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THE HOUSTON APARTMENT ASSOCIATION MAGAZINE

www.haaonline.org

ABODE May 2017

Greasy Pipes Avoid creating a legislative issue for you and your property.

We See You at Maintenance Mania, Flights & Bites and much more!


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Featured Supplier

Booth #139


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Featured Supplier

Booth #38


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Featured Supplier

Booth #30/31


CONTENTS May 2017

ON THE COVER

FEATURES & PHOTOS

36

30 On the Scene – Photos from Maintenance Mania.

It Starts Here – Your success, It Starts Here. Build your network, discover the latest industry products and expand your professional knowledge at the 2017 HAA Education Conference & Expo, held May 18 at the NRG Center. Everything you need for our conference and expo starts on Page 36. Articles from our education conference speakers start on Page 42. Cover Photo by

Mark Hiebert, Hiebert Photography

42 The TA-DA of Teamwork – Learn how to create a team environment for your staff. 48 Marketing View for the Maintenance Crew – Learn how to become an valued member of your maintenance team. 52 A Motivated Team is a Successful Team – Learn how to keep your team motivated for success. 56 Know Your Trees like the Palm of Your Hand – Discover different palm trees, and learn how to care for them. 60 Green is the new Gold Standard – After reading this article, you might consider a recycling program. 64 Marketing Magic – Marketing techniques for today’s economy. 66 On the Scene – Photos from the Katy Fair Housing Seminar. 68 On the Scene – Photos from the March PAC Luncheon. 70 On the Scene – Photos from Flights & Bites. 74 On the Scene – Photos from the March on Crime Luncheon, an HAAsponsored event. 88 On Site with ABODE – Banyan Shores Apartment Homes offers its residents a lake view in northwest Spring Branch.

COLUMNS & MONTHLY UPDATES 7 President’s Corner – Join us May 18 for the HAA Education Conference & Expo. 8 Patron of the Month – Meet and support Craven Carpet. 9 Legislative Update – Apartment owners can face legal action for sewer leaks caused by clogged pipes. Learn how to prevent this from happening. 11 It’s The Law – Terminating a lease at the end of its term isn’t as simple as it once was. 14 Resident Relations – A resident disputes cleaning charges. 19 Upcoming Education – Find out what education courses the Houston Apartment Foundation is offering in May and June. 20 Calendar – HAA’s schedule of events for the next coming months. 26 NAA Update – The National Multifamily Housing Council releases its 2017 NMHC50. 28 On the Road with HAA – Photos from the Clute/Lake Jackson Area Council Meeting. 29 HAA Roadshow – Fair Housing Seminars are coming to an area near you. 78 Welcome Mat – Meet the newest HAA members. 80 Go-Getters – Making Membership Matter! 82 The Ambassador ONE Society – News from the HAA welcome wagon. 84 Portfolio Changes and In the News – Industry news clips from our members. 90 Index of Advertisers – See the supplier members who support this publication. 91 MarketLine – The latest area market numbers. 92 BackPage – News from around the community.

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

www.haaonline.org

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OFFICERS AND ASSOCIATION LEADERSHIP

JOHN BORIACK Vice President at Large

MICHELLE PAWELEK President-Elect KYLE BROWN President

JOHN FEDORKO Vice President at Large

DIANE GILBERT Vice President at Large

KELLY SCOTT Secretary/Treasurer

CLAY HICKS Vice President at Large

HOWARD BOOKSTAFF General Counsel

STARLA TURNBO Vice President at Large JEFF HALL Executive VP

BOARD OF DIRECTORS Alison Hall, Immediate Past President Josh Allen Mack Armstrong Jeff Blevins John Boriack Kyle Brown Joe Bryson Tina Cavaco Grant Crowell Scott Douglas Ian Douglas John Fedorko Paula Forshee Amy Funk Israel Garza Diane Gilbert Stephanie Graves Ira Gross Bryan Head Clay Hicks David Jones Jacob Kunath Barby Lake Laura Lestus Kristin McLaughlin Carlos Neto Dean O’Kelley Michelle Pahl Velissa Parmer Jenifer Paneral Mark Park Michelle Pawelek Jackie Rhone Christy Rodriguez Kelly Scott Kurt Seidel Kim Small Debbie Sulzer Dana Tucker Starla Turnbo Beth Van Winkle Quintina Willis Tracie Yoder DIRECTORS EMERITUS Gary Blumberg Ken Bohan Kathy Clem

Jack Dinerstein Darlene Guidry Jenard Gross David Hargrove Larry Hill Stacy Hunt Hap Hunnicutt Mike Koch Dick LaMarche Tim Myers P. David Onanian John Ridgway Eileen Subinsky Steve Sweet Kirk Tate Suan Tinsley H.J. Tollett Pat Tollett Vic Vacek Jr. Jerry Winograd ADVISORY DIRECTORS Brenda Crawford Billy Griffin Cesar Lima Robert Lopes Sonia Lopez Karen Nelsen Shelley Watson Tony Whitaker GENERAL COUNSEL EMERITUS Joe Bax HONORARY LIFE MEMBERS Claude Arnold Kenn Brown Tina Cavaco Kevin Fenn Diane Gilbert Anita Harrison Dwayne Henson Mike Koch Merry Mount Monette Reynolds Sherry Stevenson Kirk Tate Suan Tinsley Sonny Unverzagt Del Walmsley

Nancé Wells H.P. Paul Young Jeanne Marie Zublin Dicks PRODUCT SERVICE COUNCIL OFFICERS Israel Garza, CAS, President Maintenance Supply Headquarters Grant Crowell, CAS, Vice President The Urban Foresters Jacob Kunath, CAS, Secretary Century A/C Supply Laura Lestus, CAS, Treasurer The Liberty Group Kristin McLaughlin, CASE, Immediate Past President Mohawk Industries MEMBERS Marivel Bownds, CAS, Valet Waste Dixie Caldwell-Greer, CAS, The Liberty Group Peggy Charles, CASE, Sunny Rock International LLC Dylan Coleman, CAS Camp Construction Services Deborah DeRouen, CAS Derek DeVries, CAS, Camp Construction Services Brian Febbo, CAS FSI Construction Jimmie Hotz, CASE, HD Supply Dan James, CAS Redevelopment Services

Debra Knight, CAS, Valet Waste Stephanie Krop, CASE, Buyers Access Liz Levins, CAS, Criterion Brock David Lindley, CAS, FSI Construction Inc. Candis Mohr, CAS, AAA Plumbers Doug Oehl, CAS Power Express PATRON MEMBERS 1980 CSC ServiceWorks 1982 Republic Services 1986 Craven Carpet 1987 For Rent Media Solutions 1994 AAA Plumbers Presto Maintenance Supply 1996 Houston Planned Energy Systems 1997 RentPath 1999 FSI Construction Inc. 2003 Dixie Carpet Installations 2009 Camp Construction Services 2013 Criterion Brock

SPONSOR MEMBERS 1968 Century A/C Supply Hoover Slovacek LLP Reliant 1973 Brady Chapman Holland & Assoc. CORT Furniture Rental 1974 Mueller Water Conditioning 1976 Great American Business Products 1977 Webb Pest Control 1978 Houston Metro Electrical Corp. The Liberty Group 1981 AmRent Marvin F. Poer & Company 1983 Namco Mfg. Co. Inc. Sherwin Williams Company 1984 RENCON 1985 Gemstar Construction Development Inc. 1986 ApartmentData.com 1988 Wallace Garcia Wilson Architects Inc. 1992 Alexander-Rose Associates Saint Clair & Sons Inc. 1998 AAA Staffing Ltd. CoreLogic Rental Property Solutions 2000 Moveforfree.com Inc. Pura Flo Corporation 2001 Apartment Life Inc. 2002 American Fire Systems Classic Touch Painting Direct Energy LP Keystone Resources Southwest Painting Contractors Inc. 2003 Sign-Ups & Banners 2004 Assessment Advisors 2005 LSR Multifamily Swain & Baldwin Insurance & Risk Management United Protective Services 2006 Bell’s Laundries CAD Restoration Services Corestone Paving & Construction DoodyCalls Lopez Carpet Care & Painting Masonry Solutions Inc. Roto-Rooter Services Co. TXU Energy Multifamily Services Valet Waste 2008 ARE Business Solutions LLC Flavor Finish Resurfacing HARCO Insurance Services Texas Turf Management 2009 Contractors Inc. Moen Inc. Redevelopment Services Storm Maintenance & Monitoring 2010 ALN Apartment Data Inc. BAC Products Belfor Property Restoration Certified Termite and Pest Control Cotton Commercial USA FTK Construction Services 2011 Buena Suerte Spanish Newspaper DNM Contracting Inc. Fantastic Floors Greenway Environmental Services Infinite Energy Inc. Parking Management Company/PMC Towing 2012 ABC Supply Co. Inc. Accent Sign & Awning Co. Brown & Gay Engineers Inc. Cantrell McCulloch Inc. EnviroSmart Multifamily Pest Solutions Final Touch Remodeling Floor and Decor Giordano Construction Inc. Go-Staff Inc. Maldonado Nursery & Landscaping Inc. Morrison Supply Company Nationwide Eviction Rent.com Texas Concrete Professional Company 2013 ACTIV Answer by Audio Images Arbor Contract Carpet Inc. ASAP Steamers Carpet Cleaning Capitol Wrecker LLC Comcast Gambit Construction Gorman Roofing Services Outdoor Elements Pool Works LLC ProMaster Roofing & Gutter StoveTop FireStop

Tidal Renovations LLC Tuttle Construction 2014 Adventure Playground Systems Inc. Chadwell Supply Classic Same Day Blinds D & G Quality Roofing Inc. J National Jonah Systems LLC MX2 Commercial Paving Parking & Towing Experts Pathfinder Insurance Group Perma-Pier Foundation Repair of Texas Ram Jack Foundation Solutions SisTerra Landscape Storage West Texas Apartment Pool Services The Katy Plumbing Co. Virtual Leasing Systems WCA Waste Corporation Zillow Group Zippy Shell of West Houston 2015 Admiral Linen & Uniform Service by Alsco Air Pro Systems America Outdoor Furniture American Painting & Renovations Inc. ASAP Personnel Inc. Astro Towing Solutions BSI Cameras Onsite CertaPro Painters Citi Fence Commercial Inc. Competitive Choice Inc. CSILED.com DeNyse Companies Division-9 Inc. Duke Sys Fix My Slab Foundation Repair Fulton Law Group PLLC Gateman Inc. Goes Heating Systems Greater Houston Pool Management H.S. Services Hinton Construction Company Inc. Holder’s Pest Control Infinity Power Partners Kathy Andrews Interiors Lane Law Firm Liberty Builders LLC M & J Painting and Construction Network Outfitters Notifii LLC Pace Mechanical Services Power Express Prestige Restoration LLC Restored Resources Smith Protective Service Springbok Valet Trash Solutions The Allshouse Group LLC The Energy Link LLC Torocon Services LLC United Painting Restoration Wilsonart 2016 3'D Painting & Construction 5885 Roofing & Construction Inc. Action Window Coverings Air Rescue Allied Fire Protection, LP American Yard Care Armadillo Professional Landscaping LLC Bath Fitter BH North America Cinch – Cabinet Refacing Kits Citi Fence & Concrete CoverAll Pests Delaney's Roofing & Restoration E-Systems Pest Management Inc Ecolo Environmental Inc. Embark Services Entrust Movers Express Employment Professionals EZneeds Fidus Construction Services Fun Abounds Furniture Options Green City Recycler Green Days Lawn Care Guardian Chimney Sweep Halo Doors Inc. Hillco Building Service LLC Hillcroft Group LLC Hive Houston Metro Security JLL Johnstone Supply Kastle Systems KONE Leah McVeigh Design and Consulting Liquid Waste Solutions Manning Pool Service McCann Total Security Solutions Murrah & Killough PLLC Murray Insurance & Financial O & S Construction and Weatherproofing O'Conor, Mason & Bone PC Paul Davis Restoration North Houston Pet and Playground Products Pioneer Roofing of Northport Platinum Enterprises, LLC Progressive 1 Roofing & Construction Quantum Fitness

Ram Construction Roadrunner Restoration RoofTec Ross Fried Consulting Shingle Hut Complete Roofing Services Signal 88 Security Northeast Houston Sparkle Wash Pressure Washing Stream Energy Sustain-Ability Solutions LLC Texan Glass & Solar Control Texas Southwest Floors Inc. The Home Depot The Perfect Light The Phoenix Staffing LLC Texas The PI Company ValencePM VMI's Premier Group LLC WASH Multifamily Laundry Systems Well Kept WF Athletic Supply Whitmans Contracting and Roofing 2017 Abilities Unlimited Inc. Allegion Apartment Total Services Brooklet Energy Distribution Classic Towing CoreServ LLC Creative Surface Designs by Holmes Fast Forward Services, LLC Flooring4.Us Frost Insurance Agency Gage Multifamily Services Genesis Panel Systems, Inc. HousingManager.com Maven Auto Detailing, LLC Media Nation Outdoor MPS Direct Norman Construction NorthMarq Capital POPIC Reliable Fire Protection Richmond Equipment Secure Insurance Symmons Industries TD Waterproofing Texas Crime Prevention Agency Texas Eviction, LLC


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ABODE MAY 2017 I VOLUME 40, ISSUE 5

Executive Vice President and Publisher

JEFF HALL, CAE jhall@haaonline.org EDITORIAL AND DESIGN STAFF

Director of Publications and Design DEBORAH NIX dnix@haaonline.org Writer/Editor MORGAN TAYLOR mtaylor@haaonline.org ADVERTISING

Vice President of Membership and Marketing AMANDA SHERBONDY asherbondy@haaonline.org CONTRIBUTING STAFF

Vice President and General Manager SUSAN HINKLEY, CAE shinkley@haaonline.org Vice President of Professional Development EMILY HILTON, CPP ehilton@haaonline.org Vice President of Public Affairs ANDY TEAS, CAE ateas@haaonline.org Vice President of Finance NANCY LI LO, CPA nlo@haaonline.org Director of Information Technology ART EIDMAN aeidman@haaonline.org Director of Resident Relations MATILDE LUNA mluna@haaonline.org Director of Events and Meetings EMILY BANNWARTH, CMP ebannwarth@haaonline.org Director of Rental Credit Reporting TINA DEFIORE tdefiore@haaonline.org Rental Credit Reporting Manager LUISA AREVALO larevalo@haaonline.org Education and Meetings Coordinator KAREN MITCHELL kmitchell@haaonline.org Strategic Growth Manager LAUREN TURNER, CMP lturner@haaonline.org Membership and Marketing Coordinator LAUREN WOLFSON lwolfson@haaonline.org Public Affairs Specialist ALPA PATEL apatel@haaonline.org Webmaster and IT Specialist WILL ALFARO walfaro@haaonline.org PRINTER

TGI PRINTED www.tgiprinted.com HOUSTON COMMITTEE Executive Program & Budget Nominating Ethics Investment Fair Housing By-Laws Past Presidents Council Strategic Growth Legislative PAC Fundraising HAA Better Government Fund Century Club Multifamily Fire Safety Alliance Media Relations Golf Developers Leadership Development Product Service Council Community Outreach Resident Relations Appeals Resident Relations A Resident Relations B Membership Ambassador ONE Society 2017 Expo IROC Education Advisory Council Career/Community Development NEXT HAF Fundraiser Property Awards HAA Street Team

APARTMENT ASSOCIATION COMMITTEES CHAIR STAFF ADVISOR KYLE BROWN JEFF HALL MICHELLE PAWELEK JEFF HALL ALISON HALL JEFF HALL EILEEN SUBINSKY JEFF HALL KELLY SCOTT JEFF HALL BRYAN HEAD JEFF HALL KIM SMALL JEFF HALL JENIFER PANERAL JEFF HALL KELLY SCOTT LAUREN TURNER MICHELLE PAWELEK ANDY TEAS JERRY WINOGRAD ANDY TEAS STACY HUNT/JOHN RIDGWAY ANDY TEAS LAURA LESTUS ANDY TEAS JOHN FEDORKO ANDY TEAS JOHN FEDORKO ANDY TEAS CLAY HICKS ANDY TEAS CYRUS BAHRAMI ANDY TEAS MACK ARMSTRONG SUSAN HINKLEY IZZY GARZA SUSAN HINKLEY JOHN BORIACK SUSAN HINKLEY DARLENE GUIDRY MATILDE LUNA HEATHER LACLAIRE MATILDE LUNA KARI CARGLE MATILDE LUNA CLAY HICKS AMANDA SHERBONDY DEBORAH DEROUEN/DEREK DEVRIES AMANDA SHERBONDY GRANT CROWELL AMANDA SHERBONDY STEPHANIE BRYSON EMILY HILTON STARLA TURNBO EMILY HILTON DIANE GILBERT EMILY HILTON LINDSAY TORRES/DAVID LINDLEY EMILY HILTON SUSAN WELLS/ARRIE COLCA EMILY BANNWARTH DAVID JONES/STEPHANIE GRAVES TINA DEFIORE CARINA BRYARS LAUREN WOLFSON

HOUSTON APARTMENT ASSOCIATION MISSION AND VISION HAA is the leading advocate, resource and community partner for quality rental housing providers in the Houston and surrounding area. HAA develops leadership in the multifamily industry by engaging broadly diverse membership, embracing effective technology and advocating for a geographically inclusive association.

Visit HAA Online at www.haaonline.org ABODE IS THE OFFICIAL PUBLICATION OF THE HOUSTON APARTMENT ASSOCIATION. Serving the multihousing industry in Austin, Brazoria, Chambers, Colorado, Fort Bend, Harris, Liberty, Matagorda, Montgomery, San Jacinto, Waller and Wharton counties. ABODE, MAY 2017 VOLUME 40, ISSUE 5 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 © 2017 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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Houston Apartment Association Education Conference & Expo Schedule:

Thursday, May 18, 2017 Registration opens at 8 a.m. Keynote Breakfast with Joel Zeff 8:30 a.m. to 10 a.m. Education Breakout Sessions (Choice of 4 topics each round, see Page 37 for Conference details) Round One: 10:15 a.m to 11:30 a.m. Round Two: 11:45 a.m. to 1 p.m. NEW! Lunch & Lip Sync Battle: 1 p.m. to 2:15 p.m. (All of the above is included with Conference fee)

Show Hours 1:30 p.m. to 6:30 p.m. Over 250 Exhibitors! Earn TWO chances to win $1,500! (See Pages 36-40 for details) Expo only is FREE for all management personnel (Non-exhibiting suppliers not admitted) NRG Parking: $12 CASH ONLY

www.haaexpo.org

ONE LOW PRICE! Early Bird pricing available until May 8: $125; $165 after May 8 Special pricing for NAA Credential Holders (must be current): $95 Go to www.haaexpo.org for details and to register.


