ABODE May 2024

Page 1

May 2024 THE HOUSTON APARTMENT ASSOCIATION MAGAZINE www.haaonline.org may 16 nrg center
Booth #143 Booth #409
Booth #403


May 2024



The 2024 Expo Committee and Committee Chair Deborah DeRouen are excited for you to join the big, bright world of multifamily during the HAA Education Conference & Expo at NRG Center on May 16. Meet the committee on Page 36. Learn more about the event itself starting on Pages 16 and 17.



26 On the Scene – Photos from the HAA PAC Steering Committee.

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

36 2024 Expo Committee – Meet your hosts for this year’s event.

38 Scan to Win – Learn more about our Featured Suppliers and how to win big money at this year’s Expo.

40 2024 Expo Exhibitors – A list of this year’s exhibiting supplier companies.

42 PERSONal H2H Multifamily CX –The Power of “al” in a world of A.I..

46 Breakfast of Champions – What are you eating? What’s eating you?

50 We’ve Got It on Video? – How video can become your multifamily superpower.

54 On the Scene – Photos from the HAA Past Presidents Council.

76 On Site with ABODE – Take a closer look at another of HAA’s Honor Award-winning communities.


7 President’s Corner – You are Made For This and HAA.

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

9 Legislative Update – HAA visits Capitol Hill.

11 It’s The Law – It’s pool season.

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

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

58 The Go-Getters – HAA recruiters make it happen.

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

62 The Ambassador ONE Society –Crawfish and fundraising were the focus of the April meeting.

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

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

71 MarketLine – The latest area market numbers.

72 Back Page – News from around the community.

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

www.haaonline.org May 2024 ABODE 3
Cover photos by Mark Hiebert, Hiebert Photography, and Madison O’Bar, HAA Communications Manager


SHELLEY WATSON President-Elect

GINA ERWIN President

RYAN TERRELL Secretary/Treasurer



Vice President at Large –West


Vice President at Large –South


Vice President at Large –North


Vice President at Large –East


JOSEPH RODRIGUEZ, CAS President Greenlogic

DEBORAH DEROUEN, CAS Vice President ClutchCity Consulting



Mack Armstrong

Julie Batche

Kristen Becker

John Boriack

Kyle Brown

Tina Cavaco

Terri Clifton

Michelle Croasmun

Deborah DeRouen

Derek DeVries

Scott Douglas

Gina Erwin

Tamara Foster

Melissa Friend

Diane Gilbert

Monica Gracia

Stephanie Graves

Elizabeth Castro Gray

Manu Gupta

Clay Hicks

Deborah Holcombe

Karen Hefner

Nathan Kelley

Debbie Kelm

Crystal Jackson

Nathan Kelley

Jacob Kunath

Valerie Lacy

Barby Lake

David Lindley

Betsy Marshall

Joe Melton

Kristin McLaughlin

Candis Mohr

Katy Myrick

David Nargang

Carlos Neto

Jenifer Paneral

Angelee Kumar Parikh

Mark Park

Velissa Parmer

Michelle Pawelek

Kelly Robinson

Christy Rodriguez

Joseph Rodriguez

Ingrid Shultz

Nikki Sekunda

Corri Smith

Penny Sprang

Kelley Suess

Debbie Sulzer

Blaise Spitaleri

Ryan Terrell

Starla Turnbo

Richard Wall

BLAISE SPITALERI, CAS Secretary Gemstar Construction Development

Shelley Watson

Richard Whatcott

Quintina Willis

Tracie Yoder


Josh Allen

Ken Bohan

Gary Blumberg

Kathy Clem

Jack Dinerstein

Jenard Gross

Darlene Guidry

Alison Hall

David Hargrove

Larry Hill

Stacy Hunt

Hap Hunnicutt

David Jones

Mel Kieke

Mike Koch

Dick LaMarche

Cesar Lima

Tim Myers

P David Onanian

Jackie Rhone

John Ridgway

Kim Small

Eileen Subinsky

Steve Sweet

Kirk Tate

Suan Tinsley

H J Tollett, Jr.

Pat Tollett

Vic Vacek, Jr.

