ABODE May 2018

cover spread may 2018.qxp_Layout 1 4/17/18 9:29 AM Page 1

Return Service Requested

THE HOUSTON APARTMENT ASSOCIATION MAGAZINE 2018 HAA EDUCATION CONFERENCE & EXPO

Houston Apartment Association 4810 Westway Park Blvd.

Houston, Texas 77041

ABODE • MAY 2018 • VOLUME 41, ISSUE 5

Featured Supplier

Booth

#539/541

$

www.haaonline.org

ABODE May 2018

HAA 2018 Education Conference & Expo Thursday, May 17 8 a.m. to 8 p.m.

NRG Center, Hall C

www.haaexpo.org

www.haaonline.org

cover spread may 2018.qxp_Layout 1 4/17/18 9:29 AM Page 1

Return Service Requested

THE HOUSTON APARTMENT ASSOCIATION MAGAZINE 2018 HAA EDUCATION CONFERENCE & EXPO

Houston Apartment Association 4810 Westway Park Blvd.

Houston, Texas 77041

ABODE • MAY 2018 • VOLUME 41, ISSUE 5

Featured Supplier

Booth

#539/541

$

www.haaonline.org

ABODE May 2018

HAA 2018 Education Conference & Expo Thursday, May 17 8 a.m. to 8 p.m.

NRG Center, Hall C

www.haaexpo.org

www.haaonline.org

cover inside front spread may 2018.qxp_Layout 1 4/17/18 9:30 AM Page 1

www.haaexpo.org

Featured Supplier

Booth

#141

$

corelogic IFC.qxp_Layout 1 4/20/18 8:36 AM Page 1

Featured Supplier

Booth

#141

$

TPI pg 1.qxp_Layout 1 4/17/18 9:31 AM Page 1

Featured Supplier

Booth

#38

$

ameritex movers pg 2.qxp_Layout 1 4/17/18 9:33 AM Page 1

Featured Supplier

Booth #437

$

CONTENTS May 2018

ON THE COVER

FEATURES & PHOTOS

38

30 On the Scene – Photos from the Redbook Seminars.

Elevate! – Take your career to new heights and soar with great networking and education. Discover the latest industry products and expand your professional knowledge at the 2018 HAA Education Conference & Expo, held May 17 at the NRG Center. Everything you need for our conference

and expo starts on Page 38 and meet our cover “elevated selfie stars” on Page 6.

Cover image © Fernando Gregory | Dreamstime.com

COLUMNS & MONTHLY UPDATES

32 On the Scene – Photos from the HAA Volleyball Tournament.

7 President’s Corner – Join us May 17 for the HAA Education Conference & Expo.

44 The ROI of Delegation – Why control freaks cost organizations big bucks.

8 Patron of the Month – Meet and support Craven Carpet.

48 Is the Customer Always Right? – Providing precise customer service for the right reasons.

9 Legislative Update – The City of Houston adopts new rules for buildings in the 100-year and 500-year floodplains.

50 Trends: Adapt with Caution – Before adopting an industry trend, evaluate its benefits to your business.

54 Hire Right – Employee engagement leads to organizational success.

58 Spring into Summer – Kick summer off with a colorful peak leasing season plan.

62 Parking Policy – Don’t let parking be an issue at your property.

66 It’s All in the Details – Small flooring details have a big impact on the overal look of each apartment home.

72 On the Scene – Photos from the March HAAPAC Luncheon.

74 On the Scene – Photos from the NAA Advocate Conference.

88 On Site with ABODE – The Lenox provides living on a very personal level.

11 It’s The Law – Analyzing 2018 TAA Lease changes.

14 Resident Relations – A resident breaks their lease following Hurricane Harvey.

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.

28 On the Road with HAA – Photos from the Rosenberg Region Meeting.

70 Meet Who’s NEXT – 40 Questions with an HAA NEXTer. 76 Welcome Mat – Meet the newest HAA members.

78 Go-Getters – Celebrating Go-Getters!

80 The Ambassador ONE Society – News from the HAA welcome wagon.

82 Portfolio Changes and In the News – Industry news clips from our members.

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

89 MarketLine – The latest area market numbers.

90 BackPage – News from around the community.

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

www.haaonline.org

May 2018

ABODE

3

Officers pg 4.qxp_Layout 1 4/17/18 9:35 AM Page 1

OFFICERS AND ASSOCIATION LEADERSHIP STARLA TURNBO President-Elect

JOHN BORIACK Vice President at Large

MICHELLE PAWELEK President

DIANE GILBERT Vice President at Large

BARBY LAKE Vice President at Large CLAY HICKS Secretary/Treasurer

CHRISTY RODRIGUEZ Vice President at Large

HOWARD BOOKSTAFF General Counsel

JEFF HALL Executive VP

BOARD OF DIRECTORS Kyle Brown, Immediate Past President Josh Allen Mack Armstrong Cyrus Bahrami Jeff Blevins John Boriack Kyle Brown Joe Bryson Tina Cavaco Grant Crowell Scott Douglas Ian Douglas Gina Erwin John Fedorko Israel Garza Diane Gilbert Stephanie Graves Ira Gross Alison Hall Bryan Head Clay Hicks Deborah Holcombe Jacob Kunath Barby Lake Laura Lestus David Lindley Robert Lopes Sonia Lopez 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 Starla Turnbo Shelley Watson Quintina Willis Tracie Yoder

DIRECTORS EMERITUS Ken Bohan Gary Blumberg Kathy Clem Jack Dinerstein Darlene Guidry Jenard Gross David Hargrove Larry Hill Stacy Hunt Hap Hunnicutt David Jones 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. Beth Van Winkle Jerry Winograd ADVISORY DIRECTORS Terri Clifton Brenda Crawford Tamara Foster Billy Griffin Mary Lawler Cesar Lima Karen Nelsen Lindsay Torres Laura Van Dyck Tony Whitaker GENERAL COUNSEL EMERITUS Joe Bax HONORARY LIFE MEMBERS Claude Arnold Kenn Brown Tina Cavaco Kevin Fenn Diane Gilbert Anita Harrison Dwayne Henson

Mike Koch Merry Mount Monette Reynolds Sherry Stevenson Kirk Tate Suan Tinsley Sonny Unverzagt Del Walmsley Nancé Wells H.P. Paul Young Jeanne Marie Zublin Dicks PRODUCT SERVICE COUNCIL OFFICERS Grant Crowell, CAS, President The Urban Foresters Jacob Kunath, CAS, Vice President Century A/C Supply Laura Lestus, CAS, Secretary The Liberty Group David Lindley, CAS, Treasurer FSI Construction Inc. Israel Garza, CAS, Immediate Past President Maintenance Supply Headquarters MEMBERS Marivel Bownds, CAS, Valet Living Dixie Caldwell-Greer, CAS, The Liberty Group Peggy Charles, CASE, Sunny Rock International LLC Dylan Coleman, CAS Camp Construction Services Deborah DeRouen, CAS, Respage Derek DeVries, CAS, Camp Construction Services

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

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 Alphagraphics Houston Galleria American Fire Systems Direct Energy LP Southwest Painting Contractors Inc. 2003 Sign-Ups & Banners 2005 LSR Multifamily Swain & Baldwin Insurance & Risk Management United Protective Services 2006 Bell’s Laundries CAD Restoration Services DoodyCalls Lopez Carpet Care & Painting Masonry Solutions Inc. Roto-Rooter Services Co. TXU Energy Multifamily Services Valet Living 2008 ARE Business Solutions Flavor Finish Resurfacing HARCO Insurance Services Texas Turf Management 2009 Contractors Inc. Moen Inc. Redevelopment Services Storm Maintenance & Monitoring 2010 ALN Apartment Data Inc. BAC Products Belfor Property Restoration Certified Termite and Pest Control FTK Construction Services 2011 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. BGE/Brown & Gay Engineers Cantrell McCulloch Inc. EnviroSmart Multifamily Pest Solutions Floor and Decor Giordano Construction GoStaff Inc. Maldonado Nursery & Landscaping Inc. Nationwide Eviction Texas Concrete Professional Company 2013 ACTIV Answer by Audio Images Arbor Contract Carpet ASAP Steamers Carpet Cleaning Capitol Wrecker LLC Comcast Gambit Construction

Outdoor Elements Pool Works LLC StoveTop FireStop Tidal Renovations LLC 2014 Adventure Playground Systems Inc. Chadwell Supply Classic Same Day Blinds D & G Quality Roofing J National Jonah Systems LLC MX2 Commercial Paving Pathfinder Insurance Group Perma-Pier Foundation Repair of Texas Ram Jack Foundation Solutions Texas Apartment Pool Services The Katy Plumbing Co. WCA Waste Corporation Zillow Group 2015 Air Pro Systems America Outdoor Furniture American Painting & Renovations Inc. ASAP Personnel Inc. BSI Cameras Onsite CertaPro Painters Competitive Choice Inc. CSILED.com DeNyse Companies Division-9 Inc. Fix My Slab Foundation Repair Fulton Law Group PLLC Gateman Inc. Goes Heating Systems Greater Houston Pool Management Holder’s Pest Control Infinity Power Partners Kathy Andrews Interiors Lane Law Firm Notifii LLC Pace Mechanical Services Power Express The Allshouse Group LLC Torocon Services LLC Wilsonart 2016 Action Window Coverings Inc. Allied Fire Protection, LP Bath Fitter Cinch – Cabinet Refacing Kits Citi Fence & Concrete E-Systems Pest Management Inc. Ecolo Environmental Inc. Embark Services Fidus Construction Services Fun Abounds Furniture Options Green City Recycler Green City Security Green Days Lawn Care Guardian Chimney Sweep Halo Doors Inc. Hive JLL Johnstone Supply Kastle Systems KONE Leah McVeigh Design and Consulting Liquid Waste Solutions Manning Pool Service McCann Total Security Solutions Murrah & Killough PLLC Paul Davis Restoration North Houston Pet and Playground Products Quantum Fitness RAM Construction RoofTec Ross Fried Consulting Sparkle Wash Pressure Washing Sustain-Ability Solutions Texas Southwest Floors The Home Depot ValencePM WASH Multifamily Laundry Systems WellKept Whitmans Contracting and Roofing 2017 911 Security Cameras, Inc. ACT Security Group Action Gypsum Supply Advanced Property Services All About Doody Pet Soutions LLC All American Mailboxes of Houston Inc. Allegion American Fire Protection Group Anderson Restoration Apartment Total Services APTexx Inc. Aquatic Training Institute ARK Appliances BioTechs Crime & Trauma Scene Cleaning South Houston Brooklet Energy Distribution Buddy's Roofing & Construction Co

Byte Time Computing Cano Electric Inc. City Supply Co. Inc. Classic Towing Continental Adjusters Creative Surface Cypress Landscaping & Irrigation Inc. D&C Painting Designs by Holmes Disaster America Disaster Restore 365 Eagle Restore LLC Energy Ogre Ernie Smith and Sons Roofing LLC Fast Forward Services LLC Finishes Etc LLC Flooring4.Us Frost Insurance Agency Gage Multifamily Services General Recon LLC Genesis Panel Systems Gravely & Pearson LLP Griddy Energy H Town Movers and HVAC Services Henley & Henley PC Houston SEAL Patrol Division LLC Lithotech Printed Products/Forms Center Maven Auto Detailing McMahan's Flooring Inc. Media Nation Outdoor MPS Direct Norman Construction NorthMarq Capital On Site Towing LLC Pack-It Movers Paragon Roofing Inc. Paul Ryan Windows POPIC Quick Relief Restoration Re-Mark Technologies Group LLC RealState Investments Rent Accelerator Residential Waste Service Roof Top Innovations Rutherford Services Inc. SEAL Security Solutions Secure Insurance Securecomm Inc. Special Touch Landscaping State Sign - A Comet Signs Company Student Movers Inc. Swiff-Train Company Symmons Industries TD Waterproofing Inc. Texas Crime Prevention Agency Texas Engineered Roofing & General Contracting Texas Eviction LLC Top Notch Fitness & Wellness USA Patrol Division Vima Decor WBI General Contractor Willbanks & Associates 2018 A Homestead Specialist LLC A Quick Restoration Inc. AirAide LLC Apartment Lines Archcon Assa Abloy Bank Financial Belvoir Real Estate Group Benjamin Moore Galveston Bay Paint & Decorating CashFlow Pros LLC Centex Construction ClearView Landscape Management Core 24/7 Restoration Services Delux Contractors LLC EDR Construction Finish Factory Inc. Globus Management Group Good Guys of Texas Homeland Protective Services Justice Patrol Services LLC Lone Star General MirrorMate Frames Mosquito Scott Pest Control PERQ LLC Phoenix Roofing & Construction Poolworx Rent Debt Automated Collections Spray and Play Strickland Law Firm PLLC Surface Designers Remodeling Inc. TDECU Insurance Agency Technogym Texas Premier Builders/Designs TNCPA Wellman Exteriors Wildlife Removal Experts Windstorm Restoration Wonder Wall Wraps Inc.

Mast pg 5.qxp_Layout 1 4/17/18 9:35 AM Page 1

ABODE MAY 2018 I VOLUME 41, 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 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 Outreach Legislative HAA Political Action Committee Multifamily Fire Safety Alliance Developers Century Club PAC Fundraising Media Relations Golf Leadership Development Product Service Council Community Outreach Resident Relations Appeals Resident Relations A Resident Relations B Membership Ambassador ONE Society 2018 Expo IROC Education Advisory Council Career/Community Development NEXT HAF Fundraiser Property Awards HAA Street Team

APARTMENT ASSOCIATION COMMITTEES CHAIR STAFF ADVISOR MICHELLE PAWELEK JEFF HALL STARLA TURNBO JEFF HALL KYLE BROWN JEFF HALL BETH VAN WINKLE JEFF HALL CLAY HICKS JEFF HALL KAREN NELSON JEFF HALL ALISON HALL JEFF HALL JENIFER PANERAL JEFF HALL CLAY HICKS LAUREN TURNER STARLA TURNBO ANDY TEAS STACY HUNT/JOHN RIDGWAY ANDY TEAS JOHN FEDORKO ANDY TEAS CYRUS BAHRAMI ANDY TEAS DAVID LINDLEY ALPA PATEL DAVID JONES ALPA PATEL DEBORAH HOLCOMBE ALPA PATEL KIM SMALL ALPA PATEL JACKIE RHONE SUSAN HINKLEY GRANT CROWELL SUSAN HINKLEY QUINTINA WILLIS SUSAN HINKLEY DARLENE GUIDRY MATILDE LUNA ELAINE LEEPER MATILDE LUNA KATHY MOTIS MATILDE LUNA TINA CAVACO AMANDA SHERBONDY DEBORAH DEROUEN/DEREK DEVRIES AMANDA SHERBONDY JACOB KUNATH AMANDA SHERBONDY STEPHANIE BRYSON EMILY HILTON STEPHANIE GRAVES/MONICA GRACIA EMILY HILTON KELLY SUESS EMILY HILTON LINDSAY TORRES/DAVID LINDLEY EMILY HILTON MICHELLE PAHL/DAN JAMES EMILY BANNWARTH RICHARD WALL/PENNY SPRANG TINA DEFIORE BRANDON THOMAS 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 2018 VOLUME 41, 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 © 2018 by HAA. Periodicals Postage Paid at Houston, Texas.

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

www.haaonline.org

May 2018

ABODE

5

expo committee pg 6.qxp_Layout 1 4/17/18 9:37 AM Page 1

Elevate Your Career at Expo Join Conference and Expo Chairs Jacob Kunath, Century A/C Supply, and Stephanie Graves, Q10 Property Advisors, along with the 2018 Expo Committee, at the best multifamily expo in the country May 17 at NRG Center.

Take your career to new heights and soar with great networking and education at the 2018 Houston Apartment Association Education Conference & Expo. Reach the peak of industry knowledge with a mountain of great information, timely topics and more than 250 exhibitors. See pages throughout this issue of ABODE for more information on this year’s show.

2018 Expo Committee Chair Jacob Kunath

2018 Education Conference Chair Stephanie Graves

Anita Alberger Grant Almquist Debbie Andreozzi Marivel Bownds Carina Bryars Peggy Charles Dylan Coleman Grant Crowell John Dang Deborah DeRouen Derek DeVries Israel Garza Amber Hyde Crystal Jackson

Blaise Spitaleri Natalie Spratt Kyle Turney April Wilkin

ABODE

May 2018

Q10 Property Advisors

2018 Expo Committee Members

Debra Knight Angie Lavrack Shera Lehman Laura Lestus Liz Levins David Lindley Chuck Littlepage Liz Macias Betsy Marshall Kristin McLaughlin Michala Mindiola Candis Mohr Doug Oehl Michelle Pahl Chelsea Quinteros Christy Rodriguez Joseph Rodriguez Merideth Savoie

6

Century A/C Supply

BG Staffing Texas Apartment Pool Services Capstone Real Estate Services Inc. Valet Living Greystar Sunny Rock International LLC Camp Construction Services The Urban Foresters LLC Mosaic Residential Inc. Respage Camp Construction Services Maintenance Supply Headquarters CWS Apartment Homes The Dinerstein Companies/ TDC Management Co. Valet Living The Liberty Group Texscape Services The Liberty Group Rasa Floors FSI Construction Ice Blue Advertising Inc. Tarantino Properties Inc. Q10 Property Advisors Mohawk Industries Dixie Carpet Installations Inc. AAA Plumbers Power Express Century A/C Supply Gail Construction Services LLC Greystar The Urban Foresters LLC The Dinerstein Companies/ TDC Management Co. Rasa Floors Scenic Property Group Impact Floors HD Supply

www.haaonline.org

pres pg 7.qxp_Layout 1 4/17/18 9:38 AM Page 1

President’s Corner

By MICHELLE PAWELEK, CPM, CAPS, 2018 HAA President

ELEVATE YOUR CAREER Join us on May 17 for education and networking opportunities that will take your career to greater heights.

HOUSTON HAS A strong track record of persevering through our overbuilding cycles, downturns in the energy sector and rebounding from natural disasters. With hurricane recovery well on its way and new construction slowing down dramatically over these last years, our industry is poised once again to enjoy a strong performance. Sales transactions were strong in the first quarter and we should expect a robust year as investment interest returns to Houston. I’m optimistic about the market for Houston in 2018 and what it holds for our owners, management and supplier partners.