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President’s Corner By KYLE BROWN, CPM, 2017 HAA President

IT STARTS HERE

Join us on May 18 for an abundance of education and networking tools to get your career started for success.

LET HAA BE the blueprint of your career in the apartment industry at the 2017 HAA Education Conference & Expo where “It Starts Here.” HAA offers all the basic tools a multifamily professional needs to plan for success, such as education, networking, development and so much more. Mark your calendars for Thursday, May 18 and join us at the NRG Center from 8:30 a.m. to 6:30 p.m. for a full day of education, networking and relationship building. We see news outlets use words such as sluggish, slow and soft to describe the economic state of the Houston apartment industry, but those words are not reflective of the hard work and passion we bring to work each day. For the HAA Education Conference and Expo this year, we brought in industry experts who will show industry leaders how to acquire top talent, how to improve employee motivation and inspiration and offer a different perspective on what residents value today. These topics have been selected to reenergize you and your team. Our keynote speaker Joel Zeff kicks off the

www.haaonline.org

education series at 8:30 a.m. Following the education seminars, the expo floor will open from 1:30 p.m. to 6:30 p.m. Turn to Page 36 for more information on the conference and expo, and starting on Page 42 readers will find articles written by our 2017 HAA Education Conference & Expo speakers. National Apartment Housing Day April 6 was National Apartment Housing Day in which HAA, TAA and NAA affiliates and supplier partners gather across the country to celebrate working in the apartment industry. Here in Houston, HAA officers and staff celebrated at City Hall with Mayor Sylvester Turner. Councilwoman Brenda Stardig presented HAA with a

proclamation for Residential Property Management Careers Month. We celebrate apartment careers throughout the month of April, but in particular on National Apartment Housing day. HAA is both excited and honored that Stardig officially declared April as / See President, Page 89 RPM Month.

HAA Vice President at Large Starla Turnbo, HAA Executive Vice President Jeff Hall, HAA President Kyle Brown, Councilmember Brenda Stardig, HAA Vice President of Public Affairs Andy Teas, Mayor Sylvester Turner and HAA Vice President of Professional Development Emily Hilton in Houston City Council Chambers with the Proclamation for RPM Month.

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Houston Planned Energy Systems

For Rent Media Solutions

HAA Member since 1978

HAA Member since 1987

These companies have generously supported the Houston Apartment Association with their patron membership. Please give them careful consideration, whenever possible, in your business.

Republic Services

Criterion Brock

HAA Member since 1982

HAA Member since 1985

Presto Maintenance Supply

AAA Plumbers

HAA Member since 1983

HAA Member since 1984

CSC ServiceWorks

FSI Construction Inc.

HAA Member since 1961

HAA Member since 1999

Craven Carpet

Dixie Carpet Installations

HAA Member since 1986

HAA Member since 1987

Camp Construction Services

RentPath

HAA Member since 1994

HAA Member since 1979

May Patron of the Month THE FASTEST FRIENDLIEST SERVICE IN TOWN

FAMILY OWNED & OPERATED

Serving Houston and the surrounding areas for over 20 years. Order desk: 713-956-1395 Fax: 713-956-7802 www.cravencarpet.com

5400 Mitchelldale 89 • P.O. Box 801084 • Houston, Texas 77280-1084

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Legislative Update

By MICHELLE PAWELEK, CPM, CAPS, HAA Legislative Chair, with ANDY TEAS, CAE, Vice President of Public Affairs

GREASY PIPES

Avoid creating a legislative issue for you and your property while saving money.

IF YOU OWN or manage an apartment property, you probably have one of our HAAmember plumbing companies on speed-dial. That’s a good thing – in a way. We love our HAA-member plumbers! But how much money are you spending auguring sewer pipes? Is there a way to keep your property’s pipes from clogging in the first place? The biggest culprit in apartment sewer pipe clogs is cooking grease that is poured down residents’ kitchen sink drains. Hot grease is a liquid, but – as any cook knows – it solidifies as it cools. This happens inside your property’s pipes, leading to clogs, overflows and significant expense. Why is this a legislative issue? What doesn’t harden and clog your property’s pipes tends to harden and clog the city’s pipes further down the line. The City of Houston spends over $300,000 per year clearing clogs from sewer pipes. Where do they find the most blockages? Downstream, so to speak, from large apartment communities. Why us? What about restaurants? Restaurants in Houston, as in all cities, are required to have underground interceptors – more commonly known as grease traps. A grease trap is a large underground tank. The sewer pipe from the building flows in on one side, and grease and various solids are trapped in the tank while somewhat-clearer effluent flows out the other side. Restaurants have their grease traps pumped frequently to make sure they continue to work properly. Houston doesn’t require apartment properties to have grease traps. Some cities in Hawaii and California are starting to require this, and it’s very expensive. This problem is bigger than money, though. Federal law creates a felony criminal offense for polluting the water. Clogs can cause sewer leaks, which can drain into storm sewers and end up in streams and baywww.haaonline.org

ous. Though this is rare, apartment owners and managers have been threatened with arrest and felony prosecution for sewer leaks. What can we do? Let’s all do a better job of helping the city while we help our properties save money and avoid serious legal problems. If you have an older property with older pipes, this should be of particular interest to you. Here are some best practices to consider. • Educate residents. Brochures and videos are available through the City of Houston. Including a brochure in your move-in packets is a good place to start. • Help residents deal with grease. The City of Houston provides free, universal plastic can lids. Residents can repurpose any can, pour grease into it and seal it with this lid. They can pull the lid off and throw the can away when the grease hardens, or use the grease. If your momma didn’t cook with leftover bacon grease, you may not be from Texas. The city also provides free food scrapers – plastic handle-free spatulas residents can use to scrape pots and plates before cleaning them in the sink or placing them in the dishwasher. Sink and bathtub strainers can also help trap hair and other stuff that may contribute to the problem. • Remind residents about grease. A small sign or decal above the kitchen sink provides a constant reminder. You can also post reminders on your residents’ doors or send out email reminders. • Hold residents accountable for grease. We’re in the customer service business, but your residents should know that when a clogged pipe is traced to their unit, it will result in a plumbing fee that will be charged to them. • Clean your pipes before they clog to the point of causing a spill. The City of Houston is our partner in this. Let them know before you do any serious sewer work. They can de-

ploy their trucks to catch what flows into the sewer mains from your property. In the apartment business, we know things sometimes go wrong, even when we do everything right. What if you have a sewer spill? How do you clean it up safely and legally? We’re going to begin covering this in more detail in our CAM and CAMT classes, but for now the most important thing is that you don’t hose it into the street or into the storm sewer system. There are companies with special vacuum trucks that specialize in this. While grease is the most important factor in keeping the sewer system clean, one other possible factor involves large laundry rooms. Most newer apartments feature small, inunit washers and dryers. Older properties with large, central laundry rooms may have an underground lint trap, which works like a restaurant grease trap. If you have one, it needs to be permitted by the city and pumped periodically to keep it clean and functioning properly. Know where yours is, along with its capacity. You can check the level of lint with a “sludge stick” – which is just what it sounds like – from the cleanout pipe above ground. Houston’s code requires your lint trap be “operated and maintained in accordance with the manufacturer's recommendations and this article including, but not limited to, periodic removal of the accumulated waste.” Talk to your plumber about how often your lint trap needs to be pumped. HAA is working to expand our educational curricula to include more information about this. Keep an eye on HAA’s website, and visit www.corralthegrease.org for more information. If you have a regulatory problem or question, call the HAA main line at 713-595-0300 and ask for Public Affairs. If a particular code requirement or issue concerns you, let us know by emailing Andy at ateas@haaonline.org.

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Featured Supplier

Booth #215


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It’s the Law

By HOWARD BOOKSTAFF, Hoover Slovacek LLP , HAA General Counsel

DEATH OF THE LEASE TERM If you’re thinking about terminating a problem resident’s lease at the end of its term, think again. You might find yourself in a legal issue.

YOU HAVE A problem resident in unit 105. You have received complaints regarding excessive noise and traffic from their neighbor, so you send a notice of lease violation due to the complaints. When the resident received the notice, she comes into your office to give you a piece of her mind. She claims you are favoring her neighbor by responding to her neighbor’s complaint. She denies the noise and traffic. She promises to make your life miserable. Within the next few days, you receive multiple requests for maintenance issues in her unit. You send maintenance to her unit each time she makes a request. However, most of her requests are without merit. When responding to one of her requests, she tells maintenance that she has distributed a petition to other residents to get you fired and will organize the residents (except for her neighbor) against you. You review her lease file. She signed a 12month lease ending July 31, 2017. You think: Great, I can give the resident a 60-day notice of lease termination and terminate her lease effective at its expiration, July 31, 2017. After all, either party can terminate the lease when it expires, right? Maybe not … Contractually speaking, the knife cuts both ways. Either party can give the appropriate notice of termination to terminate the lease at the end of its term. However, there are a number of examples where the concept of the lease term has eroded. Retaliation Subchapter H of chapter 92 of the Texas Property Code addresses retaliation issues. Section 92.331(a) provides that an owner may not retaliate against a resident by taking certain actions because the resident:

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1. In good faith exercises or Rarely would you ever terminate the lease of a good attempts to exercise a right or remedy granted to the resiresident. When you terminate the lease at the end of dent by lease, ordinance, or its term, you are usually doing so with a resident who federal or state statute; has been a problem. Although you cannot retaliate or 2. Gives an owner a notice discriminate against a resident, if the resident has vito repair or exercises a remedy olated the lease by making bad faith maintenance reunder chapter 92; quests or caused problems for others at the property, 3. Complains to a governmental entity responsible for the better practice is to identify the real reasons for enforcing building or housing the termination in your notice of termination. This codes, a public utility, or a would give you a better chance of defending civic or nonprofit agency, and your actions if a resident claims retaliation or the resident: discrimination at the eviction proceeding. a. Claims a building or housing code violation or utility problem; and b. Believes in good faith that the comial status or disability. If you terminate one resplaint is valid and that the violation or ident’s lease at the end of the term, but give problem occurred; or other residents whose leases are expiring a no4. Establishes, attempts to establish, or tice of renewal, without another reason, the participates in a tenant organization. resident who received a notice of termination Pursuant to section 92.331(b), an owner could claim that you are discriminating. may not, within six months after the date of the resident’s action, retaliate against the resHUD’s Model Lease for Subsidized ident by depriving the resident of the use of Programs and Housing Assistance Paythe premises or terminating the resident’s ments Contract (for subsidized housing) lease. The statute also prohibits retaliating by (applicable to assistance housing): filing an eviction proceeding, unless the evicThe HUD Model Lease for Subsidized Protion is based on nonpayment of rent, damage grams allows terminations at the end of the to the property, threatening the personal term of the lease, but only for “other good safety of others or otherwise materially cause.” The Tenancy Addendum attached to breaching the lease. the Housing Assistance Payments Contract The retaliation statute is fairly broad and provides that “good cause” may include: (i) could be applied in a situation where a landthe resident’s failure to accept the owner’s lord terminates a lease or proceeds with an offer of a new lease or revision; (ii) the eviction action for something that is not owner’s desire to use the unit for personal or based upon nonpayment of rent or a matefamily use or for a purpose other than as a rial breach of the lease. residential rental unit; (iii) a business or economic reason (such as sale of the property, Discrimination renovation of the unit or the owner’s desire to Federal and state laws prohibit taking action rent the unit for a higher rent). against a resident because of the resident’s race, color, religion, national origin, sex, familContinued May 2017

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Tax Credit Properties Tax credit properties are subject to the rules of the Texas Department of Housing and Community Affairs. Rule 10.610 of the TDHCA rules provides that owners must provide in any non-renewal or termination notice a specific reason for the termination or non-renewal. Rarely would you ever terminate the lease of a good resident. When you terminate the lease at the end of its term, you are usually doing so with a resident who has been a problem. Although you cannot retaliate or discriminate against a resident, if the resident has violated the lease by making bad faith maintenance requests or caused problems for others at the property, the better practice is to identify the real reasons for the termination in your notice of termination. This would give you a better chance of defending your actions if a resident claims retaliation or discrimination at the eviction proceeding. Of course, if you are inclined to give a notice to vacate as a result of the violation of the lease (as opposed to a notice of lease termination at the end of the term), you can certainly do so. For assisted housing or tax credit properties, the applicable contract or rule requires that you provide, at least, “good cause” for the termination. As you may be aware, the Texas legislature is currently in session. One of the bills that has been introduced would further erode an owner’s right to terminate the lease at the end of the lease term. The bill involves the rehabilitation, demolition or change in use of residential property occupied by a resident. The proposal adds a section to the Texas Property Code stating that unless there is a casualty loss, making a unit unusable for residential purposes, an owner may not refuse to renew a resident’s lease to allow the owner to rehabilitate, sell or close for demolition or redevelopment, or change the use of the unit unless the owner delivers certain advanced and specified notice. In other words, even if the lease term has expired, the owner cannot terminate the lease unless the owner gives the specified notice. It appears that the owner’s right to terminate a lease when its term expires is, itself, expiring. If you are terminating a lease at the end of the term, be careful! You may run into situations raised by the examples identified above or other circumstances which would restrict, or prohibit, you from exercising this right. As always, keep abreast of any new laws that result from the current legislative session.

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Featured Supplier

Booth #815


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Resident Relations from the RESIDENT RELATIONS COMMITTEE

VIDEO PROOF

To prove her case, a resident provides a video to show the committee why she’s disputing cleaning charges. A RESIDENT FILED a complaint with HAA to dispute cleaning charges of $80, stating the apartment unit was left in immaculate condition. The resident provided documentation, including a video of the state of the apartment unit at the time of move-out. In her complaint, the resident claims that she requested management perform a walk-through in her presence to ensure the state of her unit was in pristine conidition before turning her keys in. Management responded to HAA with copies of the resident’s notice to vacate, application, lease, move-in condition form, final account statement and pictures of the unit at move-out. The final account statement revealed the management company retained $80 of the resident’s security deposit for cleaning charges of

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the refrigerator, bath mirror, toilet, bathroom sink and kitchen sink for total of $80. The final account statement also provided the resident paid a $400 security deposit and had a balance of $59.51 at move-out. This response was forwarded to the resident. Based on the video provided by the resident and the photos provided by the management company, the committee felt the state of the apartment unit was in accordance to what the resident described. The committee decided in favor of the resident with an adjustment made to reduce the cleaning charges from $80 to $40. The HAA Resident Relations Committee provides an impartial review of resident complaints

using the documentation provided by both the resident and management. When the committee finds in favor of the resident, we appreciate a direct response from the property to the resident within two weeks and a copy of the payment sent to HAA for our records. When the committee finds in favor of the resident, management may file an appeal. When the committee finds in favor of the property owner, the decision is final. If you are a manager with a resident relations issue, call HAA at 713-595-0300 for direct assistance. Renters can be referred to HAA to speak to a trained consultant Wednesdays from 9 a.m. to 1 p.m., and Thursdays and Fridays from 9 a.m. to 1 p.m. and 2 p.m. to 4 p.m.

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T Don’t miss our annual toast to the best and brightest in multifamily. Join us for the 2017 Houston Apartment Association Honors Awards Ceremony.

T

T T

T

Thursday, June 15 6 p.m. to 9 p.m. Hilton Americas

Individual Awards sponsored by

1600 Lamar St., Houston, Texas 77010

$95/person Don’t miss the Early Bird Discount: Save $20 – Only $75 if payment is received by June 9 Tables of 10 may be reserved by company name when paid in full.

T Owner/Management Executive of the Year Independent Owner of the Year Supplier of the Year Portfolio Supervisor of the Year Marketing/Training Director of the Year Administrative Support Staff of the Year On-site Manager of the Year (in three categories)

All major credit cards accepted online, by phone, by email and in person. Requests for refunds must be received in writing by end of business day on June 9, 2017, and will be subject to a $50 cancellation fee. No refunds will be granted after June 9 or for no shows. No refunds will be given for individual tickets, but tickets are fully transferable.

Property Awards sponsored by

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

Assistant On-site Manager of the Year Leasing Consultant of the Year Maintenance Supervisor of the Year (in two categories) Maintenance Technician of the Year

Plus the 16 Property Category Awards!

Red Carpet sponsor


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Featured Supplier

Booth #634


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Take Me Out to the Sponsorship Auction! M M M M M M M M M

Tuesday,June 27

Hit a marketing home run at the June Sponsorship Auction with opportunities to sponsor an upcoming event or meeting.

Events in the series include the Dinerstein Golf Tournament, Annual Business Meeting, Chili Fest, Installation Gala, State of the Industry Breakfast, APPLE Programs, and whole line up education sessions and seminars. We’ll have ball park food and ice cold beverages. Wear your favorite team gear to show your team spirit!

Is it your rookie year? If you have never attended one of our auctions before, come early to Auction 101 session at 2:30 p.m. to find out how to bid, what’s for sale and tips on how to improve your swing. Need a pinch hitter? If you can't make the live auction, proxy bidding is available until the end of the day Friday, June 23! Email Amanda Sherbondy at asherbondy@haaonline.org for information.

Visit www.haaonline.org/sponsor for more details and to register. Auction program available June 1.

Tuesday, June 27

HAF Dinerstein Reed Prokop Education Center, 4810 Westway Park Blvd. off Clay Road just east of Beltway 8 Auction 101: 2:30 p.m. Registration and Drawing Lots Open: 3 p.m. Drawing Lots close: 3:45 p.m. Live Auction begins: 4 p.m. RSVP to Amanda Sherbondy at asherbondy@haaonline.org


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Upcoming Education

MAY APPLE: Marketing Session 1: Event Evolution Tuesday, May 2 8:30 a.m. to noon Program fee: $50 Sponsored by Best Plumbing See Page 22 for details. CAM: Human Resources Wednesday, May 3 8:30 a.m. to 5 p.m. Program fee: $1,050 per person Sponsored by Brook Furniture Rental Tuition can be paid in full or divided into two payments of $525. New CAM candidates must begin the program with the first course on Wednesday, March 22. Certified Pool Operator Course – Spanish (2 days) Wednesday, May 3 and Thursday, May 4 8:30 a.m. to 5 p.m. Program fee: $299 Successful completion of this two-day course will result in a five year certification from the National Swimming Pool Foundation and ensures pool chemicals are being used properly and when appropriate. HVAC EPA Certification Test Prep and Exam Tuesday, May 9 and Wednesday, May 10 8:30 a.m. to 4 p.m. Program fee: $299 See Page 24 for details. CAM Exam Friday, May 12 11:30 a.m.

