ABODE March 2024

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ABODE THE HOUSTON APARTMENT ASSOCIATION MAGAZINE

GALA, AUCTION, SOI AND BUSINESS EXCHANGE PHOTOS

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March 2024

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ABODE • MARCH 2024 • VOLUME 47, ISSUE 3

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Houston Apartment Association 4810 Westway Park Blvd.

Houston, Texas 77041

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CONTENTS March 2024

ON THE COVER

FEATURES & PHOTOS

Get in the picture! –

28 On the Scene – Photos and a list of HAA’s generous supplier members from the HAA Sponsorship Auction.

The beginning of 2024 was busy for the Houston Apartment Association, with meetings, parties and seminars, large and small.

Were you there? See our photo pages for all the action and make sure you get in the picture at an upcoming HAA event.

And for more photos, visit the galleries at www.haaonline.org.

Cover design by Madison O’Bar, HAA Staff, with photos by Mark Hiebert, Hiebert Photography, and HAA Staff

32 On the Scene – Photos from the HAA Gala.

42 Guardians of the Community– A call center can be a property manager’s lifeline in times of crisis.

50 On the Scene – Photos from the Winter Business Exchange and State of the Industry Luncheon.

56 On the Scene – Photos from the HAA PAC Luncheon.

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

68 On Site with ABODE – Take a closer look at one of HAA’s Honors Awards communities.

COLUMNS & MONTHLY UPDATES 7 Letter from the President – Welcome to Spring.

8 Patron of the Month – Meet and support Hire Priority Staffing & Executive Search.

9 Legislative Update – HAA commissions Cap Rate studies.

11 It’s The Law – What is your legal IQ? 14 Resident Relations – Learn from the HAA Resident Relations Department.

20 Calendar – HAA’s schedule of events for the coming months.

26 NAA Update – Notice of proposed rulemaking.

60 Go-Getters – Make it happen! Learn how you can become a Go-Getter.

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

62 The Ambassador ONE Society – Be a part of HAA’s supplier network.

66 Portfolio Changes and In the News – Property updates and industry news clips from our members.

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

71 MarketLine – The latest area market numbers.

72 Back Page – Learn more about HAA’s Job Board.

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

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OFFICERS AND ASSOCIATION LEADERSHIP PRODUCT SERVICE COUNCIL OFFICERS SHELLEY WATSON President-Elect

MONICA GRACIA Vice President at Large – West

JOSEPH RODRIGUEZ, CAS President Greenlogic

DEBORAH HOLCOMBE Vice President at Large – South

DEBORAH DEROUEN, CAS Vice President ClutchCity Consulting

CORRI SMITH Vice President at Large – North

BLAISE SPITALERI, CAS Secretary Gemstar Construction Development

HOWARD BOOKSTAFF General Counsel

RICHARD WALL Vice President at Large – East

NIKKI SEKUNDA, CAS Treasurer The Liberty Group

CASEY WATTS MORGAN CEO

STEPHANIE GRAVES Immediate Past President

CANDIS MOHR, CAS Immediate Past President AAA Plumbers

GINA ERWIN President

RYAN TERRELL Secretary/Treasurer

BOARD OF DIRECTORS Mack Armstrong Julie Batche Kristen Becker John Boriack Kyle Brown Tina Cavaco Terri Clifton Michelle Croasmun Deborah DeRouen Derek DeVries Scott Douglas Gina Erwin Tamara Foster Melissa Friend Diane Gilbert Monica Gracia Stephanie Graves Elizabeth Castro Gray Manu Gupta Clay Hicks Deborah Holcombe Karen Hefner Nathan Kelley Debbie Kelm Crystal Jackson Nathan Kelley Jacob Kunath Valerie Lacy Barby Lake David Lindley Betsy Marshall Joe Melton Kristin McLaughlin Candis Mohr Katy Myrick David Nargang Carlos Neto Jenifer Paneral Angelee Kumar Parikh Mark Park Velissa Parmer Michelle Pawelek Christy Rodriguez Joseph Rodriguez Kelly Scott Ingrid Shultz Nikki Sekunda Corri Smith Penny Sprang Kelley Suess Debbie Sulzer Blaise Spitaleri Ryan Terrell Starla Turnbo Richard Wall

Shelley Watson Richard Whatcott Quintina Willis Tracie Yoder DIRECTORS EMERITUS Josh Allen Ken Bohan Gary Blumberg Kathy Clem Jack Dinerstein Jenard Gross Darlene Guidry Alison Hall David Hargrove Larry Hill Stacy Hunt Hap Hunnicutt David Jones Mel Kieke Mike Koch Dick LaMarche Cesar Lima Tim Myers P David Onanian Jackie Rhone John Ridgway Kim Small Eileen Subinsky Steve Sweet Kirk Tate Suan Tinsley H J Tollett, Jr. Pat Tollett Vic Vacek, Jr. Beth Van Winkle Jerry Winograd ADVISORY DIRECTORS Susan Alvarado Jeff Blevins Michelle Bridges Roger Camp Israel Garza Billy Griffin Stacy Lastovica Mary Lawler Laura Lestus Cari Luetge Bruce McClenny Monica Morales Ruth Reyes Jake Slosburg Linsay Torres-Smith Tony Whitaker

GENERAL COUNSEL EMERITUS Joe Bax HONORARY LIFE MEMBERS Claude Arnold Kenn Brown Tina Cavaco Terri Clifton Kevin Fenn Diane Gilbert Anita Harrison Dwayne Henson Mike Koch Merry Mount Monette Reynolds Sherry Stevenson Kirk Tate Suan Tinsley Sonny Unverzagt Del Walmsley Nancé Wells H.P. Paul Young Jeanne Marie Zublin Dicks PATRON MEMBERS 1961 CSC ServiceWorks 1968 Century A/C Supply 1978 Houston Planned Energy Systems 1982 Cotton Commercial USA Inc. 1984 AAA Plumbers 1985 Gemstar Construction Development 1986 Craven Carpet 1987 Dixie Carpet Installations 1993 Hire Priority Staffing & Executive Search 1994 Camp Construction Services 1997 Apartments.com 1999 FSI Construction Inc.

PRODUCT SERVICE COUNCIL MEMBERS Susan Alvarado, CAS Century A/C Supply Chris Bell, CAS, Greenlogic Marivel Bownds, CAS, Valet Living Tammy Broadway, CAS American Fire Systems Shaun Callaway, CAS, Earthworks Neal Conant, CAS, Gemstar Construction Development Sean Cunningham, CAS, Flooring Warehouse Deborah Derouen, CAS ClutchCity Consulting Derek DeVries, CAS, Epic Multifamily Construction Marcelino “Tito" Estrada, CAS First Onsite Giovanna Gone, CAS, Century A/C Supply Dan James, CAS, Redevelopment Services Amanda Kelly, CAS, Brandt Electrical A/C & Heating Services

Debra Knight, CAS, Comm-Fit Stephanie Krop, CAS Emeritus, Poolsure Liz Levins, CAS Emeritus, Gemstar Construction Development Jim Martensen, CAS Epic Multifamily Construction Candis Mohr, CAS, AAA Plumbers Tracey Moore, CAS, Flooring Warehouse Karen Nelsen, CAS ALN Apartment Data Arely Pena, CAS The Liberty Group Nikki Sekunda, CAS, The Liberty Group Joseph Rodriguez, CAS, Greenlogic Blaise Spitaleri, CAS, Gemstar Construction Development Amber Whitaker, CAS FSI Construction

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MARCH 2024 I VOLUME 47, ISSUE 3 Chief Executive Officer and Publisher CASEY WATTS MORGAN, MPP cmorgan@haaonline.org EDITORIAL AND DESIGN STAFF Director of Publications and Design DEBORAH NIX dnix@haaonline.org Communications Manager MADISON O’BAR mobar@haaonline.org ADVERTISING Vice President of Membership and Marketing AMANDA SHERBONDY, CAE asherbondy@haaonline.org CONTRIBUTING STAFF Chief Operating Officer SUSAN HINKLEY, CAE shinkley@haaonline.org Vice President of Government Affairs BRADLEY PEPPER bpepper@haaonline.org Chief Financial Officer TREY WIMBERLY, CPA twimberly@haaonline.org Vice President of Education and Outreach LAUREN TURNER, CAE, CMP lturner@haaonline.org Director of Resident Relations MATILDE LUNA mluna@haaonline.org Director of Events and Meetings LAUREN RAGIN, CMP lragin@haaonline.org Director of Rental Credit Reporting TINA DEFIORE tdefiore@haaonline.org Government Affairs Manager BRIANA LITTLE blittle@haaonline.org Membership and Marketing Manager KAYLON NEWCOMB knewcomb@haaonline.org Education & Outreach Manager CINDY DE LA RIVA cdelariva@haaonline.org Director of IT WILL ALFARO walfaro@haaonline.org PRINTER TGI PRINTED www.tgiprinted.com

HOUSTON APARTMENT ASSOCIATION COMMITTEES COMMITTEE Executive Nominating Fair Housing Ethics Finance Past Presidents Council Legislative Political Action Golf Century Club Education Advisory Independent Rental Owners Connection Leadership Development Community Outreach Product Service Council Expo Exhibitor Membership Ambassador ONE Society Resident Relations A Resident Relations B Resident Relations Appeals HAF Fundraiser NEXT Property Awards

CHAIR Gina Erwin Stephanie Graves Howard Bookstaff Michelle Pawelek Gary Blumberg John Boriack Shelley Watson Stacy Hunt Starla Turnbo Nikki Sekunda Lindsay Torres-Smith Michelle Bridges

STAFF ADVISOR Casey Morgan Casey Morgan Casey Morgan Casey Morgan Casey Morgan Casey Morgan Bradley Pepper Bradley Pepper Bradley Pepper Bradley Pepper

Elizabeth Castro-Gray Kyle Brown Joe Melton Joey Rodriguez Deborah DeRouen Valerie Lacy Debra Knight Tito Estrada Karen Nelsen Jessica Wheeler Karah Carrillo Darlene Guidry Neal Conant Ryan Weis Monica Morales Susan Alvarado Diane Gilbert Beth Levine

Lauren Turner Susan Hinkley Susan Hinkley Susan Hinkley Amanda Sherbondy Amanda Sherbondy

Lauren Turner

Amanda Sherbondy Matti Luna Matti Luna Matti Luna Lauren Ragin Lauren Ragin Lauren Ragin

HOUSTON APARTMENT ASSOCIATION MISSION AND VISION: HAA is the leading advocate, resource and community partner for quality rental housing providers in the Houston and surrounding area. HAA develops leadership in the multifamily industry by engaging broadly diverse membership, embracing effective technology and advocating for a geographically inclusive association. ABODE IS THE OFFICIAL PUBLICATION OF THE HOUSTON APARTMENT ASSOCIATION serving the multihousing industry in Austin, Brazoria, Chambers, Colorado, Fort Bend, Harris, Liberty, Matagorda, Montgomery, San Jacinto, Waller and Wharton counties.