In the spirit of growth, elevate your career at the 2018 HAA Education Conference & Expo. Join your peers, and Expo Chairs Jacob Kunath of Century A/C Supply and Stephanie Graves of Q10 Property Advisors, for a jampacked day of industry education and networking opportunities on Thursday, May 17 at NRG Center, Hall C. I’m really excited about our keynote speaker this year. Jon Acuff is an entrepreneur, speaker and a New York Times bestselling author of six books who has worked with some of the biggest brands in the world, such as The Home Depot, Bose, Staples and

www.haaonline.org

The Dave Ramsey Team. He speaks to hundreds of thouIn the spirit of growth, elevate your career at the sands of people at compa2018 HAA Education Conference & Expo. Join nies such as Microsoft, your peers, and Expo Chairs Jacob Kunath of Nissan and Comedy Central.

Century A/C Supply and Stephanie Graves of Q10 Acuff’s work focuses on what Property Advisors, for a jam-packed day of indusour Expo is all about this try education and networking opportunities on year, elevating careers and Thursday, May 17 at NRG Center, Hall C. companies. His books and sessions are all lined with humor, so he is sure to be a hit at our Education Conference.

Award. It means so much to those who get Expo is easily one of my favorite events and nominated, so please, take a few minutes to you’ll definitely find me there! See Page 25 and invest in those you admire by submitting Pages 38 to 42 as well as www.haaexpo.org for them for consideration. complete event details. Get a firsthand preI encourage you all to join us for an view of the breakout speakers by reading their evening dedicated to honoring our industry articles starting on Page 44. professionals who demonstrate excellence and multifamily properties that exceed inHonors Awards dustry standards. On June 28 at the Hilton I would like to first thank those who nomiAmericas, we will celebrate with each other nated their properties. We understand it was as our peers are recognized for their particua rough year because of Harvey, and the larly hard work in 2017. Property finalists will Honors Committee is certainly taking that be announced soon, and all individual award into consideration this year. While it’s now winners will be featured in the August and too late to nominate a property, you still have September issues of ABODE. Register online until May 14 to nominate your employees, at www.haaonline.org and select the Honors bosses, peers or coworkers for an Honors Awards tab under the Events banner.

May 2018

ABODE

7

Patron pg 8 craven.qxp_Layout 1 4/17/18 9:42 AM Page 1

Houston Planned Energy Systems

Apartments.com

HAA Member since 1978

HAA Member since 1999

Cotton Commercial USA Inc.

Interior Logic Group Property Services

These companies have generously supported the Houston Apartment

HAA Member since 1982

Association with their patron

HAA Member since 1985

Presto Maintenance Supply

AAA Plumbers

HAA Member since 1983

membership. Please give them

HAA Member since 1984

CSC ServiceWorks

careful consideration, whenever

FSI Construction Inc.

HAA Member since 1961

Craven Carpet

possible, in your business.

HAA Member since 1986

HAA Member since 1999

Dixie Carpet Installations

Camp Construction Services HAA Member since 1994

HAA Member since 1987

RentPath 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

8

ABODE

May 2018

www.haaonline.org

leg update pg 9.qxp_Layout 1 4/17/18 9:43 AM Page 1

Legislative Update

By STARLA TURNBO, HAA Legislative Chair, with ANDY TEAS, CAE, Vice President of Public Affairs

RISING ABOVE IT

The City of Houston adopts new rules for buildings in 100-year and 500-year floodplains.

THE HOUSTON CITY Council voted last month to revise the city’s rules for new construction and major reconstruction of buildings in the 100-year and 500-year floodplains.

Hours of debate resulted in a series of 9-7 votes, with Mayor Sylvester Turner and a slim majority of council members voting down three controversial amendments supported by realtors and single-family homebuilders, then adopting the mayor’s proposed ordinance by the same vote.

An amendment proposed by the Houston Apartment Association to exempt certain utilities from the requirements was adopted unanimously. The ordinance requires all “utilities” in affected buildings to be raised to a level 2 feet above the 500-year floodplain level. The reason for this is obvious with respect to electrical boxes, air conditioners and the like. Our amendment added language to the definition clarifying that for floodplain purposes, the requirement doesn’t apply to “… pool lighting and equipment, sewer cleanouts, sampling well access, landscaping irrigation systems, or any similar items and equipment not servicing a building, or that are otherwise sealed.”

Over time, the impact of these new rules will be significant. New construction in areas within the 100-year and 500-year floodplains will become much more difficult and expensive. Apartment communities in these areas will not be immediately affected, but if they ever need significant rehab (over 50 percent of the value), the owners will not be able to obtain building permits without agreeing to bring the buildings into compliance with the new rules. In some cases, this would involve raising the level of an entire building, which would be basically impossible.

New construction of apartment communities in floodplains will also be more difficult.

Some “wrap” projects, in which wood-frame apartment buildings are constructed around a central concrete parking structure, may now have to be “podium” projects, with the residential building on top of the parking structure. www.haaonline.org

Single-family home construction – especially at lower price points – will be significantly impacted. Since the rules largely prohibit adding “fill” to a site to raise the elevation of a slab, most new houses built in the floodplain will have to be “pier and beam,” which costs around $30,000 more. With single-family “starter homes” being more expensive and difficult to build, the Houston apartment market may need to be prepared to absorb more would-be first-time homebuyers.

Apartment owners and developers had mixed feelings about the entire issue. We all see the need for stricter rules. Houston’s unique topography and proximity to the Gulf of Mexico create risks for everyone, and Hurricane Harvey made the costs of ignoring those risks abundantly clear. Within Houston’s city limits, Harvey damaged 30,501 structures in the 100-year floodplain and another 28,459 in the 500-year floodplain. We still want to think of weather events like Hurricane Harvey, the Tax Day flood of 2016 and the Memorial Day flood of 2015 as extreme events. They were certainly extreme.

On the other hand, Houston has faced three of them in three consecutive years, costing hundreds of billions of dollars in damage and dozens of fatalities.

What was lost in the debate, however, was the impact of the new ordinance on housing affordability. It is a fair point that the true cost of a home or apartment has to include the risk of flooding. Economists tell us that when “externalized costs” are accounted for, things sometimes “cost” far more than the purchase price.

Still, government officials often seem to spend half their time agonizing about the lack of affordable housing, while spending the other half finding ways to make the construction and operation of housing more expensive.

The new ordinance takes effect Sept. 1, meaning any permits issued after that date must comply with the new rules. Projects permitted before September will be allowed to proceed under the rules in effect when their initial permits were issued. Keep that in mind as you

consider major projects for properties in the floodplain, and as you deal with this summer’s likely weather events.

Make Room Journalism Study Tour Speaking of housing affordability, Make Room, a foundation based in the Washington, D.C. area, brought its journalism study tour to Houston in March, presenting an all-day seminar that included HAA members, housing activists and local officials.

Make Room advocates for more affordable housing, pointing out that 23 percent of the renter population in Texas spends more than half of their income on rent – a number that equals 839,000 households. The organization wants to find ways to increase the supply of homes renters can afford, increase the availability of rental assistance, provide more short-term emergency assistance grants to help renters deal with specific crises and break down the many regulatory barriers that make providing housing so difficult and expensive.

HAA members provide rental housing at every conceivable price point, and Houston is one of the few markets with a long tradition of trying to keep regulatory barriers in check. Even in Houston, though, the cost of taxes and fees, utilities, insurance, labor, materials and various types of regulatory compliance are driving rents higher, even on the lowest-priced units.

As one speaker correctly noted, the real issue isn’t the cost of housing – it costs what it costs. The real issue is poverty and the extent to which the market value of unskilled labor has not kept pace with the actual cost of providing housing. Solving this problem will require far more than new subsidized properties and additional vouchers (though those would both help). Solving the problem must eventually involve expanded education and job training opportunities for low-wage workers, as well as a regulatory policy that values housing affordability as a true policy goal.

May 2018

ABODE

9

cotton ad pg 10.qxp_Layout 1 4/17/18 9:43 AM Page 1

Featured Supplier

Booth

#215

$

law pg 11,12, 60.qxp_Layout 1 4/17/18 9:44 AM Page 1

It’s the Law

By HOWARD BOOKSTAFF, Hoover Slovacek LLP , HAA General Counsel

CHANGES FOR THE BETTER Analyzing 2018 TAA Lease changes.

WHAT IS THE most important document between you and your residents? The lease, of course!

The lease tells you what you can and cannot do. The lease tells you and your residents what your deal is. If there are problems in your relationship, we look to the lease.

After each legislative session, the lease is reviewed, inspected and revised. Changes are influenced by not only the legislative session, but also issues that have come up over the past two years from owners, court cases and administrative rulings.

Changes to the TAA lease came out at the end of last year. Let’s take a look at some of the most important changes.

Occupants (paragraph 2) The change (revised sentence): Anyone not listed here cannot stay in the apartment for more than __ consecutive days in one week without our prior written consent, and no more than twice that many days in any one month.

This change means that an unauthorized person cannot stay in the apartment for more than the number of days indicated in one week, whether or not those days are consecutive. For example, if you do not allow unauthorized occupants to stay in your residents’ apartment homes for more than two days, and an unauthorized person stays in an apartment home on Monday, Wednesday and Friday, the resident would be in default of the revised lease, but would not have been in default of the prior lease.

The most common issue with this paragraph is the number of days the owner fills in indicating how many days an unauthorized person is allowed to stay in the apartment.

This number should be minimal (perhaps two or three). This will give you the best chance of proving that an unauthorized person is in the apartment. If the number is too large, for example seven days, you would have to prove www.haaonline.org

that the unauthorized person was in the apartment for more than seven days in a week or 14 days in a month. This may be quite difficult.

After each legislative session, the lease is reviewed, inspected and revised. Changes are influenced by not only the legislative session, but also issues that have come up over the past two years from owners, court cases and administrative rulings.

Changes to the TAA lease came out at the end of last year. Let’s take a look at some of the most important changes.

Other Utilities and Services (paragraph 12) The change (revised sentence): “If you delay getting it (the electricity service) turned on in your name by the Lease’s start date or cause it to be transferred back into our name before you surrender or abandon the apartment, you’ll be liable for a $___ charge (not to exceed $50 per violation billing period), plus the actual or estimated cost of the utilities used while the utility should have been connected in your name billed to you.

Under the new and old lease, if a resident delayed in getting electricity turned on in his or her name by the lease’s start date or caused the electricity service to be transferred back to the owner’s name before the resident surrendered or abandoned the apartment, the resident would be responsible for a charge (not to exceed $50) plus the actual or estimated cost of the utilities used during the time the utilities should have been billed to the resident.

Under the old lease, the confusion was over whether the $50 charge was a daily, monthly or one-time assessment. The change clarifies that the charge for which the resident is responsible for is not to exceed $50 per “billing period.”

occurs, including, but not limited to:” j. “injuring our reputation by making bad-faith or false allegations against us or our agents to others” The description of criminal conduct in subsection (a) clarifies that a person’s conduct may be a violation of the lease even if the person was not arrested or convicted of an offense. Additionally, this revision clarifies that conduct can be a violation of the lease even if the conduct is not committed on the property. In other words, if a resident assaults someone across town, that conduct can be a default under the lease.

With respect to subsection (j), the revision clarifies that it is not necessary to prove that the bad faith allegations injured the owner’s reputation. It is a default if allegations are made in bad faith. Additionally, if an allegation is false, it can be a violation of the lease.

Finally, the addition of “or our agents” clarifies that bad faith or false allegations are also defaults under the lease if made against management personnel.

Prohibited Conduct (paragraphs 20(a) and 20(j)) The change (two revised subsections): You, your occupants, and your guests may not engage in the following activities: a. “criminal conduct, regardless of whether or where arrest or conviction

When We May Enter (paragraph 28) The change (added a sentence): “We are under no obligation to enter only when you are present, and we may, but are under no obligation to, give prior notice or make appointments.”

Often, you may be involved in a conversaMay 2018

ABODE

11

law pg 11,12, 60.qxp_Layout 1 4/17/18 9:44 AM Page 2

tion with a resident where the resident requests that you refrain from entering the unit unless the resident is present or schedules entry. The problem is that this is contrary to what the resident has already agreed to in the lease. Paragraph 28 provides that you (or your representatives) may enter the apartment home at reasonable times for reasonable business purposes. If no one is in the apartment, you can still enter peacefully and at reasonable times for reasonable business purposes. The only condition on your entry when someone is not present is that you have to leave written notice of the entry in a conspicuous place in the apartment immediately after the entry.

You should always comply with your obligation to leave a written notice of the entry in a conspicuous place if you have entered when no one is home. However, the revision clarifies that you are under no obligation to enter only when: (i) the resident is present; (ii) you give prior written notice of entry; or (iii) you make an appointment.

Replacements and Subletting, Rental Prohibited (paragraph 30.3) The change (revised sentence): “You agree

12

ABODE

May 2018

that you won’t rent, or offer to rent, or license all or any part of your apartment to anyone else unless otherwise agreed to by us in writing.

The revision clarifies that this conduct is prohibited even though the arrangement between your resident and a third party may be considered a “license,” rather than a sublease arrangement.

Default by Resident; Acts of Default (paragraph 32.1) The change (revised subsections): You’ll be in default if:… (E) “you or any occupant is arrested, charged, detained, convicted, or given deferred adjudication or pretrial diversion for (1) an felony offense involving actual or potential physical harm to a person, or involving possession, the manufacture or delivery of a controlled substance, marijuana, or drug paraphernalia as defined in the Texas Controlled Substances Act… (F) you are found to have any illegal drugs or paraphernalia are found in your apartment.”

The revision in subsentence (E) clarifies that an offense that could trigger a default does not need to be a felony. If the resident is arrested, charged, detained, convicted or given deferred adjudication or pretrial diver-

sion for any offense involving actual or potential physical harm or involving drug activity, the resident would be in default of the lease. Note that, although the word “possession” has been removed from this provision, pursuant to paragraph 20(a), criminal conduct, including possession of a controlled substance, constitutes prohibited conduct, which could support a default of the lease.

The revision to subsentence (F) clarifies that a default occurs if any drugs are found in the apartment, whether or not the resident is found with the drugs.

Defaults by Resident, Eviction (paragraph 32.2) The change (revised sentence): Notice by mail should be under (A) or (B) (notice by regular or certified mail) will be considered delivered on the earlier of actual delivery, or 3 days (not counting Sundays or federal holidays) after the notice is deposited in the U.S. Postal Service with postage.

A notice to vacate can be given (under the lease and the Texas Property Code) by: (i) regular mail; (ii) certified mail, return receipt requested; (iii) personal delivery to / See Law, Page 60

www.haaonline.org

Afford Quality Electric pg 13.qxp_Layout 1 4/17/18 9:45 AM Page 1

Featured Supplier

Booth

#815

$

Resident Relations from the RESIDENT RELATIONS COMMITTEE

WATER DAMAGE A resident breaks their lease following Hurricane Harvey.

A RESIDENT FILED a complaint with HAA to dispute charges. According to the resident, the apartment home was infested with mold due to Hurricane Harvey. However, the resident states they moved out and returned their keys to the leasing office in October. The resident did not provide a 60-day notice nor a five-day written notice stating the apartment home was uninhabitable due to Harvey. Enclosed were copies of the lease, deposit disposition and pictures.

Management responded to HAA and that response was forwarded to the resident. After Harvey, the resident notified management that water penetrated their apartment home.

Because of the high demand for contractors

14

ABODE

following Harvey in Houston, management was unable to get a contractor on-site until Sept. 20. After inspecting the apartment home, the contractor located water damage on the roof and was able to repair it that same day.

Management states the resident did not contact them after that, but the resident turned in their keys on Oct. 1. Management felt the resident was charged accordingly.

Enclosed were copies of the lease, application form and security deposit disposition. Pictures were also provided.

The committee decided in favor of management with an adjustment. The committee removed the cleaning and damages charges of $1,500, because the pictures provided by man-

May 2018

agement do not substantiate those charges.

After the adjustment was made and the other charges were justified, the resident owes the property $1,387.50.

The resident may pursue this complaint in small claims court.

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!”

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.

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

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

www.haaonline.org

century pg 15.qxp_Layout 1 4/17/18 9:48 AM Page 1

Featured Supplier

Booth #211/310

$

honor nomination pg 16.qxp_Layout 1 4/17/18 9:51 AM Page 1

T

Nominate Then Celebrate!

T

T T

T T Don’t Forget!

Recognize your on-site super stars with a nomination.

The deadline for individual nominations is May 14.

See www.haaonline.org/ nominations for details.

For further questions, contact HAA at 713-595-0300.

Don’t miss our annual toast to the best and brightest in multifamily. Join us for the 2018 Houston Apartment Association Honors Awards Ceremony.

Thursday, June 28 6 p.m. to 9 p.m.

Hilton Americas 1600 Lamar St., Houston, Texas 77010

$105/person Don’t miss the Early Bird Discount: Save $20 – Only $85 if payment is received by June 22

Individual Awards sponsored by

Tables of 10 may be reserved by company name when paid in full.

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 22, and will be subject to a $50 cancellation fee. No refunds will be granted after June 22 or for no shows.

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

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

Property Awards sponsored by

Red Carpet sponsor

aaa pg 17.qxp_Layout 1 4/17/18 9:51 AM Page 1

Featured Supplier

Booth #30/31

$

expo pg 18.qxp_Layout 1 4/17/18 9:52 AM Page 1

The Houston Apartment Association invites you to elevate your career

Lanyards: TPI Construction & Painting Inc.

elevate

HAA 2018 Education Conference & Expo

Thanks to our SPONSORS

Thursday, May 17, 2018

8 a.m. to 6 p.m.

Closing Party 6 p.m. to 8 p.m.

NRG Center, Hall C Registration opens at 8 a.m.

Keynote Breakfast with New York Times best-selling author Jon Acuff

Keynote Breakfast: FSI Construction, Poolsure and Texas Southwest Floors Breakout Sessions: Apartments.com, Brook Furniture Rental, HD Supply and Hire Priority Staffing & Executive Search Lunch and Lip Sync Battle: Dixie Carpet Installation Beverage Stations: Guardian Construction and Maintenance Supply Headquarters

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

Grand Entrance: Ameritex Movers

Four Concurrent Education Breakout Sessions

Mobile Device Charging Stations: Best Plumbing and Ameritex Movers

(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.

It’s BACK! Lunch & Lip Sync Battle

1 p.m. to 2:15 p.m.

Early Bird pricing available until

May 7: $125; $165 after May 7 Special pricing for NAA Credential Holders (must be current): $95

Expo Show Hours 1:30 p.m. to 6 p.m.

Over 250 Exhibitors! $3,000 in Cash Prizes!

Closing Party! in NRG Stadium Club Level 6 p.m. to 8 p.m.

Attendance for the Expo only is FREE and only for owner/management company owners and personnel.

Non-exhibiting suppliers are not admitted.