SCHEDULE AND FEES

From the HAA EDUCATION DEPARTMENT

Lake Jackson Fair Housing Seminar Tuesday, May 16 8:30 a.m. to noon Program fee: $65 by May 12; $75 Sponsored by Redevelopment Services See Page 29 for details. 2017 HAA Education Conference & Expo Thursday, May 18 NRG Center Hall C Program fee: $125 by May 18; $165 See Page 6 for details. Leasing 101 (Day and a half) Wednesday, May 24 8:30 a.m. to 4 p.m. and Thursday, May 25 8:30 a.m. to noon Program fee: $65 by May 24; $75 An in-depth introduction to the apartment industry for new leasing professionals as well as those individuals looking to learn more about the industry as a career. This day and a half program also includes TAA lease paperwork curriculum. Students who complete the course will receive a certificate, as well as a listing of placement agencies and management companies that are members of HAA. Industry Math Wednesday, May 31 8:30 a.m. to noon Program fee: $99 Sponsored by Impact Floors A new NAA curriculum, this workshop is an excellent opportunity to sharpen your mathematical skills in preparation for attending any of the credential programs. This is your chance to “go back to school” in a relaxed and low-

are subject to change without prior notification. Notice of cancellation is required two days in advance to receive a refund, less a $15 administrative fee. Seats are guaranteed on a first-come, first-served basis when payment and registration are received in advance of the program. Unless otherwise indicated, courses are held in either the Camden and Michael Stevens Interests Room or the Direct Energy and Liberty Personnel & Executive Search Room at the Dinerstein Reed Prokop Education Center, 4810 Westway Park Blvd. on the second floor of the HAA Office www.haaonline.org

stakes environment and advance your career.

JUNE IROC Breakfast Friday, June 2 7:30 a.m. to 10 a.m. Program fee: free for members; $25 per nonmember Sponsored by SentriForce The Independent Rental Owners' Connection (IROC) offers customized education and networking programs just for you. CAS: Supplier Success Monday, June 5 10:00 a.m. to 3:00 p.m. Program Fee: $125 per course; $625 full program Earning the CAS designation allows you to network with your peers from other companies, learn about the benefits and activities your local apartment association offers and engage in apartment association meetings and events. The course is an opportunity for suppliers to hear the everyday challenges faced by apartment-manager customers. Topics include: Applicant screening, leasing contracts, and move-ins; Rent collection, lease renewal, the move-out process, lease termination, and eviction; Property management systems and their functions; How community managers create a positive fair housing environment; Minimizing risk through inspections, preventative maintenance, safety programs, and documentation; Addressing property and environmental hazards and crime; Analyzing property financial operations and

underperformance; Monitoring property performance to achieve an owner's investment goals; Maximizing net operating income. APPLE: CORE Session 4 Phenomenal Phone Proficiency Tuesday, June 6 8:30 a.m. to noon Program fee: $50 per session Sponsored by The Liberty Group This interactive workshop is designed for you to get the most out of your best tool: the telephone. Find new ways to open quality conversation; Use the client’s own momentum to carry them through your door; Create excitement and desire for your apartments through verbal pictures. See Page 22 for details. Baytown Fair Housing Seminar Tuesday, June 6 8:30 a.m. to noon Location: TBA Program fee: $65 by June 2; $75 after June 2 Please note, registration starts at 8:30 a.m. and the program starts at 9 a.m. Sponsored By Hire Priority Staffing & Executive Search Join Howard Bookstaff for a refresher course in Fair Housing. How should you deal with service animal requests and criminal background screenings? What do you do when you receive a complaint? Fair Housing is changing and you need to be up to speed. We are coming to your area for this refresher course. Topics Include: Anatomy of a Fair Housing Complaint – Navigating through the Fair Housing process; Taming assistant animal issues; / See Education, Page 86

Building. Seating is limited. You must pre-register. For more information and to register, go online at www.haaonline.org. Notice to Attendees: All pre-registered no-shows will be billed. For admittance into HAA/HAF events, payments will be required at the door if not received prior to the event. Start times listed above include a 30-minute registration period. Notice of cancellation is required two days prior to the event for a refund, less a $15 administrative fee. May 2017

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MAY S M T W 1 2 3 7 8 9 10 14 15 16 17 21 22 23 24 28 29 30 31

Calendar HAA Education, Events and Meetings SCHEDULE

T 4 11 18 25

F 5 12 19 26

S 6 13 20 27

JUNE S M T

W T 1 4 5 6 7 8 11 12 13 14 15 18 19 20 21 22 25 26 27 28 29

F 2 9 16 23 30

S 3 10 17 24

MAY 2

9-10

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APPLE: Marketing Session 1 Event Evolution with Heather Blume Tuesday, May 2 8:30 a.m. to noon Sponsored by Best Plumbing

HVAC EPA Certification Test Prep and Exam Tuesday, May 9 and Wednesday, May 10 8:30 a.m. to 4 p.m. See Page 24 for details.

All-Stars Sports Challenge Friday, May 12 9 a.m. to 2 p.m. Houston Sportsplex 12631 South Main St., 77035 Event proceeds will benefit the Houston-area Red Cross. See Page 76 for details and sponsors. Register online at www.haaonline.org. Contact Susan at 713-595-0313 or email shinkley@haaonline.org for questions.

CAM Exam Friday, May 19 11:30 a.m.

3 CAM: Human Resources Wednesday, May 4 8:30 a.m. to 5 p.m. Sponsored by Brook Furniture Rental New Supplier Member Orientation Wednesday, May 3 3 p.m. Sherlock’s Baker St. Pub 10001 Westheimer, 77042 All new supplier members welcome. Contact Amanda at asherbondy@haaonline.org for details. Ambassador ONE Society Meeting Wednesday, May 3 4 p.m. to 5:30 p.m. Sherlock’s Baker St. Pub 10001 Westheimer, 77042 Contact Amanda at asherbondy@haaonline.org for details.

3-4 Certified Pool Operator Course – Spanish (2 days) Wednesday, May 3 and Thursday, May 4 8:30 a.m. to 5 p.m.

9 Education Advisory Council Tuesday, May 9 10 a.m.

10 Leadership Lyceum Session 4 Wednesday, May 10 8:30 a.m. Contact Susan for details at shinkley@haaonline.org. Resident Relations Committee B Wednesday, May 10 2 p.m. to 4 p.m.

11 Blue Star Program Thursday, May 11 7:30 a.m. to 4 p.m. Houston Apartment Association 4810 Westway Park Blvd., 77041 Register online at www.houstontx.gov/police/ multi_family. Sponsored by American Painting & Renovations Inc. and Metropolitan Staffing Solutions Expo Committee Thursday, May 11 3:30 p.m.

CAM Exam Friday, May 12 11:30 a.m.

16 Lake Jackson Fair Housing Seminar Tuesday, May 16 8:30 a.m. to noon Location: TBD Presented by Howard Bookstaff. See Page 29 for details. Sponsored by Redevelopment Services

23 Product Service Council Meeting Tuesday, May 23 10 a.m. HAA PAC Luncheon Tuesday, May 23 11:30 a.m. to 1 p.m. Program fee: $30 per PAC member; $40 per non-PAC member Contact haapac@haaonline.org for registration and details. Sponsored by CoreLogic Rental Property Solutions

24 Area Council Meeting: Richmond/Rosenberg Area Wednesday, May 24 11:30 a.m. More information to follow. Contact lturner@haaonline.org for questions.

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2017 HAA Education Conference & Expo Thursday, May 18 8 a.m. to 6:30 p.m. NRG Center Hall C Please note, registration and fees are only required for seminar attendees. Expo only is free for management company members. See Page 6 for details.

Leasing 101 (Day and a half) Wednesday, May 24 8:30 a.m. to 4 p.m. and Thursday, May 25 8:30 a.m. to noon

Board Meeting Thursday, May 18 11:30 a.m. to 1 p.m. NRG Center Board members are encouraged to attend the HAA Expo, located in Hall C, following the meeting. Sponsored by CoreLogic Rental Property Solutions

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29 Offices Closed HAA will be closed on Monday, May 29 in observance of Memorial Day.

Industry Math Wednesday, May 31 8:30 a.m. to noon Sponsored by Impact Floors

UNLESS OTHERWISE NOTED, all events meet at our Dinerstein Reed Prokop Education Center, 4810 Westway Park Blvd., second floor, in either the Direct Energy and Liberty Personnel & Executive Search or the Camden and Michael Stevens Interests Room. Meetings located at the HAA Offices, 4810 Westway Park Blvd., first floor, will be held in the Redi Carpet and Winograd Families/Judwin Properties Conference Room. See www.haaonline.org for an interactive calendar. 20

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

JUNE 2

7

13

28

IROC Breakfast Friday, June 2 7:30 a.m. to 10 a.m. Sponsored by SentriForce

New Supplier Member Orientation Wednesday, June 7 3 p.m. Sherlock’s Baker St. Pub 10001 Westheimer, 77042 All new supplier members welcome. Contact Amanda at asherbondy@haaonline.org for details.

Leasing 101 (Day and a half) Tuesday, January 13 8:30 a.m. to 4 p.m.

Certified Pool Operator Course (two days) Wednesday, June 28 8:30 a.m. to 5 p.m.

Ambassador ONE Society Meeting Wednesday, June 7 4 p.m. to 5:30 p.m. Sherlock’s Baker St. Pub 10001 Westheimer, 77042 Contact Amanda at asherbondy@haaonline.org for details.

3 Fun Run Saturday, June 3 7 a.m. to 10 a.m. Grab the whole family, and your running shoes. Join us for the 2017 Fun Run & Walk benefitting Camp Hope, a transitional housing facility for veterans suffering from PTSD. See Page 76 for details or contact Lauren Wolfson at lwolfson@haaonline.org for details.

5 CAS: Supplier Success Monday, June 5 8:30 a.m. to 3 p.m.

Introduction to Microsoft Excel Wednesday, June 7 8:30 a.m. to noon

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APPLE: CORE Session 4 Phenomenal Phone Proficiency with Rebecca Rosario Tuesday, June 6 8:30 a.m. to noon See Page 22 for details. Sponsored by The Liberty Group

HAA PAC Luncheon Thursday, June 8 11:30 a.m. to 1 p.m. Program fee: $30 per PAC member; $40 per non-PAC member Contact haapac@haaonline.org for registration and details. Sponsored by Redevelopment Services

Baytown Fair Housing Seminar Tuesday, June 6 8:30 a.m. to noon See Page 29 for details. Sponsored By Hire Priority Staffing & Executive Search

9 HAA NEXT: Professional Development Breakfast Friday, June 9 8 a.m. to 10 a.m. Sponsored by FSI Construction

14 Resident Relations Committee A Wednesday, June 14 2 p.m. to 4 p.m.

Introduction to Microsoft Excel Wednesday, June 28 8:30 a.m. to noon

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2017 Honors Awards Thursday, June 15 6 p.m. to 9 p.m. Hilton Americas 1600 Lamar St., 77010 Reserved tables by company name are available in increments of 10 when paid in full by one company. Individual Awards sponsored by Crestmark Construction Services and The Liberty Group. Property Awards sponsored by Ameritex Movers and TPI Construction and Painting. Red Carpet sponsored by AAA Plumbers.

ACES June Luncheon Friday, June 30 11:30 a.m. to 1:30 p.m. Sponsored by Camp Construction Services and For Rent Media Solutions

27 Sponsorship Auction Tuesday, June 27 3 p.m. to 5 p.m. Program fee: FREE to all supplier partners Join us for the June Sponsorship Auction. Sponsoring an event in 2017 is a great way to gain recognition for your company. Over 60 events will be up for auction. Drawings and proxy bidding available. Arrive early at 2:30 p.m. for an Auction 101 session for first timers. Drawings close at 3:45 p.m. and live auction begins at 4 p.m. See Page 18 for details or contact Amanda at asherbondy@haaonline.org for details.

See Pages 6 and 36-40 for for details. www.haaonline.org

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Here’s a taste of the next four sessions:

Grow your career with the right h tc a w d n a ce vi d a t es b e th s, idea your future blossom –

Grab an APPLE! APPLE is sponsored by

APPLE: Marketing – Session I May 2 Event Evolution With Heather Blume Everyone knows that one of the quickest ways to raise your property’s NOI is to retain your residents, but building an involved and engaged community can be more challenging than you might think. Let Heather help you examine your resident event calendar this year, add some new great event ideas to fit any budget and share her event planning timeline. This session is a great source of education for anyone who helps with their property’s event planning or execution. APPLE: Core - Session 4 June 6 Phenomenal Phone Proficiency With Rebecca Rosario Interactive workshop designed to get the most out of your best tool: the telephone. • Find new ways to open quality conversation • Use the client’s own momentum to carry them through your door • Create excitement and desire for your apartments through verbal pictures

APPLE : Leadership – Session 2 July 18 Stop the Invasion of the Warm Body Snatchers (How to Recruit & Interview) With Donna Olson Ever been guilty of filling a position with a “warm body?” Learn the knowledge and skills to enable improved employee selection by developing effective recruiting strategies, establishing hiring criteria/checklists for open positions and asking specific questions to get the information you need for the right hire. APPLE: Core – Session 5 August 8 Latte Lessons – The Starbucks Experience With Sue Weston This workshop takes the five principles that drive Starbucks and apply them to our own teams and properties. The program takes a first look at the Starbucks organization – the good, bad and ugly. We talk about owning our roles; that everything matters; the need to surprise and delight our customers; how important it is to embrace resistance and lastly, to leave our mark. This is an important leadership and organizational journey.

And there’s many more sessions for 2017! Visit www.haaonline.org for more. APPLE features some of the best nationally acclaimed speakers in the industry.

Individual sessions are priced at only $50 each, a real steal for quality education. Annual Property Subscriptions are also available with unlimited attendance for all on-site property staff to all sessions at discounted prices: • Only $199 per year per property for properties with fewer than 200 units • Only $399 per year per property for properties with 200 to 350 units. • Only $450 per year per property for properties with more than 350 units.

Take a bite out of these education opportunities and enroll for 2017 today. Contact the HAA Education Department at education@haaonline.org or register online at www.haaonline.org.

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Featured Supplier

Booth #723


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Continuing Education: CFC/EPA/HVAC Certification CFC/EPA/ HVAC Certification This course is designed to provide associates with the knowledge necessary to pass the Federal EPA 608 exam, which has four sections, including include Core, Type I, Type II and Type III (which add up to a universal certification). Associates can pass any or all of the sections, and a passing score achieved on all four sections earns a universal certification. This certification is required by law for anyone who works on HVAC systems. Mark’s teaching methods give this class one of the nation’s highest pass rates for EPA certification.

Tuesday and Wednesday, May 9-10 8:30 a.m. to 9 a.m. – Registration 9 a.m. to 4 p.m. – Program HAF Dinerstein Reed Prokop Education Center 4810 Westway Park Blvd., off Clay Road and the Beltway $299 (includes course, exam fee and lunch for two days)

Instructor Mark Cukro is a leading resource in the field of service team development and brings to you all of the knowledge, skills and resources necessary to promote personal and professional development. Through Mark’s upbeat and unique approach to delivering technical information, each student is engaged and encouraged to learn how to work more effectively in the multihousing and service industry. Mark was the director of service team development for Colonial Properties Trust Inc., a New York Stock Exchange-traded company with 148 properties and more than 48,000 apartment homes. Mark’s certifications include CAPS, CAMT and CAMTII, and he is an EPA Proctor for the HVAC/CFC 608 and 609 certifications. He is also an award-winning Certified Pool Operator instructor for the National Swimming Pool Foundation.

For more information and to register, visit www.haaonline.org Register online today at www.haaonline.org or call 713-595-0300 for details. 24

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Featured Supplier

Booth #115/214


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

A RECORD RUN

The National Multifamily Housing Council releases its 2017 NMHC50. THE APARTMENT SECTOR continued its record run, reflected in the National Multifamily Housing Council’s (NMHC) newly released 2017 NMHC 50 – the authoritative ranking of the nation’s largest apartment owners, manager, developers, general contractors, and, new this year, syndicators. MAA (headquartered in Memphis, Tenn.) is the country’s largest apartment owner, with 99,393 apartment homes owned. Propelling MAA to the top of the list was its acquisition of Post Properties and its 24,000 apartments. Greystar Real Estate Partners (headquartered in Charleston, S.C.) remained the largest apartment manager, with 415,634 apartments under management.

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Greystar Real Estate Partners also jumped to the top of the apartment developers list this year through its 7,623 apartments started in 2016. Alliance Residential Company (headquartered in Phoenix, Ariz.) retained its spot as the nation’s top general contractor for the second year in a row, starting 6,933 apartments in 2016. Alden Torch Financial (headquartered in Denver, Colo.) is the country’s largest apartment syndicator with 183,456 apartments syndicated. “Whether it’s rent growth, occupancy or absorptions, key industry metrics continued to show 2016 as one of the strongest years on

record for the apartment industry,” said Mark Obrinsky, NMHC’s Senior Vice President of Research and Chief Economist. “Any way you slice it, last year was a tremendous one for multifamily.” Additional industry and NMHC 50 highlights: 9.1 million – Growth in renter households over the past decade, according to the Census Bureau. 1,992,700 – Number of units owned in the NMHC 50 ownership list, representing 9.6 percent of the total apartment stock in the U.S. 96.2 percent – Occupancy rate in 2016, the highest since 2000, according to MPF Research.

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NMHC partners with Kingsley Associates, a leading real estate research and consulting firm for the NMHC 50’s research and analysis. All apartment owners, managers, developers, general contractors and syndicators are invited to answer a survey questionnaire that asks about their prior year activities. Apartment owners, managers and syndicators are ranked based on their portfolio holdings (either owned or managed) as of January 1, 2017, while developers and general contractors are ranked based on the number of units started in 2016. Visit www.nmhc.org/The-NMHC-50. Adding Value in the Age of Amenities From helipads to breweries to concierge services that can just about read a resident’s mind, amenities have been a hot topic in the apartment industry for years, and the bar just keeps getting higher. For apartment owners and operators who have neither the capital nor even the demand for these over-the-top features, there are plenty of ways to increase their communities’ appeal through amenities, many of which are simple to implement and require little upfront investment. NAA has released a report that seeks to identify top amenities in their communities: nationwide and in 11 selected cities, at both the community and unit level, and which ones have the greatest impact on revenue. An analysis of major renovations and their effect on rent and occupancies is also included. This NAA Research study included 43 unique amenities, added or upgraded from January 2014 to September 2016. The universe of survey responses totaled more than 100,000 units in 35 states. At the property level, half of the top 10 amenities added or upgraded since 2014 involve bringing people together — the community aspect of apartment living that is a draw to so many apartment residents. Clubhouses and common areas for socializing made the top five, with swimming pools, outdoor kitchens and play areas also proving popular. Fitness centers remain a must-have in any community. Other amenities related to health and wellness such as bike storage, walking/jogging paths and fitness classes did not make the top 10, but were still fairly prevalent among the survey respondents. Despite the importance of community-wide Wi-Fi to many residents, business centers still outweigh it in terms of what owners are offering. Pet-friendly amenities rounded out the top five and ranged from petwashing stations to off-leash dog parks. By Paula Munger, Director of Research. Visit https://www.naahq.org/news-publications/ value-add-amenities for the report. www.haaonline.org

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On the Road with HAA Clute/Lake Jackson Area Council Meeting Tuesday, March 28 at Jackson Village It was great to be back in Lake Jackson to hear an update about Port Freeport from the Director of Economic Development, Mike Wilson. He shared a lot of great information with the audience about how the port is growing to keep up with the increasing port activity. Wilson also shared expansion facts and figures with our attendees. Thank you, Sharee Maffettone from Jackson Village for hosting us at your beautiful property.