ABODE, FEBRUARY 2024, VOLUME 47, ISSUE 2 ABODE (USPS 024-962) is published monthly by the Houston Multi Housing Corporation. Publishing, editorial and advertising offices are located at 4810 Westway Park Blvd., Houston, Texas 77041. Telephone 713-595-0300. The $50 annual ABODE subscription rate is included in all member dues and additional subscriptions are available. The annual subscription rate is $50 for members, $65 for non-members.

Advertising rates are available upon request. Contributed material does not necessarily reflect the views and opinions of the Houston Apartment Association. Copyright © 2024 by HAA. Periodicals Postage Paid at Houston, Texas.

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

www.haaonline.org

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SPONSOR MEMBERS These companies have generously supported the Houston Apartment Association with their sponsor membership.

Please give them careful consideration, whenever possible, in your business.

1st United Construction LLC 3BeeGuys Bee Removal 5 Star Plumbing Houston A&A Fence & Iron A1 Appliance Plug AAA Staffing Ltd AAdvantage Laundry Systems ABC Supply ACM Contractors of Texas ACT Security Group Action Buggies Action Towing Inc Action Window Coverings Inc Adobe Floors Inc Advanced Building Supply LLC Adventure Playground Systems Inc Advocate Construction Inc Affinity Waste Solutions Air Pro Systems Alcaraz Lawn Care Alexander-Rose Associates Inc All American Mailboxes of Houston Inc All Dry Service All Power Solutions Allen Lockers ALN Apartment Data Alpha Patrol Officer Ambassador Services LLC American Builders Group LLC American Fire Protection Group American Fire Systems Inc American Platinum Builders AmRent Andrews Myers PC Apartment Lines Apex Multifamily Arborworks TX Artisent Floors ASAP Personnel Inc Assurance Electric LLC Asurety Dryer Vent & Fireplace Inspections Atom4 Security Camera Audio Images International Inc AZP Multifamily B&G Construction Belfor Property Restoration Bell’s Laundries Bettencourt Tax Advisors LLC BGE Inc/aka Brown & Gay Engineers Inc BioTechs Crime & Trauma Scene Cleaning Blue HERON Technologies LLC Blue Marlin Maintenance & Services Blue Star Security LLC BluSky Restoration Contractors Brady Chapman Holland & Assoc Brokerology Properties Brown & Brown Lone Star Insurance Agency Inc BSI C4 Protection Cano Electric Inc Cantrell McCulloch Capital Disaster Solutions Capital Security Solutions Cast Iron Construction and Remodeling LLC Catalyst Construction Centex Construction Century Fire Protection Houston CEP Construction Services LLC Certified Apartment Staffing CFI Group Chadwell Supply Chicago Title Commercial Division Citi Fence & Concrete City Pups Classic Same Day Blinds Clean & Green Solutions CNM Roofing Code Red Security Systems PLLC

Cody’s Wrecker Service Comiskey Capital Insurance Agency Inc Commercial Fire Protection Community Roofing Texas Contractors Inc Core 24/7 Restoration & Construction Core Multifamily Fabrication CORT Furniture Rental CRE Business Solutions LLC Cromatik LLC Crowned Eagle Construction CSC Serviceworks CWC Renovation Inc Cypress Landscaping & Irrigation Inc D&G Quality Roofing Inc D&M Roofing DeNyse Companies Designs by Holmes DNM Contracting Inc DoodyCalls Double Oak Erosion Dry Force Corp Dryer Vent Wizard Elite Roofing LLC Embark Services Emersyn Electrical Services LLC Encore Services TX, LLC EnviroSmart Multifamily Pest Solutions Epic Air Conditioning Epic Multifamily Construction EV Charge Solutions LLC/ EV Power Kings DBA Exo Edge Fantastic Floors FASTSIGNS Missouri City Featherston Sign Partners FFH Inc DBA Liberty Builders Fiat Construction LLC Fidus Construction Services Finish Factory Inc Fire Reconstruction Inc Flavor Finish Resurfacing Floor Merchant Fortified General Contractors Foxen Frontier Waste Solutions FSD Protection fun abounds Gambit Construction Gateman Inc Gemstar HVAC Giordano Construction Inc Go-Staff Inc Graphic Stylus Promotional Products GraphTec Inc GRASSA Construction Great American Business Products Greater Houston Pool Management Green City Security LLC Green Garbology Greenlogic Grindstone General Contracting Gulf Storm Roofing and Construction Gulf-Tex Roofing & Services Halo Doors Inc Hamilton-Steele Outdoor Accents Hartland Roofing & Construction Hell N High Water Construction Higginbotham Hive Technology Hoover Slovacek LLP Hut Services LLC Ideal Towing Imperial Wallboard Supply/ The Villa Drywall, Inc. Infinity Power Partners Infinity Roofing & Restoration Insgroup

Interior Logic Group Property Services Iris MF LLC J National Contractors J.P. Morin Company LLC JAK Environmental LLC Jenkins Restorations Johnstone Supply Leah McVeigh Design and Consulting Ledge Lounger Lee & Barrier Builders LLC LGC Builders LLC Lifeline Roofing Systems Lift-Texas Construction/ PlumbKrazyPlumbing Lincoln Jacob Construction Lithotech Printed Products/ Forms Center LM Lawns Long Point Roofing Lopez Carpet Care & Painting LP Building Solutions LSR Multifamily Maldonado Nursery & Landscaping Inc Mandalay Construction LLC Masonry Solutions Inc Matrix Construction Services McMahan's Flooring Inc Merk Electric Co Mohawk Industries Monge Contracting Group Montana Pavement Group LLC MPS Direct Mueller Water Conditioning Inc MVP Same Day Signs MX2 Commercial Paving NEI General Contracting Nelson Painting and Construction Norman Roofing and Construction NorthMarq Capital Northwood Construction On Site Towing LLC OnCall Patrol LLC DBA ParkingPass.Com Optima General Contractor LLC Outdoor Elements Over the Top Roofing and Remodeling Pace Mechanical Services LLC Parking Management Company/ PMC Towing Pasadena Insurance Agency Inc PCS Creative Surface LLC Pepco Sales & Marketing Phoenix Staffing Power Services of Texas Precision Safe Sidewalks LLC Pretty Cleaning Service LLC Property Guardians Protos Security Pura Flo Corporation PuroClean Quatro Tax LLC Qwikkit RAM Construction Ram Jack Foundation Solutions Real Floors Inc Redevelopment Services Reliable Roofing of Texas Inc Reliant RENCON Rent.

Resia Construction LLC Resident IQ Restoration 1 of Central Houston Revelation Windows & Doors REVS (Refuel Electric Vehicle Solutions) Right Scope LLC Riverway Title Roadrunner Restoration Company LLC Roto-Rooter Services Co

Rotolo Consultants Inc (RCI) RTC Restoration & Glass Inc SafeRent Solutions Saint Clair & Sons Inc Scoop Troop HTX SEAL Security Solutions LLC Secure Insurance Sergeant Fifty-Five Insurance ServiceMaster Recovery Management SERVPRO of Cypress Servpro of Sugar Land Sherwin Williams Shipman Fire Protection Sign-Ups & Banners Signal of Houston Smart City Locating Snappt Southern Exposure Landscaping LLC Space CT Towing Sprout Marketing State Patrol Services LLC Steward Trash Valet Service Stormwater Professionals Group Strata Roofing and Construction LLC Strategic Protection Solutions Sunny Pressure Washing LLC Surface Experts Sutton AC Contractors LLC Swain & Baldwin Insurance & Risk Management Texas Apartment Pool Services Texas Concrete Professional Company Texas Crime Prevention Agency Texas Southwest Floors Inc Texas Window Cleaning Co Inc The Apartments Concierge The Dick Law Firm The Legends Group LLC The Liberty Group The Window Source of Houston Tidal Electrical Services Inc TradeCon Industries Tradition Services Two Brothers Foundation Repair United Protective Services Urban Design Constructors Urban Value Corner Store USA Heroes Coalition dba USA Real Estate Professionals (USAREP) USA Patrol Division Valet Living VBM Waste LLC WASH Multifamily Laundry Systems Watermark Restoration and Construction Webb Pest Control Westpark Communications Whitmans Contracting and Roofing Wilsonart LLC WorldVue XXL Construction Inc Yellowstone Landscape Yulf Decoration Group LLC

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Letter from the President

By GINA ERWIN, 2024 HAA President

HAA MEMBERS – WELCOME TO SPRING! WE’VE MADE IT! NOT ONLY ARE FLOWERS BLOOMING IN HOUSTON, BUT HAA IS BLOSSOMING WITH AMAZING EDUCATION AND NETWORKING OPPORTUNITIES ALL SPRING LONG. IN ORDER FOR FLOWERS TO BLOOM, YOU HAVE TO WATER THEM, JUST LIKE YOU HAVE TO POUR YOURSELF INTO THIS ASSOCIATION FOR IT TO GROW. Say it with me, “this Spring, I am going to better myself!” It is so important to water your own garden instead of waiting for someone to bring you flowers! Every day we show up to work and provide a service that is affecting people’s livelihood. Whether you are an on-site team member or supplying for a property, you play a role. I want our members to be the best at their role in this industry as they can possibly be. No one is going to do it for you, so challenge yourself to sign up for that class and learn more about the industry, sit in on a legal seminar to brush up on your knowledge of the law or network at an event and make a new connection.

I encourage you to sign up for an education course this Spring to better your knowledge and skill set in this industry. HAA’s Certified Apartment Manager credential is designed to enhance your skills as an apartment manager, which in turn can result in better managed and more profitable rental properties, improved retention and increased productivity. Who doesn’t want that? Send a link to your supervisor and let them know how beneficial these courses are. See Page 24 for more info.

Last, but certainly not least, we have the 2024 REDBOOK seminars happening all Spring. Anyone who thinks they need a refresh on their legal rights and responsibilities in the industry needs to sign up for a REDBOOK seminar. Howard Bookstaff will inform members of all the new changes in management practices that are required by law and updates to key issues that affect our properties. This is serious stuff that you don’t want to miss, and you can choose your date and location. Read more on Page 47.

Not only do you have opportunities to grow your education this month, but you also have the chance to compete in one of HAA’s most popular events, the 2024 Volleyball Tournament. Grab your co-workers and do some team building by signing up to play sand volleyball with your peer members. This is a great chance to bump set and spike your way to a new network connection, once you’re off the court of course. You can find out more information on this exciting event on Page 18.

And finally, don’t miss all the photos from the Gala starting on Page 32. Thanks again to our sponsors and all who joined me for the big party.