Visit www.haaepxo.org for more information and register

Hydration Stations: Ameritex Movers and Brookway Horticultural Services Hand Sanitizer Stations: ApartmentData.com and Maintenance Supply Headquarters Expo Aisle Signs: Ameritex Movers, Best Plumbing, Brook Furniture Rental, Century A/C Supply, FSI Construction, HD Supply, Hire Priority Staffing & Executive Search and Texas Apartment Pool Services Closing Party Hosts: AAA Plumbers, Camp Construction Services, Century A/C Supply, CoreLogic Rental Property Solutions, Flooring Warehouse, Gemstar Construction Development, Guardian Construction, PPG Paints and Texscape Services LLC

Educ pg 19, 26.qxp_Layout 1 4/17/18 9:53 AM Page 1

Upcoming Education

From the HAA EDUCATION DEPARTMENT

MAY

casual environment allowing for questions and answers.

CAM: Human Resources Thursday, May 3 8:30 a.m. to 5 p.m.

Program fee: $1,050 per person; Tuition can be paid in full or divided into two payments of $525. New CAM candidates must begin the program with the first course on Wednesday, March 7.

Sponsored by Presto Maintenance Supply In this course, you’ll learn how to identify the components of an effective marketing plan; use resources to effectively gather and calculate data needed in a marketing plan; develop a marketing plan; analyze a market including competitors; identify the internal market readiness of a property; perform an economic analysis of a property; analyze and draw conclusions from a market plan using the SWOT methodology; add value to a property through use of rental income, rates and/or adjustments; add value to a property through managing occupancy; select and write an effective recommendation; identify types of promotion; identify types of advertising media; develop a budget for a marketing plan; and measure the success of a marketing plan.

APPLE: Marketing Session 1 – Creating Your Brand Identity, to Stand Out from the Crowd with Marla Posey Tuesday, May 8 8:30 a.m. to noon Program fee: $50 Sponsored by Best Plumbing Have you ever wondered why some brands have become the leaders in their vertical, where others just blend into the group?

For instance, how did Disney become the happiest place on earth? Apple the coolest tech company? And Nike associated as the sports performance brand in the minds of public? A large part of the reason is the result of their deliberate and thoughtful choices about how to design and market their brands. During this session, we will pull back the curtain and explore the components to creating a brand identity as part of your overall brand, which will allow you to positively connect with your customers on an emotional level and create loyalty that rises above the tide and stands the test of time. Learning objectives include: The definition of brand identity and why it is important to your overall branding message; reviewing the components in creating your brand identity; messaging visual and emotional; exploring the elements and steps to creating your brand identity; and explaining how to create your story and implement your plan. See Pages 22 and 23 for more details.

It's the Law Luncheon Friday, May 4 11:30 a.m. to 1 p.m.

Program fee: $25 Sponsored by Redevelopment Services Join HAA's Legal Counsel, Howard Bookstaff, for lunch and a legal discussion in a

SCHEDULE AND FEES

Leasing 101 (Day and a half) Wednesday, May 9

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

8:30 a.m. to 4 p.m.

Program fee: $65 prior to April 17; $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 covers topics including: 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 download this registration form www.haaonline.org/images/pro grams/pdf/leasing101_2017.pdf.

2018 HAA Education Conference & Expo Thursday, May 17 8 a.m. to 6:30 p.m.

NRG Center Hall C Registration and payment is required for the education conference. Expo is free.

Exhibition space is sold out.

Non-exhibiting supplier partners are not permitted to attend. See Page 18 for details.

Certified Pool Operator Course – Spanish (2 days) Wednesday, May 23 8:30 a.m. to 5 p.m.

Program fee: $299 This course is conducted in Spanish. 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. This course is recommended for anyone working with pools as well as property managers, so they are up-to-date regarding local codes and can reduce risk and liability. The course fee of $299 per person includes textbook, exam fees and meals for both days.

JUNE IROC Breakfast Friday, June 1 7:30 a.m. to 10 a.m.

Program fee: $25 per nonmember Sponsored by Blackmon Mooring/BMS CAT CAS: Supplier Success Monday, June 4 10 a.m. to 3 p.m.

Class participants will learn the economic impact of the multifamily housing industry along with the understanding the types of ownership, management and financing.

Learn how to identify decision makers and how to utilize resources, timing and opportunities to boost your success.

APPLE: Core Session 4 – Putting the Resident Back in Resident Retention with Lisa Trosien Tuesday, June 5 8:30 a.m. to noon Program fee: $50 Sponsored by Best Plumbing / See Education, Page 26

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 2018

ABODE

19

calendar pg 20,21.qxp_Layout 1 4/17/18 9:55 AM Page 1

MAY S M

Calendar HAA Education, Events and Meetings SCHEDULE

T 1 6 7 8 13 14 15 20 21 22 27 28 29

W 2 9 16 23 30

T 3 10 17 24 31

F 4 11 18 25

S 5 12 19 26

JUNE S M T

W T

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

S 2 9 16 23

MAY 2

8

17

24

Education Advisory Council Wednesday, May 2 10 a.m.

APPLE: Marketing Session 1 – Creating Your Brand Identity to Stand Out from the Crowd with Marla Posey Tuesday, May 8 8:30 a.m. to noon See Pages 22 and 23 for details Sponsored by Best Plumbing

2018 HAA Education Conference & Expo Thursday, May 17 8 a.m. to 6 p.m.

NRG Center Hall C Registration and payment is required for the education conference. Expo is free from 1:30 p.m. to 6 p.m. with the Closing Party from 6 p.m. to 8 p.m.. Exhibition space is sold out. Non-exhibiting supplier partners are not permitted to attend. See Page 18 for details.

Blue Star Class Thursday, May 24 7:30 a.m. to 4:30 p.m.

Contact Alpa at apatel@haaonline.org.

Sponsored by PPG Paints and The Lane Law Firm

New Supplier Member Orientation Wednesday, May 2 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 2 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 CAM: Human Resources Thursday, May 3 8:30 a.m. to 5 p.m.

Sponsored by Presto Maintenance Supply

9 Leasing 101 (Day and a half) Wednesday, May 9 8:30 a.m. to 4 p.m.

Clute Region Meeting Wednesday, May 9 11:30 a.m. to 1 p.m.

Formally known as Area Council Meetings, the HAA Outreach department is continuing to bring education and networking opportunities to outlying counties with a new title.

More information to come. Contact Lauren Turner at lturner@haaonline.org for details.

Resident Relations Committee B Wednesday, May 9 2 p.m.

4

11

It's the Law Luncheon Friday, May 4 11:30 a.m. to 1 p.m.

Sponsored by Redevelopment Services

All Stars Sports Challenge Friday, May 11 9 a.m. to 2 p.m.

See Page 90 for details.

14 Honors Awards Individual Nominations Due Monday, May 14 Nominations due by 5 p.m.

See Page 16 for details

Board Meeting Thursday, May 17 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

22 HAAPAC Luncheon Tuesday, May 22 11:30 a.m. to 1 p.m.

Contact Alpa at apatel@haaonline.org for details.

Sponsored by Secure Insurance

23 Certified Pool Operator Course – Spanish (2 days) Wednesday, May 23 8:30 a.m. to 5 p.m.

Leadership Lyceum – Session 4 Thursday, May 24 9 a.m. to 1 p.m.

In the final Leadership Lyceum session, career and professional development will be discussed. We will have TAA’s Glenda Holmes and NAA’s Jen Schuelter attending.

Contact Susan at shinkley@ haaonline.org for details.

28 Offices Closed The HAA offices will be closed on Monday, May 28 in observance of the Memorial Day holiday.

30 Conroe Region Meeting Wednesday, May 30 11:30 a.m. to 1 p.m.

Formally known as Area Council Meetings, the HAA Outreach department is continuing to bring education and networking opportunities to outlying counties with a new title.

More information to come. Contact Lauren Turner at lturner@haaonline.org for details.

Sponsored by ApartmentData.com

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

ABODE

May 2018

www.haaonline.org

calendar pg 20,21.qxp_Layout 1 4/17/18 9:55 AM Page 2

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 1 IROC Breakfast Friday, June 1 7:30 a.m. to 10 a.m.

Sponsored by Blackmon Mooring/BMS CAT

4

7 PAC Spelling Bee Fundraiser Thursday, June 7 6:30 to 9 p.m.

Open to all members. Compete against your peers or cheer on your favorite competitor while raising money for the HAA Political Action Committee at the PAC Spelling Bee Fundraiser.

Sponsored by AAA Plumbers and Ameritex Movers

21

28

Industry Math Thursday, June 21 8:30 a.m. to noon Sponsored by Brook Furniture Rental

2018 Honors Awards Thursday, June 28 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.

Visit www.haaonline.org for details and registration.

Individual Awards sponsored by FSI Construction and The Liberty Group, Property Awards sponsored by Ameritex Movers and TPI Construction & Painting, Red Carpet sponsored by AAA Plumbers

APPLE: Core Session 4 – Putting the Resident BACK in Resident Retention with Lisa Trosien Tuesday, June 5 8:30 a.m. to noon Sponsored by Best Plumbing

13

6

Leasing 101 – Sugar Land (One day) Tuesday, June 19 8:30 a.m. to 4 p.m.

Sponsored by RentPath

Sponsorship Auction Thursday, June 21 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 2018 is a great way to gain recognition for your company. Over 60 events will be up for auction.

Drawing and proxy bidding available. First time bidders, arrive early at 2:30 p.m. for an Auction 101 session.

Drawings close at 3:45 p.m. and live auction begins at 4 p.m. Contact Amanda at asherbondy@haaonline.org for details.

20

22

CAS: Supplier Success Monday, June 4 10 a.m. to 3 p.m.

5

Introduction to Microsoft Excel Wednesday, June 6 8:30 a.m. to noon New Supplier Member Orientation Wednesday, June 6 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, June 6 4 p.m. to 5:30 p.m.

Sherlock’s Baker St. Pub 10001 Westheimer, 77042 Contact Amanda at asherbondy@haaonline.org for details.

www.haaonline.org

Resident Relations Committee A Wednesday, June 13 2 p.m.

19

Introduction to Microsoft Excel Wednesday, June 20 8:30 a.m. to noon

HAA NEXT Professional Development Breakfast Friday, June 22 8 a.m. to 10 a.m.

Sponsored by PPG Paints ACES Luncheon Friday, June 22 11:30 a.m. to 1 p.m.

Sponsored by Apartments.com and Texscape Services

26 Leasing 101 (Day and a half) Tuesday, June 26 8:30 a.m. to 4 p.m.

May 2018

ABODE

21

apple pg 22.qxp_Layout 1 4/17/18 9:55 AM Page 1

Professional Development: APPLE Workshop Series

Grow your career with the right ideas, the best advice and go to the head of the class – Grab an APPLE! Need a seminaerd?at only $50 APPLE features some of the best nationallyacclaimed speakers in the industry.

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.

Contact the HAA Education Department at education@haaonline.org or see more and register online at www.haaonline.org.

APPLE is sponsored by

22

ABODE

May 2018

re pric a s n io s s e s l a n! u io id t a c u d Indiv e y t li a u l for q a e t s l a e r a , n o s r per pe MARKETING APPLE: Marketing Session 1 May 8 Creating Your Brand Identity, To Stand Out From The Crowd New! with Marla Posey Have you ever wondered why some brands have become the leaders in their vertical, where others just blend into the group? For instance, how did Disney become the “happiest place on earth,” Apple the “coolest tech company” or Nike associated as “the sports performance brand” in the minds of public? A large part of the reason is the result of their deliberate and thoughtful choices about how to design and market their brand. During this session we will pull back the curtain and explore the components to creating a brand identity as part of your overall brand that allows you to positively connect with your customers on an emotional level that will create loyalty that rises above the tide and stands the test of time.

Learning Objectives: • Explain what “Brand Identity” is and why it is important to your overall branding message. • Review the components to creating your Brand Identity: Messaging, visual and emotional. • Explore the elements and steps to creating your Brand Identity. • Explain how to create your story and implement your plan.

RESIDENT RETENTION APPLE: Core - Session 4 June 5 Putting the Resident BACK in Resident Retention with Lisa Trosien Our residents are paying more than ever for their rent, but are they getting more than ever in return? This session takes a look at ways to put the resident back at the forefront of your staff and community. We’ll look at transitioning from prospect to resident, how to create the perfect move in, innovative resident activities and ways to show your residents how much value they are getting for their rental dollars.

Highly interactive, fun and educational, this session is a must for all on site professionals.

www.haaonline.org

best plumbing pg 23.qxp_Layout 1 4/17/18 9:56 AM Page 1

Featured Supplier

Booth #711

$

next spelling bee pg 24.qxp_Layout 1 4/17/18 9:57 AM Page 1

G N I L SPEL BEE! W-I-N-N-E-R!

iser HAAPAC Funntodalrl HaAA members!

Thursday, June 7

• Ope

10 Westway Park

nter, 48 HAF Education Ce

Blvd.

g from the audience by biddin n tio ac e th on in t ge n ca able Spectators and teams th easy/difficult words avail wi , ge sta on ers ell sp !) ge to save (or sabota al political action nefit the HAAPAC– your loc be ll wi s ed ce pro All . ase for purch nt industry. committee for the apartme

ins r ion beg r and Cash Ba t a r t s i g e e n R n speller – Di Bee m. – 5:30 p. to 6:30 p.m. Live Spelling nated as the – sig m.

5:30 p. to 8:30 p.m. ne person de $500 o e– m.

6:30 p. eight (8) with table on stag / f o ch m a Tables ting your tea tors – $50 e a n t represe l tickets/spec ua Payment must be made by personal credit card Visa, MasterCard, American Express Individ

or Discover or personal check payable to HAAPAC. Payment must accompany registration.

HAA is prohibited from accepting corporate contributions for PAC events.

Name _______________________________________________ Company_____________________________________________ Phone (____________)__________________________________ MC____ Visa____ AmEx____ Discv_______ Credit Card #___________________________________________ CCS Code____________ Exp Date__________ Name on Card___________________________________________ ___________ Table of 8 @ $500 per table with one designated speller on stage ___________ Spectators @ $50 each Mail completed form and payment to: HAA NEXT Spelling Bee, 4810 Westway Park Blvd., Houston, Texas 77041. Credit card registrations may be emailed to education@haaonline.org or faxed to 281-582-1508; payment must accompany registration.

Sponsored by AAA Plumbers and Ameritex Movers

Produced by

auction pg 25.qxp_Layout 1 4/17/18 9:57 AM Page 1

Let Your Sponsorship

Take Flight!

Grab your passport! HAA is NOW BOARDING for the June Sponsorship Auction with opportunities to sponsor an upcoming event or meeting.

Flight Departs on Thursday, June 21

Events on the itinerary include the Dinerstein Golf Tournament, Annual Business Meeting, Chili Fest, Installation Gala, State of the Industry Breakfast, APPLE Programs and a whole line-up of education sessions and seminars.

This flight is complimentary for all supplier partners.

We'll have inflight beverages and snacks available.

Need a test flight? If you have never attended one of our auctions before, come early to Auction 101 session at 2:30 p.m. to find out how to bid, what's for sale and tips on how to improve your sponsorship.

Need a travel agent?

If you can't make the live auction, proxy bidding is available until the end of the day Monday, June 18!

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.

Sponsorship Auction Thursday, June 21 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

Educ pg 19, 26.qxp_Layout 1 4/17/18 9:54 AM Page 2

Education, continued from Page 19

Our residents are paying more than ever on rent, but are they getting more than ever in return? This session takes a look at ways to put the resident back at the forefront of your staff and community. We'll look at transitioning from prospect to resident, how to create the perfect move-in, innovative resident activities and ways to show your residents (on a regular basis) how much value they are getting for their rental dollars. Highly interactive, fun and educational, this session is a must for all on-site professionals.

Introduction to Microsoft Excel Wednesday, June 6 8:30 a.m. to noon Program fee: $75 Learn to conquer your fear of the spreadsheet. This greatfor-beginners course offers a detailed look into this multi-faceted, often daunting program.

PAC Spelling Bee Fundraiser produced by NEXT Thursday, June 7 6:30 to 9 p.m.

Sponsored by AAA Plumbers and Ameritex Movers Open to all members.

Compete against your peers or cheer on your favorite competitor while raising money for the HAA Political Action Committee at the PAC Spelling Bee Fundraiser.

Leasing 101 – Sugar Land (One day) Tuesday, June 19 8:30 a.m. to 4:00 p.m.

Program Fee: $65 prior to June 19; $75 Sponsored by RentPath An in-depth introduction to the apartment industry for new leasing professionals as well as those individuals looking to learn more about the industry as a career. This one-day program covers topics including: greeting and qualifying the customer; executing the lease contract; overcoming objections and closing techniques; an overview of Fair Housing and more.

Students who complete the course will receive a certificate, as well as a listing of placement agencies and management companies that are members of HAA. If you are not working for a member company of HAA, download the registration form at http://www.haaonline.org/imag es/programs/pdf/leasing101_201 8.pdf.

Introduction to Microsoft Excel Wednesday, June 20 8:30 a.m. to noon Program fee: $75 Learn to conquer your fear of the spreadsheet. This great-forbeginners course offers a detailed look into this multifaceted, often daunting program.

Industry Math Thursday, June 21

8:30 a.m. to noon Program fee: $99 Sponsored by Brook Furniture Rental A new curriculum authored by NAA, this half-day workshop is an excellent opportunity to sharpen your mathematical skills in preparation for attending any of the credential programs. From calculating percentages, to converting fractions (remember those?) to understanding averages and more, this is your chance to "go back to school" in a relaxed and low-stakes environment.

Learn how various mathematical calculations influence operations and get introduced to the more advanced concepts you'll need to know to advance in your industry career.

HAA NEXT Professional Development Breakfast Friday, June 22 8 a.m. to 10 a.m.

Program fee: $10 Sponsored by PPG Paints This niche group within HAA is dedicated to the networking and professional development needs of HAA members 39 and younger. Network with your peers at this low-cost breakfast and grow your career together among the next generation of HAA leadership.

ACES Luncheon Friday, June 22 11:30 a.m. to 1 p.m.

Location: TBD Program fee: $55

Sponsored by Apartments.com and Texscape Services Please note that this program is open only to executives in property management (owners, presidents, regionals, supervisors, marketing/training directors, etc.). Eligible attendees to ACES luncheons 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.

Leasing 101 (Day and a half) Tuesday, June 26 8:30 a.m. to 4 p.m.

Program fee: $65 prior to June 26; $75 An in-depth introduction to the apartment industry for new leasing professionals as well as those individuals looking to learn more about the industry as a career. This one-day program covers topics including: greeting and qualifying the customer; executing the lease contract; overcoming objections and closing techniques; an overview of Fair Housing and more.