HAA IS REACHING OUT to better serve our members by bringing targeted networking and

educational events to different parts of our 12-county service area. Contact strategic growth manager Lauren Turner at lturner@haaonline.org to sign up for these FREE, management-only events where you can learn about issues affecting your area and network with your fellow managers. Want to host an event? We are looking for member properties to host Area Council meeting. Contact lturner@haaonline.org. 28

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HAA is reaching out and hitting the road to better serve our members by bringing Fair Housing Seminars to different parts of our 12-county service area, presented by HAA General Counsel Howard Bookstaff. How should you deal with service animal requests? Criminal background screening? What do you do when you receive a complaint? Fair Housing is changing and you need to be up to speed. We’re bringing HAA General Counsel Howard Bookstaff to your area for this refresher course. Topics include: • Anatomy of a Fair Housing complaint: Navigating through the Fair Housing process. • How to respond to requests for accommodations and modifications. • Lions, tigers and bears, oh my! Taming assistant animal issues. • Too much stuff! Dealing with the hoarders. • Discriminating against criminals – Is that wrong? • Protecting children – How can that be wrong? • What’s on the horizon?

Seminar Dates and Areas: Lake Jackson Fair Housing Seminar May 16 8:30 a.m. – Noon Location: Lake Jackson Civic Center 333 Hwy. 332 E, Lake Jackson, TX 77566 Cost: $65 Pre-register $75 Door Baytown Fair Housing Seminar June 6 8:30 a.m. – Noon Location: TBA Cost: $65 Pre-register $75 Door

Richmond/Rosenberg Fair Housing Seminar September 13 8:30 a.m. – Noon Location: TBA Cost: $65 Pre-register $75 Door

For more information and to register, visit www.haaonline.org/educationoutreach/

HAA Roadshow Education Outreach: Fair Housing Seminars with Howard Bookstaff


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On the Scene Photos by MARK HIEBERT, Hiebert Photography Maintenance Mania Wednesday, March 29 at the Houston Marriott Westchase Maintenance technicians and supervisors from across the area competed in skill tests and race car building for both bragging rights and a chance to win a trip to compete in the Maintenance Mania National Championships at the NAA Conference. National Championship Qualifying Program sponsored by HD Supply First Place, Overall - Jose Herrera, Gables Second Place, Overall - Scott Heffernan, Greystar Third Place, Overall - Carlos Trevino, Gables AO Smith Water Heater Installation sponsored by Century A/C Supply 3rd Place: Scott Heffernan, Greystar 2nd Place: David Reyna, Venterra 1st Place: Jose Rodriguez, Gables CFG Faucet Installation sponsored by Best Plumbing 3rd Place: Brian Alfonzo, Greystar 2nd Place: Scott Heffernan, Greystar 1st Place: David Manriquez, Greystar Fluidmaster Duo Flush Toilet Conversion sponsored by AAA Plumbers 3rd Place: Wilson Mendoza, Gables 2nd Place: Scott Heffernan, Greystar 1st Place: Jose Herrera, Gables Frigidaire Icemaker Installation sponsored by Hire Priority Staffing & Executive Search 3rd Place: Javier Balebona, Greystar 2nd Place: Rolando Valdez, WRH 1st Place: Raul Campos, Greystar Kidde Fire & Carbon Monoxide Safety Installation sponsored by Presto Maintenance Supply 3rd Place: Jose Carmona, Greystar 2nd Place: Carlos Alfaro, Greystar 1st Place: Rolando Valdez, WRH Kwikset Key Control Deadbolt Test sponsored by The Liberty Group 3rd Place: Scott Heffernan, Greystar 2nd Place: Carlos Trevino, Gables 1st Place: Carlos Mercado, Rockwell Seasons Ceiling Fan Installation sponsored by Brandt Electrical Services 3rd Place: Carlos Trevino, Gables 2nd Place: Rolando Valdez, WHR 1st Place: Milton Alfaro, Tarantino Race Car Competition sponsored by Perfect Surface and E3 Electric Ltd. 3rd Place: David Wright, Gables 2nd Place: Jose Avila, Greystar 1st Place: Scott Heffernan, Greystar People’s Choice Car Elvis Villalobos, Gables Lunch/Awards Ceremony sponsored by Ameritex Movers, Ferguson Facility Supply and Poolsure

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Featured Supplier

Booth #429


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Thursday, May 18 NRG Center, Hall C One NRG Park, Houston, Texas 77054

Get your blueprint to great networking and education at the 2017 Houston Apartment Association Education Conference & Expo. It all starts here with the HAA Expo Chairs Grant Crowell and Starla Turnbo and the entire Expo Committee. They invite you to a world full of great information, timely topics and more than 250 exhibitors. See the following pages for more information on what are in the plans for this year’s show.

#ItStartsHere #haaexpo2017

Expo Committee Chair Grant Crowell

The Urban Foresters LLC

Education Conference Chair Starla Turnbo SMI Realty Management Anita Alberger Grant Almquist Debbie Andreozzi Marivel Bownds Debbie Brueckner Carina Bryars Peggy Charles Dylan Coleman Mally Cook John Dang Deborah DeRouen Derek DeVries Brian Febbo Israel Garza Kurt Gilpin Stephanie Graves Bryan Head Amber Hyde

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BG Staffing Texas Apartment Pool Services Capstone Real Estate Service Inc. Valet Waste Dixie Carpet Installations Inc. Greystar Sunny Rock International LLC Camp Construction Services FTK Construction Services Mosaic Residential Inc. Camp Construction Services FSI Construction Inc. Maintenance Supply Headquarters Dayrise Residential Q10 Property Advisors Dayrise Residential Southhampton Management Inc.

Crystal Jackson Debra Knight Jacob Kunath Angie Lavrack Cliff LeJeune Laura Lestus Liz Levins David Lindley Chuck Littlepage Kristin McLaughlin Michala McLean Candis Mohr Michelle Bridges-Pahl Mark Park Chelsea Quinteros Christy Rodriguez Merideth Savoie Shelly Shea Natalie Spratt Kyle Turney Ashley Wendt April Wilkin

Pinnacle Property Management Services Valet Waste Century A/C Supply The Liberty Group Craven Carpet Inc. The Liberty Group Criterion Brock FSI Construction Ice Blue Advertising Inc. Mohawk Industries Dixie Carpet Installations Inc AAA Plumbers Century A/C Supply AAA Plumbers Gail Construction Services LLC Greystar The Dinerstein Companies HD Supply Scenic Property Group Impact Floors Chadwell Supply HD Supply

www.haaonline.org


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Thursday, May 18, 2017 Registration opens at 8 a.m. Keynote Breakfast with Joel Zeff 8:30 a.m. to 10 a.m. Lanyards sponsored by TPI Construction & Painting Inc. Breakout Sessions sponsored by Apartments.com ApartmentData.com Century A/C Supply Power Express “It Starts Here” Information Station sponsored by E3 Electric Ltd. Maintenance Supply Headquarters Aisle Signs sponsored by Ameristar Screen & Glass Ameritex Movers Inc. Best Plumbing LLC Century A/C Supply Chadwell Supply Hoffer Furniture Rental & Sales Murrah & Killough PLLC Poolsure

Keynote Breakfast sponsored by Ameritex Movers Inc. HD Supply Poolsure

Education Breakout Sessions (Choice of 4 topics each round) Round One: 10:15 a.m to 11:30 a.m. Round Two: 11:45 a.m. to 1 p.m.

Luncheon and Management Company “Lip Sync Battle” sponsored by FSI Construction

NEW! Lunch & Lip Sync Battle: 1 p.m. to 2:15 p.m.

Beverage Stations sponsored by Merit Service Solutions Texas Apartment Pool Services Hand Sanitizer Stations sponsored by Ameritex Movers Inc. Impact Floors Mobile Device Charging Stations sponsored by Ameritex Movers Inc. Century A/C Supply Snack Stations sponsored by Foundation Specialists Texscape Services

(All of the above is included with conference fee)

Show Hours 1:30 p.m. to 6:30 p.m. Over 250 Exhibitors! Earn TWO chances to win $1,500! First drawing at 4:45 p.m. Second drawing at 6:15 p.m. Expo only is FREE for all management personnel (Non-exhibiting suppliers not admitted)

www.haaexpo.org #ItStartsHere #haaexpo2017

HAA Education Conference & Expo Schedule

Houston Apartment Association Education Conference & Expo Schedule:


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HAA Education Conference & Expo Seminars

Keynote Breakfast with Joel Zeff sponsored by Ameritex Movers Inc., HD Supply and Poolsure “Make the Right Choice: Taking Ownership and Responsibility for your Happiness and Success” Registration opens at 8 a.m. Keynote from 8:30 a.m. to 10 a.m. Join Zeff as he shares his experience and insight on creativity, communication, teamwork, passion and fun. With wit, a sharp observational eye and playful irreverence, he discusses the choices we all encounter in our careers. We each have the ability to take initiative and make the right choice to live a more creative, passionate, effective and productive life. We all must take ownership of our work environment and create a foundation of opportunity and positive support. Joel teaches us just how easy it is to make these choices. And he doesn't do it alone. Volunteers from the audience join him on stage and play an integral role in an improvisation game. Yes, Joel will make you laugh, but he'll also make you think, delivering a combination of inspiration, essential business knowledge and significant ideas to help audience members reconnect with their own passion, creativity and success. Seven lessons to be learned: • Learn to celebrate work and create a positive environment. • Learn to improve teamwork and help all partners find success. • Learn the three keys to leading change: be prepared; be focused; be open and flexible. • Learn the key to success: staying in the game and keeping your passion. • Learn to promote ownership and accountability. • Learn to encourage innovation by creating opportunity. • Learn to enhance communication

Education Breakout Sessions sponsored by Apartments.com, ApartmentData.com, Century A/C Supply and Power Express (Choice of 4 topics each round) Round One: 10:15 a.m to 11:30 a.m. Round Two: 11:45 a.m. to 1 p.m. Jackie Ramstedt: High Octane Employees Deliver Superior Results – But Where Are They? We have quickly hit a significant talent shortage in the multifamily industry as property management veterans retire, taking a wealth of knowledge with them. But who are replacing these tenured performers? A new generation of industry learners are disconnected from what’s really important in delivering superior results because they don’t always understand what's really important to the various stakeholders in our business. Employee engagement is a workplace approach designed to ensure that employees are committed to their organization’s goals and values, motivated to contribute to organizational success, and are able at the same time, to enhance their own sense of well-being. • Learn new ways of thinking about the value of today’s employees. • Explore new resources to find those high quality, high octane employees • Understand the importance of employee engagement.

Mark Cukro: Dealing with Difficult People This fun, insightful and engaging session will help you be better equipped to handle difficult people. We will give you tips and tools on how to deal with

different types of difficult people and how it applies to what you experience working on a property. Know any of these people? The “Know It All”, the “Bully”, the “One In Hiding, the “NO person”, the “Flaw Hunter”, the “Unstoppable Complainer” and the “OverPromiser”? Attend this session and learn some effective ways to deal with them effectively.

Stephanie Graves: Motivation: When “Great Job” Just Doesn’t Cut It Anymore Working in property management, where unplugging toilets and enduring screaming residents is commonplace, keeping our teams motivated is an on-going struggle. What do you do when a good pat on the back and a “good job” is not enough anymore? We will work through the key components to a stellar self-motivation plan as well as plans on how to successfully and continuously motivate all levels of your team. • Understand the difference between external and intrinsic motivation and how to fully maximize both. • Understand the skills and ‘powerful’ words that will build a motivation cultural within your organization. • Learn what each person’s motivators are and practice the skills discussed. Open ended discussion as well as

group activities will empower participants to determine each person’s own way in which they like to be rewarded and we’ll discuss intrinsic motivation.

Leah Brewer: Marketing View for Maintenance Crew The maintenance team is most valuable to the organization and their role when they “get it” – when they contribute to the goals and expectations of the team from the shop to the top and from the prospects to the residents. Understand every apartment community’s top two goals and learn how to get into the communication loop for maximum contribution to income and occupancy. Attendees from the service department will connect their daily tasks, productivity and level of service to the key successes of occupancy and income. Management attendees will be better equipped to include the service team in marketing and leasing efforts.

ONE LOW PRICE! $125 Early Bird pricing available until May 8; $165 after May 8 Special pricing for NAA Credential Holders (must be current): $95 Go to www.haaexpo.org for details and to register.

NRG Parking: $12 CASH ONLY


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NEW! Lunch &

Lanyards sponsored by TPI Construction & Painting Inc. Breakout Sessions sponsored by Apartments.com ApartmentData.com Century A/C Supply Power Express “It Starts Here” Information Station sponsored by E3 Electric Ltd. Maintenance Supply Headquarters Aisle Signs sponsored by Ameristar Screen & Glass Ameritex Movers Inc. Best Plumbing LLC Century A/C Supply Chadwell Supply Hoffer Furniture Rental & Sales Murrah & Killough PLLC Poolsure

Keynote Breakfast sponsored by Ameritex Movers Inc. HD Supply Poolsure Luncheon and Management Company “Lip Sync Battle” sponsored by FSI Construction Beverage Stations sponsored by Merit Service Solutions Texas Apartment Pool Services Hand Sanitizer Stations sponsored by Ameritex Movers Inc. Impact Floors Mobile Device Charging Stations sponsored by Ameritex Movers Inc. Century A/C Supply Snack Stations sponsored by Foundation Specialists Texscape Services

Lip Sync Battle 1 p.m. to 2:15 p.m. Sponsored by FSI Construction It’s time for a Throw Down like HAA has never seen! Join your fellow conference attendees for a Lip Sync Battle between management companies. Form your company’s group, choose a song and start practicing today! Audience members will vote live on performing acts during the Education Conference Lunch for instantaneous competition and fun. Trophies (and bragging rights!) will be awarded to top results (for registered Education Conference attendees only).


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Featured Supplier

Featured Suppliers include: JM Sales 2 Sentriforce 9 Johnstone Supply 24 AAA Plumbers 30/31 TPI Painting Inc. 38 All Floors 108/110 Citi Fence Commercial 112 Ameristar Screen & Glass 115/214 CoreLogic Rental Property Solutions 139 Century A/C Supply 211/310 Cotton Commercial USA Inc. 215 COMCAST 225/324 Gemstar Construction Development Inc. 409 Maintenance Supply Headquarters 415 Meyer Smith Inc. 424 Brandt Electrical Services Inc. 429 Ameritex Movers 435 FSI Construction 437/439 Camp Construction Services 537/539 Crestmark Construction 615/714 Poolsure 634 Best Plumbing 711 Ideal Towing 719/721 Gambit Construction 723 Texscape Services 809/811 Affordable Quality Electric Co 815 Citi Fence & Concrete 831

Conte$t Start your tour of the expo floor and visit our Featured Suppliers as they show off their products and services. While you’re at it, you can earn two chances to win $1,500 on the day of the show! Here's how it works: When you arrive at the expo, register to play the contest and pick up your official “It Starts Here" blueprint/ game card indicating the Featured Supplier Path that relates to your title. You will be given ONE game card for the title categories available below. The companies on your blueprint will be of interest to your position. • Executive Level (Supervisors and higher) • On-Site Manager Level (including Assistants and Leasing Consultants) • Maintenance Level (On-site and Supervisor) The Featured Supplier company names and booth numbers will be indicated on the blueprint. Stop by and visit with the Featured Supplier at each stopping point and have your blueprint stamped. All booths will have distinct signage to help designate them as a participating supplier. Once you have completed your visits, bring your completed blueprint to the HAA booth at the back of the hall to receive your entry ticket. You will then have up to two chances to win $1,500 at 4:45 pm and 6:15 pm. Winners must be present to win and will be announced over the PA system at the HAA booth located at the back of the hall.

No purchase is necessary. Only one entry per person.


