Branch/Operations Manager Shaun Callaway, CAS has been with EarthWorks for over seven years, working directly with the multifamily industry. Callaway has a bachelor’s degree in landscape architecture and his Certified Apartment Supervisor credential. He also holds his landscape irrigators license, backflow license and TDA chemical applicators license. You can reach Callaway at shaun@earth.works or at 844-425-8168.

You can also visit EarthWorks’ website at www.earth.works.

Want it online?

Current and previous issues of ABODE are online, visit http://issuu.com/haa_abode.

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Conquer your fears of irrigation with this easy map-making checklist.

By

ANDY SHERBONDY, Earth Essentials

Spring into Irrigation A

lthough intimidating to some, irrigation is an essential part of maintaining your landscape. And, with peak leasing season coming up, the start of spring is a great time to learn how to operate your property’s irrigation system.

Whether you want to learn in order to save money on minor repairs or if you just want to impress your supervisor, keep reading for a simple way to get started.

A good starting point to help you become familiar with your system is to start with a property map. Building and keeping an irrigation map on hand can be helpful for both minor and major repairs. This is a fairly easy procedure for one person to set up but you can speed the process up with assistance from another team member. Using your map of the property, you can include symbols for the important items with different highlighters to mark each watering area or “zone.”

There are a couple areas you can start your map, but it’s best to start at the beginning or as close to it as possible. “The beginning” is where the water from the city ties into the irrigation system on your property. Most likely, it is a separate meter, but it could also be tied into the supply line from a building.

Zone Your Property Next, you need to locate the controller.

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grammer, computer and even “thingamabob.”

Whatever you choose to call it, it is usually located around the office, somewhere close to the maintenance shop or perhaps a storage closet. Keep in mind, they can be located either inside or outside. After locating the controller, you should determine the number of zones on your property. To do this, you can simply check the controller box to see how many stations are programmed, however, you would be amazed by how many controllers are incorrectly programmed. Humans can be incorrect every once in a while.

Here is a veteran’s tip of the trade: Count the wires. To do this, take the front cover panel off (the controller) and count each wire (zone) that is connected. Do not count the white wire(s) (that's for another lesson), which should be the first one in the line of wires. The wires will either be skinny and multi-colored or fat and red (99.9 percent of the time). Each controller is a little different, but there should be some type of numbering system next to each wire.

The next step is finding the backflow.

Backflows can be difficult to find, especially if they are hidden behind some bushes or signage. You can do a quick Google images search to see what they look like, but it’s a device that extends out of the ground and has a brass piece on the top. It’s usually wrapped up with black tape. Once you find it, make sure to mark the exact location clearly on your

map. Usually it can be found within close proximity of the water meter, which is typically found by the entrance of the property or somewhere along the street.

You are now at the most challenging step of the map-making process. This is where having another person comes in handy, especially if it is a large property. You should now highlight each zone on your property’s irrigation map.

Most controllers have a test button for running each zone for a short period of time. This allows the person maintaining the irrigation system to run “a system check” without constantly running back and forth to the controller.

For each zone, you want to identify the following information: First, consider whether your zones will be for grass (turf) or beds or color? The reason for separating color or seasonal flower zones from regular bedding zones is that color zones will most likely have watering needs year round, where bedding and most turf zones require water only during the growing season.

The other important factor is determining what type of sprinkler head is on each zone.

Now I know what you’re thinking, there are a lot of different types of heads. It’s important to identify each head, but let’s stay focused on identifying only two classifications for now for map-making. The two we will focus on are rotors and spray heads.

Rotor heads are used for large turf areas and / See Irrigation, Page 73

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On the Scene Photos by MARK HIEBERT, Hiebert Photography

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Installation & New Year Gala Sponsored by 1 Presenting Sponsor Camp Construction Services and Premier Sponsors 2 Century A/C Supply, 3 Crestmark Construction Services, 4 CORT Furniture and 5 Maintenance Supply Headquarters Friday, January 12 at The Post Oak Hotel at Uptown More than 900 members filled The Post Oak Hotel for HAA’s gala celebration installing incoming 2019 President Starla Turnbo, the Executive Committee, Board of Directors and Product Service Council Officers. For more photos, visit www.haaonline.org.