Beth Van Winkle

Jerry Winograd


Susan Alvarado

Jeff Blevins

Michelle Bridges

Roger Camp

Israel Garza

Billy Griffin

Stacy Lastovica

Mary Lawler

Laura Lestus

Cari Luetge

Bruce McClenny

Monica Morales

Ruth Reyes

Jake Slosburg

Lindsay Torres-Smith

Tony Whitaker


Immediate Past President


Joe Bax


Claude Arnold

Kenn Brown

Tina Cavaco

Terri Clifton

Kevin Fenn

Diane Gilbert

Anita Harrison

Dwayne Henson

Mike Koch

Merry Mount

Monette Reynolds

Sherry Stevenson

Kirk Tate

Suan Tinsley

Sonny Unverzagt

Del Walmsley

Nancé Wells

H.P. Paul Young

Jeanne Marie

Zublin Dicks


NIKKI SEKUNDA, CAS Treasurer The Liberty Group

CANDIS MOHR, CAS Immediate Past President

AAA Plumbers


Susan Alvarado, CAS

Century A/C Supply

Chris Bell, CAS, Greenlogic

Marivel Bownds, CAS, Valet Living

Tammy Broadway, CAS

American Fire Systems

Shaun Callaway, CAS, Earthworks

Neal Conant, CAS, Gemstar Construction Development

Sean Cunningham, CAS, Flooring Warehouse

Deborah Derouen, CAS

ClutchCity Consulting

Derek DeVries, CAS, Epic Multifamily Construction

Marcelino “Tito"

Estrada, CAS

First Onsite

Giovanna Gone, CAS, Century A/C Supply

Dan James, CAS, Redevelopment Services

Amanda Kelly, CAS, Brandt Electrical A/C & Heating Services

Debra Knight, CAS, Comm-Fit

Stephanie Krop, CAS Emeritus, Poolsure

Liz Levins, CAS Emeritus, Gemstar Construction Development

Jim Martensen, CAS Epic Multifamily Construction

Candis Mohr, CAS, AAA Plumbers

Tracey Moore, CAS, Flooring Warehouse

Karen Nelsen, CAS ALN Apartment Data

Arely Pena, CAS The Liberty Group

Nikki Sekunda, CAS, The Liberty Group

Joseph Rodriguez, CAS, Greenlogic

Blaise Spitaleri, CAS, Gemstar Construction Development

Amber Whitaker, CAS FSI Construction

Gemstar Construction

Supply 1978
Century A/C
1984 AAA
Houston Planned Energy Systems
Cotton Commercial
Development 1986 Craven Carpet 1987 Dixie Carpet Installations 1993 Hire Priority Staffing & Executive Search 1994 Camp Construction Services 1997 Apartments.com 1999 FSI Construction Inc. 2006 Lowe’s Pro Supply

EDITORIAL AND DESIGN STAFF Director of Publications and Design DEBORAH NIX dnix@haaonline.org

Communications Manager MADISON O’BAR mobar@haaonline.org ADVERTISING Vice President of Membership and Marketing AMANDA SHERBONDY, CAE asherbondy@haaonline.org