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Featured Supplier

Booth #409


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The 2017 Expo exhibitors cordially invite all owner/management company personnel to attend the FREE exhibition May 18 in Hall C of NRG Center. COMPANY ...............................................BOOTH AAA Plumbers................................30/31 AAA Staffing Ltd..........................................739 ACTIV Answer by Audio Images...................321 Advanced Exercise .........................................16 Adventure Playground Systems Inc.............700 Affordable Quality Electric ..........815 Aire-Master ....................................................37 Alarmtechs Inc.............................................601 Alexander-Rose Associates Inc .....................303 All Floors Carpet Cleaning..108/110 ALN Apartment Data Inc..............................238 America Outdoor Furniture............................19 Ameristar Screen & Glass....115/214 Ameritex Movers Inc .....................435 Apartment Butler Inc...................................732 Apartment Life Inc.......................................730 Apartment List.............................................224 ApartmentData.com.....................................410 Apartmentideas Inc.............................725/824 Apartments.com .................................404/406 Apple Termite & Pest Control Inc .................314 Arbor Contract Carpet Inc ...................623/625 Assurant Specialty Property .........................611 Awards by Gulf Coast Trophies & Promotional Products ......................................................206 Azuma Leasing ............................................316 BAC Products ...............................................335 Behr Process Corporation.....................111/210 Belfor Property Restoration .........................818 Bel’s Laundries............................................205 Best Plumbing LLC ...........................711 Bettencourt Tax Advisors LLC.......................430 Beyond General Construction LLC.......305/307 BG Staffing.........................................702/704 Bio-One Houston .........................................633 Blackmon Mooring ......................................715 Brandt Electrical Services Inc.....429 Brook Furniture Rental Inc..........................432 Buyers Access ..............................................325 Camp Construction Services..........................................537/539 Capital Waste Valet LLC ...............................428 Central Renovation Solutions.......................318 Century A/C Supply................211/310 CertaPro Painters ........................................805 Certified Termite and Pest Control...............328 Chadwell Supply .........................................5/6 Chero-Key Piping Co......................................23 ChoreMate Amenity Services.......................200 Church Services .............................................35 Cinch – Cabinet Refacing Kits......................322 Citi Fence & Concrete .....................831 Citi Fence Commercial Inc.............112 CKI Wholesale Lock Supply .........................834 Classic Protection Systems Inc .....................802 College Hunks Hauling Junk and Moving...207 Comcast .........................................225/324 Comm-Fit.....................................................532 Concrete Raising Corp..................................801 ConService...................................................734 Construction Concepts..................................738 Contractors Inc....................................337/339 Core Landscape Group ................................829 CoreLogic Rental Property Solutions................................................139 CoreServ LLC ...............................................309

CORT Furniture Rental.................................509 Cotton Commercial USA Inc.........215 Craven Carpet Inc ...................................28/29 Creative Design & Marketing ......................334 Crestmark Construction Services...........................................615/714 Criterion Brock....................................201/203 CSC Serviceworks.................................414/416 Cypress Signs ..............................................733 DeNyse Companies .....................................822 DepositIQ.....................................................133 DirecSupply Inc ...........................................706 Direct Energy LP ..........................................121 Division-9, Inc..............................................130 Dixie Carpet Installations Inc.......................403 DNM Contracting Inc ...................................825 Dog Paws.....................................................813 DoodyCalls ..........................................100/102 Duke Sys .....................................................800 Earthworks, Inc ...........................................838 Emergency Services Restoration of Texas Inc36 Entrata®....................................................438 Exer-Tech Inc................................................836 Express Employment Professionals.............223 Fantastic Floors............................................319 Ferguson Facility Supply.....................104/106 Fit Supply LLC..............................................803 For Rent Media Solutions............................7/8 FSI Construction ........................437/439 FTK Construction Services.............................118 Fulton Law Group PLLC..................................10 G & G Steelworks & Services.......................216 Gage Multifamily Services...........................131 Gail Construction Services LLC.....................736 Gambit Construction.......................723 Gateman Inc................................................722 Gemstar Construction Development Inc...............................409 Genie Services.............................................833 Glacier.........................................................823 Glass Doctor of Houston..............................332 Goes Heating Systems .................................219 GPS Roof Leak Repair..................................819 Green City Recycler .....................................232 Green Mountain Energy ..............................217 Greenforest Termite & Pest Control Inc .......603 Greenlogic Lighting & Electric......................120 Hahn Equipment.........................................735 Hamilton-Steele Outdoor Accents.................521 HandyTrac Key Control................................724 HARCO Insurance Services...........................635 HD Supply...........................................503/731 Helix Media 360 .........................................320 Hire Priority Staffing & Executive Search....538 Hoffer Furniture Rental & Sales ....................15 Horisons LLC................................................422 H-Town Towing ..............................................22 Ice Blue Advertising Inc...............................609 IConstrux Design + Build.............................828 Ideal Towing...............................719/721 Impact Floors ......................................708/710 Jet Waste Services .......................................821 JM Sales & Service Inc ......................2 Johnstone Supply...............................24 Just Energy..................................................103 La Salle Landscaping & Tree Service.......13/14 Lane Law Firm.............................................128

Lawson Construction & Builders Inc ............129 LeaseTerm Solutions ....................................119 Lee & Barrier Builders, LLC .........................234 Leisure Creations .........................................810 Liberty Builders, LLC......................................33 Lincoln Security Systems Inc........................808 MAC Mechanical Inc ....................................839 Maintenance Supply Headquarters......................................415 Marathon Fitness.........................................300 Mathis Iron Works Inc .................................530 McKenna Contracting ....................................26 Merit Service Solutions..................................21 Metropolitan Staffing Solutions ..................333 Meyer Smith LLC...............................424 Moen Inc......................................................123 Mohawk Industries.......................................116 Momentum Fitness Solutions ......................134 Murrah & Killough, PLLC.............................208 Namco Mfg Co Inc ..............................830/832 National Credit Systems Inc.........................701 Nationwide Eviction .....................................315 Omega Builders Group LP .............................11 On Guard Inc.................................................32 On-Site.com.................................................433 Outdoor Elements...............................434/436 Pavecon LTD................................................528 Perfect Surface Inc ..............................418/420 Perma-Pier Foundation Repair of Texas ......237 Pest Management Inc..................................101 Pet and Playground Products......................221 Petersen Dean Roofing & Solar ..................230 Poolsure................................................634 PooPrints......................................................117 Power Express ...............................................25 PPG Paints..........................................533/535 Presto Maintenance Supply.................619/621 Presto-X........................................................135 Prism Electric...............................................629 ProCollect Inc.................................................27 ProMaxima Fitness......................................323 Property Cost Systems.................................408 ProVista Solutions Inc..................................703 Quick Roofing..............................................807 Rainmaker LRO...........................................304 Ram Jack Foundation Solutions ..................137 Rasa Floors ..................................................515 RealPage Inc..................................................12 realtor.com ® rentals ................................728 Redi Carpet Sales of Houston Ltd ................421 Reliant ................................................306/308 RENCON..............................................400/402 Rent Recovery Solutions Inc ........................709 RentPath .....................................716/718/720 Rentping Media...........................................631 Republic Services.........................................239 Resman .......................................................806 Richmond Equipment..................................204 Roto-Rooter Services Co ......................329/331 ScentAir Technologies..................................209 Scott Equipment Inc............................336/338 SentriForce................................................9 Shaw Industries...........................................330 Sherwin Williams Company................605/607 SightPlan.....................................................236 Sign-Ups & Banners.........................................4 Smart Apartment Data ..................................17

Sparkletts Water/Standard Coffee..............705 Star Personnel Inc ...............................136/138 Storm Maintenance & Monitoring...............105 StoveTop FireStop........................................228 Summer Energy...........................................132 Summit Floors .............................................109 Sunny Rock International LLC .....................202 Super Carpet Steamers .......................218/220 SWC Group, LP ............................................632 Ted W Allen Insurance.................................222 Telge Roofing and Mechanical............835/837 Texacraft.............................................534/536 Texan Glass & Solar Control ........................817 Texas Apartment Pool Services....................431 Texas Apartment Supply Inc ........................124 Texas Coast/Lone Star.................................301 Texas Southwest Floors Inc .................229/231 Texas Trash Solutions...................................107 Texscape Services.....................809/811 The Countersource.........................................18 The Cweren Law Firm.........................233/235 The Liberty Group...............................636/638 The Urban Foresters LLC..............................637 TPI Construction & Painting Inc .38 TransUnion Rental Screening Solutions .......311 Trend Brand Solutions...................................34 Triple Seal Insulation LLC.............................125 TXU Energy Multifamily Services.................531 United Air Conditioning Supply...................804 United Protective Services ...........................639 Valet Waste.........................................628/630 Vima Decor......................................................1 WASH Multifamily Laundry Systems ...814/816 Watchtower Security Inc ..............................707 WaterLogic...................................................529 WCA Waste Corporation ..............................302 Webb Pest Control........................................717 WeDoTrash...................................................737 WellKept ......................................................126 Whorton Insurance Services........................729 Yardi Systems Inc ............................................3 Zillow Group................................................820 Exhibitor list is current as of press time.

Featured Supplier

Advertisers listed in bold are Featured Suppliers for the HAA Expo Giveaway. See Page 38 for details.


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Featured Supplier

Booth #437/439


Image by Mast3r/Dreamstime.com

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The

Creating a team environment in the workplace is an integral element of property management.

TA DA W By

of Teamwork

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JOEL ZEFF, Joel Zeff Creative

e all want to be awesome team players. The average person does not wake up in the morning, dress for work, eat breakfast and say, “I am going to be negative today. I am going to whine. I am not going to work well with others. I will probably eat someone’s last blueberry muffin in the break room.” Your colleagues do not get in the car and head to work planning to be a terrible teammate. When our employees aren’t great teammates, it’s because there is no foundation for great teamwork. As leaders, we

www.haaonline.org


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Featured Supplier

Booth #211/310


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The secret to making this work is your choice of openness and flexibility. If you are the “it’s my way or the highway” type of person, you are going to struggle in a team environment. You are also not going to have many friends that will help you move when you get divorced.

must create the opportunity and foundation for our team to excel, produce and create. If we create the right foundation, great teamwork will happen. I use improvisation to discuss the foundation and right choices for successful teamwork and over the years I have watched thousands of diverse audience members perform on stages in front of their peers. What I will do is, I’ll give a few moments of instruction and watch the team be creative, focused, supportive, meet their goals and objectives, take responsibility and most important, have fun. The foundation I create on stage for audience volunteers is the same foundation we must create as leaders. Here is the best part: It is simple. If I can create this foundation on a stage in front of an audience in only a few minutes, you can do this at your work. Here are my five tenets of successful teamwork: 1. Be open and flexible. We all have different backgrounds, educations and experiences. We work differently. We think differently. And we all have our own ways to solve problems. To me, this is an advantage. The secret to making this work is your choice of openness and flexibility. If you are the “it’s my way or the highway” type of person, you are going to struggle in a team environment. You are also not going to have many friends that will help you move when you get divorced. The audience members who perform best during improvisation games accept each other’s idea and work to make the idea better, they are open to new ideas and they both accept and are flexible to how their teammates are participating. We will make mistakes. Our teammates will choose different paths than we prefer. We can choose to be frustrated. Or we can choose to be open and flexible. We must answer the first question of improvisation, “How do I help the people around me be successful?” We should all ask and act on that question. To make that question really work, we have to be open and flexible to ideas and how people work and engage. 2. Solicit and encourage your team to give ideas. On a team, people don’t always want to participate. When I bring an audience member on stage that is reticent, I will immediately ask him or her a question in the exercise. This forces my teammate to respond and engage. The same is true for your teams. People want to voice their opinions and ideas. Create the opportunity for the team to contribute

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to the plan. Remember to be open to their ideas. When you ask for ideas, the reality is that few of the ideas will ever be used. That is the nature of creativity. As a leader, the most important action is to reward and appreciate your team members’ time spent creating the idea. We want our team to continue to produce ideas. If we reward our team member for the time and energy that went into creating the ideas, team members will be engaged and want to produce more ideas. 3. Create ownership and responsibility. We want our teams to be passionate about our goals, work, customers and events. People do not naturally walk into a room beaming with passion. If they do, you might want to ask for a drug test. Passion happens with a chemical equation. The fist step is creating ownership and responsibility. When a team has ownership of an idea, plan, execution, goals or any other part, they start to care. We don’t care about anything unless we have ownership and responsibility. Once your team cares about something, then there is passion. We won’t have passion for something unless we first care about it first. Everything starts with ownership and responsibility. I want the audience volunteers on stage to participate and take ownership. I am there to support them and make sure they are successful. However, it is as much their exercise as it is mine. As a leader, sometimes we want to do everything. We want to take control. Sometimes we think, “It is not going to get done unless I do it.” And that could be true. But, how do you know if you don’t ever give your team the ownership and responsibility? It is hard to let go. The reward, though, is seeing your team engaged and producing. 4. Focus on the plan and act. Once we give our team ownership and responsibility, we need to quickly focus on the goal and act. If we shorten the timeframe of our goal, we force the team to focus. The longer we have to act, the more time we have to analyze, lose focus or lose track. Shorten the timeframes and force the team to focus. When we take too long to make a decision, the team will feel less engaged. Each team member will start to drift and lose confidence in the others on their team. Improvisation is built on quickly choosing an idea and everyone focusing and acting to make that idea work. 5. Be positive and supportive. The best gift you can ever give your team is positive support and

www.haaonline.org


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Featured Supplier

Booth #615/714


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There is no expiration date on appreciation and support. It is not a ham.

appreciation. It is their fuel. Everyone wants to be appreciated. When you go home from work, think about all the people on your team. Did you give the team members encouragement, appreciation and positive support? Then do it tomorrow. Send an email, call them on the phone or say something at work in the hallway. There is no expiration date on appreciation and support. It is not a ham. When I bring audience members on stage to perform an improvisation game, I make sure they have three rounds of applause before they event start the game. Once the participants start engaging, the audience will laugh and applaud. The more positive support they receive, the more creative and productive they are in the game. Part of a successful team is the reduction of ego. One element of being positive and supportive, is sharing credit in our accomplishments. Once your team understands everyone is dependent on each other’s successes, they will focus more on the goal. As leaders, they will share the credit with your team. Joel Zeff (www.joelzeff.com) is a national workplace expert, speaker and humorist. His spontaneous humor and vital messages have thrilled more than 2,000 audiences. Corporations and organizations nationwide seek him out to motivate and energize their employees on such topics as work/life balance, passion at work, creativity, communication, teamwork and leadership. His first book, “Make the Right Choice: Creating a Positive, Innovative and Productive Work Life” was published by John Wiley & Sons and is available on Amazon. Attend the Keynote Breakfast at the HAA Education Conference & Expo on May 18 at the NRG Center to hear Joel speak. See Pages 36 and 37 for details.

HAA Education Conference and Expo Keynote Breakfast with Joel Zeff sponsored by Ameritex Movers Inc., HD Supply and Poolsure “Make the Right Choice: Taking Ownership and Responsibility for your Happiness and Success” See Pages 36 and 37 for details. Join Zeff as he shares his experience and insight on creativity, communication, teamwork, passion and fun. With wit, a sharp observational eye and playful irreverence, he discusses the choices we all encounter in our careers. We each have the ability to take initiative and make the right choice to live a more creative, passionate, effective and productive life. We all must take ownership of our work environment and create a foundation of opportunity and positive support. Joel teaches us just how easy it is to make these choices. And he doesn't do it alone. Volunteers from the audience join him on stage and play an integral role in an improvisation game. Yes, Joel will make you laugh, but he'll also make you think, delivering a combination of inspiration, essential business knowledge and significant ideas to help audience members reconnect with their own passion, creativity and success. Seven lessons to be learned: • Learn to celebrate work and create a • positive environment. • Learn to improve teamwork and help all • partners find success. • Learn the three keys to leading change: • be prepared; be focused; be open and flexible. • Learn the key to success: staying in the game • and keeping your passion. • Learn to promote ownership and accountability. • Learn to encourage innovation by • creating opportunity. • Learn to enhance communication

Joel Zeff and Joel Zeff Creative retain the ownership and rights to this article. This article cannot be reprinted or published without the written consent of the author. But if you ask nice he always consents.

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Marketing View for the

Residents value an efficient and professional maintenance team above all. Learn how to become an indispensable member of your maintenance team.

Maintenance Crew T Image by Iakov Filimonov/Dreamstime.com

By

LEAH BREWER, NALP, CAM, Full House Marketing, Inc.

he maintenance team is most valuable to the organization when they contribute to the goals and expectations of the team from the office to the shop, from the prospects to the residents. In residential property management, we may all have different job titles, yet each of us has the same primary goal: to acquire and maintain residents at the highest possible rents. You are one player on a team, and the team is your work family. Your property’s goals are the goals of the team and the goals of the individual players. Athletes belong to a team, and their individual contributions must align with the vision and goals of the team, often set by the team’s owner and guided by the team’s manager and coaches. Each athlete brings their own skills and specialties and focuses on the team’s goals. They play to win, for themselves, for the team. Care about your own value to your organization, because that’s what gets you hired, retained and promoted. Care about applying all of your skills toward the team goals and become indispensable. Discover your team’s goals through open communication. Property management companies typically focus on setting goals in two key categories: occupancy and income, which I will discuss later in this article. If you are not in the communication loop, get in. Ask questions, show interest and communicate continual feedback of how your efforts are meeting the team goals. Ask questions of the manager or leasing staff that will show your interest and concerns: • How many more apartments do we need to fill to meet our occupancy goals? When do they need to be filled? Do we have a goal or deadline? • Which apartment units are coming up for renewal? Are there any outstanding work orders for those units? Can I get a list of the next two to three months of expiring leases, sorted by building number? Has anyone expressed that they are renewing or moving out based on the quality or timeliness of maintenance? Show interest by using your knowledge and smarts toward team goals. For example, you could say: • Hey, I just finished unit 2-204 and it’s really nice. Great carpet, nice tile, great view and super clean. Why don’t we start

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Retention is a large part of occupancy, and is highly attributed to the quality and timeliness of service and repairs. The maintenance team is often referred to as the service team, but really it should be referred to as the customer service team.

showing that one right away? It’s move-in ready and will probably lease the fastest. • I know we’re giving a move-in incentive off the rent. We just put new carpet and tile in unit 4-105 so we probably don’t have to give an incentive on that apartment. Communicate how you are using your efforts to meet the team goals: • While we’re getting the apartments turned for the new move-ins, why don’t I get one ready of each floorplan so you can have something to show for each style? • I just saw the Sawyer’s moving truck outside their building, so I stopped in to introduce myself and welcomed them to the neighborhood. I’ll take some touch-up paint over there tomorrow because I just saw them scratch the entry wall and their table while moving in. As I said earlier, the two keys to success for meeting your team’s goals and owner expectations are occupancy and income. The maintenance team can greatly impact these successes. Occupancy New move-ins come from marketing (leads) and leasing (sales). I was working with an underperforming property in Port Huron, Michigan and brainstorming ideas to increase occupancy. I invited the maintenance team to meet and share ideas. The part-time maintenance technician suggested offering site-wide Wi-Fi to attract more residents and save them money rather than offering discounts. The idea was implemented and the property filled quickly. He was more in touch than the management staff with what the residents really wanted. Maintenance staff can add great ideas to the marketing plan, and they can implement those ideas in unique and different ways. I know a maintenance supervisor who asked for personal business cards and promotional pens and distributed them when running property errands. Years ago I heard a story of a maintenance technician planting flowers who was asked, “What are you doing?” to which he replied, “I’m leasing apartments!” The leasing professionals know how to show and promote an apartment in ways they think the residents will use the space and facilities. Maintenance professionals know how residents use their space and how they value or use the features and amenities. Retention is a large part of occupancy, and is highly attributed to the quality and timeliness of service and repairs. The maintenance team is often referred to as the service team, but really it should be referred to as the customer service team. Follow-up calls to residents after maintenance is completed and an attitude of care with continuous customer service increases retention. Respond to a thank you with, “My pleasure!” Ask a resident how everything is in his or her apart-

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ment. Call residents by name and know their pets’ names. Ask “Is there anything else we can do for you?” Income Income is driven by what people will pay for your product, and what you have to spend to maintain your property and your residents. Profit is not a dirty word. Investors buy apartment communities at great financial risk, and hire (and train) professionals like you and your co-workers to produce a return on their investment. The maintenance team contributes to the prospective resident’s perceived value of the apartment. I was walking a make-ready unit with a turn technician and pointing out areas needing improvement. His response was, “Well it’s just a rental – they’ll probably trash it anyway.” Should the leasing team have to discount apartment rent or add incentives because the apartments are not perceived as the being worth the rent we are asking? As a maintenance technician, YOU can increase the perceived value. Make sure the caulk is clean and straight, the refrigerator door swings open the correct way, remove switch plates and outlet covers before painting, change out old black switches and clean the tour path, entrance, patio and external areas. Even your professional appearance impacts the perceived value of your apartment community. Income is maximized when residents stay. Timely and quality repairs and good communication with residents impact their decision to renew or move out. Reducing expenses also increases net income. Make smart decisions of when to repair and when to replace. Organize your resources and your processes to increase productivity, which also reduces expenses and increases efficiency. Income and occupancy are keys to your property’s success. As a maintenance professional, you can be an indispensable member of your team through open communication, an eye for marketing opportunities, an understanding of income and occupancy and an attitude of service. Leah Brewer, NALP, CAM, is known as The Leasing Queen for the creative and compelling leasing techniques she employs to fill apartment vacancies, with 30 plus years of battlefield experience in residential property management, from a leasing consultant to a consultant for leasing. Leah is an industry leader with results-oriented training and marketing solutions to apartment occupancy challenges. She presents fun, interactive and informational workshops nationally, designed to get immediate results. For more information, visit www.FullHouseMarketing.com. Leah will present a session at the HAA Education Conference on May 18 at the NRG Center. See Pages 36 and 37 for details.