Students who complete the course will receive a certificate, as well as a listing of placement agencies and management companies that are members of HAA. If you are not working for a member company of HAA, download the registration form at http://www.haaonline.org/imag es/programs/pdf/leasing101_201 8.pdf.

No credit card or HAA login? No problem!

We do not accept registrations over the phone. However, if you do not have access to a credit card, just use our “Express Registration” page (no login required) at www.haaonline.org/expresregistration. This simple form generates an email to us with your registration request. This is a binding transaction, and all cancellation policies still apply. NOTE: For your own individual HAA login ID and password, please email us at ebreg@haaonline.org.

26

ABODE

May 2018

www.haaonline.org

school food pg 27.qxp_Layout 1 4/17/18 9:58 AM Page 1

Learn How You Can Have FREE Summer Meals for Youth Delivered to your Community Daily!

The Texas Hunger Initiative (THI) can help you determine if free summer meals are a good fit for your community. In partnership with the Texas Department of Agriculture, THI is working to feed more children and teens throughout the summer months by connecting sites where youth are with community sponsors.

Utilizing USDA funds, community sponsors provide meals, at no cost, to local sites. Sites can be found at schools, community centers, parks, libraries and in apartment communities.

There is no direct cost to the apartment community. Basic requirements to participate include a short training, having a safe space for the youth to eat and having an adult (staff or volunteer) responsible for accepting the meals and tracking the number of meals served.

THI is available to answer your questions and help you connect with the appropriate sponsor. If you have concerns about site limitations for this program, please let us know, as we may be able to work around your limitation or concern.

For more information, contact the Texas Hunger Initiative’s Houston team: Megan Hoag, Regional Director Texas Hunger Initiative, Baylor University Megan_Hoag@baylor.edu 832-369-9334

www.haaonline.org

May 2018

ABODE

27

outreach pg 28.qxp_Layout 1 4/17/18 12:34 PM Page 1

1

On the Road with HAA Rosenberg Region Meeting Thursday, March 8 at Dolce Living Rosenberg Sponsored by 1 Texscape Services LLC Rosenberg-area managers and assistant managers had the privilege of hearing from Brett Gardella and Jeremy Health from the Rosenberg Economic Development Corporation. Both spoke about Rosenberg’s dramatic growth: By the end of this year, they are anticipating the population to total more than 40,000, with continued growth through 2025 reaching close to 50,000. Health spoke on road and highway projects across the city in addition to new business coming to the area. Thank you to property manager Angela Schmitz and her amazing team for hosting us.

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 Outreach 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 a Region meeting. Contact lturner@haaonline.org.

28

ABODE

May 2018

www.haaonline.org

brandt pg 29.qxp_Layout 1 4/17/18 10:28 AM Page 1

Featured Supplier

Booth #429/431

$

redbook photos pg 30,31.qxp_Layout 1 4/17/18 10:29 AM Page 1

On the Scene with HAF EDUCATION HAA Redbook Seminars Sponsored by 1 AAA Plumbers and Ameritex Movers Tuesday, March 20 and Thursday, March 22 at the HAF Education Center Apartment personnel sharpened their knowledge on the legal rights and responsibilities of rental housing providers during two sold-out legal seminars held at HAA, led by HAA General Counsel Howard Bookstaff.

1

30

ABODE

May 2018

www.haaonline.org

redbook photos pg 30,31.qxp_Layout 1 4/17/18 10:29 AM Page 2

www.haaonline.org

May 2018

ABODE

31

volleyball pg 32,33,34,35,36.qxp_Layout 1 4/17/18 10:30 AM Page 1

On the Scene Photos by MARK HIEBERT, Hiebert Photography

1

HAA Volleyball Tournament Friday, March 23 at Third Coast Volleyball Club HAA members hit the courts to serve, spike and slam with HAA! 1. First Place Team La Salle Landscaping 2. Court Sponsor Brandt Electrical Services 3. Court Sponsor Maintenance Supply Headquarters 4. Snack Sponsor CoreLogic 5. Lunch Sponsor TPI Painting Inc. 6.

Second Place Team All Floors Carpet Cleaning 7. Third Place Team Dixie Carpet Installations

2

3

5

4

6

7

32

ABODE

May 2018

www.haaonline.org

volleyball pg 32,33,34,35,36.qxp_Layout 1 4/17/18 10:30 AM Page 2

www.haaonline.org

May 2018

ABODE

33

volleyball pg 32,33,34,35,36.qxp_Layout 1 4/17/18 10:31 AM Page 3

On the Scene Photos by MARK HIEBERT, Hiebert Photography HAA Volleyball Tournament

34

ABODE

May 2018

www.haaonline.org

volleyball pg 32,33,34,35,36.qxp_Layout 1 4/17/18 10:31 AM Page 4

www.haaonline.org

May 2018

ABODE

35

volleyball pg 32,33,34,35,36.qxp_Layout 1 4/17/18 10:32 AM Page 5

On the Scene Photos by MARK HIEBERT, Hiebert Photography HAA Volleyball Tournament

36

ABODE

May 2018

www.haaonline.org

Texscape services pg 37.qxp_Layout 1 4/17/18 10:33 AM Page 1

Featured Supplier

Booth

#809/811

$

expo pg 38,39.qxp_Layout 1 4/17/18 10:33 AM Page 1

The Houston Apartment Association invites you to elevate your career

Keynote Speaker: New York Times best-selling author

HAA 2018 Education Conference & Expo

Jon Acuff

Thursday, May 17, 2018

Jon Acuff is the New York Times best-selling author of six books including his most recent, Finish: Give Yourself the Gift of Done.

8 a.m. to 6 p.m.

Closing Party 6 p.m. to 8 p.m.

NRG Center, Hall C Registration opens at 8 a.m.

Keynote Breakfast with New York Times best-selling author Jon Acuff 8:30 a.m. to 10 a.m.

Four Concurrent 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.

For 20 years he’s helped some of the biggest brands in the world tell their story, including The Home Depot, Bose and Staples. Most recently he’s spoken to hundreds of thousands of people across the country for companies such as Microsoft, Nissan and Comedy Central. Featured regularly on national media, Jon has been seen on CNN, Fox News, Good Day LA and several other key outlets. He's also written for Time, the Harvard Business Review, Fast Company, Reader’s Digest, and MSNBC.

Do Over: Investing in the 4 Things That Every Great Business Needs To Navigate Change The rate of change gets faster and faster each day. Technology is changing, ask the Flipcam and Blockbuster. Careers are changing, ask graphic designers who seemingly overnight had to learn how to design for a new online medium.

Whole industries are changing, ask the hoteliers who suddenly find one million new competitors via the room-renting app Airbnb. Value systems are changing, ask millennials, 45 percent of which care more about workplace flexibility than salary.

Some companies will get stuck. When the New York Times asked, “Why didn’t Kodak create Instagram?” they were commenting on how easy it is for even successful companies to get crushed by the waves of change. Other companies will thrive amidst the turbulence.

It’s BACK! Lunch & Lip Sync Battle 1 p.m. to 2:15 p.m.

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).

Change is upon us and depending on how you approach it, it can be either overwhelming or an opportunity. The key is to see it for what it really is, a Do Over, a chance to reset. And if you want to navigate a Do Over, the best leaders in the world, running small businesses to massive corporations, know it takes four investments: Relationships, Skills, Character and Hustle.

The good news is, your business and your employees already have everything they need to make the best of a Do Over. in fact, you’ve had it for years.

Sound like marketing hype? It’s not. You already have each of those four critical investments, now it’s time to amplify them and apply them in a new way.

Sponsored by FSI Construction, Poolsure and Texas Southwest Floors

Expo Show Hours 1:30 p.m. to 6 p.m.

Over 250 Exhibitors! $3,000 in Cash Prizes in the Elevate Your Winnings Contest!

Closing Party! in NRG Stadium Club Level 6 p.m. to 8 p.m.

Attendance for the Expo only is FREE and only for owner/management company owners and personnel. Non-exhibiting suppliers are not admitted.

ONE LOW PRICE! Your all-inclusive Education Conference Ticket will include Keynote Speaker Jon Acuff and four Breakout Sessions.

Conference fee includes admittance to all education programming as well as Lunch & Lip Sync Battle, Expo and the Closing Party!

Early Bird Pricing available until May 7: Only $125 $165 after May 7 Special pricing for NAA credential holders: $95

Register online at www.haaexpo.org

expo pg 38,39.qxp_Layout 1 4/17/18 10:36 AM Page 2

The Breakout Sessions Sponsored by Apartments.com, Brook Furniture Rental, HD Supply and Hire Priority Staffing & Executive Search Choose among these four industry-related concurrent sessions each hour:

Is the Customer ALWAYS Right? with Rich George Property professionals know there is more to customer service than “the customer is always right.” Traditional customer service programs sanction employees to be resident advocates, but what about the best interest of the owner/investor and the employees? This program empowers behavior and decisions in customer service situations to integrate a Win-WinWin strategy. Participants will explore tools and resources to resolve conflict, prioritize attention and determine bestpractices using real-life situations presented through animated interactive scenarios.

Interviewing, Hiring and Engaging Your Dream Team with Cathy Macaione Recruiting quality employees can be an ongoing challenge for management companies even when the pool of available candidates is large. It’s time to think about “who wants you” instead of focusing on what you want. Did you know that a recent study found that 78 percent of today’s business leaders rate engagement and retention as one of their top concerns? Many people make the mistake of confusing employee engagement with trying to make workers satisfied, or even happy. This is unfortunate because this confusion causes management companies to underinvest their time and money in engagement initiatives.

Employee engagement is the emotional commitment employees have to the community/management company and its goals. In this session we will: • Take a look at recruiting, development, and retaining talent.

• How we can expand our search by getting out of the box.

• How bonuses, perks, amenities, education and positive recognition makes a difference with employee engagement.

• Best practices when interview, hiring and engaging employees.

Leadership Lessons from Hollywood with Andy Masters Award-winning author and leadership expert Andy Masters creatively uses the magical imagery of Hollywood to help leaders ignite a culture to develop and empower their organizations – while defeating the succession planning crisis – in this challenging era of having to do more with less. The audience will be entertained and inspired with scenes from movies such as The Devil Wears Prada, Apollo 13, The Iron Lady – and even Frozen and Star Wars. This unique program also cites the latest research from Harvard Business Review, Deloitte and Glassdoor to provoke real organizational change from every attendee. Powerful leadership principles are based on Andy’s latest book, Things LEADERS Say: A Daily Guide to Help Every Leader Empower & Inspire. Andy’s program provides attendees with not only an interactive multi-media experience, but also with immediate take-home action items to help cultivate millennials and develop future leaders in today’s new economy.

Trends in Maintenance with Mark Cukro Our industry is not what it used to be and if you want to know what is changing in the industry for our service teams, what technology is currently available and what the future of maintenance is going to look like, then this is a session for you. You will learn the new trends in personnel, technology, tools and equipment that make everything on site easier and help get service work done faster and better than ever.

Register online at www.haaexpo.org

expo game pg 40.qxp_Layout 1 4/17/18 10:37 AM Page 1

Elevate Your Winnings!

Visit just five companies at the Expo for a chance to win $500 at 3:45 p.m. Or, visit 10 companies and get a chance to win $1,000 at 4:45 p.m. Or, visit more than 10 to get a chance to win $1,500 at 5:45 p.m.! One runner-up will get $500! The more you visit the more “elevated” your winnings!

Stop by and visit the Featured Suppliers on your game card and have your card stamped. All booths will have distinct signage to help designate them as a participating supplier. Once you have completed your visits, bring your completed game card to the HAA booth at the back center of the hall to receive your entry ticket. Winners must be present to win and will be announced over the PA system at the HAA booth. No purchase is necessary. Only one entry per person.

Winners drawing times and prizes: • Five Visits for $500 at 3:45 p.m.

• Ten Visits for $1,000 at 4:45 p.m.

• Over Ten Visits for $1,500 at 5:45 p.m.

• Runner-up prize $500!

(Winner will be drawn from all entries!)

$t

Conte

Featured Suppliers include:

JM Sales 2 Roto-Rooter Services Co 7/8 Sentriforce 9 LaSalle Landscaping 13/14/15 Johnstone Supply 25 AAA Plumbers 30/31 TPI Construction & Painting Inc 38 Ameristar Screen & Glass 115/214 ApartmentCarts.com 122/124 Lawson Construction 129/228 CoreLogic Rental Property Solutions 141 Century A/C Supply 211/310 Cotton Commercial USA Inc 215 McMahan's Flooring Inc 329 Gemstar Construction Development Inc 409 Maintenance Supply HQ 415 Brandt Electric 429/431 Ameritex Movers 437 FSI Construction 439/441 Camp Construction 539/541 Crestmark Construction 615/714 Best Plumbing LLC 711 Gambit Construction 724 Fun Abounds 737 Guardian Construction 739 Texscape Services 809/811 Affordable Quality Electric 815

Supplier Featured

Booth

r

#Numbe

$

Look for this logo in advertising and at participating exhibitor booths at the Expo

fsi pg 41.qxp_Layout 1 4/17/18 10:37 AM Page 1

Featured Supplier

Booth

#439/441

$

expo exhibitors pg 42.qxp_Layout 1 4/17/18 10:38 AM Page 1

The 2018 Expo exhibitors cordially invite all owner/management company personnel to attend the FREE exhibition May 17 in Hall C of NRG Center.

COMPANY .................................................Booth AAA Plumbers..............................30/31 AAA Staffing Ltd...........................................741 ACTIV Answer by Audio Images...................321 Advanced Exercise .......................................716 Adventure Playground Systems Inc.............700 Affordable Quality Electric .......815 Alarmtechs Inc.............................................601 Alexander-Rose Associates Inc .....................303 America Outdoor Furniture............................19 American Technologies Inc...........................818 Ameristar Screen & Glass ..115/214 Ameritex Movers Inc...................437 Apartment Life Inc.......................................732 Apartment List.............................................224 Apartmentcarts.com ...........122/124 ApartmentData.com.....................................410 Apartmentideas Inc.............................725/824 Apartments.com .................................404/406 Apple Termite & Pest Control Inc .................314 Arbor Contract Carpet Inc ...................623/625 Assurant ......................................................834 Azuma Leasing ............................................316 BAC Products ...............................................430 Bath Fitter ...................................................829 Behr Process Corporation.....................111/210 Bell's Laundries...........................................205 Best Plumbing LLC .........................711 BetterNOI.....................................................735 Beyond General Construction LLC.......305/307 BG Staffing.........................................702/704 BH Fitness North America....................107/109 Bio-One Houston .........................................633 Bio-One Houston South................................831 Blackmon Mooring ......................................715 Brandt Electrical A/C & Heating Services LLC ...........429/431

Brook Furniture Rental Inc..........................328 Brooklet Energy Distribution .........................21 Brookway Horticultural Services..................821 Buyers Access ..............................................325

539/541............................................................

Capital Waste Valet LLC ...............................428 CenterPoint Energy Services........................232 Central Renovation Solutions.......................717 Century A/C Supply...............211/310 Certified Termite and Pest Control.................24 Chadwell Supply .........................................5/6 Chero-Key Piping Co......................................23 Church Services .............................................35 Cinch – Cabinet Refacing Kits......................322 Citi Fence Commercial Inc ...............................1 City Supply Co Inc .......................................833 CKI Wholesale Lock Supply..........................126 Coastal Valet Trash Services, LLC .................219 Comcast ..............................................225/324 Comm-Fit.....................................................532 Concrete Raising Corp..................................801 ConService...................................................736 Construction Concepts..................................740 Contractors Inc....................................337/339 Camp Construction Services

CoreLogic Rental Property Solutions...............................................141

CORT Furniture Rental.................................509 Cotton Commercial USA Inc ...215 Craven Carpet Inc ...................................28/29

Creative Design & Marketing ......................336

Crestmark Construction Services .........................................615/714

CSC Serviceworks.................................414/416 Designs by Holmes......................................533 DirecSupply Inc ...........................................706 Direct Energy LP..........................................738 Division-9, Inc .....................................207/209 Dixie Carpet Installations Inc.......................403 DNM Contracting Inc ...................................825 Dog Paws.....................................................611 Dogwood Building Supply...........................734 Done Deal Cosign........................................330 DoodyCalls ..........................................100/102 Eagle Screen LLC .........................................807 Earthworks, Inc ...........................................840 Emergency Services Restoration of Texas Inc36 Entrata®....................................................440 Ferguson Facility Supply.....................104/106 Fidus Construction Services .........................707 Fit Supply LLC..............................................803 Flooring Warehouse....................................838 Forthea Interactive Marketing.....................309 FSI Construction .....................439/441 FTK Construction Services.............................118 Fulton Law Group PLLC..................................10 Fun Abounds .....................................737 Gail Construction Services LLC .....................137 Gambit Construction....................724 Gateman Inc................................................722 GDE Renovations LLC...................................813 Gemstar Construction Development Inc............................409

GPS Roof Leak Repair..................................819 Gravely & Pearson LLP................................534 Green City Recycler......................................318 Green City Security LLC ...............................835 Green Mountain Energy ..............................217 Greenforest Termite & Pest Control Inc .......603 Greenlogic Lighting & Electric.............731/733 Guardian Construction ...............739 Hahn Equipment..........................................241 Hamilton-Steele Outdoor Accents.................521 HandyTrac Key Control................................729 HARCO Insurance Services...........................635 Hardman Signs ...........................................804 HD Supply...........................................719/721 Hire Priority Staffing & Executive Search....540 Hoffer Furniture Rental & Sales ....................16 Horisons LLC................................................422 Ice Blue Advertising Inc...............................609 Ideal Towing................................................503 Impact Floors ......................................708/710 Interior Logic Group Property Services 201/203 Jet Waste Services .......................................134 JM Sales & Service Inc....................2 JMI Contractors/Jim's Maintenance Inc.......319 Johnstone Supply ............................25 Just Energy..................................................103 La Salle Landscaping & Tree Service..............................13/14/15 Lawson Construction & Builders Inc .................................129/28

LeaseTerm Solutions....................................705 Lee & Barrier Builders, LLC..................108/110 Leisure Creations .........................................810 Lincoln Security Systems Inc........................240

LSR Multifamily...........................................802 MAC Mechanical Inc.....................................841