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On the Scene Photos by MARK HIEBERT, Hiebert Photography Installation & New Year Gala

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The Go-Getters HAA’s MEMBERSHIP RECRUITERS

CELEBRATING MEMBERSHIP Recruit for HAA and become part of the Go-Getter Club.

Join our Quarterly Meetings!

Be the top recruiter for each quarter and win one of four fabulous prizes!

1st Quarter: 2-nights at the Hotel San Luis 2nd Quarter: Portal Package from Facebook 3rd Quarter: Ring Doorbell 4th Quarter: $500 Holiday Cash Plus, for each new member you recruit, you’ll earn a chance to win gift cards ranging from $25 to $250!

JOIN A TEAM and build relationships with like-minded members.

Get involved with Go-Getters and make lasting industry connections.

Visit www.haaonline.org/gogetterscorner to get all the information you need.

HONORARY LIFE MEMBERS Members who have recruited more than 100 companies Claude Arnold Monette Reynolds Kenn Brown Sherry Stevenson Tina Cavaco Kirk Tate Kevin Fenn Suan Tinsley Diane Gilbert Sonny Unverzagt Anita Harrison Del Walmsley Dwayne Henson Nancé Wells Mike Koch H.P. Paul Young Merry Mount Jeanne Marie Zublin Dicks

Mark your calendars!

Recruit all year long!

Go-Getter meetings are quarterly: March 20 June 19 September 25 December 4 at Cadillac Bar & Grill 1802 Shepherd Drive, 77007

Visit www.haaonline.org/gogetters for details

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

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

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Welcome Mat

Introducing HAA’s NEW MEMBERS

OWNERS

SUPPLIERS

BLEE Enterprises Brandt Smith 21175 Tomball Parkway #149 Houston, TX 77070 281-571-3447 Atherstone Almond Grove Carola Forest Hive Capital Partners LLC Christine Newton 14504 Gold Fish Pond Austin, TX 78728 858-405-3774 Bellestone Villas Apts Referred by Lori Lindley, CAPS

Jalna Spring Branch Holdings LLC Crystal Gomez 5401 Wener St. Houston, TX 77076 832-241-3044 Hidden Pine

Keys & Capital Global Realty Rachel G. Dunham 5610 5th St. Katy, TX 77693 832-437-0471 1528 East Ave. 1526 East Ave. Gunnison/Vail Apartments 1-11

KLM Rentals Kyle Loveless 618 Northport Lane Kemah, TX 77565 979-575-5172 Baytown 1 La Porte 1

McCall Oaks Apartments Thomas 850 Community Center Montgomery, TX 77356 936-520-0912 McCall Oaks Apartments

Rubio Investors Martin Rubio 3415 Shadow Spring Court Houston, TX 77082 832-726-9486 Windmill Property Managements Mohannad Zebdeh 24165 W I-10 #217-483 San Antonio, TX 78257 206-432-0233 Vineyard Trace Apartments

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Allspring Carpet Cleaning Yasmin Alvarado P.O. Box 841648 Pearland, TX 77584 281-250-5002 Carpet Cleaning, Cleaners

Anchor Roofing Inc Victor Kato 3511 Bering Drive Houston, TX 77057 713-266-2777 Roofing Contractors, General Contractors

Anytime Pest Elimination/ Products LLC Greg Schoch 5067 Garth Road Baytown, TX 77521-9640 832-556-9315 Pest Control Services, Termite Treatment Aton 4 Electronic Tony Doan 11205 Bellaire Blvd. #18 Houston, TX 77072 832-430-9042 Home Theater Systems - CCTV, Security Control Equipment/ Systems Beekman Company LLC Thomas Beekman 1410 FM 2855 Road Katy, TX 77493 281-665-2285 Electric Contractors, Remodeling & Repair-Building Contractors, Utility Contractor Beyond Contractors LLC Naydyd Valasquez 13831 Northwest Fwy #403 Houston, TX 77040 (713) 505-1052 Remodeling & Repair-Building Contractors, Maid Services, Resurfacing, Painting Contractors Referred by Naydyd Velasquez Classic Touch Painting Laura L. Collins, CAS 10055 Belknap #123 Sugar Land, TX 77498 281-933-6060 Drywall Contractors, Janitorial Services, Painting Contractors, Resurfacing