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Rental Credit Reporting provides Houston’s

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

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 CoreLogic are partnered to expand RCR and include the following searches in one bundled report with immediate and unlimited inquiry access.

Come by and see us at the HAA Booth during the Expo on May 18!

a service of

National Landlord-Tenant Data – Searches more than 34 million landlord-tenant court records including filings, judgments and liens. Local resident rental history including evictions, amount owed at move-out, broken lease information, NSF checks, deposit disposition. Texas Criminal Data – Instant delivery of available felony and misdemeanor records from Texas statewide and 18+ supplemental counties including Harris, Montgomery and Fort Bend. Terrorist Check – Automated search tool that identifies known or suspected terrorists and fugitives from various data sources, including the FBI, other federal agencies as well as state and local law enforcement agencies. Sex Offender Search – Instantly informs your staff if a prospective or current resident is a registered sex offender. Move-in/Move-out Entry – Submit your property’s rental history data online through RCR's familiar and easy-to-use tools. Eviction Entry – Protect yourself and other properties by registering your evictions with RCR. Inquiry History – Know where else your applicant is applying. Quick and Easy – Information is entered into an easy-to-use Web application and a decision is delivered instantly. Cost Effective – Automated decisions save your staff time. Immediate Access – Inquiries concerning prospective residents can be made online, 24/7. Monthly Activity Report – No need to guess if you’re getting what you are paying for – each owner/ management company can access a monthly report showing their properties system use. Subscribe Today – For approximately 32 cents per unit per month, RCR can help make sure you know just who your prospective residents are. * For properties 49 units or less, you have unlimited inquiries for $10 per month.

in partnership with

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

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Motivated Team is a

Successful Team Keeping your team motivated and engaged is the key to a successful business. By STEPHANIE GRAVES, CAPS, CAM, Q10 Property Advisors

S Image by Fwstupidio/Dreamstime.com

eth Godin is an author, an entrepreneur and a freelance writer and blogger. More importantly, his blogs tend to speak to me, in the same way people say their preacher speak to them on Sundays. Below is one of his recent blogs that literally had me forwarding, posting, printing and mailing to my friends, colleagues and team members.

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Is Ignorance The Problem? It's nice to think that the reason that people don't do what you need them to do, or conform to your standards, or make good choices is simply that they don't know enough. After all, if that's the case, all you'll need to do is inform them, loudly and clearly. So, that employee who shows up late: Just let her know that being late isn't allowed. Threaten to fire her. That'll do it. The thing is, ignorance is rarely the problem. The challenge is that people don't always care about what you care about. And the reason they don't care isn't that they don't know what you know. The reason is that they don't believe what you believe. The challenge, then, isn't to inform them. It's to engage and teach and communicate in a way that shares emotion and values and beliefs.

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While it is always much easier to point out the short comings or what needs to be done, people need to see progress to feel they are achieving something and are motivated to do more. In stressful situations, it may be hard to point out the successes or progresses, so try celebrating small victories to emphasize progress such as improving response time in maintenance requests or being on time consistently.

Motivation is the true challenge we face in our multifamily world. What do we need to do to get our employees motivated to do what they need to do? How can we offer the motivation to perform, to communicate, to care and to believe in what we believe in? In 2014, Time magazine offered four great ways to keep employees motivated, and it has served as a blueprint for my relationships with my teams, employees, owners and even family. I altered them a bit to fit our needs as an industry, but they stand true and useful in my life daily. 1. Stop Bribing Your People: Many think that padded commissions or dangling a carrot in front of employees will motivate them to perform. That may be true – for a short amount of time. Money does not motivate all people; some people are motivated by recognition, others by additional responsibilities and so on. The job of a good manager and leader is to determine what makes every member of the team tick or what needs to be used to drive them to success. 2. Make them Feel Special: While keeping emotions out of the work place may seem like a good idea, people need to feel connected to, committed to and concerned about the people they work with and place where they work. If there is no emotional connection, there is no motivation. The saying, “People may not remember exactly what you did, or what you said, but they will always remember how you made them feel,” is time-proven, so make your team feel special and they will feel motivated. 3. Emphasize Progress: While it is always much easier to point out the short comings or what needs to be done, people need to see progress to feel they are achieving something and are motivated to do more. In stress-

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ful situations, it may be hard to point out the successes or progresses, so try celebrating small victories to emphasize progress such as improving response time in maintenance requests or being on time consistently. 4. Form a Cult: The multifamily industry can seem like a cult. We even have our own language (just ask your spouse). The key to forming a tribe, as Seth Godin says, is to have a shared story. What makes your team special? What gives your team meaning? What are the shared stories you carry on from employee to employee? How was your property or management company formed? These stories passed on from property to property, from team to team are what will motivate your teams to push through hard times. So, think of your stories and most importantly share them with all of your teams, from maintenance technicians to managers. Motivation is the single most important thing you can give your teams for success. By simply thinking of ways to motivate and acting on them daily, you can experience huge successes – and boy do we all need that. Stephanie Graves, trainer, motivator and cofounder and CEO of Q10 Property Advisors, is a dynamic speaker who has been entrenched in the multifamily industry for years. For more information, visit www.q10propertyadvisors.com. For more real-life examples and motivational tips, Stephanie will present a breakout session at the HAA Education Conference & Expo on May 18 at the NRG Center. See Pages 36 and 37 for details.

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Know Your Trees like the

Palm of Your Hand

Palm trees are a great way to enhance your property, but a lack of proper maintenance is the easiest way to damage your property’s ambiance. And there are so many different breeds of palm trees. Here are some useful tips to help you choose your palm tree and maintain its beauty.. By JOSEPH RODRIGUEZ, CAS, The Urban Foresters

E

veryone loves a tropical look, and whether palm trees are planted around a pool, near the leasing office or scattered throughout the property, we Houstonians love our palm trees. With the benefits of curb appeal, however, come the responsibilities of maintenance and care. In today’s tree tips article we will discuss the following: 1. Types of palm trees common to the Houston area 2. Palm tree trimming recommendations 3. Other types of maintenance that palm trees may require Different Types of Palms Mexican fan palms are the most common type of palm tree found in the Greater Houston area. They were planted heavily throughout the ‘70s and ‘80s, and many in the area are over 50 feet tall at this point (some of the tallest trees in Houston other than Pine trees). They require annual pruning to look their best, and when an elegant look is required, you should also remove the “boots” that remain on the trunk after the frond is removed. We’ll talk about tree boots towards in the next section. Sabal palms tend to be shorter than the other species of palms that we are discussing, but they are also much more cold-hardy, meaning they can withstand cold weather conditions. They have a fan-shaped frond that has a similar look to the Mexican fan palm and they produce a small, round fruit in the summer. Because of their cold-hardiness, Sabal palms are good options for the northern regions of the Houston area. Queen palms can grow up to 15 feet in height and they are considered a medium size palm. They are the least cold tolerant of all of the palms we are discussing in this article, but they are also the least expensive. The queen palm is also a fruiting palm, so it’s a popular palm among animals. They also have feather-like fronds, and they have the longest fronds of all of the palms that we will be discussing today. Date palms are typically taller in size, usually between 10 to 25 feet in height and about 1 to 2 feet wide. These palms have longer fronds that resemble feathers coming out of the trunk. The date palm gets its name from the edible fruit that grows from the palm. Two of the most common forms of date palms in the Houston area are medjools and Canary island. Trimming Recommendations When it comes to palm tree maintenance, the most common upkeep they require is to prune off the brown and down-

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From left: Mexican palms, Queen palm, Saba palms and Date palms.

hanging fronds. Skipping a year of palm tree maintenance pruning can result in ugly palms, rodents and insects taking up residence inside “beard” of the palms, and an increased expense during the year when you finally have to prune them. Annual pruning is recommended across the board on all species of palms for the reasons below. Here are some helpful tips when you are considering having your palms pruned: 1. Safety first! Climbing on ladders or trying to shimmy up a palm tree without the proper equipment is highly discouraged. Hundreds of people die annually because of injuries related to falls. Leave working from heights to experts. 2. Spikes hurt. Do not allow your contractor to “spike” their way up into the palm trees. Tree workers have the option to use lineman spikes to ascend into the tops of the palms, but this is also not recommended because it wounds the living tissue of the tree and can be a pathway for disease. Make sure your tree care contractor uses a manlift or a ladder to get to the fronds. 3. Kick off your boots. A common way to make Mexican fan palms appear polished and more elegant is to remove the old boots from the trunks of the trees. Those are the remnant leafs, the spiky looking parts of the tree that remain after the frond has been cut off. After several years, the older boots can be pulled off without harming the tree. This operation is much more expensive than simply pruning the fronds off, and property owners should consider a scope that contains boot removal as opposed to a scope that only specifies the fronds. 4. A job half-done is as good as none. Most palm trees produce a fruit in the summer from the tops of the palm (in the seed pods) and drop them in the late summer. For some palms like Sabal and Mexican fan palms, this can be a burden to the maintenance teams that have to clean up the fruits around pool decks and sidewalks. For other palms like date palms, the mess is a bit more of an issue. Date palms drop a very fleshy fruit that is actually edible. Because it has such a high sugar and water content, they splat on the ground when they land and can stain your concrete. High dollar hardscape needs to be protected from this with preemptive pruning. If your contractor does not understand palm biology, they may only prune the fronds and forget the seed pods. 5. Timing is everything. When should you prune your palms? We suggest pruning in the summer time after the seed pods have been exposed enough to be reached by a tree care worker. The worst case scenario would be to pay your tree care contractor to prune all of your

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palm trees only to find out that two or three months later the seed pods grew out and you have dates or seeds dropping everywhere with no budget left to fix the problem. For most palms, the sweet spot for pruning is going to be between May and August. If you prune too early, the seed pods won’t be out yet and no later than August, the dates will start dropping when they are ripe and cause a mess. Other Maintenance Recommendations Preventing disease is an essential element of proper tree maintenance. There are many diseases that can affect your palms. One of the most important things to remember is that palms do not heal like other trees. Fertilizations are one of the best ways to prevent diseases and infections from affecting your palms. The best way to keep your palm from becoming infected is to take all the preventative measures ahead of time. These measures can include proper pruning, keeping your palm fertilized and watering your palm as needed. Once a palm contracts a disease, there is very little than arborist can do to help. In conclusion, palms offer a tranquil, tropical look, and they can enhance the landscape of a property with height and beauty. As with all things beautiful, however, maintenance is the key. Nothing stays beautiful forever, and trees are no different. For site-specific recommendations on what might make your property’s palms safe, healthy and beautiful, contact a tree care professional in your area. The Urban Foresters, a Houston tree service company, is dedicated to providing quality tree care for both residential and commercial clients, and their Tree Trimming Specialists can assist you in selecting which tree services are appropriate for your business. The Urban Foresters’ extensive range of products and tree services can add value to your property, enhance safety, and ensure your tree’s beauty and health for the future. For more information, visit The Urban Foresters at www.houston-treeservice.com. Joseph may be reached at 713-582-7999 or via joseph@urbanforesters.com. You can meet Expo Exhibitor Committee Chair and President of The Urban Foresters Grant Crowell, Joseph and the rest of the team at the HAA Education Conference and Expo on May 18 at NRG Center.

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Green is the new Gold Standard

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By

SAM EBENEZER, Green City Recycler

T

extiles, such as clothing, shoes and other home accessories, account for nearly 5 percent of all landfill space in the U.S. Each year, the average apartment resident discards approximately 35 pounds of these materials.* Consider the impact apartment communities could have in the Houston metro area alone. Annually, with roughly 580,000 units and two residents per unit, more than 40 million pounds of textiles are being thrown away rather than reused.

Image by Michael Flippo/Dreamstime.com

60

The impact of a textile-recycling program epitomizes perhaps one of the most important ideas behind conservation: Every individual and each individual action, no matter how small, can add up to meaningful change.

Why Recycle? A common misconception is that textiles can only be donated and resold; meaning heavily used or worn items are better candidates for the trash. “No one would want this,” a person might say, but as raw materials, those burned oven mitts and torn sneakers become useful again in any number of ways. Pieces of denim serve as insulation behind drywall. Wool and nylon are used in carpet padding. Old textiles can be upcycled into new materials or turned into absorbent wiping rags for industrial uses. Small household appliances like toasters and hair dryers, while not considered textiles, are accepted for recycling as well; if a device doesn’t work, its parts can be salvaged and repurposed. Globalization has created a market of fast fashion – clothing and other goods that are sold at such inexpensive rates they’re considered disposable by consumers, but the costs are high for the environment. The production of textiles from new materials is a notoriously energy-hungry and polluting process. Large quantities of water and pesticides are used in growing cotton, for example, and the manufacturing of polyester employs considerable amounts of crude oil and releases harmful emissions and wastewater by-products. Global manufacturing also raises human rights concerns such as the treatment of workers, low wages and child labor. One way to reduce this harmful footprint is to ensure that textile materials truly reach the end of their life cycle before they’re discarded. Education about the importance of textile recycling, as well as easy access to a means of textile recycling, can make a world of difference. There’s no better place to begin this effort than in a multifamily community where residents could have access to a shared recycling pod to efficiently and conveniently extend the life of secondhand goods at no cost to them or to the apartment owner, since

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Rebate Earning Potential Let’s say your property has 260 units and your recycling company partner charges $.35 per pound: Annual volume that can be recycled per unit: 70 pounds Total: 18,200 pounds/year Rebate to apartment community: $0.035/pound Annual projected revenue: $637.00

the expenses of servicing the recycling pod are recouped from the resale of the items and raw materials. Green as an Amenity Residents consider eco-friendly amenities a big plus when deciding where to rent, and sometimes they view it as a given. During a tour, in addition to pointing out a recycling pod’s presence, apartment communities can share concrete data on how the pods are performing. Make sure to hire a recycling company that will record the volume collected each month from individual pods and send this information to your apartment managers, who will often highlight community participation via social media, newsletters and community websites. Recycling goals can be set for a community, with progress tracked month by month. Holly Creek Apartments in The Woodlands, with 348 units, recycled 3,865 pounds of textiles in just three months, which became a great piece of data to share with prospective residents. A recycling pod is a useful resource for residents during move-in or move-out cleanings, as well as for those who have limited mobility or no access to a car. And sometimes having a recycling pod at your doorstep just makes life easier. A resident from Riverwood Apartments in Conroe called us to express her appreciation for the property’s recycling pod, saying she was able to recycle six bags of used clothing that had been taking up space for many months because she’d never found the time to drive them to a donation center. Your recycling pod should be placed in an area best suited for your residents and their needs, whether in the community’s dedicated trash and/or recycling center, near the laundry facility or another public space. Service of the pod can be scheduled as often as twice a week or once every 15 days, based on the community’s typical output, and no contract is required. Unlike traditional dumpsters, the design of recycling pods is aesthetically pleasing, and pods are typically refurbished every two years, or as needed, to ensure that they meet the standards of your apartment community. There are pods that come with a QR code

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that can connect the pod to your apartment manager’s smartphone, alerting them anytime the pod needs immediate attention. High-rise and mid-rise apartments that don’t have space for a dedicated pod always have the option of valet pickup, in which residents simply leave their textile waste outside their door, marking bags with special decals that denote the contents are textile recycling. Give Back and Get Back Residents like to see that their recycled items continue to positively influence the environment and the community. On the recycling pods, recycling companies will typically list the charities to where monetary donations are donated. If you decide to partner with a recycling company, ask if they have a rebate program. A rebate program allows your apartment property to make money off of its participation – the greater the participation, the more a property will make. Depending on your recycling partner’s rates, an apartment property with a high unit count might expect to make around $500 to $600 annually. *Adjusted figure for multifamily community resident is based on EPA estimate for residential homeowners. Sam Ebenezer has been helping communities recycle textiles since 2007. He is the CEO for Green City Recycler, a textile recycling company for multifamily homes and residential homes headquartered in Houston. Green City Recycler is currently the only textile-recycling company in Houston that primarily services the multifamily industry. Partnering with Green City Recycle means you’re also partnering with the Austin-based organization End Trafficking Now and the American Cancer Federation. Visit ww.greencityrecycler.com for more information. Sam can be reached at 240-481-9532 or via info@greencityrecycler.com. Meet Sam and the Green City Recycler team at the HAA Education Conference and Expo on May 18 at NRG Center.

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Marketing

Magic H

ave you ever wondered why companies like Coca-Cola and Budweiser spend millions of dollars a year on Super Bowl commercials? It seems like every time you open a fashion magazine there is an ad for Chanel or Prada. Surely everyone has already heard of these companies by now. The reason we continue to see their advertisements and promotional items is because these world-renowned companies understand exactly how important marketing is to brand memorability. Current and potential customers need to be continuously reminded about exactly what your brand stands for and what you can do for them. Whether your company has been around for over a century or is just starting out, a specialized marketing campaign focused on your strengths and brand management will help you beat out your competitors. In this fast-

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Aggressively advertising in a down economy is one way to stand out amongst your competition. Here are other great tips for establishing your brand and marketing it to the world. By

DEBBIE PRICE, Creative Design and Marketing

paced, high-tech world seeing is believing. Marketing companies can help you design a new logo, promotional items and marketing materials focused on showcasing your company’s style and mission. This can help bring your brand out of the ordinary and mundane and into the memorable and exciting. Marketing magic can be defined in so many ways, but it is the result of discovering that miniscule overlap between your views of your product, knowing it can be great, and the customer’s realization that it fits in perfectly with their wants and needs. That magic starts when your logo turns out exactly how you planned and grows until you realize your dream is changing lives. It is when your marketing campaign hits the mark and sales increase. Every company creates something that can change lives. An apartment gives someone a place to call home. Champagne might be used to toast a new marriage or job promotion. Marketing

companies will help you discover your product’s marketing magic. When you are designing your strategy, your initial step is to determine your customer base, to then know how to focus your advertising and promotional materials. A great marketing company will concentrate on your goals and expectations in order to create a game plan dedicated to reaching out to those initial customers. This is especially critical for companies starting out, to not waste money attempting to advertise to the wrong target market. While Whole Foods will certainly sell their products to everyone, they market to higher income families who care about buying organic products. Originally, Nike only marketed their products to runners; however, everyone from school children to grandmothers now wears them. As your company grows, your customer focus may change. As a result, / See Marketing, Page 87

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Booth #112


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On the Road with HAA Katy Fair Housing Seminar Wednesday, March 22 Sponsored by 1 Texas Southwest Floors HAA held its first Fair Housing “Roadshow “ seminar in Katy on March 22. We had a wonderful turn out from our area managers. Howard Bookstaff gave a refresher course of all the recent changes to Fair Housing law.