I can’t wait to see how HAA’s members bloom this Spring!

www.haaonline.org

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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

HAA Member since 1997

Cotton Commercial USA Inc.

Gemstar Construction Development Inc.

HAA Member since 1982

Hire Priority Staffing & Executive Search

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HAA Member since 1985

AAA Plumbers

HAA Member since 1993

HAA Member since 1984

CSC ServiceWorks

FSI Construction Inc.

HAA Member since 1961

Craven Carpet

MARCH Patron of the Month

Apartments.com

HAA Member since 1978

HAA Member since 1999

Dixie Interiors

HAA Member since 1986

HAA Member since 1987

Camp Construction Services

Century A/C Supply

HAA Member since 1994

HAA Member since 1968

www.haaonline.org

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

CAP RATE STUDIES

Houston Apartment Association commissioned two independent Capitalization Rate Studies in 2023.

IN AN EFFORT to help members contest rising property appraisals, the Houston Apartment Association commissioned two independent Capitalization Rate Studies in 2023. This is the first time that HAA has engaged consultants to produce reports aimed to identify current market conditions regarding cap rates and property appraisals.

The two consultants, JLL and Stout, conducted surveys of members’ operating expenses, including payroll, insurance, property taxes, etc., and produced cap rate studies for HAA members to utilize in protesting their property valuations in 2024. These reports were each finalized and delivered in December.

All property classes across the Houston Metro area were analyzed and commentary on each class was included in the reports. The reports determined capitalization rates for multifamily properties in the Houston MSA. The studies were delivered to the Multifamily Division at HCAD in January for use prior to their model calibrations being locked.

The overall capitalization rate converts a property’s estimated net operating income into value. Overall cap rates have an inverse relationship to asset value, so when asset values rise, cap rates fall, and vice versa. The overall cap rate is typically based on rates derived from an analysis of market transactions, investor surveys, and market participant discussions.

These studies relied on recent sale transactions in the Houston area and analyzed mortgage financing terms, equity capitalization

rates, third-party survey data, market conditions, and effective gross income multipliers.

The most telling conclusion in both reports is that cap rates are in the 6% to 7% range as of December 2023. In addition, total operating expenses have increased 37.7% and 9.1% over the past two years, resulting in stagnant/ declining net operating incomes for the properties that were surveyed.

Most notably, insurance expenses have continued to increase 49.4% from 2021 to 2022 and 72.9% from 2022 to 2023. With those rates expected to continue to rise in 2024.

Given the inverse relationship between cap rates and values, and the significant increase in operating expenses, they concluded that market values have decreased 20% to 40% since values peaked in mid-2022.

These studies were made available to owner/manager members in February to use as appropriate during any property tax contests with any of the appraisal districts with the Houston Metropolitan Statistical Area (MSA).

For more information on how to access these studies, please reach out to Bradley Pepper at bpepper@haaonline.org.

City of Houston Permitting Center Fee Increases In January, the City of Houston Permitting Center announced that, in accordance with city policy, most permit, license and registration fees have increaseed by 2.662727%. This percentage is based on the Consumer Price Index (CPI).

• The new administrative fee is $32.16 • The new minimum fee for most Building Code Enforcement permits will be $87.24 • The new minimum fee for plumbing permits will be $93.48 Applications for single trade permits submitted prior to the January 1, 2024 will be grandfathered under the previous fees. Construction plans submitted prior to January 1, 2024, must comply with the prerequisites for the 2023 fees to apply. Mailed invoices are subject to the fees on the date of the invoice.

Applications for Water and Wastewater Capacity Reservation (WCR) letters administratively completed prior to the close of business on Sunday, December 31, 2023, will be processed under the previous application fee.

Fees for applications accepted thereafter will be assessed at: • Site-to-site transfers: $321.64 per transfer • Name transfer: $12.86 per transfer • Application fee: $64.32 for the first acre and $32.16 for each additional acre

If you have a regulatory problem or question, call the HAA main line at 713-595-0300 and ask for Government Affairs. If a particular code requirement or issue concerns you, let us know by emailing Bradley at bpepper@haaonline.org.

The Houston Apartment Association Political Action Committee is the PAC of the Houston Apartment Association, a non-profit trade association representing the area apartment industry. Without political capital, our industry would not be as successful in representing you or your clients’ interests, and thus, your financial well-being. The HAAPAC participates in local and state political campaigns, helping candidates who support the apartment industry and its supplier businesses.

You can participate in the HAAPAC on several levels.

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

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

WHAT IS YOUR LEGAL IQ? Test your knowledge.

I HAVE OFTEN thought that Houston Apartment Association members are the most educated of any apartment association in the country. To prove myself right, I am proposing this legal IQ test.

Please answer these questions to the best of your ability. Note that there may be more than one right answer to certain questions.

When you are done, pass it to others. You will find the answers on Page 49 of this issue of ABODE.

Eviction Questions 1. If a property is covered by the CARES Act, how many days’ notice to vacate is required if a default is for nonpayment of rent?

A. 7 days B. 30 days C. 10 days D. 60 days E. Since the CARES Act has expired, a 3-day notice to vacate is sufficient.

2. If a resident files a pauper’s affidavit to appeal an eviction for nonpayment of rent, when is the resident required to pay money into the JP court registry?

A. At the time the pauper’s affidavit is filed.

B. On or before the next date rent is due under the lease.

C. Within 5 days after the pauper’s affidavit is filed.

D. Within 5 days after the date of judgment.

E. When the judge says you should.

3. If no extraordinary circumstances apply, which of the following are proper ways to the deliver a notice to vacate?

A. Slip the notice under the door.

B. Email the notice to an email address previously used by the resident.

C. Mail the notice to the address of the unit.

D. Leave the notice on the kitchen table in the unit.

E. Give the notice to any occupant that answers the door.

4. Posting a notice on the outside of the door is available when: A. You have a reasonable belief that harm would result from personal delivery.

B. You have put the notice in an envelope marked “IMPORTANT DOCUMENT.” C. You have mailed the notice from the same county by 5 p.m. on the day the notice is posted.

D. Only one of A, B or C must be done.

E. A, B, and C must all be done.

5. What can you ask for in an eviction judgment?

A. Possession B. Delinquent rent C. Court costs D. Attorney’s fees E. All of the above

General Fair Housing Questions 1. Which of the following is not a protected class under the federal Fair Housing Act? A. Disability B. Familial Status C. Source of Income D. Race E. National Origin 2. The federal Fair Housing Act protects persons who illegally use controlled substances even if they pose a significant danger to others?

A. True B. False

3. When can an owner deny a request for a reasonable accommodation without violating the Fair Housing Act? A. If you can’t provide the same accommodation to everyone.

B. If there is no disability-related need for the accommodation.

C. If the resident refuses to pay for the accommodation.

D. If the resident refuses to fill out the proper forms to make the request.

E. If the resident’s lease is on a month-tomonth basis.

4. Which of the following cannot be requested in response to a request for an accommodation or a modification?

A. Information that is necessary to verify that a person meets the Fair Housing Act’s definition of disability.

B. Information regarding the severity of a resident’s disability.

C. Information that describes the needed accommodation or modification.

D. Information that shows the relationship between the person’s disability and the need for the requested accommodation or modification.

E. Information regarding the medication the resident will be taking.

Continued next page.

Want more “it’s the Law”? See current and previous issues of ABODE online at http://issuu.com/haa_abode. www.haaonline.org

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5. Who qualifies as a person with a disability under the federal Fair Housing Act? A. Individuals with a physical or mental impairment that substantially limits one or more major life activities.

B. Individuals who are regarded as having a physical or mental impairment that substantially limits one or more major life activities.

C. Individuals with a record of a physical or mental impairment that substantially lim its one or more major life activities.

D. Any of the above.

E. None of the above.

6. When can you request funds from a resident for providing an accommodation?

A. Always.

B. You can’t.

C. When the cost of providing the accom modation is more than $100.

D. When the accommodation is a request for an exception to a rule.

E. Only to pay for signs and markings for a reserved parking space.

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7. Under what circumstances can you deny a request for an accommodation or a modification?

A. The request is not made by or on behalf of a person with a disability.

B. The request will impose an undue financial and administrative burden.

C. The request will fundamentally alter the nature of the provider’s operations.

D. Any of the above.

E. You can’t deny this type of request.

8. Treating someone differently because of the person’s limited ability to read, write and speak English is a possible violation of the Fair Housing Act because: A. The limited ability to read, write and speak English is a disability.

B. It is not right to discriminate against someone because they can’t understand English.

C. The limited ability to read, write and speak English may reflect on a person’s race or national origin.

D. You should always offer lease documents in multiple languages.

E. It’s not a fair housing violation because in Texas, you should be expected to communicate in English.

9. What is “disparate impact” discrimination?

A. Discrimination when a policy has a discriminatory intent.

B. Discriminatory effect even if there is not a discriminatory intent.

C. When you charge an application deposit to a resident that has bad credit.

D. Discrimination based upon your words, rather than your actions.

E. Discrimination based on a person’s sexual orientation.

10. HUD requires that the following factors be considered to determine whether an occupancy policy is reasonable: A. Size of bedrooms and unit.

B. Age of children.

C. Configuration of unit.

D. Other physical limitations of housing.

E. Size of the persons to reside in the unit.

Continued.

/ See Law, Page 15

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Resident Relations from the RESIDENT RELATIONS COMMITTEE

DO THE CRIME, PAY THE FINE A resident disputes move out charges after making management aware of damages in her unit.

A RESIDENT FILED a complaint with the Houston Apartment Association to have charges removed from her final account invoice.

The property charged the resident $259.59 for carpet damage in her unit. The resident wanted the charges removed because she made the onsite team aware of the damages during her final walk through.

HAA reached out to the apartment property and passed along the information and that response was forwarded to the resident. Enclosed in the management’s response were copies of the lease, application, move out statement, resident ledger and final walk-through pictures.

Also enclosed were copies of the receipt for the carpet repair after moving out. The receipt showed that the damages were $759.59. After

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subtracting the residents initial move in deposit of $500, the resident owed management $259.59 for the carpet damage.

The case was heard during a Resident Relations Committee meeting and the committee decided in favor of management with the revised charges justified. Even though the resident made the onsite team aware of the damage upon move out, that did not mean that the fee would be waived or that the resident would not be responsible for the damage in her unit. The resident owes the property $259.59.

The HAA Resident Relations Committees provide an impartial review of resident complaints using the documentation provided by both the resident and management. When the committee

finds in favor of the resident, HAA appreciates a direct response from the property to the resident within two weeks and a copy of the payment sent to HAA for our records. When the committee finds in favor of the resident, management may file an appeal. When the committee finds in favor of the management owner, the decision is final.

If you are a manager with a resident issue, call HAA at 713-595-0300 for direct assistance.