Earth Essentials Andy Sherbondy P.O. Box 38 Bellaire, TX 77402-0038 713-806-8662 Irrigation Systems & Equipment, Landscape Contractors Referred by Kelly Scott

Rainey Richardson Interiors Inc Rainey Richardson 7026 Old Katy Road #153 Houston, TX 77024 832-429-2959 Interior & Decorator Service, Interior Decorators-Designers Referred by Jeff Blevins, CAS

EnerChoice LLC Phil Audet 10100 Vista Del Sol Austin, TX 78733 512-461-4971 Energy Conservation/ Management

Epic Air Conditioning David Vasquez 16606 Barcelona Drive Friendswood, TX 77546 832-489-5880

Red-X Carpet Care Gonzalo Reyes P.O. Box 841711 Houston, TX 77284 832-892-6178 Air Duct Cleaning, Carpet Cleaning, Maid Services

Interstate Restoration LLC Jacey Turpin 3403 N. Sam Houston Parkway W. #300 Houston, TX 77086 979-221-4745 Fire/Water Damage Restoration, Mold Remediation Referred by Adam Ochoa

LSR Multifamily Ina Miller 13817 SH-5 N. Van Alstyne, TX 75495 214-869-4479 Roofing Contractors, Waterproofing Contractors Pool Knights Dana Roadnight 210 Spring Creek Trail Spring, TX 77373 832-342-7665 Hot Tubs & Spas, Swimming Pool Contractors, Swimming Pool Equipment & Supply, Swimming Pool Repair & Resurfacing, Swimming Pool Service & Maintenance, Patio & Deck Builders Referred by Courtney Vitek, CAM Quantum - Energy Solutions Luciano Camerucci 2303 Mid Lane #740 Houston, TX 77027 832-616-1896 Electricity Providers, Energy Provider Referred by Shera Lehman

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

SouthCross Security Kristi Stone 4008 Artdale St. Houston, TX 77063 713-664-1120 Security Control Equipment/ Systems, Security Systems Consultant, Submetering - Water, Fire Alarm Systems Sprout Marketing Inc Barbara Savona 8438 Fountain Cricle San Antonio, TX 78229 866-408-2418 Marketing Consultants & Services, Marketing Products Target Restoration Services LLC Bonnie Reynolds 6610 Gant Road Houston, TX 77066 877-741-9026 Algae/Mold/Mildew Removal, Apartment Maintenance Property Liability Specialists, Building Contractors, Building Maintenance, Carpenters, Fire/ Water Damage Restoration, Mold Remediation, Remodeling & Repair-Building Contractors Total Cleaning Service LLC Leanne Lee P.O. Box 429 Grapevine, TX 76099 972-247-9494 Janitorial Services, Cleaners Window World Jacob Roland 10540 Bissonnet St. #150 Houston, TX 77099 225-571-6551 Window-Replacement & Repair, Windows, Glass - Plate, Window, Etc. I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

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!”

March 2019

ABODE

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!”

67

ambassadors pg 68,69.qxp_Layout 1 2/18/19 8:17 AM Page 1

The Ambassador ONE Society HAA’s WELCOMING COMMITTEE

NOT YOUR AVERAGE BEARS The Ambassadors connect with members and the community by collecting bears for first responders.

Our meetings have moved! Join us in our new space: Craft Republic 11470 Westheimer Road, Houston 77077 Mark your calendars and join us! Meetings are held on the first Wednesday of each month: March 6, May 1, June 5, July 3, August 7, September 4, October 2, November 6 1. “ONE of the Month” Janell Richter, JMI Contractors, with 120 points.

1

Ambassador ONE Society members with at least 10 points, ranked by points earned: Janell Richter Raedean Michem Liz Levins Will McGinnis Tracey Leach-Moore Marcy Holmes Kelsey Eggleston Dave Byrnes

JMI Contractors 120 ApartmentData.com 30 Rasa Floors 21 Infinity Power Partners 20 Flooring Warehouse 16 Designs by Holmes Interior Design 10 Valet Living 10 Advanced Concrete Designs 10

Ambassadors earn points by sharing leads, making introductions and visiting communities to promote HAA events and news.