Maintenance Supply Headquarters ....................................415

Major League Gutter Cleaning ....................323 Mathis Iron Works Inc .................................530 McCann Total Security Solutions..................808 McKenna Contracting ....................................26 McMahan's Flooring Inc..........329 Meyer Smith LLC..........................................424 Mohawk Industries.......................................116 Momentum Fitness Solutions ......................136 Monster Pool Service...................................839 Mooring USA ...................................................3 Namco Mfg Co Inc ..............................830/832 National Credit Systems Inc.........................701 Nationwide Eviction .....................................315 Norman Construction ..................................222 Omega Builders Group LP .............................11 On Guard Inc.................................................32 Outdoor Elements...............................333/335 Package Concierge.......................................119 Pathfinder Insurance Group........................828 Paul Ryan Windows.....................................131 Pavecon LTD................................................528 Pavement Services Corporation...................234 Perfect Surface Inc ..............................418/420 Perma-Pier Foundation Repair of Texas......236 Pest Management Inc..................................101 Pet and Playground Products......................221 Poolsure ......................................................636 PooPrints.....................................................300 Power Express.....................................436/438 PPG Paints ..........................................535/537 Presto Maintenance Supply.................619/621 Presto-X........................................................135 Prism Electric...............................................629 ProCollect Inc.................................................27 Proforma Angelini & Diamond Solutions....435 ProMaxima Fitness......................................320 Property Cost Systems.................................408 ProVista Solutions Inc..................................703 Quality Services Company.............................37 Quick Roofing..............................................206 Ram Construction........................................836 Ram Jack Foundation Solutions ..................139 Rasa Floors ..................................................515 RealPage Inc..................................................12 realtor.com ® rentals ................................728 Redevelopment Services................................22 Redi Carpet Sales of Houston Ltd ................421 Reliant ................................................306/308 RENCON..............................................400/402 Rent Accelerator ..........................................230 Rent Debt Automated Collections (RDAC)....331 Rent Recovery Solutions Inc ........................709 Renters Legal Liability LLC ..........................800 RentPath......................................................304 Rentping Media...........................................631 Respage.......................................................730 Richmond & Associates Landscaping...........120 Roto-Rooter Services Co ............7/8 SatisFacts Research .....................................233 Scott Equipment Inc............................338/340 Secure Insurance.........................................238 SentriForce..............................................9 Shaw Industries...........................................332

Sherwin Williams Company................605/607 SightPlan.....................................................432 Signs USA Inc ..............................................822 Sign-Ups & Banners.........................................4 Smart Apartment Data ..................................17 SouthCross Security Inc ...............................334 SR Striping LLC ............................................133 Star Personnel Inc ...............................138/140 Storm Maintenance & Monitoring...............105 Summer Energy...........................................132 Summit Floors.............................................805 Sunny Rock International LLC .....................202 Super Carpet Steamers .......................218/220 SWC Group, LP ............................................632 Ted W Allen Insurance.................................223 Texacraft.............................................536/538 Texas Apartment Pool Services....................433 Texas Apartment Supply Inc ........................112 Texas Coast / Lone Star ..............................301 Texas Southwest Floors Inc .................229/231 Texscape Services .................809/811 The Countersource.........................................18 The Cromeens Law Firm PLLC .....................204 The Cweren Law Firm.........................235/237 The Lane Law Firm......................................128 The Liberty Group...............................638/640 The Urban Foresters LLC.....................637/639 Top Notch Fitness & Wellness......................820 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 ...................130 United Protective Services ...................718/720 Valet Living.........................................628/630 Vima Decor..................................................434 WASH Multifamily Laundry Systems ...814/816 WastePoint ..................................................208 Watchtower Security Inc...............................216 WaterLogic...................................................529 WBI General Contractor LLC ........................634 WCA Waste Corporation ..............................302 Webb Pest Control.......................................806 WeDoTrash.....................................................33 WellKept.......................................................817 Whorton Insurance Services........................723 Willbanks & Associates Inc..........................837 Wilmar Industries Inc ..........................121/123 Windstorm Restoration................................239 WS Wholesale Cabinets & Floors.................823 Yardi Systems Inc........................................200 Zillow Group ................................................117 Featured Supplier

$ Advertisers listed in bold are Featured Suppliers for the HAA Expo Giveaway.

See Page 40 for details.

sentriforce pg 43.qxp_Layout 1 4/17/18 10:39 AM Page 1

Featured Supplier

Booth

#9

$

andy masters pg 44,45,46.qxp_Layout 1 4/17/18 10:40 AM Page 1

The ROI of

Image © Denisismagilov | Dreamstime.com

Delegation

HAA 2018 Education Conference & Expo

44

ABODE

May 2018

www.haaonline.org

andy masters pg 44,45,46.qxp_Layout 1 4/17/18 10:40 AM Page 2

Why control freaks cost organizations big bucks.

By

ANDY MASTERS, CSP

M

ost of us understand the results of not delegating include burnout, stress and getting overwhelmed with mundane tasks.

However, it also squelches the development of employees, and provides a barrier to vision, strategic planning and innovation. Yet, why is delegation still one of the most underutilized skills?

Thoughts managers may have when they decide not to delegate include but are not limited to: • “If it’s going to get done right and going to get done on time I’d better do it myself!”

• “Whenever I try to delegate, I always get burned.”

• “By the time I explained it to someone, I could have done it myself.”

• “I don’t want to bother someone else … they already have enough on their plate.”

• “It’s job security. If I’m the only one who can do it, they can’t downsize me!”

At face value, some of the above rationale might seem honorable. However, there is an additional damaging impact of this DIY leadership culture within organizations. It creates a woefully inefficient utilization of human resources--which directly impacts your bottom-line. Here’s how: When Managers Don’t Delegate If a $40-per-hour manager spends only one hour on a task in which a $20-per-hour employee has the skills, training and resources to do, that organization incurs an expense of $40 rather than incurring an expense of $20. So, how many hours per week does this occur with each manager? One, two, 10, 15?

At a rate of seven hours per week, the losses realized would be $140 from the inefficient use of human resources from that one manager or $7,280 per year. If this culture is consistent throughout a department of 16 managers and supervisors, the annual impact would be $116,480. Multiply this mismanagement by all levels and departments and big bucks are wasted annually resulting from poor utilization of human resources. Effectively, organizations should pay a manager $40 per hour to focus on $40 per hour level work, not $20 per hour level work.

Organizations can hire a $20 per hour employee for those tasks.

www.haaonline.org

The Result of Empowered and Developed Employees Conversely, if an organization successfully trains, develops and empowers its emerging managers, then a $20 per hour staff can actually handle certain $40 per hour responsibilities – effectively saving organizations money. These employees are then learning responsibilities that put them in positions for future promotions. Certainly, when such promotions do occur, the transition period can then be faster and smoother, rather than throwing someone in the fire. Further, employees now feel their organization believes in them, has confidence in them and is investing in their future development.

The upwards domino effect now allows managers to focus more time and energy on larger, more important responsibilities with less stress. Every year, organizations should re-evaluate the tasks and responsibilities of each department and be sure to maximize the utilization of human resources effectively.

The Disservice Theory “Leaders who micro-manage spend more time looking down, than looking up.”

The next time you begin a project where you think to yourself “This is an important project. I need to do this one myself,” consider this: You are actually doing someone a disservice by not including them; you are not allowing them to grow and develop to be a step closer to taking on more responsibility in the future.

Perhaps it is a new or younger member of your organization, an employee who wants to develop for future advancement or even an intern. If you at least take them along for the ride, next time, they can do more. We all have mentors who took us along for the ride and showed us the ropes. That is how people learn. That is how people grow.

So, next time include someone on that important committee meeting, important event or important project. Don’t deny someone the opportunity to learn and grow. Important responsibilities are what brings the best out of people and actually improves morale.

May 2018

ABODE

45

andy masters pg 44,45,46.qxp_Layout 1 4/17/18 10:40 AM Page 3

To create a great habit of delegation, the first thing you should do each morning is identify the first, third or fifth items on your to-do list where at least some progress can be made by someone else. Ship those items off to sea either in person, via email or by asking for help right away. Then, proceed with your day.

Action Steps “A leader isn’t the person who takes on all responsibilities. A leader is someone who empowers others to achieve the goals of the organization as a team.”

Delegation is a learned and applied skill. It takes an understanding of how to do it correctly and a conscious focus to create a habit.

Are your managers and supervisors truly trained on the delegation process? If delegation went wrong, was the task delegated to the right person? Was that person clear with exactly what was to be performed and by when? Did that person possess the time, training and resources to perform the task? Did that manager follow up before the deadline to double-check on progress?

As with anything else, delegation takes focus and a concerted conscious effort every single day – or we revert to our old habits. To create a great habit of delegation, the first thing you should do each morning is identify the first, third or fifth items on your to-do list where at least some progress can be made by someone else. Ship those items off to sea either in person, via email or by asking for help right away. Then, proceed with your day.

You are now gaining progress on the first, third and fifth items without investing any time on them at all, allowing you to make progress on more important items on your list simultaneously.

“As a manager, you deserve to take a vacation – or take a day off with your kids – and actually enjoy it without your cell phone ringing every hour!”

Leaders must work on being an excellent delegator. Place a one-word Post-it note on your computer to help create this habit every day. Empower and develop your team, allowing each to take on greater responsibilities. Then devote your time to your big picture goals – and achieve more in your department, in less time, with higher quality and less stress.

By focusing on this habit, you will utilize your human resources in a more cost effectively way, instill a higher morale in your employees and develop a winning team that can accomplish amazing things.

Andy Masters has written five books, earned four degrees and earned the prestigious CSP designation of the National Speakers Association. Masters presents entertaining and impactful programs on leadership, sales/service and work-life balance topics. Visit www.andy-masters.com or email andy@andy-masters.com for program information and schedule availability. Masters is speaking at the HAA Education Conference & Expo. His session is titled “Leadership Lessons from Hollywood.” See Page 39 for details.

46

ABODE

May 2018

www.haaonline.org

ameristar pg 47.qxp_Layout 1 4/17/18 10:41 AM Page 1

Featured Supplier

Booth #115/214

$

rich george pg 48.qxp_Layout 1 4/17/18 10:42 AM Page 1

Is the Customer Always Providing precise customer service for the right reasons.

By

RICH GEORGE, NOI Coach

Right?

O

ver the years, I have read many books, attended many seminars and observed many interactions related to customer service. When it comes to providing a service to our customers, I realize this is one of the most difficult aspects of our jobs. To answer the question that stands as the title of this article in a direct and simple way, in this man’s opinion, customers are not always right. In fact, I have interacted with customers who were so wrong that I invited them to no longer be my customer.

Have you ever thought to yourself, or even said out loud, “This would be a great job if it weren’t for all these crazy people?” When I was active in management, quite often I would walk away from customer interactions simply shaking my head, amazed by the interaction. Now that I have moved away from the day-to-day interactions with our residents, I realize this has not stopped and it’s probably worse.

Acknowledging everything above, I also know that we provide a superior experience to our customers for one reason. It is not because we are simply that noble, it is because we love to extract as much cash out of their pockets as we can for the housing we provide. When customers are happy they are willing to stay longer and pay more. Once I realized this in my career, I provided a better customer experience, because it benefited me as well as the customer.

Precise Customer Service To provide a good customer service experience, we must embrace one core philosophy, and if you only take one thing from this article it should be this: In every customer interaction involving two people, one person writes a check to participate in that conversation and one person receives a check to participate in that conversation. Know which one you are.

Precise customer service is a mnemonic device that helps us to remember some key customer service attributes. While these seven attributes are not inclusive of all the necessary skills, it is a great foundation upon which you can lay a great customer experience.

48

ABODE

May 2018

1. Pleasant – It is imperative to present a pleasing demeanor to our residents to present the right attitude to our customers.

2. Resolve – We must be determined to get through negative interactions, regardless of right and wrong to find the resolution 3. Efficient – The goal of most customer experiences should be to minimize the time that someone is unhappy by being efficient with solutions.

4. Compassion – Exhibiting authentic concern and understanding to residents in need of solutions will open the door for brilliant outcomes.

5. Intuition – Anticipating the needs of our customers will allow for us to avoid negative interactions that lead to poor customer experiences.

6. Service – Going above and beyond is the name of the game for exceptional customer service; go beyond what is expected, to what is surprising.

7. Engagement – To truly provide service, a provider must be engaged in the relationship to give the discretionary effort to please.

The customer experience is an intentional interaction, not accidental. Until we as service providers embrace this philosophy our customer interactions will continue to be ordinary. Intention will make them extraordinary.

Your NOI Coach is Rich George, a successful businessman who has over 20 years of business experience. George is a senior faculty member for NAAEI and a faculty member of MHLI. He attended Wayne State University and is a Licensed Real Estate Broker.

George was recognized as one of the first graduates of the Leadership Lyceum for the National Apartment Association and has served on a multitude of committees. George is speaking at the HAA Education Conference and Expo on May 18. His session is titled “Is the Customer ALWAYS Right?” See Page 39 for details.

www.haaonline.org

crestmark pg 49.qxp_Layout 1 4/17/18 10:43 AM Page 1

Featured Supplier

Booth

#615/714

$

mark cukro pg 50,51,52.qxp_Layout 1 4/17/18 10:43 AM Page 1

Image © Chaliya | Dreamstime.com

Trends: Adapt with Caution

50

ABODE

May 2018

www.haaonline.org

mark cukro pg 50,51,52.qxp_Layout 1 4/17/18 10:44 AM Page 2

Before adopting an industry trend, evaluate its benefits to your business.

By

MARK CUKRO, Plus One Consulting Inc.

T

rends are supposed to innovate and improve your business, yet there are many that have little purpose other than being the new thing that everyone else is doing.

The purpose of adopting a trend in a business or service should be: To provide a solution to a challenge that will benefit everyone, not just to keep up with the competition for the sake of it.

Too many businesses follow trends with great intentions but are surprised and puzzled when they do not generate the changes they hoped for. Here are a few thoughts to consider whether you are trying to improve a particular service, increase customer satisfaction, hire better maintenance technicians or office personnel or updating technology.

Who will benefit?

Before implementing change, be sure to know exactly who will benefit from the change and how.

This is an important consideration to make prior to starting. It is more for the prospects, residents, management, reporting, compliance or the technicians. The clearer you can be, the easier it will be to navigate through and drive the change to the desired outcome.

Only follow trends that benefit your business and the customer.

Do not follow trends to only keep up with your peers or competitors. Oftentimes, being unique and unlike your competitor is exactly what your customer or resident appreciates the most about your company or property.

As in any business, there are trends we adapt and follow to keep up with changes such as design, apparel, paint color schemes, appliances, flooring fixtures and technology, which are important to the success of our business. However, there are also core fundamentals that shouldn’t change, which will always have a significant impact on businesses, services and most importantly our customers.

Focus on trends that improve your business.

Software and communication tools for maintenance teams are increasing in popularity and can be beneficial for streamlining processes, reporting and to identify areas of opportunity. However, for some properties or small companies it may not be needed,

www.haaonline.org

and the best technology is still a pen, a legal pad and a cell phone. Technology should enhance and improve the impact of a human being with a customer, not replace it. The best technology will always maintain a great sense of a personal touch.

Know when to avoid a trend.

Avoid following trends that conflict with the company’s philosophy, values and beliefs. It can send a confusing or mixed message to customers and associates. Also, knowing when not to act and waiting for a better understanding are often overlooked traits because it rarely gets the same attention and recognition as a change.

If you suspect a trend will be short lived, give it considerable thought prior to acting upon it. It is not uncommon for a trend to be on the verge of disappearing before it can be implemented due to a company’s slow reaction time. If your company or department can react and adapt quickly, then it may be much easier. So, understand the tendencies and the time it typically takes to implement change and keep that in consideration.

Stand out and don’t be afraid to make a trend instead of following one.

Very often, customers, employees and shareholders appreciate what makes you different from everyone else more than what makes you similar. Of course, excellent service is universally appreciated but uniqueness is remembered as well.

New trends and ideas for service.

Engage in forums and discussion boards. Network with people and companies that do things differently. You may get some excellent insight and become open to challenging the way you think about how things are done. Oftentimes, what prevents people from changing is how well they believe they are already doing something.

Where have all the maintenance technicians gone?

There are many reasons why it is becoming increasingly difficult to find excellent maintenance technicians. One of the reasons is the overall shift in the education system that has almost eliminated trades as an education option. In addition, older

May 2018

ABODE

51

mark cukro pg 50,51,52.qxp_Layout 1 4/17/18 10:45 AM Page 3

Excellent service is a hot commodity and it requires a certain amount of mental flexibility and openness to change what you are doing to improve. Even a little improvement is far better than no improvement. Lead your team and company to changes that benefit everyone. technicians are increasingly aging out of the industry year after year, so we must completely change the way we approach hiring and training. There is without a doubt plenty of excellent maintenance technicians in the industry and to make sure you can attract and keep them is a trend worth keeping up with.

Mobile technology is taking over.

Every year there are more companies providing phones to their maintenance technicians as a standard piece of equipment. This is helpful when the company makes the transition to electronic service requests, make-ready scheduling and all other related services.

Attend industry events every year.

Attending industry events and trade shows are always beneficial and it is an excellent source of ideas and information. You’ll get to see new concepts, approaches, products and services all under one roof that are specific to our industry by industry experts presented just for you.

I have had people tell me they are not sure they want to attend but after they go they are always glad they went and usually say “I am really glad you sent us.” Put your team in the company of industry experts and it will reinforce innovation and spark change for improvement.

Visit other industries, companies and properties.

See how you are greeted, treated and what stands out. Talk with people and observe. Every time I visit a property, industry or business, I walk away with different ideas. It may be something as simple as a greeting or a process that you can change, adapt or incorporate that makes every minute of your time worth it.

Excellent service is a hot commodity and it requires a certain amount of mental flexibility and openness to change what you are doing to improve. Even a little improvement is far better than no improvement. Lead your team and company to changes that benefit everyone. You can adapt and overcome or resist and become obsolete. The choice is all yours.

Mark Cukro, president of Plus One Consulting, is a leading resource in the field of service team development and brings all of the knowledge, skills and resources necessary to promote personal and professional development.

Through Cukro’s upbeat and unique approach to delivering technical information, each student is engaged and encouraged to learn how to work more effectively in the multifamily and service industry. Visit his website at www.serviceteamtraining.com. Cukro is speaking at the HAA Education Conference & Expo on May 18 at NRG. His session is titled “Trends in Maintenance.” See Page 39 for details.

52

ABODE

May 2018

www.haaonline.org

gambit construction pg 53.qxp_Layout 1 4/17/18 10:45 AM Page 1

Featured Supplier

Booth

#724

$

cathy m pg 54,56.qxp_Layout 1 4/17/18 10:46 AM Page 1

Hire Right Employee engagement leads to organizational success. Here’s the secret to nterviewing, hiring and engaging your dream team.

By

CATHY MAC, H.C.C.P, Cathy Macaione Consulting Services

Y

our employees are the backbone of your organization. Without top-notch talent, your company simply cannot reach its true success potential. Before you hire anyone else, think about not only the role you need to fill, but also the ideal candidate’s characteristics and how they will engage within your existing culture.