Renters can be referred to HAA by calling713-595-0300 to speak to a trained consultant, fluent in English and Spanish, Monday through Friday from 9 a.m. to 4 p.m.

Residents can also be directed online to www.haaonline.org/renters.

www.haaonline.org

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Law, continued from Page 12 Assistance Animal Questions 1. When a resident has a qualified assistance animal, you can charge the resident an animal deposit because the resident is responsible for damages caused by the animal.

A. True B. False 2. A request for an assistance animal is required to be granted if: A. The person making the request has a need for the animal, even if the person is not disabled.

B. The person making the request is disabled, even though they do not have a disability-related need for the animal.

C. The person making the request is disabled and has a disability-related need for the animal.

D. All of the above.

E. None of the above.

3. What is the difference between a service animal and another type of assistance animal?

A. An assistance animal is certified, a service animal is not.

B. A service animal provides a service, and an assistance animal provides assistance.

C. A service animal is for emotion support, and an assistance animal is for physical support.

D. A service animal is a dog that is individually trained to do work or perform tasks for the benefit of an individual with a disability.

E. There is no difference because a service animal is the only type of assistance animal.

4. Can you require an assistance animal to be trained by a certified provider?

A. Yes B. No 5. Can you deny an applicant’s request for an assistance animal because the animal is a restricted breed in violation of your pet policy?

A. Yes B. No

Damage and Fee Questions 1. When do you have to refund a security deposit or provide an itemized list of deductions from the deposit?

A. 30 days after the resident surrenders the unit.

B. Before you report any amounts due to a collection agency.

C. When the estimate of damages comes in.

D. When the resident requests that you refund the deposit or provide the itemized list.

E. 60 days after the resident vacates the unit.

2. How much of a service fee can you charge for nonsubmetered allocation of a property’s water bill to residents?

A. 5% of the amount due.

B. 9% of the amount due.

C. 0% of the amount due.

D. Any amount provided for in your lease.

E. 9% of the amount of the current bill.

3. If you have more than 4 units, how much late fee is considered to be a safe harbor of what is reasonable under the Texas Property Code.

A. 10% of the amount of monthly rent.

B. 12% of the amount of monthly rent.

C. Whatever the resident agrees to pay in the lease.

D. 1% of the amount of monthly rent per day up to a maximum of 15 days.

E. $75.

4. What has the Secretary of HUD called hidden and unnecessary fees assessed by an owner?

A. Service fees.

B. Mandatory fees.

C. Amenity fees.

D. Community fees.

E. Junk fees.

5. A fee should not be charged to the resident unless: A. The fee has been disclosed to the resident in advance.

B. The fee is a reasonable amount for what the fee is designed to cover.

C. The fee is less than 10% of the monthly rent.

D. The fee is agreed to be paid in advance in writing by the resident.

E. The fee is not a mandatory fee.

Find the answers on Page 49

the landlord tenant selection criteria and the grounds for which the rental application may be denied including which of the following: A. Criminal history.

B. Previous rental history.

C. Current income.

D. Credit history.

E. All of the above.

2. According to HUD’s guidance, what protected classes may be disparately impacted by an unduly restrictive criminal conviction history requirement?

A. Sex. B. Disability.

C. Familial status.

D. Race.

E. Age. 3. According to HUD’s guidance, what should be considered before excluding an applicant convicted of a crime?

A. The types of crime committed.

B. When those crimes occurred.

C. Mitigating factors involving the crime.

D. All of the above.

E. None of the above.

4. If an owner fails to accept or reject an application, when will the applicant be deemed to be rejected as a matter of law?

A. When the resident receives an adverse action letter.

B. The applicant won’t be rejected until the owner notifies the applicant of rejection.

C. 7 days after the applicant submits a completed application to the owner.

D. When the applicant notifies the owner that the applicant is no longer interested in applying.

E. 14 days after the applicant submits a completed application to the owner.

5. Under the Texas Property Code, a cause of action does not accrue against the owner solely for leasing a unit to a resident convicted of, or arrested or placed under deferred adjudication for, an offense; however, this provision does not apply to applicants convicted of what crimes?

A. Forgery.

B. Fraud.

C. Offenses requiring sex offender registration.

D. Prostitution.

E. Car theft.

Rental Criteria Questions 1. At the time an applicant is provided with a rental application, the landlord must make available to the applicant printed notice of www.haaonline.org

I hope you find this to be challenging and educational. Good luck!

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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 it is open to all members. Network with your peers and grow your career together among the next generation of HAA leadership! To learn how to become involved with NEXT, see online at www.haaonline.org/next.

NEXT Mission Statement: A network of young professionals committed to the growth of future leaders with the Houston Apartment Association through education, peer-to-peer networking, and legislative and community involvement.

HAA NEXT programs include networking socials hosted at various venues across Houston and professional development breakfasts held at the HAF Education Center. The Professional Development programs feature special guest speakers on timely topics relevant to enhancing and furthering your multifamily industry career.

2024 NEXT Co-Chairs:

Register online at www.haaonline.org/next or email us at events@haaonline.org for more information.

We look forward to meeting you!

Monica Morales, CAM, Q10 Property Advisors

Susan Alvarado, CAS, Century A/C Supply

s and r a d n e EXT! our cal y N s k ’ r t a a M r wh o f d e n stay tu

2024 NEXT Events: Professional Development Breakfasts: June 11 September 24 Socials: April 18 – NEXT Space City Spring Social (see at right) August 15 December 5

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2024 HAA Volleyball Tournament Dust of your skills, grab your coworkers and get ready to bump, set and spike your way to the top!

Festivities include lunch and snacks, 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 (maximum two teams per company).

Teams are not confirmed until payment has been received.

Friday, March 22 Gates open at 9:30 a.m.

Registration and Practice: 9:30 a.m. to 10:30 a.m.

Tournament begins at 10:30 a.m. *Each team must have all players present by 10:15 a.m. to play.

District 249 23238 State Highway 249 in Tomball, 77375 Tournament fee is $375 per team of 8 (6 players, 2 alternates).

Spectator fee is $50 per person.

Save up to 15% by registering before February 24!

Register online at www.haaonline.org.

Requests for refunds must be received in writing by end of business day on March 15 and will be subject to a $50 cancellation fee.

No refunds will be granted after March 15 or for no shows.

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

Court Sponsors Catalyst Construction Matrix Contruction Services Lunch Sponsor Intersolutions Staffing Precision Appliance Leasing Snack Station Sponsor Saferent Solutions

Questions? Contact the Meetings and Events Department at 713-595-0323, or email at events@haaonline.org.

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F L O G TOP o t f f O is ! s e c a the R

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 Team Spirit

FORE!

Sport your Kentucky Derby best for this year's Best Team Spirit contest!

Thursday, April 11 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.

Top Sponsors Tidal Electrical Services Inc. Catalyst Construction Beverage Sponsors Best Plumbing Guardian Construction Best Team Spirit Sponsors Valet Living AAA Plumbers

Welcome Sponsor Earthworks Lunch Sponsors Intersolutions Staffing Behr Paint Hole In One Sponsor Epic Multifamily Construction Last Place Award Sponsors Encore Services TX, LLC

Team Awards Sponsors SafeRent Solutions Apartments.com Hire Priority Staffing & Executive Search Best Male & Female Award Sponsors Church Pool Services Church Foundation Repair

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MARCH S M T

Calendar HAA Education, Events and Meetings SCHEDULE

MARCH 5-6 CAM/CAS: Certified Apartment Manager/Certified Apartment Supplier Course Begins Tuesday, March 5 through Wednesday, March 6 9 a.m. to 5 p.m.

Visit www.haaonline.org/education for more information and see Pages 24 and 25 for details.

Sponsored by Earth Essentials and Core Landscape Group

6 New Supplier Orientation Wednesday, March 6 10 a.m. to 11 a.m.

Via Zoom All new supplier members or representatives can attend this online orientation. Learn how to get involved and take advantage of member benefits. Email members@haaonline.org for details.

Ambassador ONE Society Meeting Wednesday, March 6 3:30 p.m. to 5:30 p.m.

Kirby Ice House Memorial Supplier partners can join this committee for HAA Ambassadors to find out how to promote HAA Events, contact properties to survey them on benefits, and network with other supplier partners. Supplier members only.

Email members@haaonline.org for details.

W T

F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31

APRIL S M T 1 2 7 8 9 14 15 16 21 22 23 28 29 30

W T F S 3 4 5 6 10 11 12 13 17 18 19 20 24 25 26 27

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Go-Getter Meet and Greet Thursday, March 8 4 p.m. to 6 p.m.

See Page 58 for details.

Sponsored by TriArc Construction and Blue Ox Moving & Storage

CAM/CAS: Certified Apartment Manager/Certified Apartment Supplier Course Tuesday, March 19 through Wednesday, March 20 9 a.m. to 5 p.m.

Visit www.haaonline.org/education for more information and see Pages 24 and 25 for details.

Sponsored by Ameritex Movers and MultiPro Property Solutions

Volleyball Tournament Friday, March 22 9:30 a.m. to 4 p.m.

District 249 See Page 18 for details and sponsors.

Baytown Redbook Seminar Thursday, March 7 8:30 a.m. to 5 p.m.

SpringHill Suites Baytown See Page 47 for details.

Sponsored by Arborworks and Lincoln Jacob Construction

12 Avenues: Main 1 Tuesday, March 12 8:30 a.m. to Noon See Page 23 for details.

Sponsored by Best Plumbing

13-14 CPO in Spanish Wednesday, March 13 to Thursday, March 14 9 a.m. to 5 p.m.

Visit www.haaonline.org/education for more information or contact education@haaonline.org.

Sponsored by Poolsure

13 Resident Relations Committee A Meeting Wednesday, March 13 2 p.m. to 4 p.m.

Closed committee meeting via Zoom

19 State of the Industry Brazoria County Tuesday, March 19 7:30 a.m. to 11 a.m.

Hilton Garden Inn Pearland Visit www.haaonline.org/events for more information and see Page 69 for details.

Sponsored by Apartments.com, Fidus Construction and Lincoln Jacob Construction

21 Membership 101 Webinar 12:30 p.m. to 1:30 p.m. via Zoom Email members@haaonline.org for more information.

Sponsored by RAM Construction

26 Woodlands Redbook Seminar Tuesday, March 26 8:30 a.m. to 5 p.m.

The Woodlands Country Club See Page 25 for details.

Sponsored by ICONstrux Design + Build and Precision Appliance Leasing

27 Avenues: Leadership Lane 2 Wednesday, March 27 8:30 a.m. to Noon See Page 22 for details.

Sponsored by Texscape Services

29 HAA Offices Closed Friday, March 29 The HAA offices will be closed in observance of Good Friday.

HAA Board Meeting Thursday, March 21 4 p.m. to 6 p.m.