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

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ambassadors pg 68,69.qxp_Layout 1 2/18/19 8:17 AM Page 2

2

3

4

2. First Place Team “Stay Classy” with 202 points 3. Second Place Team “The Bomb Squad” with 155 points 4. Third Place Team “Green Machine” with 132 points www.haaonline.org

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prop news pg 70,71.qxp_Layout 1 2/18/19 8:19 AM Page 1

Portfolio Changes The following owner/management companies have added the listed properties to their portfolios: Allied Orion Group: The Heights at 2121 Apartments, 504 units at 2100 Tannehill Drive.

An Residential: Fall Lake Apartments, 124 units at 1415 Greens Parkway; Yale Apartments, 38 units at 4742 Yale; Weaver Condos, 46 units at 4679 Weaver Road; Phlox Duplexes, 28 units at 4201-4207 Phlox St.; Harvard Duplexes, 19 units at 5606 Harvard; Dabney Condos, 22 units at 3822 Dabney; Brittmoore Townhouses, 13 units at 6546-6611 Brittmoore Road; and Bonn Echo Duplexes, 20 units at 6013-6015 Bonn Echo Lane.

Atlantic Pacific Management: The Terraces at Arboretum, 112 units at 15928 Old Richmond Road in Sugar Land.

Brownstone Residential LLC: Pearland Senior Village, 126 units at 2800 Brownstone Place in Pearland.

Capstone Real Estate Services Inc.: Bayshore Towers Apartments, 100 units at 3219 Burke Road in Pasadena.

Celtic Realty Advisors: Campbell Grove, 184 units at 1515 Campbell Road; Spring Brook Lofts, 104 units at 3402 Blalock Road; La Maison at Lake Cove, 132 units at 1901 Lakeside Drive; Waterford Grove, 552 units at 3125 Crestdale Drive; and Woods of Spring Grove, 144 units at 7901 Amelia Road.

CFH Investment Partners: Enclave at Mary’s Creek Apartments, 240 units at 2900 Pearland Parkway in Pearland.

The Conerly Group: Crossings on Lane, 30 units at 10823 Lane St. Cottonwood Capital Management LLC: 3800 Main, 203 units at 3800 Main St. Embrey Management Services: The Highbank, 284 units at

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8877 Frankway Drive.

Fat Property LLC: Fiesta Plaza, 108 units at 6711 Mullins.

FDI Management Group LLC: Casa Cruz Apartments, 262 units at 6727 Telephone Road.

First Communities Management Inc.: The Quinn at Westchase South, 368 units at 2201 Hayes Road and The Quinn at Westchase North, 368 units at 2101 Hayes Road.

Greystar: Retreat at Shadow Creek Ranch, 370 units at 2500 Business Cetner Drive in Pearland.

GVA Property Management: Sandridge, 504 units at 4025 Burke Road in Pasadena and Winding Trails Apartments, 438 units at 10300 Wilcrest Drive.

Harwin Management Group Inc: Mar Del Sol Apartments, 248 units at 9303 Woodfair Drive.

Houston Housing Management Corp.: Acres Homes, 14 units at 1909 W. Little York Road; Pecan Village, 18 units at 2208 Cedar Bayou Road in Baytown; Villas at Bayou Park, 18 units at 10955 Kipp Way St.; San Jancinto Apartments, 36 units at 1111 Mcllhenny St.; Fulton Gardens, 49 units 3724 Fulton St.; Silver Lake Retirement Community, 47 units at 801 Main St. in Sealy; The Oaks Retirement Community, 44 units at 325 Oak St. in Sealy; Independent Heights, 63 units at 109 E. Whitney St.; Jackson Hinds Gardens, 110 units at 607 Thornton Road; DeGeorge at Union Station, 150 units at 1418 Preston St.; Corder Place Apartments, 50 units at 7210 Peerless St.; Fulton Gardens II, 40 units at 3808 Fulton St.; Heights House, 151 units at 1950 Heights Blvd.; and Houston Heights Tower, 223 at 330 W. 19th St. Indus Management Group LLC: La Cordoba Apartments, 164 units at 12630 Ashford Point Drive and Valencia at Spring Branch, 226 units at 9550 Long Point Road.