Here is the secret to attracting better qualified candidates who will ultimately be more engaged: Write a “What can our company do for a prospective employee?” ad versus a laundry list of candidate requirements. When doing so, include the top five to six reasons why someone should apply for your job.

Why is this important? It’s far too easy and common for employers to confuse job postings with job descriptions. A job description should be a detailed, and even somewhat dry, description of the responsibilities and expectations for a job that a company uses internally. In contrast, a job posting is meant to sell applicants on your company, team, location and all the things that make working for you great.

In addition, consider using new technologies to enhance the interview process. For example, texting interviewing platforms are a new way to interview potential candidates. This is also a way to further promote your company culture by sending short videos of the workplace in action. This will engage the candidate and them a good feel of the company.

Where traditional interviewing has failed, five techniques have come on the scene to improve the process. Maria Ignatova, LinkedIn Talent Solutions, suggests the following: Assess the soft skills.

Online soft skills assessments measure traits like teamwork and curiosity and give a more holistic

54

ABODE

May 2018

picture of candidates earlier in the process. Citi, for example, has implemented such assessments for its campus recruiting program, leading to more diverse candidates and a better understanding of their talents.

Challenge candidates.

In job auditions, companies pay candidates to do real work, so they can observe skills in action.

Citadel designed day-long job auditions, in which about 100 students compete for cash by solving real business problems with date.

Get casual.

Casual interviews typically take place over a meal and can offer a unique look into a candidate’s character. A famous example is the CEO of Charles Schwab who takes candidates to lunch and asks for the restaurant to mess up their orders on purpose.

There are plenty of other examples of companies creatively adapting this concept.

Use virtual reality technology.

With Virtual Reality (VR), companies immerse candidates in simulated 3-D environments to test their skills in a standardized way. Lloyds Banking Group has been a front-runner in this aspect and has seen great results when it comes to reducing bias and engaging candidates.

Utilize video interviews.

Video interviews can be recorded or live and help by tapping a broader talent pool in far less time.

KPMG Australia is a great example of a company that implemented this for its entry-level hires and has seen increased efficiency.

www.haaonline.org

johnstone supply pg 55.qxp_Layout 1 4/17/18 10:47 AM Page 1

Featured Supplier

Booth #25

$

cathy m pg 54,56.qxp_Layout 1 4/17/18 10:46 AM Page 2

Once you’ve determined which candidate to hire, create an action plan to get them engaged. How do you view employee engagement? As a satisfaction survey or as a business strategy? The former produces a number as to employee satisfaction, while the latter produces results. Which is more beneficial to your organization?

Following are some suggestions for hiring the right candidate.

• Have clarity on what a great candidate looks like. What skills (both soft skills and hard skills) do they possess? What character traits do they have? What is the ideal personality for the position?

• Let your current team members be involved in the interviewing process. By doing this, you are getting a chance to see how a new hire would fit in with your team. Does your team engage with them? How does the candidate handle an environment with a lot of different personalities?

• Don’t rush the process. Make sure you cast the net for quality over quantity.

Once you’ve determined which candidate to hire, create an action plan to get them engaged. How do you view employee engagement? As a satisfaction survey or as a business strategy? The former produces a number as to employee satisfaction, while the latter produces results. Which is more beneficial to your organization?

The latest Gallup Poll reveals that only 33 percent of U.S. workers are engaged in their jobs. The overwhelming majority of American workers are disengaged.

High levels of engagement have been proven to reduce team turnover, improve productivity and efficiency, retain customers and increase the bottom line.

Here are some important steps to begin creating an employee engaged culture: • Clearly define your vision. And don’t keep it a secret. Make sure everyone knows the vision and is on board with it.

• Give team members what they need to do their jobs and to act on the vision.

• Communicate well and often.

• Coach for success and practice random acts of kindness.

• Act fairly, respect others and create trust Armed with these strategies that begin before someone is hired, you can now create your road map to employee engagement and organizational success. This takes time, clarity and commitment, but the results are well worth it.

Cathy Mac, president of Cathy Macaione Consulting Services, an Apartment Marketing and Management Specialist, has more than 34 years in the multifamily industry. Mac’s creative marketing skills have won her numerous awards including Chicago’s prestigious CAMME and ALEX awards. She is a national speaker and speaks on topics related to leasing, marketing, maintenance, customer service, tax credit, image and resident retention. For further information on Mac, please contact her at cm@cathymac.net or 630-800-6895. Mac is speaking at the HAA Education Conference & Expo on May 18 at NRG. Her session is titled “Interviewing, Hiring and Engaging Your Dream Team.” See Page 39 for details.

56

ABODE

May 2018

www.haaonline.org

guardian construct pg 57.qxp_Layout 1 4/17/18 10:49 AM Page 1

Featured Supplier

Booth

#739

$

earthworks pg 58,59.qxp_Layout 1 4/17/18 10:49 AM Page 1

Spring into A

partment communities’ landscapes have their greatest opportunity to flourish and put on a colorful show for residents and prospects during peak leasing season and beyond. It’s no secret that clean, full and colorful grounds not only draw new residents and but help retain others.

Plant and flower variety is plentiful and thrives best during the summer months, providing the opportunity for turning beds and entrances into palatial-like gardens. It’s the time for multifamily to indulge its preferences for texture, height and color.

But hold your spades! Spring and summer beauty doesn’t happen overnight. Having a solid master plan and doing some prep work helps produce a consistently inviting landscape from month to month, and when curb appeal matters most.

Create a Master Plan The first piece of creating a master plan is to get the landscape in shape. By now, southern landscapes should have had applications of weed control and fertilizer, pruning and plantings to maximize the growing season. Without the proper attention, the landscape may not have legs enough to survive the hot Houston summer.

A good dose of pre-emergent fertilizer helps fend off unsightly weeds and unwanted grasses. The lawn may not be showing signs of weeds but the application will head off germination plus feed the grass. As the ground warms, the fertilizer will release nutrients and weed-control dosages.

A word of advice here: Be patient with your applications. Weed control has changed considerably over the years resulting from bans on what were some of the most effective treatments to be more ecofriendly. What typically was a once-and-done application has stretched to multiple treatments because chemicals are not as powerful. It some cases, treatment requires precise timing.

As spring advances and temperatures warm, pruning and cleanup of crape myrtles, ornamental trees and rose bushes set the stage for healthy growth.

Winter often ravages plants and larger grasses, requiring trimming and culling dead and freeze-damaged parts. The cleanup does wonders, but you should have done that by the end of March. And if you didn’t, trimming and pruning could stunt summer growth.

Also, mulch beds and other areas but make sure the rainy season is over to avoid washed out beds. And, apply pesticides and trim larger trees.

Timing Everything in Installing Perennials and Annuals The next step in a good plan is to maximize the time of year for adding color to the apartment community. Bright yellow, orange and

58

ABODE

May 2018

www.haaonline.org

earthworks pg 58,59.qxp_Layout 1 4/17/18 10:50 AM Page 2

Kick summer off with a colorful peak leasing season plan.

Summer red annuals and perennials grab the most attention and make for a nice place for your residents to come home to every day.

A colorful landscape from the dawn of spring until late fall requires planting perennials and annuals possibly in two phases, depending on climate, and also being selective about where the plants come from and how and when they are planted.

An initial planting in March or early April in high-visibility areas around the property adds vivid life to the landscape as the property emerges from the dead of winter but keep in mind some of these may have to be replanted before summer sets in. While they add immediate impact, delicate flowers don’t like cooler temperatures and freezes.

The spring-like temperatures, despite some of those warm 80degree days that are already showing up in the Houston area, may be misleading for some of these plants to get established. Planting in early spring forces perennials and annuals to acclimate to cooler temperatures, instead of the warmer, controlled temperatures in the greenhouses where they were raised.

Plants that need to thrive until the fall must endure extreme summer temperatures and can only do so if they are properly acclimated.

Consistently warm temperatures help them do that. Cool nights or cold snaps typical of Houston often deep into May can damage perennials and annuals and require costly replanting. Your landscape budget should account for that.

For summer color, planting deeper into spring will allow petunias, marigolds, zinnias and impatiens to get established and therefore maintain great appeal during the dog days of July and August. Waiting until mid-May or June will help flowers harden or adapt at a different rate, better ensuring they flourish in the coming months. Ideally, summer color installation should be completed by mid-June, when the heat and humidity arrive from the Gulf Coast.

While it may be agonizing at this point, being patient is the best for the long-term health of the flowers and your investment.

Plant Spacing Makes a Difference A tendency is to load the bed ear-to-ear with new flowers during the initial planting. The bed will look lush and complete, but flowers will struggle to survive in limited space as they mature. Ideally, young plants should be spaced out, even though the bed won’t look as complete for the first couple of weeks.

The spacing is based on the theoretical bullseye of that plant. The idea is to make sure that plants are not competing with each other for nutrients. There should be sufficient space for each to establish its root system without taking nutrients from a larger area. If plants are packed on top of each other, they fight to survive.

It may take a couple of weeks for the bed to fill in, but the plants will

www.haaonline.org

By

CHRIS LEE, Earthworks

be stronger and healthier. An option is to plant beds with fully mature plants (usually in 10-inch containers), but the cost can be three or four times more.

Don’t Choose Plants just by their Appearance Plants that appear to be fully bloomed, colorful and mature in small containers at your favorite retailer may actually not be the right choice for your beds. Outdoor centers and retail nurseries like their plants to have big tops and appear lush and beautiful for obvious reasons, but size does matter here. Smaller usually is better.

The best way to choose a flower is to examine its root makeup in the 4-inch container. If roots are surrounded by a significant amount of blue soil (which indicates fertilizer is present) and if dirt is loose when removing from the container, it’s likely the plant is not established.

When a plant is fully developed, the roots should be bright white and dirt should stay intact when removed.

Typically, healthier plants have smaller tops and fuller root systems and are indicative of those growers catering to commercial landscaping.

Let it Drip, Let it Drip Drip irrigation is most effective in watering beds throughout the growing cycle. Using pop-up systems likely will require changing heads to accommodate the growth of the plant. For example, a 4-inch head is recommended to irrigate after planting.

As the plants grow, a larger head will be necessary so that the bed gets fully watered. Changing heads requires time and additional expense. Ultimately, heads will have to be changed again when fall and spring color is planted.

With drip irrigation, the roots of the plants – no matter their size – are adequately watered with less hassle.

Mother Nature has an orderly plan for winter, spring, summer and fall, and so should multifamily landscapes. Planning ahead makes the most of this time of year when apartments can establish long-lasting, colorful landscapes that please the eye.

Work with a landscape professional or staff to create a plan that ensures your community stands out. The work put in now will make a big difference in the middle of summer.

Chris Lee is the president Earthworks, which specializes in multifamily landscaping. He is a regular contributor to Property Management Insider, published by RealPage Inc. See more of his articles at www.propertymangementinsider.com and learn about multifamily seasonal trends at RealWorld 2018 in July in Las Vegas. Visit Earthworks at www.earthworkslandscaping.net.

May 2018

ABODE

59

law pg 11,12, 60.qxp_Layout 1 4/17/18 9:44 AM Page 3

Law, continued from Page 12 the resident; (iv) personal delivery to any person residing at the apartment who is 16 years of age or older; (v) affixing the notice to the inside of the apartment’s main entry door; or (vi) securely affixing the notice to the outside of the apartment’s main entry door as allowed by law (which requires that certain conditions be met). The revision clarifies a notice to vacate is deemed delivered if the notice is sent by regular mail or certified mail.

The revision allows Sundays and federal legal holidays to be counted in the three days that is required before the notice is deemed delivered (unless you have evidence that the notice was actually delivered).

Remember, if you are relying on delivery of the notice by mail, unless you can prove actual delivery, you will need to wait three extra days (in addition to the number of days you give to vacate) before an eviction can be filed.

If your notice is affixed to the inside of the main entry door of the premises, you would only need to wait the number of days

provided in your notice for the resident to vacate (typically three days, but the lease allows a 24-hour notice).

Remember, if you are relying on delivery of the notice by mail, unless you can prove actual delivery, you will need to wait three extra days (in addition to the number of days you give to vacate) before an eviction can be filed. If your notice is affixed to the inside of the main entry door of the premises, you would only need to wait the number of days provided in your notice for the resident to vacate (typically three days, but the lease allows a 24-hour notice).

Class Action Waiver (paragraph 43) The change (adds a section): A class action waiver was added under which the resident agrees not to participate in any class action claims against the owner or the owner’s representatives.

Class action lawsuits have been filed over the last few years with respect to claims relating to water and sewer allocation and submetering and late fees. Each class action claim often involves a plaintiff’s counsel seeking recovery of damages as well as civil penalties and attorney’s fees. Under the revised lease, the resident waives the ability to participate in a class action suit. This does not mean that you have any additional pro-

tection against any particular claims. It only means that residents would need to file claims one at a time, as opposed to participating in a class action suit.

Read the lease! You are expected to know its contents. The changes are designed to be helpful and answer many questions you and your residents may have had over the years.

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

60

ABODE

May 2018

www.haaonline.org

mshq pg 61.qxp_Layout 1 4/17/18 10:50 AM Page 1

Featured Supplier

Booth #415

$

onsite tow pg 62,64.qxp_Layout 1 4/17/18 10:51 AM Page 1

Parking Policy Don’t let parking be an issue at your property.

By

MARK DENSON, On Site Towing

P

arking can be a pain in apartment communities, even if your residents have assigned parking spots. Towing can cause a lot of problems for residents and their visitors. You want to be sure you are rightfully towing a vehicle in an ethical and fair manner.

Here are a few tips that can make your life easier when it comes to the decision of having someone's vehicle towed.

Establish Rules First and foremost, as an owner or manager, you must provide parking rules or policies to your residents either within the lease or as a separate document. Establish a towing policy that is clear to both your residents and your staff. Your leasing team needs to be knowledgeable enough to answer any questions relating to the parking policies. I would recommend having new and existing residents sign the policy for your records. When creating your parking policy, towing practices can be very useful. However, towing must be handled carefully for a number of reasons, such as liability issues or possible Fair Housing threats. Encourage your staff to enforce, warn and notify residents about your community’s parking policy on a regular basis to help eliminate excessive parking issues. You can send parking policy reminders to all of your residents by email, text message or social media. Make sure you inform all residents that it is their responsibility to inform all visitors of where they can and cannot park.

Proper signage and markings must be used as well in your apartment community’s parking lot. Signs must be attached to a pole or a wall in each space or placed around the entire lot and must be placed at every entry point to your community. Signs must

62

ABODE

May 2018

Image © Dzianis Rakhuba | Dreamstime.com

be easily visible and must include the international towing symbol with language that reads “Unauthorized Vehicle Will be Towed at Owner or Operator’s Expense” followed by the name and phone number of the storage facility where the car will be towed. Have maintenance personnel check all the parking areas frequently. By law, the signs must be posted at a height no lower than 5 feet from the bottom of the sign. This helps ensure that all drivers can see the signage regardless of their vehicle height. Texas State law is very clear on the requirements a sign must meet. From the exact size of the sign, height, lettering size, layout and colors.

By having proper signage posted, the apartment community and/or management are free from towing liabilities.

Maintaining the appearances of tow-away zones, no parking areas and handicap spaces will reduce driver visibility issues. Professional parking facility striping is an effective way to brighten up your business and make it more inviting to residents. One of the first things a prospective resident may see when entering your property is the parking facility. A wellmaintained and clearly marked parking area gives a

www.haaonline.org

rk builders pg 63.qxp_Layout 1 4/17/18 10:52 AM Page 1

onsite tow pg 62,64.qxp_Layout 1 4/17/18 10:51 AM Page 2

Ethics and Legality Parking management is a very unique and technical industry. A knowledgeable and credible towing supplier partner is a great asset to an apartment community. When vetting a towing supplier partner, there are certain elements a company should have experience with. These areas include: • Assisting management when towing errors occur • Moving vehicles on the community in the event of a maintenance emergency • Tow court representation • Parking coordination assistance You want to also make sure your towing supplier partner is properly covered by insurance and that it can offer apartment community towing discounts.

Texas law allows towing services to operate within certain guidelines. These guidelines are set with the intention of a minimum standard. Many towing practices are legal but are questioned as being moral or ethical. Always remember that your towing supplier partner works for your community and you have the final say.

State law prohibits towing services from giving any type of gifts or compensation in exchange for the towing of vehicles. These practices have both civil and criminal consequences. One of the most common issues in the towing industry is charging

64

ABODE

May 2018

the violator for a tow while the vehicle is in the process of being hooked up. This is known as a drop. While the law is very clear to the tow operator, it is very unclear to the violator. Most drivers assume that as long as the the tow truck is touching the vehicle that a fee is owed to release the car. This is not true. The law states that the vehicle must be lifted and all safety equipment must be installed before a fee is due. If the tow operator has not completed the entire process and is still on your parking facility they cannot legally charge a fee to release the vehicle. If the entire process has been completed, but the tow operator is still on your property, they can only charge 50 percent of the tow rate to release the vehicle.

The tow operator must also take multiple forms of payment and provide a receipt.

Most leading tow operators will never charge to release a vehicle while still on your parking facility. We see this as a great opportunity to educate a resident or visitor to the parking policies of your community, and hopefully gain a friend.

These are a few tips to improve parking policy communication with your residents.

We hope that you learned something from this article and that you pass this along to other apartment communities.

Mark Denson is the president of On Site Towing. On Site Towing has serviced the apartment industry for over eight years, and Denson has over 18 years of experience in towing. On Site Towing is one the leading towing companies in quality and customer satisfaction. Visit On Site Towing at www.onsitetowing.com for more information. Denson can be reached at mark@onsitetowing.com.

Image © Alexzel | Dreamstime.com

great first impression. Clearly marked parking stalls, brightly painted arrows and walkways make for a safer parking facility.

In some cases, a vehicle must be tagged with a warning before it can be legally removed from a community. Having a clear understanding of these situations is important, but first your management team needs to be able to identify these types of vehicles.

www.haaonline.org

apartment carts pg 65.qxp_Layout 1 4/17/18 10:53 AM Page 1

Featured Supplier

Booth #122/124

$

dixie alan pg 66,68.qxp_Layout 1 4/17/18 10:54 AM Page 1

It’s All in the

Details Small flooring details have a big impact on the overall look of each apartment home.

By

ALAN YOUNG, Dixie Carpet Installations Inc.

R

esidents care about the type of flooring in their homes and it is often the first thing they look for when entering a model unit. In a vacant apartment, flooring especially stands out the most. And, it can be one of the most obvious detractions if the installation was done poorly. Most of the time, an unattractive carpet is not indicative of the quality of the flooring. For example, a poorly installed transition will stand out in what was otherwise a flawless install. If you are upgrading your flooring in-house or hiring a supplier partner, there are a handful of ways to finish the project off to make your new flooring look even better. In today’s article, we explore some of the most common moldings and techniques to take your flooring to the next level.