Did they pay their rent?

Rental Credit Reporting (RCR) was established in 1977 to solve screening problems the Houston Apartment Association founders felt plagued the local apartment industry. RCR has unsurpassed data on resident rental histories in the Houston region. The Houston Apartment Association and SafeRent are partnered to expand RCR and include numerous searches in one bundled report with immediate and unlimited inquiry access.

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

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Please note that dates and times are subject to change. Check the calendars at www.haaonline.org/events for the most up-to-date information.

APRIL 2

Fair Housing for Maintenance (Spanish) Tuesday, April 2 8 a.m. to 10 a.m.

Visit www.haaonline.org/education for more information or contact education@haaonline.org.

Sponsored by Century Air Conditioning Supply and Lincoln Jacob Construction

2-3

CAM/CAS: Certified Apartment Manager/Certified Apartment Supplier Course Tuesday, April 2 through Wednesday, April 3 9 a.m. to 5 p.m.

Visit www.haaonline.org/education for more information and see Pages 24 and 25 for details.

Sponsored by Best Plumbing and Encore Services TX

3

New Supplier Orientation Wednesday, April 3 10 a.m. to 11 a.m.

Via Zoom All new supplier members or representatives can attend this online orientation. Learn how to get involved and take advantage of member benefits. Email members@haaonline.org for details.

Ambassador ONE Society Meeting Wednesday, April 3 3:30 p.m. to 5:30 p.m.

Kirby Ice House Memorial Supplier partners can join this committee for HAA Ambassadors to find out how to promote HAA Events, contact properties to survey them on benefits, and network with other supplier partners.

Supplier members only.

Email members@haaonline.org for details.

Wednesday, April 10 9 a.m. to 5 p.m.

Sponsored by Ameritex Movers and RAM Construction

3-5

PAC TopGolf Fundraiser Thursday, April 11 11 a.m. to 4 p.m.

See Page 19 for details and sponsors.

Independent Rental Owner Success Thursday, April 4 through Friday, April 5 9 a.m. to 5 p.m.

Visit www.haaonline.org/education for more information or contact education@haaonline.org.

Sponsored by Roadrunner Restoration and Tidal Electrical Services Inc.

4

Pearland REDBOOK Seminar Thursday, April 4 9 a.m. to 5 p.m.

Hilton Garden Inn - Pearland Visit www.haaonline.org/events and see Page 47 for details..

Sponsored by Lincoln Jacob Construction and Rasa Floors

9-10

CAM/CAS: Certified Apartment Manager/Certified Apartment Supplier Course Tuesday, April 9 through

10

Resident Relations Committee B Meeting Wednesday, April 10 2 p.m.

Closed committee meeting via Zoom

11

12

Supplier Success (CAS) Friday, April 12 8:30 a.m. to Noon See Page 25 for details.

18

Avenues: Marketing Place 1 Thursday, April 18 8 a.m. to Noon See Page 22 for details.

Sponsored by ALN Apartment Data NEXT Spring Social Thursday, April 18 5:30 p.m. to 8:30 p.m.

See Page 17 for details.

Sponsored by Core Landscape Group, Epic Multifamily Construction and Behr Paint

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Leasing 101 Tuesday, April 16 through Wednesday April 17 9 a.m. to 5 p.m. on Tuesday 9 a.m. to Noon on Wednesday Visit www.haaonline.org/education for more information or contact education@haaonline.org.

16

17

Leadership Lyceum Wednesday, April 17 10:30 a.m. to Noon For Lyceum candidates only.

For more information on Lyceum, visit www.haaonline.org.

PAC Steering Committee Luncheon Tuesday, April 16 11:30 to 1 p.m.

Open to Steering Committee members only.

IROC Friday, April 19 8 a.m. to 10 a.m.

Sponsored by Steward Trash Valet Service

30

Fort Bend State of the Industry Tuesday, April 30 7:30 a.m. to 11 a.m.

Visit www.haaonline.org/events for more information and to register.

Sponsored by Lincoln Jacob Construction, MultiPro Property Solutions, and Sherwin Williams

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/events for an interactive calendar.

nrg center • hall b

may 16, 2024 #madeforthis www.haaonline.org

#haaexpo2024

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What is Avenues?

It is a series of seminars presenting nationally-acclaimed speakers who are experts in their fields, with sessions for every level of multifamily professional.

Who Can Sign Up? We offer multiple options for registration: • Annual per property subscription • based on the number of units.

• Individual Annual Supplier • Partner subscription • Individual/Corporate • subscription rate

What does this get me?

Once you sign up it gives you access to all 15 education sessions through out the year. All you need to do is respond to the reminder email before each session letting us know how many are attending.

Pricing: • Fewer than 200 units: $210/year • 201-350 units: $410/year • More than 351 units: $510/year • Supplier: $210/year • Corporate Individual: $210/year • Individual sessions: $60/person Three (3) CEC credits awarded per session.

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

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Suppliers: Learn more on the latest trends and investments of

importance to your customers from HAA multifamily industry professionals.

Single family build to rent communities are attracting significant interest and capital investment. Join us for a discussion with these panelists on this latest rental housing option.

This program is presented by the Product Service Council.

Moderators (from top left): PSC President Joey Rodriguez, CAS, GreenLogic Debra Knight,CAS, Comm-Fit Panelists: Dana Dovell, Vice President, Kaplan Management Margot Brown, CAPS, Regional Property Manager, Cushman & Wakefield Valerie Lacy, CAM, CAPS, Senior Regional Manager, Cushman & Wakefield Misti Morales, Vice President of Operations, Asset Living Priscila Moore, Regional Manager, Asset Living Julie Caballero, Purchasing Project Manager, Wan Bridge Group/TBD Management

HAA Supplier Education Program: Build to Rent Thursday, April 18 1:30 p.m. to 2 p.m. – Registration 2 p.m. to 4:30 p.m. – Program HAF Education Center 4810 Westway Park Blvd. (located off Clay Road and the Beltway)

Sponsored by the HAA Product Service Council

Free for all supplier members.

Register online at www.haaonline.org/supplierprogram

Build to rent

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

Course Schedule and Fees: The CAM curriculum is comprised of eight modules and is administered by HAA in three distinct schedules: • Eight days over the course of six weeks • Check-in and registration begin at 8:30am, except for the Orientation Luncheon • Modules vary in length; classes generally will conclude by 5pm or earlier • Light Breakfast and Lunch are provided • Total Program Cost: $1,300 E-book, initial exam fee, and meals are included in the course fee New CAM Candidates must begin the program with the first course on March 5 March 5: Program and Orientation Luncheon/Industry Math (This first course begins at 12 p.m.)

March 6: Industry Essentials & the Resident Experience March 19: Financial Management March 20: Marketing April 2: Property Maintenance April 3: Legal Responsibilities April 9: Risk Management April 10: Human Resources

For a more detailed synopsis of individual course content, please visit the education page of our website at www.haaonline.org/education.

Register online at www.haaonline.org/events

Thank you to our CAM Sponsors: Ameritex Movers Best Plumbing Core Landscape Group Earth Essentials Encore Services TX LLC MultiPro Property Solutions RAM Construction Scan the QR Code to download the full HAF Education Course Catalog and visit www.haaonline.org/events to register and for for more information.

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Suppliers – Learn more about our industry during the last offering of CAS!

CAS Credential Qualifications: • Complete the Supplier Success Course • Employment within the apartment industry in a supplier position • Successful completion of all CAS coursework (totaling 26 hours) • Pass the CAS exam with six months of declaring candidacy • Sign an agreement not to solicit products in the classroom Course Schedule and Fees (Taken in conjunction with CAM classes: • Check-in and registration is from 8:30 a.m. to 9 a.m unless otherwise noted • Course is from 9 a.m. to 5 p.m.

• Total Program Cost: $700 E-book, initial exam fee, and meals are included in the course fee

March 5: Program and Orientation Luncheon/Industry Math (This first course begins at 12 p.m.)

March 6: Industry Essentials & the Resident Experience March 19: Financial Management April 3: Legal Responsibilities April 9: Risk Management April 12: Supplier Success

For a more detailed synopsis of individual course content, please visit the education page of our website at www.haaonline.org/education.

Register online at www.haaonline.org/events

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Industry Update from the NATIONAL APARTMENT ASSOCIATION

NOTICE OF PROPOSED RULEMAKING NAA leads industry response.

Industry coalition members, affiliate partners and more than 3,000 NAA members took action against HUD’s proposed rule.

By Joe Riter | February 6, 2024 | Updated February 7, 2024 Over the past month, the National Apartment Association (NAA) led the real estate industry’s response to the U.S. Department of Housing and Urban Development’s (HUD) notice of proposed rulemaking that would require public housing agencies (PHAs) and owners of properties receiving project-based rental assistance (PBRA) to provide their residents with at least 30-days’ notice prior to filing for eviction due to nonpayment of rent.

NAA led coalition partners across the rental housing space to submit joint comments. Participating groups include NAA, Institute of Real Estate Management (IREM), Manufactured Housing Institute (MHI), National Affordable Housing Management Association (NAHMA), National Association of

Home Builders (NAHB), National Association of Housing Cooperatives (NAHC), National Leased Housing Association (NLHA) and National Multifamily Housing Council (NMHC).

While well-intentioned, the proposed rule overlooks the financial hardship property owners and managers continue to face from federal interference in local eviction processes. Additional federal regulation in a sector long governed by state and local regulation creates too many inefficient and duplicative requirements. The 30-day notice requirement will exacerbate the post-pandemic backlogs in eviction courts, further delaying the process as owners face even more lost rent. Additionally, the proposed rule will have devastating ripple effects by disincentivizing participation in HUD programs, ultimately worsening housing supply and affordability challenges.

It is worth noting that NAA’s comments aligned closely with the public housing authority’s position reflected in the National As-

sociation of Housing and Redevelopment Officials comments on this proposed rule.

NAHRO’s arguments identified several issues including the confusion that an additional layer of regulations will have on traditionally state- and locally-regulated eviction processes as well as highlighting potential disincentives for housing providers including the risk of harm to infrastructure and increased financial burdens. This is significant and reflects a convergence of perspectives across the rental housing industry.

As part of NAA’s ongoing regulatory advocacy efforts, industry comments were reinforced by NAA’s campaign to support our affiliate partners in filing their own comments as well as a targeted call-to-action for industry professionals. Thank you to our affiliate partners and more than 3,000 members who took action and submitted comments. / See NAA Update, Page 46

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On the Scene Photos by HAA STAFF “Sponsor Me! Alison in Wonderland” Sponsorship Auction Wednesday, January 31 at the HAF Education Center A wonderland of opportunity awaited HAA suppliers for our January event. Thanks to our sponsors, $245,850 was raised for HAA’s education, events and meetings. A big thanks to our auctioneers Alison Hall and Billy “The Mad Hatter” Griffin!