Internacional Realty Inc.: 2111 Holly Hall, 569 units at 2111 Holly Hall.

Jalna Spring Branch Holdings LLC: Hidden Pine, 46 units at 7611 Jalna St.

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JJ Properties: Las Palmas Apartments, 145 units at 7170 Parker Road.

Kaplan Management Co. Inc.: Mt. Vernon Lofts, 42 units at 4509 Mt. Vernon St. and Haven at Lakes on 610, 282 units at 8900 Lakes at 610 Drive.

Lincoln Property Company: The Slate, 414 units at 935 N. Wilcrest Drive.

Lurin Property Management: One Pine Apartments-4300, 136 units at 4300 Sherwood Lane and One Pine Apartments-4211, 152 units at 4211 Sherwood Lane.

Magnificat Houses Inc.: Sherman Apartment, 1 unit at 5708 Sherman St.; Duschesne Apartments, 2 units at 5420 Sherman St.; Holy Family Apartments, 6 units at 3209 Austin St.; Dona Marie, 7 units at 1802 Forest Oaks Drive; Rosary Apartment, 10 units at 3306 La Branch St.; and Lourdes Apartment, 7 units at 3308 La Branch St. McCall Oaks Apartments: McCall Oaks Apartments, 16 units at 920 McCall Ave. in Conroe.

Milestone Management: Villa Toscana Apartments, 504 unit at 9125 Highway 6 N. Nova Property Management: Franklin Apartments, 196 units at 6620 Gessner Road.

Oak Leaf Management Co.: Madison Court Apartments, 112 units at 1451 W. Clayton St. in Dayton and French Quarter Apartments, 40 units at 2550 S. Bypass 35 in Alvin.

ResProp Management: Sienna Villas, 156 units at 902 N. Avenue J. in Freeport; Oyster Creek, 201 units at 105 Any Way St. in Lake Jackson; and Treasure Bay, 200 units at 415 Garland Drive in Lake Jackson.

Rockstar Capital Management LLC: Newport Oaks, 168 units at 800 E. South St. in Alvin.

Roscoe Properties: Pointe Valley Ranch Town Center, 336 units at 20290 Park Lake View Drive in New Caney; The Vibe at Clear Lake, 180 units 506 S. Austin St. in Webster; and Regatta Bay, 240 units at 2555 N. Repsdorph Road in Seabrook.

SG Property Management: Esperanza at Birnam Wood, 36 units at 22901 Birnam Wood Blvd. in Spring and Esperanza at Wilson Road, 96 units at 1404 Wilson Road in Humble.

Te-Enterprise LLC: Town Parc at Sherwood, 212 units at 1521 Sherwood Forest St. Topaz Asset Management: Parc at 505, 484 units at 505 Cypress Station Drive.

Valiant Residential: Kendall Manor, 272 units at 21717 Inverness Forest Blvd.

Windmill Property Managements: Vineyard Trace Apartments, 239 units at 15414 Kuykendahl Road.

ZRS Management LLC: The Park at Research Forest, 396 units at 8900 Research Park Drive in The Woodlands; Radius at Shadow Creek Ranch Apartments, 350 units at 2400 Business Center Drive in Pearland; Parkland at West Oaks, 323 units at 2600 Westhollow Drive; and Grand Reserve Apartments Katy, 291 units at 22101 Grand Corner Drive in Katy. www.haaonline.org

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On Site with ABODE

Photos provided by MORGAN, HAA STAFF

LAKEVIEW ESTATE Lakeside living in North Houston.

Property: Lakeview Estate Owner/Management: Protea Real Estate Location: 1699 Romano Park Lane Units: 288 Built: 1992 Web: www.thelakeviewestates.com Interesting features: Located in North Houston, Lakeview Estate offers lakeside living in a wooded neighborhood.

Floorplans include one- and two-bedroom apartment homes, ranging from 804 square feet to 1,102 square feet. Lakeview Estate also offers two-story townhomes, boasting a two-bedroom, two and a half-bath with a study layout at 1,400 square feet. What is unique about this property is that each apartment home and townhome come with a personal, attached garage. Residents at Lakeview Estates don’t have to fuss with finding a parking spot, walking to their cars in the rain or waiting on elevator to take them from the parking garage to their apartment home.