Transition When choosing new flooring, you aren’t restricted to one flooring material. However, if you plan on using different flooring materials or styles, it can be tricky to create the perfect transition between them.

Transition is a broad term in flooring, but it essentially refers to the joining of two separate spaces.

For instance, the doorway between a hallway and a bedroom is a natural transition area. Sometimes the joining of two spaces are created by using different flooring options in the same space. Although no walls were moved and the square footage remains the same, the illusion of two separate spaces is created by the different floor coverings. The transition is where those floor coverings meet.

Reducers A reducer is a floor molding used to transition floor coverings with different vertical heights. While there are many different sizes and types of reducers,

66

ABODE

May 2018

Image © Kotist | Dreamstime.com

a common application in apartments is where ceramic tile meets Luxury Vinyl Tile (LVT or loosely referred to as “plank” in the multifamily industry).

Many apartment homes were built with ceramic flooring in entries and wet areas (kitchens, laundry areas and bathrooms) with carpet installed on top of the remaining living spaces.

In recent years, many apartment communities choose to replace the carpeted areas with LVT due to the perceived value and longevity of hard surface flooring. In doing so, a vertical height difference is created where the new LVT and ceramic meets (or transitions). Vinyl and rubber reducers are affordable options. Stained-to-match wood, such as a baby threshold, is a way to achieve a high-end look without blowing the budget.

T-Molding T-molds can bridge the gap between two level surfaces, such as the transition between ceramic and

www.haaonline.org

rotorooter pg 67.qxp_Layout 1 4/17/18 10:54 AM Page 1

Featured Supplier

Booth #7/8

$

dixie alan pg 66,68.qxp_Layout 1 4/17/18 10:54 AM Page 2

Residents care about the type of flooring in their homes and it is often the first thing they look for when entering a model unit. In a vacant apartment, flooring especially stands out the most. And, it can be one of the most obvious detractions if the installation was done poorly.

Z-Bar This transition strip creates a professional, finished edge where carpet meets ceramic tile or LVT, and is used in conjunction with tack strip. Due to the pliable nature of the aluminum z-bar, the edge of the carpet is tucked into the z-bar and then folded over itself. This is an appealing solution for transitioning carpet to hard surface for those who do not want to see an actual transition piece.

Quarter Round & Shoe Molding These two finishes achieve the same purpose of covering the expansion gap between a hard surface floor and another fixed object, i.e., baseboard or toe kick. The only difference between the two is size.

Quarter round is generally three-fourths of an inch by three-fourths of an inch whereas shoe molding is typically one-half of an inch by one-half of an inch. Both options come in vinyl, wood and Medium Density Fiberboard (MDF). The vinyl options are available in solid or wood grain appearances but can be costly.

White-primed wood is a popular choice when used with white baseboards. Stained-to-match solid wood quarter round or shoe molding are great options as a skilled installer can match multiple finishes if necessary. The MDF product is the most cost-efficient of the choices but can be easily damaged during installation without proper care and attention.

Apartment communities that have replaced carpeted areas with LVT are prime candidates for a quarter round or shoe mold finish. During new construction, baseboards are typically installed approximately 1 inch

68

ABODE

May 2018

from the floor to allow for carpet and pad. This presents a dilemma after the carpet and pad are removed and the LVT is installed since the thickness of LVT installed multifamily spaces is generally 1 to 3 millimeters. That is quite a difference. One way to bridge the gap is to use quarter round or shoe molding.

Caulking Caulk application is one of the most common and cost-effective finishes. It can be applied where vinyl flooring meets baseboards and/or toe kicks, around the base of toilets and bathtubs, and doorjambs. Silicone is recommended over acrylic because it is waterproof, flexible and will not shrink. Acrylic can shrink and crack over time allowing air and water to seep through.

Here are some tips for caulking correctly: • If applicable, remove existing caulk.

• Make sure the surface area to receive caulking is clean and dry.

• Use a professional grade caulking gun.

• Cut the tip of the caulk cartridge so the hole is slightly smaller than the gap you are trying to fill.

• Pull – don’t push – the caulking gun along the gap at a 45-degree angle, using steady pressure on the caulk gun trigger.

• Use a caulk finishing tool to smooth the caulk into the gap.

• Mineral spirits should be used for cleanup (rubbing alcohol also works). If excess caulk has already cured, it can be cut/scraped away.

Charles Swindoll once said, “The difference between something good and something great is attention to detail.” So as not to take him out of context, consider this: The difference between a good floor and a great floor is attention to detail.

Alan Young is regional vice president of sales for Dixie Carpet Installations. He has over 15 years of industry experience. Dixie Carpet offers quality products, fair prices and dependable service for the multifamily industry. Visit their website at www.dixiecarpet.com. Young can be reached at alany@dixiecarpet.com.

Image © Alexzel | Dreamstime.com

wood floors. A stained-to-match t-mold is a great choice for this scenario. T-molding can also be used to connect uneven surfaces. Rubber or vinyl t-molds are great options for this as they are flexible, and the horizontal part of the “T” will more easily adapt to the varied heights. T-molding often comes with a metal track that the vertical part of the “T” snaps into. The track itself can be nailed or glued directly to the floor. Like reducers, t-molding comes in a variety of shapes and sizes. It is not a one size fits all, so determining the correct application to transition the two surfaces is vital, both aesthetically and functionally.

www.haaonline.org

lawson construction pg 69.qxp_Layout 1 4/17/18 10:55 AM Page 1

Featured Supplier

Booth

#129/228

$

next profile pg 70.qxp_Layout 1 4/17/18 10:57 AM Page 1

Meet Who’s NEXT

40 Questions T

o promote HAA NEXT, ABODE will ask a different NEXT Steering Committee member a set of 40 questions to learn more about who they are. This month, we interviewed NEXT Steering Committee member Sean Cunningham, Flooring Warehouse.

Where are you from? Austin, Texas.

How long have you been living in Houston?

Since June, right before Harvey.

What was your first impression of Houston in three words? People, traffic, food!

What was your first impression of HAA in three words? It’s so big!

What is the first app you open up in the morning? Facebook or my email app.

What song would you have playing every time you walked into a room? Depends on my mood.

What is the most exciting thing about flooring? Seeing how it can transform a room, and more importantly, someone’s life.

If you could choose another career what would it be? Real estate.

What is the biggest surprise you’ve ever had? My wife saying “yes” when I proposed.

Where is the next place you will travel?

New Orleans, Louisiana.

What do you find funny that no one else does? Dad jokes.

What’s the priciest thing you’ve spent your money on? A house.

What is one song from the 90s that you still listen to? Anything Third Eye Blind.

What is your favorite TV show of all time?

The Newsroom.

What is one thing from your childhood that you still have? My first pocket knife that my uncle gave me.

What is your favorite food? Mexican.

What is your least favorite food? Anything with raw onions.

What is your spirit animal? Tiger.

If you could play any sport professionally, what would it be? Golf. A sport that you can drink while playing is the best.

What is your favorite bar in Houston?

Kirby Ice House.

What is your favorite restaurant in Houston? Thai Gourmet.

What is your favorite beer? Depends on the season.

When you aren’t working what is your favorite thing to do? Eat, try new restaurants.

Do you have a hidden talent? I can play the trumpet.

If you were a juice, what would be in it?

Does a mimosa count?

What is your nerdiest quality? I love reading Sci-Fi books.

If you could change your name what would you change your name to? I like my Irish name!

What was your first job? Warehouse assistant for Flooring Warehouse.

What is the most terrifying thing you have ever done? Move to Houston to open a new Flooring Warehouse branch.

What have you learned about people being in multifamily sales? Make everyone your friend, you never know where they will end up.

Who is your biggest role model? My parents.

What is your worst habit? I want to go to every event, concert and festival possible.

What is your best habit? Going to the gym.

What is your favorite part of your job?

Watching employees advance throughout their lives.

What is the best music festival you’ve been to? Sake of The Song Festival. A country singer songwriter festival in Concan, Texas.

If you could have lunch or dinner with anyone, living or dead, who would it be?

Warren Buffett.

If you could be any country singer who would it be? Willie Nelson.

Where was the last place you traveled?

Ft. Lauderdale, Florida.

70

ABODE

May 2018

What is your favorite place to get a taco?

Tornado Taco, but I’m always open to new ideas.

What advice would you give to your 20-year-old self? Learn more, work harder and never give up.

Want to know more about how you can be NEXT? See www.haaonline.org/next for details.

www.haaonline.org

fun abounds pg 71.qxp_Layout 1 4/17/18 10:57 AM Page 1

Featured Supplier

Booth #737

$

pac pg 72.qxp_Layout 1 4/17/18 10:58 AM Page 1

On the Scene with the HAAPAC 1

HAAPAC Luncheon Wednesday, March 21 at the HAF Dinerstein Reed Prokop Education Center Sponsored by 1 The Lane Law Firm The March HAA Political Action Committee luncheon featured Mark P. Jones, Ph.D., with a March Primaries update. Jones is the fellow in political science at the Baker Institute, the Joseph D. Jamail Chair in Latin American Studies and a professor in the Department of Political Science at Rice University.

WE’RE ALL ABOUT BETTER GOVERNMENT Threats from government are coming at the apartment industry at a rapid pace. The HAAPAC, the political action committee of the Houston Apartment Association, needs your help to fight bad legislation. HAA members can participate in the PAC on several levels. 2018 registration forms are now available! To join, renew or learn how to become involved with the PAC, see online at www.haaonline.org or contact apatel@haaonline.org.

72

ABODE

May 2018

www.haaonline.org

mcmahan flooring pg 73.qxp_Layout 1 4/17/18 11:00 AM Page 1

Featured Supplier

Booth

#329

$

naa advocate conf pg 74.qxp_Layout 1 4/17/18 11:01 AM Page 1

On the Scene with the HAAPAC NAA Advocate Conference March 13-16 in Washington DC HAA Political Action Committee members visited with staff and elected leaders from Houston-area congressional districts as part of the National Apartment Association’s yearly campaign on Capitol Hill.

74

ABODE

May 2018

wbi pg 75.qxp_Layout 1 4/17/18 11:02 AM Page 1

Welcome Mat OWNERS

Arbor Grove LLC Becky Gardipee P.O. Box 959 Tomball, TX 77377 713-851-7196 Referred by Betsy Marshall, CAM, CAPS

Broussard’s Real Estate Investments Inc. Wilfred J. Broussard 11811 East Fwy #326 Houston, TX 77029 713-455-2701 Lucille Plaza Apartments East Lockwood Plaza Apartments Marcus Plaza Apartments

Cole Realty & Management Marquae D. Webb 9450 Grogans Mill Road #105 The Woodlands, TX 77380 281-249-9024

Hadeed Group LLC Saira Rizvi 21319 Grand Hollow Lane Katy, TX 77450-8802 832-814-4638 Saxon Square Apartments

Jeff R. Massey Jeff R. Massey P.O. Box 225 Sulphur Springs, TX 75483 903-885-9606 1612 West Main Apartments

Koo Development Francis Koo c/o Cherry Cove Apartments 5959 Bissonnet St. Houston, TX 77081-7051 713-666-3073 Cherry Cove Apartments

SAC PAWL Ltd. Phyllis Stegen 811 Cloyd Drive #400 Magnolia, TX 77355 281-259-5480 The Park at Walker’s Landing Apartments

Introducing HAA’s NEW MEMBERS

West Hollow Apartments Ram Bhambhani 10001 Fondren Road Houston, TX 77096 281-560-9084 West Hollow Apartments Evelina Romland Evelina Romland 713-877-1000 1046 Memorial Village Drive Houston, TX 77024-4454 713-447-0459

SUPPLIERS

A Homestead Specialist LLC Allen Hadley P.O. Box 1114 Magnolia, TX 77353 832-868-7223 A/C Contractors, Heating Contractors

Agent Clean SE Houston Veronica Artis P.O. Box 8205 Baytown, TX 77522 832-514-4005 Pressure Washing Equipment & Service Referred by Kristin Settles, NALP, CAM

AirAide LLC Troy Boddie 16507 Braddocks Road Cypress, TX 77429 832-952-0163 A/C Contractors, Heating Contractors Referred by Terri Clifton

Apartment Lines Scott Dunham 391 Las Colinas Blvd. E. #130601 Irving, TX 75039 800-583-7769 Answering Service, Telephone Answering Service

Apartment Mailbox King Rey Salinas P.O. Box 231253 Houston, TX 77023-1253 281-221-1969 Mailboxes-Sales & Repair, Welding Referred by Natalie Spratt, NALP,CAM, IROP

ALL SUPPLIER MEMBERS are listed online

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

76

ABODE

Benjamin Moore Galveston Bay Paint & Decorating Art Arnold 16864 Hwy 3 Webster, TX 77598 281-724-1160 Paint, Painters Equipment & Supplies Referred by Terri Clifton BMC Jennifer Wall 16002 Tomball Pkwy Houston, TX 77086 281-569-2558 Building Materials, Doors & Door Products, Hardware, Siding Materials, Trusses - Construction, WindowReplacement & Repair Citi Fence Commercial Inc Ryan Olvera 1528 Ojeman Rd Houston, TX 77055 832-940-1234 Fences, Gates & GateOperating Devices

ClearView Landscape Management Greg Knider P.O. Box 5892 Humble, TX 77325-5892 281-844-7198 Landscape Contractors, Landscape Designers

Coast to Coast Computer Products Inc Michael Oransky 4277 Valley Fair St. Simi Valley, CA 93063 800-223-8890 x520 Computer - Dealers, Office Equipment & Supplies, Printers Referred by Terri Clifton Conversion Logix Jeff Jobe 17921 Bothell Everett Hwy #103 Bothell, WA 98012 866-297-4914 Advertising-Internet, Marketing Products

Cost Segregation Services Inc Dave Smith.

429 The Trails Pkwy Horseshoe Bay, TX 78657 512-876-3650 Taxes - Consultants & Representatives Referred by Terri Clifton

May 2018

EDR Construction Evan Ross P.O. Box 358 Tomball, TX 77377 346-303-4246 Parking Area Maintenance & Marking, Pressure Washing Equipment & Service

Good Guys of Texas Ed Hamilton 9119 Hwy 6 Ste. 230 #306 Missouri City, TX 77459 832-706-2898 Cleaning Specialists, Pressure Washing - Equipment & Service, Swimming Pool Service & Maintenance, Window Cleaning

Rinnai John Sarzosa 13502 Missarah Lane Cypress, TX 77429 832-857-8201 Boilers - Distribution & Mfg, Plumbing Equip & Supplies Referred by Maika Esacove, CAS SendOutCards Michelle Kuypers 12511 Lancelot Drive Houston, TX 77031 281-450-1033 Communications Services, Greeting Cards - Wholesale & Mfgs Referred by Doug Oehl, CAS

Jetty Kevin Murphy 37 W 20th St. #301 New York, NY 10011 855-695-3889 Financial Services, Insurance Referred by Bryan Head, CAM

Superior Trash Valet Michael Oramas 6223 Spring Creek Oaks Drive Spring, TX 77379 346-704-3882 Garbage Collection, Trash Service - Valet

Lone Star General Edith Torres 7941 Katy Fwy #440 Houston, TX 77024 281-786-9808 Concrete Contractors, Fences, Gates & GateOperating Devices, Welding

TNCPA Tiara Hudaya 22762 Westheimer Pkwy #555 Katy, TX 77450 281-395-3606 Accountants-Certified Public, Accounting/Bookkeeping Systems

Madel Contract Painting Maricela Martinez 8219 Bayou Forest Drive Houston, TX 77088 281-965-4322 Carpenters, Make Ready, Painting Contractors, Resurfacing, Siding Contractors MDR Staffing Kelly Rowe 116 Funston St. Houston, TX 77012-1430 713-999-1280 Temporary Personnel, Employment Agencies Referred by Aaron Potier Quality Pressure Washing of Houston Robbie Miller 8218 Megan Place Drive Houston, TX 77095 832-792-5420 Cleaning Specialists, Pressure Washing - Equipment & Service Referred by Aaron Potier

Unique Resurfacing Yolanda Rangel P.O. Box 630243 Houston, TX 77263 832-638-6164 Counter Tops, Bathtubs & Sinks - Repairing & Refinish, Garage Doors - Service & Parts Wonder Wall Wraps Inc. Fahd Abouabsi 9000 Southwest Fwy #300 Houston, TX 77074 832-767-4752 Banners, Flags & Pennants, Graphics Service, Interior & Decorator Service, Parking Garages, Signs, Trophies & Plaques I wasn’t expecting it at all. I was surprised that they nominated me!” he said, laughing. “ I’ve been with this business for 15 years. I never expect anything. For me, if I get my job done or get it right, I’m satisfied with that. I don’t need recognition. As long as my resident and my management and the owner are happy, I’m happy. It was a good experience, though, feeling that way. I didn’t know that someone was watching!”

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

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

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

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

www.haaonline.org

volunteer haa pg 77.qxp_Layout 1 4/17/18 11:03 AM Page 1

Get Involved Volunteer HAA The Houston Apartment Association’s committees and clubs are some of the most productive tools we have to ensure that we remain the nation’s largest and most effective apartment association. Members of the association dedicate their time to lead and serve on the various clubs and committees.

Some general responsibilities of committee and club members include a commitment to attend all meetings and help develop marketing strategies (i.e. telemarketing, developing handouts, fliers, articles).

To serve on any of these committees and clubs, please contact the HAA office at 713-595-0300, online at www.haaonline.org or email the departments listed below.

Education education@haaonline.org Education Advisory Council HAF Fundraiser Committee* Career and Community Development Committee Government Affairs govaffairs@haaonline.org HAA Political Action Committee* Century Club* Media Relations Committee Fair Housing Committee Strategic Outreach Committee Membership members@haaonline.org Ambassador ONE Society Go-Getter Membership Recruitment Club Expo Exhibitor Committee* Street Team* Community Outreach shinkley@haaonline.org Community Outreach Committee Product Service Council* Resident Relations resrel@haaonline.org Resident Relations Committee *Note: These committees have specific requirements for membership. Contact HAA for details.

www.haaonline.org

www.haaonline.org

May 2018

ABODE

77

Go-gets pg 78,79.qxp_Layout 1 4/17/18 11:03 AM Page 1

The Go-Getters HAA’s MEMBERSHIP RECRUITERS

CELEBRATING GO-GETTERS! Recruit all year round and become part of the Go-Getter Club.

g n i t a r Celebetters!