1

HAA IS REACHING OUT to better serve our members by bringing targeted networking and educational events to different parts of our 12-county service area. Contact strategic growth manager Lauren Turner at lturner@haaonline.org to sign up for one of these special area Fair Housing Seminars. See Page 29 for more information. 66

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Featured Supplier

Booth #719/721


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On the Scene with the HAA PAC

HAA Political Action Committee March Luncheon Tuesday, March 21 at the HAF Dinerstein Reed Prokop Education Center Sponsored by 1 Foundation Specialists The January PAC luncheon featured a City of Houston Inspection Panel with Nancy Brewer, Division Manager, Houston Multifamily Habitability Inspection Team; Naomi Macias, Bureau Chief, Environmental Health Division, Houston Health Department; Sgt. Ralph Cole, Apartment Enforcement Unit, Houston Police Department; and Chief Jim Clark, Senior Inspector, Houston Fire Department Apartment Inspection Team.

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WE’RE ALL ABOUT BETTER GOVERNMENT Threats from government are coming at the apartment industry at a rapid pace. The HAA PAC, the political action committee of the Houston Apartment Association, needs your help to fight bad legislation. HAA members can participate in the PAC on several levels. 2017 registration forms are now available! To join, renew or learn how to become involved with the PAC, see online at www.haaonline.org or contact haapac@haaonline.org. 68

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Booth #24


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On the Scene with the HAA PAC Flights & Bites PAC Fundraiser Thursday, March 30 at Mosaic on Hermann Park Attendees for HAA’s Flights & Bites enjoyed an evening of beer and wine tastings with lite bites, a wine pull and beer taste tests. Thanks to our sponsors: Beer Tasting sponsored by Chadwell Supply, Maintenance Supply Headquarters, Reliant and Texas Southwest Floors Inc. Wine Tasting sponsored by AAA Plumbers, Brook Furniture Rental, E3 Electric Ltd. and Impact Floors. Wine Pull sponsored by ARC Group USA. Blind Dark Beer Taste Test sponsored by Merit Service Solutions. Blind Lite Beer Taste Test sponsored by Ferguson Facility Supply.

WE’RE ALL ABOUT BETTER GOVERNMENT 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. To join, renew or learn how to become involved with the PAC, see online at www.haaonline.org. 70

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On the Scene with the HAA PAC Flights & Bites PAC Fundraiser

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On the Scene at the March on Crime Luncheon March on Crime Law Enforcement Appreciation Luncheon Tuesday, March 7 at the Houston Baptist University The Southwest Management District hosted its ninth annual March on Crime Law Enforcement Appreciation Luncheon. The Houston Apartment Association and our Rental Credit Reporting service are proud to have been two of the four sponors at this year’s March on Crime Luncheon, where special recognition was given to police officers of the Midwest, South Gessner and Westside divisions of the Houston Police Department.

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Booth #108/110


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Grab the whole family and your running shoes! Join the Houston Apartment Association Fun Run benefiting Camp Hope

Thanks to our generous sponsors:

Join us for a Fun Run and Walk at the HAA offices. We will have a designated closed course within the Westway Park Business Park, with both a 1K and 5k route.

Tribute: Howard & Karen Bookstaff

All proceeds for this event benefit Camp Hope, transitional housing for veterans suffering from post traumatic stress. The PostTraumatic Stress Foundation of America is the organization building this housing dedicated to helping affected service men and women. Saturday, June 3 Start Location: HAA Offices, 4810 Westway Park Blvd. Registration and Camp Hope Celebration: 7 a.m. 5K start time: 8 a.m. 1K start time: 8:15 a.m. Fees: $25/adult; $10/children (under 12 years); Team of 10: $200

Honor: Celtic Realty Advisors Central Management DayRise Residential HD Supply Lamppost Capital Management

Register online at www.haaonline.org/funrun In case of inclement weather, the race will not be rescheduled. All registrations will be considered a donation to Camp Hope. No animals please.

Patriot: AAA Plumbers Century A/C Supply Francis Property Management Mosaic Residential TDC-The Dinerstein Companies Hope: AAA Plumbers Crestmark Construction Rasa Floors Spirit: Asset Plus Companies Jana & John Fedorko Southhampton Management

HELP OUR VETERANS BY BECOMING A SPONSOR! Please contact Lauren Wolfson at lwolfson@haaonline.org or 713-595-0322.


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Booth #831


Welcome Mat

Introducing HAA’s NEW MEMBERS

OWNERS

37th Parallel Properties Andrew Patacca 1801 Bayberry Court #203 Richmond, VA 23226 804-915-7013 Referred by Quintina Willis, CAM

AMEProps Diana Hernandez 5151 Katy Frwy #205 Houston, TX 77007 832-206-1447 Gammage Apartments Albany Apartments Duval Apartments Bavaria LLC Mike Angell 4747 Research Forest Drive #180-338 The Woodlands, TX 77381 702-245-7125 The Lofts of Conroe Community Builders LLC Cody Roskelley 4230 Ringrose Drive Missouri City, TX 77459 713-254-8031 Referred by Larry Hill Eric Hints Eric Hints 1113 Maxi Circle Friendswood, TX 77546 979-373-7137 Eric Hints Properties Foteh & Shanar Properties LLC Tony Shanar 7010 Lake Haven Court Sugar Land, TX 77479 281-300-4593 Meadow Lea Apartments Ventana Garden Apartments Grahamcrest Manor Apartments Mike Cohenshad Mike Cohenshad P.O. Box 31021 Houston, TX 77231 310-463-9585 Northline Management Fabian Castaneda 1425 Freedonia St. Houston, TX 77055 832-646-0222 Northline Terrace Apartments Casa Grande Apartments

Sherron Associates Inc. Justine Smith 4101 E. Rancier Killeen, TX 76543 425-454-8900 Treasure Bay Apartments Oyster Creek Apartments

SUPPLIERS

Champions Commercial Cleaning Services Jay Thomas P.O. Box 630221 Houston, TX 77263 832-889-5607 Cleaning Specialists, Janitorial Services, Maid Services, Make Ready Fast Forward Services LLC Danielle Mitchell 1510 Hill Road Houston, TX 77039 832-925-8335 Balcony Repair, Concrete Contractors, Drainage Contractors, Fences, General Contractors, Leak Detection Service, Remodeling & Repair-Building Contractors, Roofing Contractors, Stairs, Steel Structural, Stone - Granite/Natural, Welding Flooring4.Us Oliver Reck 10402 Harwin Drive #A-4 Houston, TX 77036 832-660-8980 Counter Tops, Floor Laying, Refinishing & Resurfacing, Kitchen Cabinets, Tile Installation Maven Auto Detailing LLC James Harris 4444 Westheimer #B155 Houston, TX 77027 281-891-3334 Valet Parking Service, Auto - Detailing Referred by Tommy Ku

Page Wendy Heger 1100 Louisiana #1 Houston, TX 77002 713-871-8484 Architects, Engineers Respage Beth Kovach P.O. Box 248 Narberth, PA 19072 800-390-1776 Advertising-Internet Rhino Jetting Jerry Jackson P.O. Box 672653 Houston, TX 77267 832-498-7410 Pressure Washing - Equipment & Service, Sewer Contractors Roofing Contractors of Texas Eric Hotard P.O. Box 1354 Rosenberg, TX 77471 713-598-5220 Roofing Consultants, Roofing Contractors

Yellowstone Landscape DeAnna Duncan 3235 N. State St. Bunnell, FL 32110 386-437-6211 x154 Landscape Contractors, Lawn Maintenance I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

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

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

Media Nation Outdoor Simon Raff 15271 Barranca Pkwy Irvine, CA 92618 714-617-0693 Signs, Advertising - Outdoor NESW Wrecker Service Rocio Gallegos 5510 Old Green House Road #100 Houston, TX 77084 713-489-2842 Towing Service, Wrecker Service

ALL SUPPLIER MEMBERS are listed online at haabuyersguide.com, searchable by product/service category or company name. 78

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I wasn’t expectin surprised that the said, laughing. “ I business for 15 ye anything. For me or get it right, I’m don’t need recogn resident and my m owner are happy, good experience, way. I didn’t know watching!”

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


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Featured Supplier

Booth #409


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The Go-Getters HAA’s MEMBERSHIP RECRUITERS

MAKING MEMBERSHIP MATTER Recruit all year round and become part of the Go-Getter Club.

Meetings are now quarterly! Be the top recruiter for each quarter and win one of the following items: 4 1st Quarter: Yeti 40 Hopper cooler 4 2nd Quarter: Apple Watch 4 3rd Quarter: Samsung 40” Smart TV 4 4th Quarter: $500 Holiday Cash Plus, for each new member you recruit, you’ll earn a chance to win gift cards ranging from $25 to $250! JOIN A TEAM and build relationships with like-minded members. Get involved with Go-Getters and make lasting industry connections. Visit www.haaonline.org/gogetterscorner to get all the information you need.

Mark your calendars!

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

All meetings will be hosted at Cafe Adobe in the Marq-E Center 7620 Katy Fwy, Houston, TX 77024 July 20 September 20 December 7 Register online today! 4 p.m. to 5:30 p.m. – New and Prospective Member Happy Hour 3:30 p.m. – Go-Getter Recruiter Meeting Closed meeting for Go-Getters only

THE GO-GETTERS ARE THE BACKBONE of the Houston Apartment Association. By recruiting new members, the Go-Getter Club helps both new management and supplier companies and the association grow for the future. To join the club and get going on recruitment, see online at www.haaonline.org or contact Amanda and Lauren in the Membership Department at members@haaonline.org. 80

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The Ambassador ONE Society HAA’s WELCOMING COMMITTEE

CRAWFISH SEASON

Ambassadors celebrate success with a Crawfish Boil at the Ragin’ Cajun.

Mark your calendars and join us in 2017! Meetings are held on the first Wednesday of the following months: May 3 June 7 July 5 August 2 September 6 October 4 November 1

Ambassador ONE Society members with at least 10 points, ranked by points earned: Shera Lehman Chelsea Quinteros Raedean Mitchem Paul Marks April Shane Wilton Angie Lavrack Logan Richter Mat Tilley Shala Johnson Marivel Bownds Alex Antonov Kirk Huber Kristin McLaughlin Arely Pena Doug Oehl Keith Sobolik Kurt Allshouse Shannon Bass Marcus Wheatfall Dee Ladwig David Lindley Jerry Lee Lewis

Texscape Services Gail Construction Apartment Data Services eConserve PrestoX The Liberty Group JMI Contractors WeDoTrash Redi Carpet Valet Waste Lone Star Pro Services Bath Fitter Mohawk Industries The Liberty Group Power Express Ted W Allen & Associates The Allshouse Group Lee & Barrier Builders Triple Seal Insulation The Liberty Group FSI Construction Ameritex Movers

310 154 84 82 70 55 53 47 45 43 32 32 28 23 23 23 19 18 15 13 12 10

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

THE AMBASSADOR ONE SOCIETY is an organized network exchange that helps supplier partners build their business contacts within HAA. It’s the perfect way for new suppliers to get started with the association. Group members share leads, make introductions and support HAA and its members. For details, attend an orientation and one of the meetings listed here, or contact Amanda in the Membership Department at 713-595-0316, or email asherbondy@haaonline.org. 82

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Portfolio Changes The following owner/management companies have added the listed properties to their portfolios: • Alliance Residential Company: Equinox Apartments, 304 units at 2950 Old Spanish Trail. • AMEProps: Duval Apartments, 14 units at 4110 Duval St. and Gammage Apartments, 16 units at 6503 & 6507 at Gammage. • Capreit Inc: Canal Place Apartments, 200 units at 2104 Canal St. • Capstone Real Estate Service Inc.: Whispering Winds Apartments, 286 units at 2902 Whispering Winds Drive in Pearland; Lakeshore Apartments, 232 units at 16200 Space Center Blvd.; Woodcreek Village Apartments, 41 units at 3023 Woodcreek Lane; Crystal Falls Apartments, 165 units at 10950 Westbrae Pkwy; and Hammerly Walk Apartments, 236 units at 8787 Hammerly. • CLEAR Property Management: Highland Cross Apartments, 236 units at 411 Highland Cross. • Eureka Multifamily: Island Bay Resort Apartments, 459 units at 7400 Jones Drive in Galveston. • GPI Real Estate Management Corp.: The Mansions at Shadowbriar Apartments, 260 units at 12200 Overbrook Lane. • Greystar: Sorrel Grand Parkway, 380 units at 1660 Katy Gap Road in Katy and Kirby Collection, 199 units at 3200 Kirby Drive.

• Northline Management: Casa Grande Apartments, 63 units at 8800 Gulf Fwy and Northline Terrace Apartments, 53 units at 122 E. Crosstimbers. • Performance Properties LLC: Timberwalk Apartments, 300 units at 5635 Timber Creek Place Drive. • Q10 Property Advisors: Alexis Apartments, 102 units at 4604 Cypresswood Drive in Spring. • Rich Management LLC: The Residence at Westchase Apartments, 128 units at 3411 Walnut Bend Lane. • Roquin: Alpine Village Apartments, 50 units at 2402 Burke Road in Pasadena. • Roscoe Properties: Echelon at West Lake, 280 units at 16755 W. Lake Houston Pkwy. • Eric Sheffield: 6522 Roxbury, 1 unit at 6522 Roxbury Road. • Texas Inter-Faith Housing Corp.: Avenue Terraces Apartments, 48 units at 4300 Irvington Blvd. • WALIPP Senior Residents Apartments: WALIPP Senior Residents Apartments, 0 units at 5220 Scott St. #108.

Want to see current and previous issues of ABODE online? Go to http://issuu.com/haa_abode. Or view this issue on your iPad or smartphone at http://issuu.com/haa_abode/docs/abode_may2017.

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In the News The Houston Apartment Association is proud to announce that our Executive Vice President Jeff Hall, CAE, received the Texas Apartment Association Executive of the Year Award in Fort Worth Hall on April 29 during the association’s annual Education Conference & Lone Star Expo. Hall, who has dedicated 32 years to HAA, also received this award in 2005 and 2007. Ridgway John Ridgway, CPM, of Celtic Realty Advisors received the Texas Apartment Association Bob Ross Independent Owner of the Year Award on April 29 during the association’s annual Charles Education Conference & Lone Star Expo. Peggy Charles, CASE, has recently joined the Sunny Rock International team. Former co-founder and president of Venterra Realty Greg Finch Finch, has founded a Houstonbased real estate investment and operations company called Hilltop Residential.

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

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Education, continued from Page 19

Dealing with the hoarder; Responding to requests for accommodation and modification; Discriminating against criminals – is that wrong; Protecting children – how can that be wrong; What's on the horizon. Introduction to Microsoft Excel Wednesday, June 7 Program fee: $75 Learn to conquer your fear of the spreadsheet. This great-forbeginners course offers a detailed look into this multi-faceted, often daunting program. HAA NEXT: Professional Development Breakfast Friday, June 9 8:00 a.m. to 10:00 a.m. Program fee: $10 Sponsored by FSI Construction Join your HAA young professionals ages 35 and under over breakfast and grow your

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career together among the next generation of HAA leadership.

download the registration form www.haaonline.org.

Leasing 101 (Day and a half) Tuesday, June 13 8:30 a.m. to 4:00 p.m. Program Fee: $65 by June 13; $75 after June 13 An in-depth introduction to the apartment industry for new leasing professionals, as well as those individuals looking to learn more about the industry as a career. This day and a half program also includes TAA lease paperwork curriculum. Topics covered include: Greeting and qualifying the customer; Executing the lease contract; Overcoming objections and closing techniques; An overview of Fair Housing and more. Students who complete the course will receive a certificate, as well as a listing of placement agencies and management companies that are members of HAA. If you are not working for a member company of HAA,

Certified Pool Operator Course (two days) Wednesday, June 28 8:30 a.m. to 5:00 p.m. Program fee: $299 per person Successful completion of this two-day course will result in a five year certification from NSPF (National Swimming Pool Foundation), and ensures pool chemicals are being used properly and when appropriate. We will dispel the myths in pool care and tremendously reduce chemical expenses and extend the life of your pool. This is recommended for anyone working with pools as well as property managers to ensure they are up-to-date regarding local codes and can reduce risk and liability. The course fee includes textbook, exam fees, and meals for both days.

Introduction to Microsoft Excel Wednesday, June 28 8:30a.m. to noon Program fee: $75 Learn to conquer your fear of the spreadsheet. This great-forbeginners course offers a detailed look into this multi-faceted, often daunting program. ACES June Luncheon Friday, June 30 11:30 a.m. to 1:30 p.m. Program fee: $55 Sponsored by Camp Construction Services and For Rent Media Solutions Please note that this program is open only to executives in property management. Eligible attendees are permitted to invite any of their staff to the programs, provided the registration also includes at least one person at the supervisor level or above.