Protea Real Estate purchased this apartment community in November. The Protea team is passionate about giving their residents a comfortable, personalized experience. Already the management company has updated apartment units with granite countertops, vinyl flooring, two-tone paint, chrome ceiling fans, black appliances, up-to-date bathroom hardware and much more. The passionate Protea team is only getting started on their new acquisition.

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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 don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

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

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a

andy sherbondy 56,57.qxp_Layout 1 2/18/19 8:06 AM Page 3

Irrigation, continued from Page 57 cover a long distance. A rotor can easily be identified by the its rooster-tail spray pattern.

Spray heads do exactly that. They spray out water in different patterns and, sometimes, a rainbow can be seen when they are turned on.

This is actually a very bad thing, but that is for another article. Now that you know what to look for, turn on each zone and carefully identify coverage for each area. Make sure each coverage area is a different color from the other zones. Identifying each zone can be challenging, especially if the area is broken up by a parking lot or other buildings. You may find that your zone has spray heads and rotors on the same zone. Please note, this is a big nono. There are a lot of reasons why not to mix head types on the same zones, but again, that’s for another article. However, it is important to identify any “mixed zones” on the map.

Locating Valves Now, that you have identified each zone by color-coding specific areas on the property irrigation map, it’s time for the last step – locating the valves. Each zone has a separate valve that sits underground, close to the watering coverage area. They are usually identified by a valve box cover and can vary in size and shape. Most valves are 6 inches in diameter and green, but they can also be quite large and look similar to a water meter. Sometimes, valves are difficult to find because they can be covered up by grass or mulch. They can even be buried deep beneath the ground. They can be close together, which is called a manifold.

They can also be set individually and hidden in places not easily visible to foot traffic. You have to look carefully.

You have now created a basic irrigation map you can use to help identify issues in the future. Don’t worry about finding everything at once. You can always add other parts to your system as you locate them. It can be a snap or quite challenging, but either way, you will have the knowledge and confidence to assess and handle irrigation issues on your property.

Plus, it will help keep your curb appeal looking its best with minimal effort.

Andy Sherbondy is the owner of Earth Essentials. He is a licensed irrigator with 20 plus years of experience in landscape irrigation for the multifamily industry. Sherbondy can be reached at andy@txearthessentials.com.

www.haaonline.org

March 2019

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ad index pg 74.qxp_Ad Index pg 74 2/18/19 8:27 AM Page 1

Index of Advertisers By CATEGORY A/C Supplies

Glass – Plate, Window, Etc.

Security Control Equipment/Systems

Century A/C Supply . . . . . . . . . . . . . . . . . . . . . . . . . . .5 281-530-2859 . . . . . . . . . . . . . . . . . .www.centuryac.com

Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .55 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com

SentriForce . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .37 888-671-2202 . . . . . . . . . . . . . . . . .www.sentriforce.com

Answering Service

Insurance

Swimming Pool Service

Apartment Lines . . . . . . . . . . . . . . . . . . . . . . . . . . . . .55 800-583-7769 . . . . . . . . . .www.apartmentlines.com

Harco Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71 713-681-2500 . . . . . . . . . . . . . . . . . . .www.harco-ins.com

Poolsure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .47 800-858-POOL . . . . . . . . . . . . . . . . .www.poolsure.com

Landscape Contractors

Trash Hauling

Careers

Outdoor Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . .14 713-955-0990 . . . . . .www.outdoorelementstx.com

Waste Management . . . . . . . . . . . . . . . . . . . . . . . . . .73 713-354-5230 . . . . . . . . . . . . . . . . .www.thinkgreen.com

Landmark Management . . . . . . . . . . . . . . . . . . . . .70 713-855-3814 . . . . . . . . . . . . . . . . . . . . .www.LMhomes.net

Texscape Services . . . . . . . . . . . . . . . . . . . . . . . . . . . .43 281-846-3779 . . . . . . . . . .www.texscapeservices.com

Carpet Installation

Laundry Equipment & Supplies

Dixie Carpet Installations . . . . . . . . . . . . . . . . . . . .46 281-261-6334 . . . . . . . . . . . . . . . . .www.dixiecarpet.com