Go-G Recruit all year long!

Go-Getter meetings are quarterly.

Invite new and potential members: July 12 • September 27 • December 5 Visit www.haaonline.org/gogetters for details

Join our Quarterly Meetings!

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

1st Quarter: Echo Show 2nd Quarter: Samsung Smart TV 3rd Quarter: iRobot Roomba 690 Vacuum 4th Quarter: $500 Holiday Cash Plus, for each new member you recruit, you’ll earn a chance to win gift cards ranging from $25 to $250!

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

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

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

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

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.

78

ABODE

May 2018

www.haaonline.org

Go-gets pg 78,79.qxp_Layout 1 4/17/18 11:04 AM Page 2

Go-Getters Happy Hour Thursday, March 29 at Cafe Adobe in the Marq-E Center 2

1. Top Team of the quarter for recruiting, The Better Getters 2. Top Recruiter of the quarter Terri Clifton, Better World Properties, with nine recruits! 3. Event co-sponsors ApartmentData.com and Redevelopment Services

1

3

www.haaonline.org

May 2018

ABODE

79

ambassadors pg 80,81.qxp_Layout 1 4/17/18 11:04 AM Page 1

The Ambassador ONE Society HAA’s WELCOMING COMMITTEE

COMING IN HOT!

The Ambassadors host management professionals for a Rajun Cajun Crawfish Boil.

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.

80

ABODE

May 2018

www.haaonline.org

ambassadors pg 80,81.qxp_Layout 1 4/17/18 11:05 AM Page 2

www.haaonline.org

May 2018

ABODE

81

Portfolio Changes The following owner/management companies have added the listed properties to their portfolios: • Alliance Residential Company: Briarwood Village Apartments, 342 units at 2215 Avenida La Quinta St. • Avesta: Chateaux Dijon Apartments, 426 units at 5331 Beverly Hill St. • Boyce Group Investments LLC: 7065 Bellfort Apartments, 23 units at 3414 7065 Bellfort St. • Chamberlin & Associates LLC: Town Park Townhomes, 120 units at 9950 Town Park Drive; Sovereign Townhomes, 209 units at 9888 United Drive and Knightsbridge Senior Apartments, 120 units at 3455 FM 1960 Road W. in Humble.

• Cortland Partners: Avion Shadow Creek Ranch, 276 units at 2101 Kingsley Drive in Pearland and Vue Kingsland Apartments, 423 units at 18021 Kingsland Blvd.

• Dominium Management Services: Redwood Heights Apartments, 96 units at 7320 Jensen Drive.

• Greystar: 2727 Brazos, 25 units at 2727 Brazos St.; Heights West 11th Apartments, 120 units at 2205 W. 11th St.; Tinsley on the Park Apartments, 365 units at 919 Gillette St.; and 1711 Caroline, 220 units at 1711 Caroline St. • Indus Management Group LLC: Spring Gardens Apartments, 117 units at 1714 Wirt Road.

• Internacional Realty Inc: Bayou Parc at Oak Forest, 392 units 4000 Watonga Blvd.

• Kairoi Residential: City Park Apartments, 308 units at 1640 E. T.C. Jester Blvd.

82

ABODE

May 2018

• Karya Property Management: Northchase Village, 232 units at 4522 Sylvanfield Blvd. and Summit at Champions Apartments, 272 units at 14365 Cornerstone Village Drive.

• Keener Management LLC: Elm Grove Apartments, 136 units at 2921 Sycamore Springs Drive in Kingwood.

• KOV Homes LLC: 6414 Sloan Apartments, 8 units at 6414 Sloan St. • Lincoln Property Company: The Star, 286 units at 1111 Rusk St. • The Lynd Company: Gracie Square Apartments, 223 units at 1201 Wilcrest Drive.

• MORGAN: Retreat at Westchase Apartments, 162 units at 2921 Briarpark Drive; The Inverness Apartments, 204 units at 3133 Buffalo Speedway; and Stonewood Apartments, 252 units at 701 T.C. Jester Blvd.

• Mosaic Residential Inc: University Green Apartments, 194 units at 1620 Bay Area Blvd and Morgan Bay Apartments, 268 units at 14403 Ella Blvd.

• Roscoe Properties: Rise Spring Cypress Apartments, 288 units at 7315 Spring Cypress Road in Spring.

• West Hollow Apartments: West Hollow Apartments, 207 units at 10001 Fondren Road.

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!”

Have you bought, sold or taken over management of a property or portfolio? Let us know so we can update our records and keep you informed. Contact comm@haaonline.org or members@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 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

gemstar pg 83.qxp_Layout 1 4/17/18 11:07 AM Page 1

Featured Supplier

Booth

#409

$

In the News The Houston Apartment Association celebrated the loan payoff for the HAA/ HAF building at the March board meeting.

Marquette Management is excited to annouce the grand opening of Catalyst Houston held April 5 through April 6.

Market Square Tower welcomes Coterie as its next tenant and new culinary experience set to open summer 2018.

New Hope Housing is excited to annouce the opening of its eighth multifamily community, New Hope Housing at Harrisburg, located in Houston’s historic East End at 3315 Harrisburg Blvd.

In March, ApartmentRatings.com announced the winners of its annual Top Rated Awards. The list of winning properties can be found at www. apartmentratings.com/2017topratedawards/.

Allied Orion Group names Principal Ricardo Rivas as chief executive officer.

Rivas

WeDoTrash welcomes Eric Leonard to its team as vice president of Sales and partner.

Stephanie Krop, CASE is now with Poolsure as multifamily development manager.

Leonard

Krop

Pam Utley has joined Eureka Multifamily Group as regional supervisor.

Congratulations to the newest Valet Living team members: Regional Sales Executive Kelsey Eggleston and Regional Account Manager Shelby Reddington.

Have something to report from Reddington your company or for yourself?

Email us your news at comm@haaonline.org.

Editor’s Note: In Rinnai America Corporation’s article, published in the April 2018 issue of ABODE, we left out who to contact for all of your Rinnai products. If you are interested in tankless water heaters or any Rinnai product, please contact Maika Esacove with Ferguson Facilities Supply at maika.esacove@ferguson.com.

Come see us at the HAA Booth during the 2018 Houston Apartment Association Education Conference and Expo on May 17.

See Page 18 for details.

84

ABODE

May 2018

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!”

www.haaonline.org

I wasn’t expe 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!”

jm sales pg 85.qxp_Layout 1 4/17/18 11:07 AM Page 1

Featured Supplier

Booth

#2

$

On Site with ABODE

Photos by HAA STAFF

COZY CHARACTER The Lenox provides living on a very personal level.

Property: The Lenox Owner/Management: Axiom Residential Location: 6014 Winsome Lane, off Westheimer and Foutain View Drive Units: 164 Built: 1970 Web: www.thelenoxapartments.com Interesting features: Located in the Galleria-area, The Lenox is home to many residents who work in Downtown Houston. This community offers a spacious studio, a one-bedroom and one twobedroom floorplan options.

Because of the thoughtful staff, life at The Lenox is a personal experience. The staff puts their creativity to work by creat-

86

ABODE

May 2018

ing personalized gifts and functions for residents. When a resident moves in, resigns their lease or is celebrating a birthday or a milestone, they can expect a customized basket or small treat of some kind.

Of course, this creativity flows into their resident events, too, which are held each month. When you walk around the property, you can find DIY projects created by the staff that really bring the community’s character to life.

Apartments feature renovated interiors, including two-toned paint, granite slab countertops with a backsplash, built-in bookshelves, faux flooring and more.

Community amenities include a swimming pool, a fitness center, a dog park and more.

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 surprised that they no said, laughing. “ I’ve b business for 15 years. anything. For me, if I or get it right, I’m sati don’t need recognitio resident and my mana owner are happy, I’m good experience, thou way. I didn’t know tha 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

lasalle pg 87.qxp_Layout 1 4/17/18 11:09 AM Page 1

Featured Supplier

Booth #13/14/15

$

ad index apr pg 88.qxp_Ad Index pg 74 4/17/18 11:10 AM Page 1

Index of Advertisers By CATEGORY A/C Supplies

Golf Cars & Carts

Security Control Equipment/Systems

Century A/C Supply . . . . . . . . . . . . . . . . . . . . . . . . . . .15 281-530-2859 . . . . . . . . . . . . . . . . . .www.centuryac.com

ApartmentCarts.com . . . . . . . . . . . . . . . . . . . . . . . .65 832-373-1722 . . . . . . . . . . . .www.apartmentcarts.com

SentriForce . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .43 888-671-2202 . . . . . . . . . . . . . . . . .www.sentriforce.com

Answering Service

Insurance

Trash Hauling

On Hold USA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7 800-755-4142 . . . . . . . . . . . . . . . . .www.onholdusa.com

Harco Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .84 713-681-2500 . . . . . . . . . . . . . . . . . . .www.harco-ins.com

Waste Management . . . . . . . . . . . . . . . . . . . . . . . . .84 713-354-5230 . . . . . . . . . . . . . . . . .www.thinkgreen.com

Carpet Installation

Landscape Contractors

HAA Products & Services

Dixie Carpet Installations . . . . . . . . . . . . . . . . . . . .21 281-261-6334 . . . . . . . . . . . . . . . . .www.dixiecarpet.com

La Salle Landscaping . . . . . . . . . . . . . . . . . . . . . . . . .87 713-657-0875 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Rental Credit Reporting . . . . . . . . . . . . . . . . . . . . .84 713-595-0330 . . . . . . . . . . . . . . . . . . . .www.haaonline.org

McMahan’s Flooring . . . . . . . . . . . . . . . . . . . . . . . . . .73 214-631-0600 . . . . . . . . . . . . . . . . . . . .www.mfitexas.com

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

Concrete Contractors JM Sales & Service . . . . . . . . . . . . . . . . . . . . . . . . . . . .85 713-294-3805 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Texscape Services . . . . . . . . . . . . . . . . . . . . . . . . . . . .37 281-846-3779 . . . . . . . . . .www.texscapeservices.com Laundry Equipment & Supplies WASH Multifamily Laundry Systems . . . . . . . . . .5 281-967-9507 . . . . . . . . . . . . . .www.washlaundry.com

Countertops Impact Floors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12 800-951-9462 . . . . . . . . . . . . . .www.impactfloors.com

Locks & Locksmiths CKI Wholesale Lock Supply . . . . . . . . . . . . . . . . . .84 713-462-0704 . . . . . . . . . . . . . . . . . . . . .www.ckilock.com

Electric Contractors Affordable Quality Electric . . . . . . . . . . . . . . . . . . .13 713-695-5992 . . . . . . . . . . . . . . . . .www.acuityelectric.com Brandt Electrical Services Inc. . . . . . . . . . . . . . . .29 281-693-3383 . . . . . . . . . . .www.brandtelectrical.com

Maintenance Supplies Johnstone Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . .55 713-803-6231 . . . . . . . . . .www.johnstonesupply.com Maintenance Supply Headquarters . . . . . . . . . .61 281-530-6300 . . . . . . . . . . . . . . . . . .www.supplyhq.com

Featured Supplier

Furniture – Outdoor Texacraft . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .82 800-231-9790 . . . . . . . . . . . . . . . . . . .www.texacraft.com

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

General Contractors Camp Construction Services . . . . . . . .Back Cover 713-413-2267 . . . . . . . .www.campconstruction.com Cotton Commercial USA Inc. . . . . . . . . . . . . . . . . .10 877-511-2962 . . . . . . . . . . .www.cottoncompanies.com

Paving Contractors Pavement Services . . . . . . . . . . . . . . . . . . . . . . . . . .60 281-758-8434 . . . . . . . . . . . . . . . . .www.nopothole.com

Crestmark Construction Services . . . . . . . . . . . .49 713-426-6161 . . . . . . . . . . .www.crestmarkservices.com

Playgrounds

FSI Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .41 832-767-1115 . . . . . . . . . . . . .www.fsiconstruction.com

Fun Abounds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71 855-abounds . . . . . . . . . . .www.fabplaygrounds.com

Gambit Construction . . . . . . . . . . . . . . . . . . . . . . . . .53 832-987-4242 . . . . .www.gambitconstruction.com Lawson Construction & Builders . . . . . . . . . . . . .69 713-694-7556 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . www.lawsonconstructionandbuildersinc.com RK Builders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .63 281-370-0012 . . . . . . . . . . . . . . . .www.rkbuilderstx.com Gemstar Construction & Development . . . . . .83 281-821-1195 . . . . . .www.gemstarconstruction.com

AAA Plumbers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .17 713-462-4753 . . . . . . . . . . . . . . . . . .www.aaaplumbers.com Best Plumbing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23 713-697-4400 . . . . . . . . . . . . . . . . .www.bestplumbing.net Roto-Rooter Services Co. . . . . . . . . . . . . . . . . . . . . .67 281-661-3699 . . . . . . . . . . .www.rotorooter.com/houston Swimming Pool Service

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

Poolsure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .77 800-858-POOL . . . . . . . . . . . . . . . . .www.poolsure.com

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

Resident Screening Service

WBI General Contractors . . . . . . . . . . . . . . . . . . . . .75 281-406-1990 . . . . . . . . . . . . . . . .www.wbibuilders.com

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

Glass – Plate, Window, Etc.

Resurfacing

Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .47 713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com

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

ABODE

May 2018

Advertisers listed in blue are Featured Suppliers for the Expo “Elevate Your Winnings” Contest.

See Page 40 for details.

Plumbing Contractors

Guardian Construction . . . . . . . . . . . . . . . . . . . . . . .57 832-672-4196 . . . . . . . . . . . .www.guardianconst.com

88

$

Conte t

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 89.qxp_Layout 1 4/17/18 11:11 AM Page 1

MarketLine By BRUCE MCCLENNY, President, ApartmentData.com

• • • • • •

HOUSTON Snapshot 89.7% $1,022/mo.

115.9¢/sq.ft./mo.

882 sq.ft.

Past 12 Months: 5.2% rental rate growth 15,406 units absorbed

98.0 –

– 90.0

– 89.0

96.0 –

– 88.0

•

Recently Opened (12 months): 51 communities 12,941 units

• • • • • • • • • •

94.0 –

Under Construction: 40 communities 10,114 units

Occupancy (%)

Operating Supply: 2,738 communities 642,037 units

Rental Rate (¢/sq.ft./mo.)

Occupancy: Price: Rental Rate: Size:

•

•

• • • • • •

Feb 18

Mar 18

Jan 18

Dec 17

Oct 17

Nov 17

Sep 17

Aug 17

Jul 17

Jun 17

May 17

Apr 17

Feb 17

Mar 17

Jan 17

Dec 16

Oct 16

Nov 16

Sep 16

Aug 16

Jul 16

Jun 16

Proposed Construction: 63 communities 17,997 units

May 16

Apr 16

– 87.0

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 22.5% 2 Heights/Washington Ave 12.4% 3 Conroe North/Montgomery 7.4% 4 1-10 East/Woodforest/Channelview 7.8% 5 Montrose/Museum/Midtown 5.6%

Rental Rate Growth % 3.6% 1.3% 1.7% 1.0% 2.0%

Total Units Class w/Concessions All 217,625 A 65.998 B 72,529 C 67,712 D 11,386

% of Total Units 34% 45% 30% 33% 23%

Average Special -2.5% -4.6% -1.4% -1.5% -1.7%

Citywide Effect -6.9% -9.4% -4.6% -4.5% -7.1%

One Month Free = -8.33%

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

TEXAS

Dallas/Ft. Worth

San Antonio

Austin

Occupancy: Price: Rental Rate: Size:

Occupancy: Price: Rental Rate: Size:

Occupancy: Price: Rental Rate: Size:

91.2% $1,079/mo.

123.7¢/sq.ft./mo.

872 sq.ft.

89.1% $920/mo.

108.2¢/sq.ft./mo.

850 sq.ft.

90.0% $1,181/mo.

135.3¢/sq.ft./mo.

873 sq.ft.

Past 12 Months: 2.3% rental rate growth 16,395 units absorbed

Past 12 Months: 0.7% rental rate growth 4,692 units absorbed

Past 12 Months: -0.8% rental rate growth 7,616 units absorbed

Operating Supply: 3,004 communities 700,497 units

Operating Supply: 881 communities 186,267 units

Operating Supply: 946 communities 219,134 units

www.haaonline.org

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

ApartmentData.com provides real-time access for property specific information, market surveys and historic submarket data for more than 2.7 million apartment units in Texas, Georgia, Arizona and Tennessee. For more information, contact Bruce McClenny at 800-595-8730. © 2018 ApartmentData.com May 2018

ABODE

89

Backpage pg 90 may.qxp_Layout 1 4/17/18 12:38 PM 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 six field events, and team players must work for HAA member companies. The top three teams, based on the field events, will be awarded medals after the final competition.

Friday, May 11 9 a.m. – Registration 10 a.m. to noon – Competition Noon to 1 p.m. – Lunch 1 p.m. to 2 p.m. – Tug of War Team of Six: $400 (includes lunch) $20 Spectator fee (includes lunch) Advance registration and payment are required. The deadline is Tuesday, May 8.

Thanks to our 2018 All Stars Sponsors: Apartments.com Corn Hole Games – all 6 team members will have six chances to throw the bag in the hole.

BG Staffing Giant Pong – all 6 team members will throw 5 large plastic balls into large trash can size containers.

HD Supply Football Toss – all 6 team members will throw 5 footballs at a stationary target.

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 – all 6 team members 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 Raffle Sponsor

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

ONLINE STATISTICS for the Houston Apartment Association Website and Social Media www.haaonline.org Total visits . . . . . . . . . . . . . . . . .15,789 Visitors . . . . . . . . . . . . . . . . . . . . . .9,144 Most visited pages: 1. Jobline Board 2. Rental Credit Reporting 3. Rental Owner Complaint Form

90

ABODE

May 2018

HAA Jobline Apply button clicks . . . . . . . . .4,851 Job postings for the month . . .112 Resume postings . . . . . . . . . . . .308 Job seeker signups . . . . . . . . . .407

Twitter @HAAOnline www.twitter.com Followers . . . . . . . . . . . . . . . . . . .5,470 Linkedin http://tinyurl.com/2667ppr Houston Apartment Association Group followers . . . . . . . . . . . . .1,881

Facebook http://tinyurl.com/2ae7gnq

Houston Apartment Association Group members . . . . . . . . . . . .2,196

www.haaonline.org

rencon inside back cover.qxp_Layout 1 4/17/18 11:12 AM Page 1

camp ad Back Cover.qxp_Layout 1 4/20/18 8:37 AM Page 1

Houston Apartment Association 4810 Westway Park Blvd.

Houston, Texas 77041

Return Service Requested

Featured Supplier

Booth

#539/541

$