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Marketing, continued from Page 64 you will need to work with a marketing organization to adjust your strategy throughout every stage of your company. As you may have realized, marketing is not something you only focus on when profits are high. Advertising is definitely important when your company is new and growing. However, it is also paramount to continue marketing your brand when you have reached a plateau, or even when you are experiencing a downturn. Truly successful companies ignore the generally held belief that their marketing campaign should be cut in a bad economy. Instead, they remain steady or even increase their marketing budget and advertise more aggressively. The reasoning behind this is that customers will be more likely to notice your products, as they will stand out from your competitors who do not advertise. The economy was hit hard by the 2007 recession and many companies were forced to shutter several brick-and-mortar stores to save money on real estate, stock and employees. During the economic downturn, it should have come as no surprise to the American public when a company like Starbucks reported it would close numerous stores nation-wide. Who really had the money to spend $4 daily on coffee when they might lose their job the next day? After all, every time you go to a money-saving seminar the first thing they push is to cut out daily lattes. Starbucks closed hundreds of stores that year. Many believed the time for over-priced coffee was finished. However, Starbucks is still going strong today. How did they turn it all around? According to Business Insider, a few of the key changes their reinstated CEO Howard Schultz made were investing in a large, national marketing campaign, revamping their website, and increasing their social media exposure. These are all something marketing companies will help you design. Customers are always looking for the new and exciting. They want a product meant for them. Something to which they can relate. Marketers, who are experts in determining what consumers want, will create your marketing magic: a winning plan to help you attract new clients and retain old ones. Work with a marketing company to revamp your online presence, redesign your logo, and create promotional materials your customers will keep and remember. As your company grows and changes do not hesitate to reach out to your marketing group. You may need to create a new strategy to focus on new types of customers. It is always important to advertise your company and a good marketing team can help you design your best strategy. Debbie Price started her full-service graphic design print and promotional marketing company, Creative Design and Marketing, over 17 years ago because she enjoys making people’s dreams come true. Before finding her niche in design and marketing, she owned her own restaurant and apartment magazine so she understands a business owner’s needs and concerns. Her company helps with everything from graphic and logo design to promotional materials and billboards. Do not hesitate to contact the Creative Design and Marketing team, where the focus is on you. For more information, visit www.cdmktg.com. Debbie can be reached at 281-759-5555 or via debbie@cdmtkg.com or visit her at the HAA Expo.

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On Site with ABODE

By Morgan Taylor, HAA Staff

LAKE LIVING

Banyan Shores Apartment Homes offers residents lake views in northwest Spring Branch.

Property: Banyan Shores Apartment Homes Owner/Management: Banyan Equity Management LLC Location: 800 Hammerly Blvd., just miles away from the Sam Houston Tollway, I-10, the Northwest Freeway and the 610 Loop. Units: 208 Built: 1979 Web: www.banyanequitymgmt.com Interesting features: When Banyan Equity Management acquired this property, they revamped the property with their residents in mind. In 2015, the property began rennovating each apartment unit to come with brush nickel hardware, grey walls, wood plank flooring and a black appliance package. Unfortunately, the model unit to the left had not been renovated at the time HAA visited Banyan Shores Apartment Homes. Because the property did not have a gym, the management company built a fitness center as the second floor to the leasing office. In addition, Banyan Equity Management implemented a 24-hour emergency maintenance staff for maintenance requests that can’t wait until business hours. This property’s central location offers its residents easy access to major highways, and a quick commute to Downtown Houston. Banyan Shores is in close proximity to entertainment hubs such as CityCentre and Marq*E Entertainment Center. Located in the northwest Spring Branch neighborhood, families of this property are part of Spring Branch ISD. What sets this property apart from its competition is the lake. The lake is attached to Banyan Shores by the fishing pier, where residents can fish, and socialize. The staff monitors the lake, making sure the lake is fully stocked with fish such as bass and catfish. The staff hosts resident events monthly, often fitting some sort of theme. They’ve held pool parties, pizza parties and just recently the Banyan Shores staff hosted an Easter egg hunt. Banyan Shores offers three floor plans for its one and two-bedroom apartment homes.

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

www.haaonline.org

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

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

I wasn’t exp surprised that said, laughing business for 1 anything. For or get it right don’t need re resident and m owner are hap good experien way. I didn’t k watching!”

I wasn’t expecting it at all. I was surprised that they nominated me! said, laughing. “ I’ve been with thi business for 15 years. I never expec anything. For me, if I get my job d or get it right, I’m satisfied with th don’t need recognition. As long as


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President, continued from Page 7 Blood Drive HAA values saving lives through blood donations, which is why we ask the Gulf Coast Regional Blood Center to come out to our office biannually. Last month we were able to donate eight units of blood and 11 products of red blood cells – saving 33 lives. We appreciate those who stopped by to donate. We anticipate having the Gulf Coast Regional Blood Center return to HAA in the summer, so be on the lookout for that. Honors Awards Awards season is approaching. It’s too late to nominate, but it isn’t too late to be part of the audience and support your peers as they accept their awards. Join us in honoring apartment professionals who demonstrate excellence and multifamily properties that exceed industry standards. The awards are part of the annual HAA’s Honors Awards, where industry professionals will dine together and celebrate with each other as their peers are recognized for their hard work. The Honors Awards and dinner will be held June 15 at the Hilton Americas from 6 to 9 p.m. Property finalists will be announced soon and all honorees will be featured in the August issue of ABODE. Register online at www.haaonline.org and select Honors Awards under the Events banner.

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ad index apr pg 90.qxp_Ad Index pg 74 4/19/17 7:26 AM Page 1

Index of Advertisers By CATEGORY A/C Contractors Air Rescue . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .89 832-876-4471 . . . . . . . . . . . . . . . . . .www.airrescuetx.net Gemstar Construction & Development . . . . . .79 281-821-1195 . . . . . .www.gemstarconstruction.com A/C Supplies Century A/C Supply . . . . . . . . . . . . . . . . . . . . . . . . . .43 281-530-2859 . . . . . . . . . . . . . . . . . .www.centuryac.com

Cotton Commercial USA Inc. . . . . . . . . . . . . . . . . .10 877-511-2962 . . . . . . . . . . .www.cottoncompanies.com Crestmark Construction Services . . . . . . . . . . . .45 713-426-6161 . . . . . . . . . . .www.crestmarkservices.com FSI Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .41 832-767-1115 . . . . . . . . . . . . .www.fsiconstruction.com Gambit Construction . . . . . . . . . . . . . . . . . . . . . . . . .23 832-987-4242 . . . . .www.gambitconstruction.com

Swimming Pool Service Poolsure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .17 800-858-POOL . . . . . . . . . . . . . . . . .www.poolsure.com

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

Gemstar Construction & Development . . . . . .39 281-821-1195 . . . . . .www.gemstarconstruction.com

Resurfacing

Answering Service

MultiFamily Services . . . . . . . . . . . . . . . . . . . . . . . . .89 713-266-9100

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

On Hold USA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .89 800-755-4142 . . . . . . . . . . . . . . . . .www.onholdusa.com

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

Security Control Equipment/Systems

Carpet Cleaning – Equipment & Supply

TPI Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1 713-668-7986 . . . . . . . . . . . . . . . . . . . . . . .www.tpiinc.com

SentriForce . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .53 888-671-2202 . . . . . . . . . . . . . . . . .www.sentriforce.com

Namco Manufacturing . . . . . . . . . . . . . . . . . . . . . . .12 800-634-5816 . . . . . . . . . . . . . . . .www.namcomfg.com

Glass – Plate, Window, Etc.

Temporary Personnel

Carpet Installation

Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .25 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com

BG Staffing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .85 713-781-8367 . . . . . . . . . . . . . . . . . . . .www.bgstaffing.com

Dixie Carpet Installations . . . . . . . . . . . . . . . . . . . .33 281-261-6334 . . . . . . . . . . . . . . . . .www.dixiecarpet.com

Insurance

Television – Cable

Carpet & Rug Repairing

Harco Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . .89 713-681-2500 . . . . . . . . . . . . . . . . . . .www.harco-ins.com

Comcast . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .61 713-637-5421 . . . .www.xfinity.com/xfinitycommunities

All Floors Carpet Cleaning . . . . . . . . . . . . . . . . . . .75 281-821-2322 . .www.allfloorscarpetcleaning.com

Landscape Contractors

Towing

Collection Agencies

Outdoor Elements . . . . . . . . . . . . . . . . . . . . . . . . . . .26 713-955-0990 . . . . . .www.outdoorelementstx.com

Ideal Towing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .67 281-787-1401 . .www.parkinglotenforcement.com

Alexander-Rose Associates Inc. . . . . . . . . . . . . . .84 713-644-4441 . . . . . . . . . . .www.alexanderrose-inc.com

Texscape Services . . . . . . . . . . . . . . . . . . . . . . . . . . . .47 281-846-3779 . . . . . . . . . .www.texscapeservices.com

Trash Hauling

Laundry Equipment & Supplies

Waste Management . . . . . . . . . . . . . . . . . . . . . . . . . .12 713-354-5230 . . . . . . . . . . . . . . . . .www.thinkgreen.com

Citi Fence & Concrete . . . . . . . . . . . . . . . . . . . . . . . .77 832-834-6143 . . . . . . . . . . . . . . . . . . . . . .www.citifence.net

WASH Multifamily Laundry Systems . . . . . . . .87 281-967-9507 . . . . . . . . . . . . . .www.washlaundry.com

Video Products & Services

JM Sales & Service . . . . . . . . . . . . . . . . . . . . . . . . . . . .63 713-294-3805 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Locks & Locksmiths

Virtual Leasing Systems . . . . . . . . . . . . . . . . . . . . . .15 281-738-1222 . . . . .www.virtualleasingsystems.com

Electric Contractors

CKI Wholesale Lock Supply . . . . . . . . . . . . . . . . . .85 713-462-0704 . . . . . . . . . . . . . . . . . . . . .www.ckilock.com

HAA Products & Services

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

Maintenance Supplies

Rental Credit Reporting . . . . . . . . . . . . . . . . . . . . .87 713-595-0330 . . . . . . . . . . . . . . . . . . . .www.haaonline.org

Concrete Contractors

Brandt Electrical Services Inc. . . . . . . . . . . . . . . .35 281-693-3383 . . . . . . . . . . .www.brandtelectrical.com

Johnstone Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . .69 713-803-6231 . . . . . . . . . .www.johnstonesupply.com

Fire Alarm Systems

Maintenance Supply Headquarters . . . . . . . . . .81 281-530-6300 . . . . . . . . . . . . . . . . . .www.supplyhq.com

Featured Supplier

American Fire Systems . . . . . . . . . . . . . . . . . . . . . . .73 713-466-9898 . . . . . . . . . . .www.americanfiresys.com Mirrors Foundation Contractors

MirrorMate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .59 704-681-3459 .www.mirrormatecommercial.com

Foundation Specialists . . . . . . . . . . . . . . . . . . . . . . . .5 832-767-1115 . . . . . . . . .www.foundationexperts.com Movers Furniture – Outdoor

Ameritex Movers . . . . . . . . . . . . . . . . . . . . . . . . . . . .49 713-484-MOVE . . . . . . . . . .www.stressfreemove.com

Texacraft . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .86 800-231-9790 . . . . . . . . . . . . . . . . . . .www.texacraft.com Paving Contractors Gates & Gate-Operating Devices Citi Fence Commercial . . . . . . . . . . . . . . . . . . . . . . .65 832-940-1234 . . . . . . . . . . . . . . . . .www.citifenceinc.net Meyer Smith Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .57 713-862-7339 . . . . . . . . . . . .www.meyersmithinc.com General Contractors Camp Construction Services . . . . . . . .Back Cover 713-413-2267 . . . . . . . .www.campconstruction.com

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Pavement Services . . . . . . . . . . . . . . . . . . . . . . . . . . .14 281-758-8434 . . . . . . . . . . . . . . . . .www.nopothole.com Plumbing Contractors AAA Plumbers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2 713-462-4753 . . . . . . . . . . . . . . . . . .www.aaaplumbers.com Best Plumbing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .55 713-697-4400 . . . . . . . . . . . . . . . . .www.bestplumbing.net

Look for this logo! Advertisers listed in green are Featured Suppliers for the Expo “It Starts Here” Contest See Page 38 for details.

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.

www.haaonline.org


Marketline pg 91.qxp_Layout 1 4/19/17 7:26 AM Page 1

MarketLine By BRUCE MCCLENNY, President, ApartmentData.com • • • • • • • • • • • • • • • • • • • • • • • •

HOUSTON Snapshot 88.3% $976/mo. 110.7¢/sq.ft./mo. 882 sq.ft.

Past 12 Months: -1.3% rental rate growth 6,762 units absorbed

– 90.0

96.0 –

– 89.0

94.0 –

– 88.0

Recently Opened (12 months): 96 communities 26,588 units

98.0 –

Under Construction: 44 communities 10,631 units

Occupancy (%)

Operating Supply: 2,703 communities 633,143 units

Rental Rate (¢/sq.ft./mo.)

Occupancy: Price: Rental Rate: Size:

– 87.0 Mar 17

Feb 17

Jan 17

Dec 16

Nov 16

Oct 16

Sep 16

Aug 16

Jul 16

Jun 16

Apr 16

May 16

Mar 16

Feb 16

Jan 16

Dec 15

Nov 15

Oct 15

Sep 15

Aug 15

Jul 15

Jun 15

Apr 15

Proposed Construction: 56 communities 16,693 units

May 15

92.0 –

History of Effective Rental Rate & Occupancy for All Units

Hottest Submarkets Over the Past Three Months

Concessions

Annualized % of Market Rank Submarket Absorbed 1 Downtown 18.9% 2 Energy Corridor/CityCentre/Briar Forest 11.6% 3 Med Center/Braes Bayou 9.1% 4 Katy/Cinco Ranch/Waterside 7.0% 5 Woodlake/Westheimer 17.4%

Rental Rate Growth % 5.8% 1.6% 1.4% 2.1% 1.1%

Total Units Class w/Concessions All 252,084 A 84,962 B 89,981 C 67,521 D 9,620

% of Total Units 40% 60% 37% 33% 20%

Average Special -3.8% -7.4% -2.2% -1.8% -1.1%

Citywide Effect -8.6% -11.8% -5.9% -5.1% -6.2%

One Month Free = -8.33%

THE FIRST TABLE ABOVE GIVES A SNAPSHOT of the current market conditions. The graph displays the overall occupancy and effective rental rates over the past 24 months. These statistics are derived from a continuous survey of all apartment communities in the Houston region. The effective rental rates are the calculated net of concessions and utility adjustments. The second table lists the five hottest submarkets in the Greater Houston area. There are a total of 41 submarkets, and the ranking is based on the best combination of rental rate growth and absorption over the past three months. The third table distributes and analyzes concessions (specials) by classification. Concessions generally are represented by three types of specials: move-in, months free or floor plans. The effect of these specials is captured and prorated over a lease term to arrive at a percentage reduction in market or street rents.

TEXAS

Dallas/Ft. Worth

San Antonio

Austin

Occupancy: Price: Rental Rate: Size:

Occupancy: Price: Rental Rate: Size:

Occupancy: Price: Rental Rate: Size:

92.4% $1,043/mo. 119.9¢/sq.ft./mo. 870 sq.ft.

90.5% $902/mo. 106.5¢/sq.ft./mo. 847 sq.ft.

91.1% $1,174/mo. 134.6¢/sq.ft./mo. 872 sq.ft.

Past 12 Months: 3.6% rental rate growth 13,664 units absorbed

Past 12 Months: 1.5% rental rate growth 5,424 units absorbed

Past 12 Months: -0.2% rental rate growth 7,861 units absorbed

Operating Supply: 2,897 communities 671,399 units

Operating Supply: 847 communities 177,466 units

Operating Supply: 902 communities 207,796 units

www.haaonline.org

ApartmentData.com has been providing apartment data and marketing products since 1986. ApartmentData.com covers Texas’ four largest metro areas and provides real-time access for property specific information, market surveys and historic submarket data for more than 1.3 million apartment units. For more information, contact Bruce McClenny at 800-595-8730. © 2017 ApartmentData.com May 2017

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Backpage pg 92 may.qxp_Layout 1 4/19/17 7:27 AM Page 1

Back Page

with News from around the COMMUNITY

Join the Houston Apartment Association to raise funds for the Houston Chapter of the American Red Cross. The event returns to the Houston Sportsplex, 12631 South Main (just south of Post Oak). Recruit and register your team today. Each team consists of three men and three women with an option of one male and one female alternate. Each team will compete in five field events, and team members must work for HAA member companies. The top three teams, based on the field events, will be awarded medals after the final competition.

Thanks to our 2017 All Star Sponsors: Apartments.com Corn Hole Games – all 6 team members will have six chances to throw the bag in the hole BG Staffing Home Run Derby – all 6 team members will hit a wiffle ball with a plastic bat HD Supply Football Toss – each team member will throw 5 footballs to each other from various spots Arbor Carpet Care Buddy Walk – all 6 team members will walk in unison 10 yards forwards and 10 yards backwards on a pair of wooden tracks with strap handles The Liberty Group Soccer Ball Blitz – all 6 team members will kick 5 soccer balls into a goal Hire Priority Basketball Shoot-Out – each team member will shoot 5 basketball shots from various spots AAA Plumbers Tug of War – a competition between suppliers and property management players. Apple Termite and Pest Control Lunch Sponsor Rasa Floors Wristband Sponsor Camp Construction Services Medals Sponsor CORT Furniture Rental Equipment Sponsor Rentpath Raffle Sponsor Texas Crime Prevention Agency Security Sponsor

Friday, May 12 9 a.m. – Registration 10 a.m. to noon – Competition Noon to 1 p.m. – Lunch 1 p.m to 2 p.m. – Tug-O-War Team of Six: $400 (includes lunch) $20 Spectator fee (includes lunch) Advance registration and payment are required. The deadline is Tuesday, May 5.

Register online at www.haaonline.org/sportschallenge. For more information, contact Susan at shinkley@haaonline.org.

Grab the whole family!

Join the HAA Fun Run Join us for a Fun Run and Walk at the HAA offices on Saturday, June 3. We will have a designated closed course within the Westway Park Business Park with both a 1k and 5k route. See Page 76 for details.

ONLINE STATISTICS for the Houston Apartment Association Website and Social Media www.haaonline.org Total visits . . . . . . . . . . . . . . . . . .16,671 Visitors . . . . . . . . . . . . . . . . . . . . .11,199 Most visited pages: 1. Jobline Board 2. Rental Credit Reporting 3. Rental Owner Complaint Form

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HAA Jobline Apply button cicks . . . . . . . . . .3,132 Job postings for the month . .127 Resume postings . . . . . . . . . . . .245 Job seeker signups . . . . . . . . . . . .114

Twitter @HAAOnline www.twitter.com Followers . . . . . . . . . . . . . . . . . . .5,302 Linkedin http://tinyurl.com/2667ppr Houston Apartment Association Group followers . . . . . . . . . . . . .1,607

Facebook http://tinyurl.com/2ae7gnq

Houston Apartment Association Group members . . . . . . . . . . . .1,957

www.haaonline.org


rencon inside back cover.qxp_Layout 1 4/19/17 7:27 AM Page 1


camp ad Back Cover.qxp_Layout 1 4/25/17 3:12 PM Page 1

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

Return Service Requested

Featured Supplier

Booth #537/539

ABODE May 2017  

Brought to you by Camp Construction Services. Your success, It Starts Here. Build your network, discover the latest industry products and ex...

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