WASH Multifamily Laundry Systems . . . . . . . .65 281-967-9507 . . . . . . . . . . . . . .www.washlaundry.com

Collection Agencies

Locks & Locksmiths

Alexander-Rose Associates Inc. . . . . . . . . . . . . . .55 713-644-4441 . . . . . . . . . . .www.alexanderrose-inc.com

CKI Wholesale Lock Supply . . . . . . . . . . . . . . . . . .73 713-462-0704 . . . . . . . . . . . . . . . . . . . . .www.ckilock.com

On Hold USA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .73 800-755-4142 . . . . . . . . . . . . . . . . .www.onholdusa.com

HAA Products & Services Rental Credit Reporting . . . . . . . . . . . . . . . . . . . . . .54 713-595-0300 . . . . . . . . . . . . . . .www.haaonline.org/rcr

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

Maintenance Supplies Electric Contractors Affordable Quality Electric . . . . . . . . . . . . . . . . . . .13 713-695-5992 . . . . . . . . . . . . . . . . .www.acuityelectric.com Brandt Electrical A/C & Heating Services . . . .35 281-693-3383 . . . . . . . . . . .www.brandtelectrical.com

HD Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .17 . . . . . . . . .www.hdsupplysolutions.com/multifamily

Movers Ameritex Movers . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2 713-484-MOVE . . . . . . . . . .www.stressfreemove.com

Energy Providers Ambit Energy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .73 713-489-9365 . . . . . . . . . . . .www.bizenergysaver.com

Paving Contractors

Foundation Repair

Pavement Services . . . . . . . . . . . . . . . . . . . . . . . . . . .70 281-758-8434 . . . . . . . . . . . . . . . . .www.nopothole.com

Church Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12 713-468-8400 . . .www.churchfoundationrepair.com

Personnel Agency

Furniture Renting & Leasing

ASAP Personnel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71 972-432-6667 . . . . . . . . . . . . . . . . . . . . .www.asapdo.com

CORT Furniture . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .48 713-960-4580 . . . . . . . . . . . . . . . . . . . . . . . . . . . .www.cort.com

Plumbing Contractors

General Contractors

AAA Plumbers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .50 713-462-4753 . . . . . . . . . . . . . . . . . .www.aaaplumbers.com

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

Resident Screening Service

Cotton Commercial USA Inc. . . . . . . . . . . . . . . . . .10 877-511-2962 . . . . . . . . . . . . . . . . . . . .www.cottongds.com Crestmark Construction Services . . . . . . . . . . . . .1 713-426-6161 . . . . . . . . . . .www.crestmarkservices.com FSI Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15 832-767-1115 . . . . . . . . . . . . .www.fsiconstruction.com Gemstar Construction & Development . . . . . . .31 281-821-1195 . . . . . .www.gemstarconstruction.com

CoreLogic Rental Property Solutions . . . . . . . . . . . . . . . . . . . . .Inside Front Cover 888-297-8821 . . . . . . . . . . . . . . . . . . .www.corelogic.com

Resurfacing Perfect Surface . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .27 713-952-0202 . . . . . . . .www.perfectsurfaceinc.com

Guardian Construction . . . . . . . . . . . . . . . . . . . . . . .51 832-672-4196 . . . . . . . . . . . .www.guardianconst.com

Screens

MultiFamily Services . . . . . . . . . . . . . . . . . . . . . . . . .54 713-266-9100

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

www.haaonline.org/rcr

RENCON . . . . . . . . . . . . . . . . . . . . . .Inside Back Cover 713-666-3636 . . . . . . . . . . . . . . . . . . . . . .www.rencon.com

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

Or view this issue on your computer, iPad or smartphone at http://issuu.com/haa_abode/docs/abode_mar2019.

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MarketLine By BRUCE MCCLENNY, President, ApartmentData.com

HOUSTON

115.0 –

Snapshot 89.5% $1,022/mo. $1.16/sq.ft./mo.

882 sq.ft.