Thank you to our generous supplier sponsors: Catalyst Construction Best Plumbing Ameritex Movers American Fire Systems Tidal Electrical Services Inc Matrix Construction Services Behr Paint Epic Multifamily Construction Valet Living Massey Services Apartments.com AAA Plumbers Century Air Conditioning Supply Poolsure Guardian Construction Lowe's Pro Supply Encore Services TX, LLC Lincoln Jacob Construction ecision Appliance Leasing Intersolutions Staffing Steward Trash Valet Service SafeRent Solutions Hire Priority Staffing & Executive Search Precision Appliance Leasing Prime Elevator Corp MultiPro Property Solutions Fidus Construction Chadwell Supply Core Landscape Group RAM Construction Ideal Towing Earthworks Qwikkit Artisent Floors Camp Construction Jet Waste Roadrunner Restoration ICONstrux Design + Build Redevelopment Services Reliable Roofing Texas Apartment Pool Services Sherwin Williams Rasa Floors Foundation Specialists Greenlogic Earth Essentials The Liberty Group Blue Ox Moving & Storage Triarc Construction Church Foundation Repair Church Pool Services Norman Roofing and Construction Dry Force Sundek of Houston

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On the Scene Photos by HAA STAFF Sponsorship Auction

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On the Scene Photos by MARK HIEBERT, Hiebert Photography 2024 HAA Gala presented by Camp Construction Services Thursday, January 18 at the Houston Country Club

Presenting Sponsor 1 Camp Construction Services Premier Sponsors 2 Century A/C Supply, 3 Crestmark Construction Services, 4 Lowe’s Pro Supply, 5 Reliant and 6 Texas Apartment Pool Services This year, the Gala sparkled with “Denim and Diamonds” as HAA celebrated 2024 President Gina Erwin, the Executive Officers, Board and PSC Officers with music, special themed libation stations and networking.

For more photos, visit www.haaonline.org.

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On the Scene Photos by MARK HIEBERT, Hiebert Photography 2024 HAA Gala presented by Camp Construction Services

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On the Scene Photos by MARK HIEBERT, Hiebert Photography 2024 HAA Gala presented by Camp Construction Services

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On the Scene Photos by MARK HIEBERT, Hiebert Photography 2024 HAA Gala presented by Camp Construction Services

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Image © Cem Seker | iStock by Getty Images

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A call center can be a property manager's lifeline in times of crisis.

By DIANA MORENO, Westpark Communications

Guardians of the Community

P

icture this: A seemingly ordinary day at a multifamily center takes a dramatic turn when a deep rumble echoes through the halls, causing panic among tenants.

The culprit? A malfunctioning boiler that threatens chaos and discomfort for all residents. In a matter of minutes, approximately 20 residents flood the apartment phone lines, desperate for a resolution.

Amidst the chaos, the call center becomes the beacon of hope, initiating a seamlessly coordinated response. The team springs into action with a sense of urgency, orchestrating a swift collaboration with onsite maintenance staff. The synergy between the operators and the maintenance team unfolds like a well-choreographed dance, each move purposeful and synchronized.

As the clock ticks, skilled agents answer the surge of incoming calls, assuring residents and addressing their concerns calmly.

Simultaneously, onsite maintenance rushed to the scene with tools to stop the boiler from a potential explosion.

The harmonious collaboration unfolds in real time, turning what could have been a catastrophe into a triumph. The boiler is tamed and the once-panicked residents are now grateful for the swift resolution.

This anecdote isn't just a story – it encapsulates the essence of having a lifeline: a 24/7 support system for property managers.

It serves as a powerful testament to the

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indispensable role of a responsive call center in avoiding disaster.

Emergency Preparedness: Building on the momentum of this reallife drama, the key takeaway for property managers in Texas is clear: have someone available 24/7, seven days a week, 365 days a year. Major weather events and emergencies underscore the need for robust contingency plans and disaster preparedness from all business partners and vendors.

Property managers who work with diverse community sizes require customized solutions to maintain the flow of communication to determine what is urgent and what is not. Standardized scheduling can meet each community's unique needs, from walk-ins for property tours to arrival windows for non-emergency services.

Amiability with Assertiveness: A Professional Balance What if they aren't your renters? Let's delve into the diverse responses of a property management call center, showcasing a nuanced approach to different scenarios.

Imagine a typical day at a gated community where security is paramount. Visitors of residents often seek entry without the proper authorization and the call center, maintaining a firm stance on security, adheres to the established protocol. Access is denied to anyone without the proper credentials in March 2024

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The distinctive needs of apartment communities demand tailored solutions. Any property management call center should provide a seamless experience for residents through 24/7 messagetaking services, dispatching, enforcing a security gate protocol and cost-effective solutions leveraging IVR technology.

accordance with the community's safety and security.

In these instances, the call center's operators showcase a friendly yet firm demeanor.

While denying access, they explain the security policies and suggest alternative ways for visitors to gain entry, such as contacting the resident directly or seeking assistance from the resident directory. The tone remains courteous, ensuring that residents and visitors understand that these measures are in place for their safety.

Applying Common Sense in Security Protocols for Apartment Communities Now, consider a scenario where an urgent issue arises, such as a malfunctioning escalator. The call center springs into action with a sense of urgency, coordinating with maintenance to resolve the issue promptly. The firmness here lies in the swift response to prevent inconvenience to residents and ensure the seamless operation of essential amenities.

Contrast this with an exceptional situation – firefighters urgently need access through the gate during a fire emergency. The call center, understanding the gravity of the situation,

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exercises common sense and promptly instructs the security personnel to grant immediate access to the firefighters. Here, the firmness of the security protocol takes a back seat to the urgency of the emergency. This showcases the adaptability of the property management system and the complexities of implementing a protocol.

This duality in approach – being firm in saying no to unauthorized gate entries, being urgent in addressing escalator issues, and exercising common sense in emergencies – highlights the dynamic nature of a property management call center. It's about balancing security protocols and flexibility, ensuring the community's well-being in various situations.

Crafting Customized Solutions for Diverse Apartment Communities The distinctive needs of apartment communities demand tailored solutions. Any property management call center should provide a seamless experience for residents through 24/7 message-taking services, dispatching, enforcing a security gate protocol and costeffective solutions leveraging IVR technology.

Using specific templates for managing apart-

ment complexes adds another layer to the customization process.

For a resident’s peace of mind, communities should have friendly voices available for 24/7 support, especially during emergencies and new tenant placements. Experienced call centers should not depend on property managers to tell them what to do but instead have a protocol in place, especially in cases for newer properties, and know what should be done.

Diana Moreno is the Marketing Manager for Westpark Communications, a full-service U.S.-based call center headquartered in Spring, Texas. She collaborates across teams to deliver organic B2B content for the organization’s customers to educate them on their service options.

You can learn more by visiting westparkcom.net.

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NAA Update, continued from Page 26 NAA will remain opposed to federal interference into eviction processes as we continue our work on a legislative solution to eliminate the federal CARES Act notice-to-vacate requirement for federally backed and federally assisted housing, which remains a contested issue in eviction courts today. Congress must pass H.R. 802, the “Respect State Housing Laws Act,” to make clear that this temporary federal notice requirement ended following the end of the CARES Act eviction moratorium in 2020.

To learn more, please contact Nicole Upano, NAA’s AVP of Housing Policy and Regulatory Affairs, at nupano@naahq.org.

Senate Bill Introduced to End Federal CARES Act Notice to Vacate. The legislation is now introduced in both chambers of Congress.

February 7, 2024 | Updated February 8, 2024 On February 7, 2024, Senators Marco Rubio (R-Fla.) and Bill Hagerty (R-Tenn.) introduced S. 3755, the Respect State Housing Laws Act, in the U.S. Senate. The legislation would end the CARES Act’s federal notice to vacate requirement for federally-backed and federally-assisted housing, a temporary pandemic measure left in place due to a drafting error.

Companion legislation, H.R.802, was reintroduced in the U.S. House by Representative Barry Loudermilk (R-Ga.-11) last year.

The National Apartment Association (NAA) – alongside real estate coalition partners – worked diligently with members of Congress to secure the introduction of this bill in both chambers. For an industry

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that operates on small margins – 93 cents of every rent dollar cover essential operational expenses and support local communities – federal intrusion into a highly-localized process presents immense financial and operational hurdles.

Background: In March 2020, Congress passed the CARES Act, legislation that included a temporary 120-day moratorium on evictions and late fees for federally-backed and federally-assisted housing. The moratorium featured what should have been a temporary notice to vacate requirement. Due to a drafting error in the legislation, however, this provision – which intrudes state and local notice periods – has remained in place long past the moratorium’s expiration, and remains a disputed issue in courts today. Read more on the notice to vacate requirement.

For nearly four years, rental housing providers have navigated immense operational hurdles and financial challenges, only exacerbated by federal interference into state and local law. The introduction of this bill is a critical step in the right direction, and NAA will steadfastly advocate to ensure it crosses the finish line.

For more information on the Respect State Housing Laws Act, please contact Jodie Anderson at janderson@naahq.org.

For more from the National Apartment Association, visit www.naahq.org.

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Choose your date! Choose your location!

REDBOOK SEMINAR 2024 Updates The Woodlands Sponsored by: ICONstrux Design + Build & Precision Appliance Leasing Pearland Sponsored by: Lincoln Jacob Construction & Rasa Floors

March 7 in Baytown Location – SpringHill Suites Baytown

March 26 in The Woodlands Location – Woodlands Country Club

April 4 in Pearland Location – Hilton Garden Inn – Pearland

Time: 8:30 a.m. to 5 p.m.

Program Fee (includes lunch): $125 prepay; $155 at the door Seminar counts for 6 CEC hours Sharpen your knowledge of your legal rights and responsibilities as a rental housing owner or manager by participating in one of the REDBOOK seminars emphasizing changes in management practices required by new laws and updates to key regulatory issues that affect property management. The 2024 REDBOOK seminar provides the practical instruction you need to help ensure your team is not only aware of the many regulations governing the rental housing industry, but also how best to apply them to your operations.

Presented by Howard Bookstaff, HAA General Counsel

For more information and to register, see online at www.haaonline.org/events.

The 2024 REDBOOK Seminar focuses on three critical areas for rental housing professionals: 1. The Lease and the Leasing Process, including recent Lease changes and TAA’s new Master Lease Addendum 2. Evictions, including a detailed walk-through of the evictions process, a spotlight on common problem areas, the CARES Act, new legislation regarding preemption of local ordinances, and the appeals process 3. Operational Issues, including fair housing, emotional support animals, lease termination and habitability

Watch your email for more information and visit www.haaonline.org/events to register.

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Thank you Management Districts!

The Houston Apartment Association would like to send out a big thank you to these participating Management Districts for providing RCR screening services to the multifamily properties in each of their areas:

· Spring Branch Management District · Brays Oaks Management District · Hobby Area District · Southwest Management District · International Management District · Gulfton Management District · Near Northwest Management District

Thanks to these districts for helping the apartment industry by providing free RCR screening services.

Together we hold the key to better communities.

HAA and Houston have done a lot of changing over 60 years and Rental Credit Reporting has been there for many of them. RCR was established in 1977 to solve screening problems HAA founders felt plagued the local apartment industry. And now, with the help of area management districts, we can do even more.

RCR provides Houston’s apartment industry with the most effective rental credit reporting tool available. RCR has unsurpassed data on resident rental histories in the Houston region and gives your leasing staff immediate access to information about which prospects have fulfilled their leases and who have been residents in good standing. 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 subscribe or to learn more, call RCR at 713-595-0300, email rcr@haaonline.org or visit www.haaonline.org.

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Answers to Legal IQ Questions See Page 11 for the questions.

Eviction Questions 1.

B 2.

C 3.

C 4.

E 5.

E General Fair Housing Questions 1.

C 2.

B 3.

B 4.

B and E 5.

D 6.

B 7.

A, B, C or D 8.

C 9.

B 10.

A, B, C and D Assistance Animal Questions 1.

B 2.

C 3.

D 4.

B 5.

B Damage and Fee Questions 1.

A 2.

C 3.

A 4.

E 5.

A, B and D Rental Criteria Questions 1.

A, B, C, D or E 2.

D 3.

A, B, C or D 4.

C 5.

C

Want more Howard?

He’s online!

Go to http://issuu.com/haa_abode for past columns or subscribe and watch his Legal Minute videos every month, contact education@haaonine.org for details. www.haaonline.org

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On the Scene Photos by MARK HIEBERT, Hiebert Photography Winter Business Exchange and State of the Industry Luncheon Tuesday, January 30 at the Omni Hotel Riverway Winter Business Exchange sponsored by: 1 Chadwell Supply 2 Flooring Warehouse 3 Total Apartment Solutions State of the Industry sponsored by: 4 BluSky Restoration Services 5 Chadwell Supply Members started their day with networking during HAA’s first reverse trade show of the year, the Winter Business Exchange. They then joined us for lunch and the latest industry and market news featuring the University of Houston’s Bill Gilmer, NAA’s Paula Munger and MRI ApartmentData’s Bruce McClenney.

For more photos, visit www.haaonline.org.

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On the Scene with the HAA PAC

1

HAA PAC Luncheon Wednesday, January 17 at the HAF Dinerstein Reed Prokop Education Center Sponsored by 1 Redevelopment Services The HAA Political Action Committee held its first meeting of 2024 to hear from several candidates running for the State Senate District 15 seat formerly occupied by City of Houston Mayor John Whitmire. We’d like to thank Redevelopment Services for sponsoring our meeting, and the attendees and candidates for their participation.

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

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Your Vote Matters www.haaonline.org

The Houston Apartment Association Political Action Committee is the PAC of the Houston Apartment Association, a non-profit trade association representing the area apartment industry. Without political capital, our industry would not be as successful in representing you or your clients’ interests, and thus, your financial well-being.

The HAA PAC participates in local and state political campaigns, helping candidates who support the apartment industry and its supplier businesses. You can participate in the HAA PAC on several levels.

For more on HAA PAC, visit www.haaonline.org/haapac

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On the Scene with HAA HAA Open House Thursday, January 11 at the Dinerstein Reed Prokop Education Center HAA members old and new joined the Houston Apartment Association and Houston Apartment Foundation for our Open House held at the HAA offices. Staff from each department and the Product Service Council 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.

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The Go-Getters HAA’s MEMBERSHIP RECRUITERS

MAKE IT HAPPEN!

You were made for this! Join the Go-Getters to help grow your association and network by recruiting.

2024 Chairs:

Valerie Lacy Cushman & Wakefield

Debra Knight Comm-Fit

Join our Quarterly Meetings!

We're giving away TWO grand prizes this year of $1,000 cash at the July and December meetings!

Every new member you recruit this year earns you a chance to be entered into a drawing to win. No purchase necessary.

Recruit one member and get one entry.

Recruit five members and get FIVE entries.

It’s up to you! Contact the membership department at members@haaonline.org for more details!

Honorary Life Members

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

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

Meeting will be held from 4 p.m. to 6 p.m. at Cottonwood, 3422 N Shepherd Drive, Houston, TX 77018 Meeting Dates: March 7 July 11 ($1,000 Drawing) September 12 December 12 ($1,000 Drawing) Visit www.haaonline.org/gogetters for more information.

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

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

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Welcome Mat Introducing HAA’s NEW MEMBERS OWNERS

SUPPLIERS

7500 Highcrest LLC Eric Yen

Assurance Roofing and Restoration LLC Brian Sellers

126 Copper Stream Lane Richmond, TX 77406 (217) 714-0912 7500 Highcrest LLC - Properties / Spring Branch Gardens Referred by Randa Dick

3707 Savage Court Richmond, TX 77406 (713) 389-9884 Painting Contractors, Roofing Contractors

Peak Living Tierney Harris

Cantrell McCulloch Brody Walker

2054 West Grove Pkwy #D Pleasant Grove, UT 84062 (385) 375-3185 Casella

12750 Merit Drive #800 Dallas, TX 75251 (254) 717-7157 Taxes - Consultants & Representatives, Tax ConsultantsAd Valorem Elevated Construction Sarah Hakim

PO Box 1432 Buda, TX 78610 Construction Mgmt-Consultants, Remodeling & Repair-Building Contractors Empire Industries J.B LLC Osiris Barrientos

10511 Caravan Drive Houston, Texas 77031 (713) 291-7342 Fresh Aire of Galveston County Doyle Williams, III

ALL SUPPLIER MEMBERS are listed online

2951 Marina Bay Drive #130-176 League City, TX 77573 (346) 358-8800 Odor Control, Industrial Hygiene

Heisman Staffing Resources Minnie Strickland

Riverway Title John Hammond

15820 Lorenzo St Channelview, TX 77530 (832) 527-0906 Make Ready, Employment Agencies

3 Riveryway #130 Houston, TX 77056 (713) 266-2595 Title Companies, Insurance

Lifeline Roofing Systems Blu Harris

1301 S Frazier #215 Conroe, TX 77318 (936) 701-2242 Roofing Contractors, Gutters & Downspouts, Windows Referred by Justin Bennett Martin Roofing and Solar Tommy Martin

7676 Hillmont St #295 Houston, TX 77040 (832) 617-4037 Roofing Contractors, Solar Energy Equipment & Installation

Tidal Electrical Services Inc David Martin

PO Box 91767 Raleigh, NC 27612 Electrical Contractors, Electric Vehicle-charging docks Westpark Communications Diana Moreno

8917 Louetta Road Ste 400 Spring, TX 77379-6794 (713) 260-5040 Telephone Answering Service, Call Center - Leasing Service

Moved Jann Villanueva

3735 Saltmeadow Court S Jacksonville, FL 32224 (214) 695-2050 SMART Technology, ComputersSoftware Property Mgmt Pepco Sales & Marketing Chris Johns

13939 Fallbrook Drive Houston, TX 77018 (832) 942-1705

at www.haabuyersguide.com, searchable by product/service category or company name.

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The Ambassador ONE Society HAA’s WELCOMING COMMITTEE

THE SUPPLIER NETWORK HAA’s Ambassadors are the pros at outreach to our members.

Mark your calendars and join us! Ambassador ONE Society meetings are held on the first Wednesday of each month: March 6, April 3, May 1, June 5, July 3, August 7, September 4, October 2, November 6, No meeting in December The meeting spot is Kirby Ice House, 1015 Gessner Road, Houston, Texas 77055. at 3:30 p.m.

Photo below: “ONE of the Month” Giovanna Gone, Century A/C Supply, with 152 points. 2nd Place was Amanda Kelly, Brandt Electrical A/C & Heating Services, with 112 points, and 3rd Place: was Stephane Leveque, Rent., with 92 points

Ambassador ONE Society members with at least 10 points, ranked by points earned: Giovanna Gone Amanda Kelly Stephane Leveque Amber Whitaker Susan Alvarado Dennis Juarez Adoteh Joseph Akue Kaitlin Flick

152 Century A/C Supply Brandt Electrical A/C & Heating Services 112 92 Rent.

78 FSI Construction 52 Century A/C Supply 40 Furniture Options 22 Redevelopment Services 10 The Liberty Group

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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Team photos at left, from top: First place – Purple Rain with 336 points Second place – Brown SugHAA with 312 points Third place – Orange Crush with 158 points

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Portfolio Changes The following owner/management companies have added the listed properties to their portfolios: • 1523 Management Real Estate Investment LLC: 1 unit at various locations.

• Allied Orion Group: Allora Klein Crossing, 351 units at 19025 Stuebner Airline Road in Spring, Virtuo Spring, 314 units at 4114 FM 2920 in Spring and Grove at Seabrook, 132 units at 1901 Lakeside Drive in Seabrook.

• Asset Living: District at Washington, 396 units at 230 T C Jester Blvd; Hiline Heights, 256 units at 145 Heights Blvd; Oasis At Piney Point, 318 units at 9100 Westheimer Road; One Town Park, 120 units at 6006 Rogerdale; and The Henry at Lake Houston, 296 units at 14100 Will Clayton Pkwy in Humble.

• Avenue5 Residential: Park North, 372 units at 16112 North Fwy. • Banyan Equity Management LLC: Valencia Grove Apartments, 460 units at 11810 Algonquin Drive, and Avalon Bay Apartments, 220 units at 925 Northwood Drive in Baytown.

• Berkshire Residential Investments: Aspire at 610, 282 units at 8900 Lakes at 610 Drive.

• Better World Properties LLC: Live Oak, 162 units at 851 Threadneedle St, and The Reserve at Eagle Landing, 232 units at 911 Sun Prairie Drive.

• Blue Key Property Management: Ashwood Park Apts, 144 units at 3520 Burke Road in Pasadena.

• Camden: Camden Highland Village, 552 units at 3939 W Alabama St. • Central Management Inc: Village Place, 84 units at 9075 Gaylord Drive.

• ClearWorth Residential: Wimbledon Apartments, 161 units at 16222 Stuebner Airline Road in Spring.

• Cornerstone Income Properties: Bayberry Apartments, 61 units at 721 Janisch Road.

• Creative Property Management: 101 Avondale Apartments, 19 units at 101 Avondale St.

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• Gateway Property Management Group: Dayton Villa Apts, 24 units at 309 E Houston St in Dayton.