Past 12 Months: 0.4% rental rate growth 7,974 units absorbed

• • • • • • •

– 90.0

– 89.0 100.0 – – 88.0

•

Recently Opened (12 months): 41 communities 9,211 units

110.0 –

•

Under Construction: 57 communities 17,220 units

– 87.0 Jan 19

Dec 18

Oct 18

Nov 18

Sep 18

Aug 18

Jul 18

May 18

Jun 18

Apr 18

Mar 18

Jan 18

Feb 18

Dec 17

History of Effective Rental Rate & Occupancy for All Units

Hottest Submarkets Over the Past Three Months

Concessions

Annualized Rank 1 2 3 4 5

Nov 17

Oct 17

Sep 17

Aug 17

Jul 17

Jun 17

Apr 17

May 17

Mar 17

Feb 17

90.0 –

Proposed Construction: 95 communities 27,264 units

Occupancy (%)

Operating Supply: 2,765 communities 648,510 units

Rental Rate (¢/sq.ft./mo.)

Occupancy: Price: Rental Rate: Size:

• • • • • • • • • • • • • • • •

Submarket I-69 North Northline Montrose/Museum/Midtown Beltway 8/I-45 South Sugar Land/Stafford/Sienna

% of Market Absorbed 6.2% 5.9% 0.7% 12.5% 2.4%

Rental Rate Growth % 0.5% 0.5% 1.3% 0.0% 0.2%

Total Units Class w/Concessions All 279,934 A 74,138 B 106,586 C 88,020 D 11,190

% of Total Units 43% 51% 42% 43% 27%

Average Special -3.2% -5.2% -2.3% -2.3% -1.7%

Citywide Effect -7.2% -9.6% -5.6% -5.5% -5.9%

One Month Free = -8.33%

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

TEXAS

Dallas/Ft. Worth

San Antonio

Austin

Occupancy: Price: Rental Rate: Size:

Occupancy: Price: Rental Rate: Size:

Occupancy: Price: Rental Rate: Size:

91.3% $1,107/mo. $1.27/sq.ft./mo.

874 sq.ft.

89.6% $945/mo. $1.11/sq.ft./mo.

851 sq.ft.

91.5% $1,235/mo. $1.41¢/sq.ft./mo.

874 sq.ft.

Past 12 Months: 3.0% rental rate growth 21,278 units absorbed

Past 12 Months: 3.5% rental rate growth 6,271 units absorbed

Past 12 Months: 6.0% rental rate growth 11,693 units absorbed

Operating Supply: 3,060 communities 717,933 units

Operating Supply: 903 communities 191,319 units

Operating Supply: 973 communities 226,468 units

www.haaonline.org

ApartmentData.com has been providing apartment data and marketing products since 1986.

ApartmentData.com provides real-time access for property specific information, market surveys and historic submarket data for more than 3.5 million apartment units in Texas, Florida, Georgia, Arizona, North Carolina and Tennessee.

For more information, contact Bruce McClenny at 800-595-8730. © 2019 ApartmentData.com March 2019

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In Memoriam The apartment industry loses a beloved supplier partner to cancer in February.

Greg Barbeneaux of ApartmentData.com was a tireless volunteer, both as an instructor, member of the HAA Education Advisory Council and active member of the HAA Careers Committee for well over a decade.

Barbeneaux was eager to promote working in the industry and share his own success story with others. From career fairs across the city, to attending career days at local schools, Barbeneaux was a first-class representative of our industry to the greater community. His radiant smile and infectious positivity will be sorely missed by us all.

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In the News Marie Compton is excited to announce she is back in Houston with Texas Inter-Faith as an asset manager.

500 Crawford, a Finger Companies property, ranks third on J Turner Research’s 2018 Elite 1 percent ORA Power Ranking list released in January. Many other HAA properties earned a spot on the list, including Camden, Greystar, Grayco, The Dinerstein Companies, CKR Property Management, AMLI and Rockstar Capital Management properties.

TAA names Sam Levassar of Camp Construction as the Next Room to Grow Ambassador. Congratulations, Levassar.

Kayra Property Management partners with Northwest Assistance Ministries to build new playgrounds.

with News from around the COMMUNITY

March 2019

www.haaonline.org

rencon inside back cover.qxp_Layout 1 2/18/19 8:29 AM Page 1

camp ad Back Cover.qxp_Layout 1 2/20/19 7:29 AM Page 1

Houston Apartment Association 4810 Westway Park Blvd.

Houston, Texas 77041

Return Service Requested