• Greystar: Bayou on the Bend, 241units at 5201 Memorial Drive; Paramount at Kingwood, 372 units at 200 Kellington Drive in Kingwood; City Park in the Heights, 308 units at 1640 E T C Jester Blvd; and Prose KTX, 332 units at 22540 Merchant Way in Katy.

• Madera Residential LLC: The Trestles, 188 units at 1201 Dulles Ave in Stafford.

• MLDC Management LLC: The Majestic, 45 units at 5701 Schumacher Lane; The Ivy at Galleria, 101 units at 6220 Fairdale Lane; and The Aurea Apartments, 84 units at 7506 Jensen Road.

• Mosaic Residential Inc: Crescent Wood Apartments, 216 units at 100 Lakeview Lane in Clute.

• Peak Living: Casella, 160 units at 18381 Terranova West Drive in Spring.

• Portico Property Management: Alterra at Sierra Vista, 110 units at 10308 Malta Trace Drive in Rosharon.

• Q10 Property Advisors: Fulton Gardens, 49 units at 3724 Fulton St; Avenue Station, 68 units at 2010 N Main St; Avenue Terrace, 144 units at 4004 Irvington Blvd; Washington Courtyards, 74 units at 2505 Washington Ave; Cardiff At Louetta Lakes, 163 units at 3400 Louetta Road in Spring; The Apex Apartments, 78 units at 8520 Madie Drive; Alexis Luxury Apartments, 102 units at 4604 Cypresswood Drive in Spring; Redwood Heights, 96 units at 7320 Jensen Drive; Avenue OA II LLC, 94 units at 310 Berry Road; Avenue on 34th LP, 70 units at 2136 W 34th St; Eastwood Villa, 26 units at 4320 Leeland St; Q10 Property Advisors Properties, 32 units at Various Locations; Mangum Oaks, 38 units at 4702 Mangum Road; Gale Winds, 18 units at 5005 Irvington Blvd; Elder Street Artist Lofts, 34 units at 1101 Elder St; Avenue Casitas, 84 units at 2635 Tim St; 5609 Leeland, 8 units at 5609 Leeland St; Perla Park Ten, 112 units at 1350 Broadfield; Las Brisas Apartments, 68 units at 4500 N Main St; Perla 249, 77 units at 18828 State Hwy 249 ;and Perla 1960, 83 units at 8719 FM 1960 West.

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• RPM Living: The Cottages of Cypresswood, 136 units at 7203 Oakwood Glen Blvd in Spring; The Verano, 312 units at 2800 S Dairy Ashford Road; Rock Creek at Hollow Tree, 572 units at 200 Hollow Tree Lane; Urban Palms Apartments Homes, 659 units at 8701 Town Park Drive; The Athena, 216 units at 10101 Forum Park Drive; and Sedona Square, 250 units at 11715 S Glen Drive.

• Square Real Estate Solutions: The 910 Apartments, 464 units at 910 Cypress Station Drive.

• Summit Property Management (SPCP): Mustang on the Trail, 260 units at 2139 Lake Hills Drive in Humble.

• Tarantino Properties Inc: Elevate at Med Center, 326 units at 7110 Ardmore St, and Pine Arbor, 114 units at 5310 Lost Forest Drive.

• Vachi Ventures: Buena Vista, 250 units at 11505 Keegans Ridge Road.

• Veritas Equity Management: Oak Bend Apartments, 152 units 915 Baker Drive.

• Westlake Housing LP: Mansions at Hastings Green, 230 units at 11950 FM 1960 Rd West.

• Willow Bridge Property Company: The Peri on Westheimer, 300 units at 13328 Westheimer Road, and The Milo on Westheimer, 230 units at 13250 Westheimer Road.

• Lincoln Property Company: The Peri on Westheimer, 300 units at 13328 Westheimer Road, and The Milo on Westheimer, 230 units at 13250 Westheimer Road.

• ZRS Management LLC: Ventana Lakes, 56 units at 4019 Ventana Ridge Drive at Katy, Covey Homes Tamarron, 213 units at 29403 Cayman Canyon Way in Katy.

In the News After 39 years of dedicated service to Creative Property Management, 14,320 days, thousands of problems, thousands of leases, multi millions in collections, endless meetings, everlastRobarge ing friendships, unforgettable memories, Debbie Robarge has retired!

2828 at Royal Oaks, an Asset Living Blue Star property, was recognized with a Westchase Houston Community Impact Award for outstanding turnaround of a multifamily property.

Have something to report from your company or for yourself? Email us your news at comm@haaonline.org. www.haaonline.org

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On Site with ABODE Featuring HAA Honors Award Property Winners

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

PLANTATION AT QUAIL VALLEY

Senior Living Property of the Year Property: Plantation at Quail Valley Owner/Management: Vende Capital/Parawest Management Location: 2815 Cypress Point Drive Units: 124 Web: https://www.plantationqv.com/ Photos provided by Plantation at Quail Valley Plantation at Quail Valley is a beautiful senior living 55+ community located in Missouri City that has a tree-lined perimeter with lush landscaping throughout. Residents can relax on private patios and balconies that overlook beautiful courtyards. Inspired by Greek Revival style architecture, the leasing office is warm and inviting with a resident lounge right off the lobby. This area leads to a beautiful pool, putting green and BBQ pavilion, where the property hosts many resident activities. The elevators added to the property make it easier for residents to stay independent and get around to see their friends.

The property offers unique and special amenities for residents. In addition to a full calendar of daily activities such as Bingo, Sewing Circle, Domino Club and Line Dancing, Plantation at Quail Valley provides complimentary transportation by appointment, as well as bus trips to the grocery store twice per week, monthly field trips and Medicare experts to meet with the residents to maximize their benefits. The “Friends Caring for Friends” Group gets residents together monthly to make Happy Birthday and Get-Well cards for other residents, building a real sense of community. In addition, the property has a hair salon on site. The property also offers a two-bedroom apartment “hotel” for residents’ families to stay nearby when they visit.

Plantation at Quail Valley gives back to the community around them. They work with East Fort Bend Human Needs Ministry Food Drive, Missouri City Firefighters Teddy Bear and Stuffed Animal Collection, donate back to School Supplies for Fort Bend I.S.D. “Shared Dreams” program, local animal rescue shelters and Caps and Socks donations for Veterans at VA Hospital, along with so much more.

In addition to the outstanding financial returns achieved for the community, the property offers first rate customer service and consistently gets positive reviews from residents.

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2024 State of the

Submarket Brazoria County Topics will include recent economic trends, job growth, rental rates, occupancy trends, new construction developments, and much more.

Panelists include (from left): • Moderator Deborah Holcombe, Capstone Management • Judge Matt Sebesta, Brazoria County • Matt Buchanan, President, Pearland Economic Development Corporation • Patti Worfe, The Economic Development Alliance for Brazoria County • Nichole Williams, Smart Apartment Data

State of the Submarket – Brazoria County Tuesday, March 19 Breakfast and Registration 7:30 a.m. to 8:30 a.m.

Program: 8:30 a.m. to 10 a.m.

Cost: $95 Prepay/$125 at the door Location: Hilton Garden Inn - Pearland 12101 Shadow Creek Pkwy.

Pearland 77584

Visit the HAA calendar at https://www.haaonline.org/calendar.aspx to register. and email Outreach at outreach@haaonline.org with questions.

Sponsored by:

Apartments.com Fidus Construction Lincoln Jacob Construction

Cancellation Policy: Written notice 48-hours before the event to receive a refund.

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Index of Advertisers By CATEGORY

A/C Supplies

Landscape Contractors

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

Texscape Services . . . . . . . . . . . . . . . . . . . . . . . . . . . .59 281-846-3779 . . . . . . . . . .www.texscapeservices.com

Carpet Installation

Laundry Equipment & Supplies

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

Scott Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . .67 713-686-7268 . . . . . . . . .www.scott-equipment.com

Texas Southwest Floors . . . . . . . . . . . . . . . . . . . . .66 800-719-4321 . . . . . . . . . . . . . .www.texasswfloors.com

Paint Behr Paint . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .27 800-431-3000 . . . . .www.homedepot/proxtra.com

Collection Agencies Alexander-Rose Associates Inc. . . . . . . . . . . . . . .49 713-644-4441 . . . . . . . . . . .www.alexanderrose-inc.com

Personnel Agency ASAP Personnel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .49 972-432-6667 . . . . . . . . . . . . . . . . . . . . .www.asapdo.com

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

Plumbing Contractors

Brandt Electrical A/C & Heating Services . . . . .31 281-693-3383 . . . . . . . . . . .www.brandtelectrical.com

AAA Plumbers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .46 713-462-4753 . . . . . . . . . . . . . . . . . .www.aaaplumbers.com

Foundation Repair

Resident Screening Service

Church Foundation Repair . . . . . . . . . . . . . . . . . . .39 713-468-8400 . . .www.churchfoundationrepair.com

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

Furniture - Outdoor

Screens

MPS Direct . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .45 208-755-3261 . . . . . . . . . . . . .www.mpsbuydirect.com

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

Texacraft . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .55 281-494-1541 . . . . . . . . . . . . . . . . . . . . .www.texacraft.com

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

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

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

General Contractors Camp Construction Services . . . . . . . .Back Cover 713-413-2267 . . . . . . . .www.campconstruction.com Cotton Commercial USA Inc. . . . . . . . . . . . . . . . . .14 877-511-2962 . . . . . . . . . . . . . . . . . . . .www.cottongds.com

HAA Products & Services Rental Credit Reporting . . . . . . . . . . . . . . . . . . . . .48 713-595-0300 . . . . . . . . . . . . . . .www.haaonline.org/rcr

Epic Multifamily Construction . . . . . . . . . . . . . . .41 832-489-5880 . . . . . . . . . . . . . . . . . . . .www.epicmfc.com Gemstar Construction & Development . . . . . . . .1 281-821-1195 . . . . . .www.gemstarconstruction.com Guardian Construction . . . . . . . . . . . . . . . . . . . . . . .10 832-672-4196 . . . . . . . . . . . .www.guardianconst.com MultiFamily Services . . . . . . . . . . . . . . . . . . . . . . . . .64 713-266-9100

www.haaonline.org 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.

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

Glass – Plate, Window, Etc. Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .49 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com

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

Or view this issue on your computer, tablet or smartphone at http://issuu.com/haa_abode/docs/abode_mar2024.

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MarketLine By BRUCE MCCLENNY, Senior Director, MRI ApartmentData from MRI Software

www.haaonline.org

March 2024

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Back Page with News from around the COMMUNITY

Questions? saleshelp+haa@webscribble.com 888-995-2244 Ext 1057 Working in multiple Texas markets? Visit the TAA Career Center at www.taa.org/careers/ 72

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ABODE THE HOUSTON APARTMENT ASSOCIATION MAGAZINE

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