Chief Operating Officer SUSAN HINKLEY, CAE shinkley@haaonline.org

Vice President of Government Affairs BRADLEY PEPPER bpepper@haaonline.org

Chief Financial Officer TREY WIMBERLY, CPA twimberly@haaonline.org

Vice President of Education LAUREN RAGIN, CMP lragin@haaonline.org

Director of Resident Relations MATILDE LUNA mluna@haaonline.org

Director of Rental Credit Reporting TINA DEFIORE tdefiore@haaonline.org

Education Manager CINDY DE LA RIVA cdelariva@haaonline.org

Director of IT WILL ALFARO walfaro@haaonline.org

PRINTER TGI PRINTED www.tgiprinted.com



Executive Gina Erwin


Fair Housing



Past Presidents Council


Political Action


Century Club

Education Advisory

Independent Rental Owners Connection

Leadership Development

Community Outreach

Product Service Council

Stephanie Graves

Howard Bookstaff

Michelle Pawelek

Gary Blumberg

John Boriack

Shelley Watson

Stacy Hunt

Starla Turnbo

Nikki Sekunda

Lindsay Torres-Smith

Michelle Bridges

Elizabeth Castro-Gray

Kyle Brown

Joe Melton

Joey Rodriguez

Expo Exhibitor Deborah DeRouen


Ambassador ONE Society

Resident Relations

Valerie Lacy

Debra Knight

Tito Estrada

Karen Nelsen

A Jessica Wheeler

Resident Relations B Karah Carrillo

Resident Relations Appeals

Darlene Guidry

HAF Fundraiser Neal Conant

Ryan Weis

NEXT Monica Morales

Property Awards

Susan Alvarado

Diane Gilbert

Beth Levine


Casey Morgan

Casey Morgan

Casey Morgan

Casey Morgan

Casey Morgan

Casey Morgan

Bradley Pepper

Bradley Pepper

Bradley Pepper

Bradley Pepper

Lauren Ragin

Lauren Ragin

Susan Hinkley

Susan Hinkley

Susan Hinkley

Amanda Sherbondy

Amanda Sherbondy

Amanda Sherbondy

Matti Luna

Matti Luna

Matti Luna

Lauren Ragin

Lauren Ragin

Lauren Ragin

Chief Executive Officer and Publisher CASEY WATTS MORGAN, MPP cmorgan@haaonline.org
HOUSTON APARTMENT ASSOCIATION MISSION AND VISION: HAA is the leading advocate, resource and community partner for quality rental housing providers in the Houston and surrounding area. HAA develops leadership in the multifamily industry by engaging broadly diverse membership, embracing effective technology and advocating for a geographically inclusive association. ABODE IS THE OFFICIAL PUBLICATION OF THE HOUSTON APARTMENT ASSOCIATION serving the multihousing industry in Austin, Brazoria, Chambers, Colorado, Fort Bend, Harris, Liberty, Matagorda, Montgomery, San Jacinto, Waller and Wharton counties. ABODE, MAY 2024, VOLUME 47, 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 © 2024 by HAA. Periodicals Postage Paid at Houston, Texas. POSTMASTER: Send address changes to ABODE, 4810 Westway Park Blvd., Houston, Texas 77041. www.haaonline.org May 2024 ABODE 5


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

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

1st United Construction LLC

3BeeGuys Bee Removal

4 Point Resurfacing

5 Star Plumbing Houston

A&A Fence & Iron

A+ Aquatic Services

AAA Staffing Ltd

AAdvantage Laundry Systems

ABC Supply

ACM Contractors of Texas

ACT Security Group

Action Buggies

Action Towing Inc

Action Window Coverings Inc

Adobe Floors Inc

Advanced Building Supply LLC

Adventure Playground

Systems Inc

Advocate Construction Inc

Affinity Waste Solutions

Air Pro Systems

Alcaraz Lawn Care

Alexander-Rose Associates Inc

All American Mailboxes of Houston Inc

All Dry Service

All Power Solutions

Allen Lockers

ALN Apartment Data

Alpha Patrol Officer

Ambassador Services LLC

American Builders Group LLC

American Fire Protection Group

American Fire Systems Inc

American Platinum Builders


Andrews Myers PC

Apex Multifamily

Arborworks TX

ARR Commercial Services & Sheet Metal

Artisent Floors

ASAP Personnel Inc

Assurance Electric LLC

Asurety Dryer Vent & Fireplace Inspections

ATSG American Towing Service Group LLC

Audio Images International Inc

B&G Construction

Belfor Property Restoration

Bell’s Laundries

Bettencourt Tax Advisors LLC

BGE Inc/aka Brown & Gay Engineers Inc

BioTechs Crime & Trauma

Scene Cleaning

Blue HERON Technologies LLC

Blue Marlin Maintenance & Services

Blue Star Security LLC

BluSky Restoration Contractors


Brady Chapman Holland & Assoc

Brokerology Properties

Brown & Brown Lone Star

Insurance Agency Inc


Building Bright Houston

C4 Protection

Cameras Onsite LLC

Cano Electric Inc

Cantrell McCulloch

Capital Disaster Solutions

Capital Security Solutions

Cast Iron Construction and Remodeling LLC

Catalyst Construction

Centex Construction

Century Fire Protection Houston

CEP Construction Services LLC

Certified Apartment Staffing

CFI Group

Chadwell Supply


Title Commercial Division

Citi Fence & Concrete

City Pups

Classic Same Day Blinds

CNM Roofing

Code Red Security Systems PLLC

Cody’s Wrecker Service

Comiskey Capital Insurance

Agency Inc

Commercial Fire Protection

Community Roofing Texas Contractors Inc

Core 24/7 Restoration & Construction

Core Multifamily Fabrication

CORT Furniture Rental

CRE Business Solutions LLC

Cromatik LLC

Crowned Eagle Construction

CSC Serviceworks

CWC Renovation Inc

Cypress Landscaping & Irrigation Inc

D&G Quality Roofing Inc

DeNyse Companies

Designs by Holmes

DNM Contracting Inc


Double Oak Erosion

Dry Force Corp

Dryer Vent Wizard

Elite Roofing LLC

Embark Services

Emersyn Electrical Services LLC

Encore Services TX, LLC

EnviroSmart Multifamily

Pest Solutions

Epic Multifamily Construction

EV Charge Solutions LLC/

EV Power Kings DBA

Exo Edge

Fantastic Floors

FASTSIGNS Missouri City

Featherston Sign Partners

FFH Inc DBA Liberty Builders

Fiat Construction LLC

Fidus Construction Services

Finish Factory Inc

Fire Reconstruction Inc

Flavor Finish Resurfacing

Floor Merchant

Fortified General Contractors


Frontier Waste Solutions

fun abounds

Gambit Construction

Gateman Inc

Giordano Construction Inc

Go-Staff Inc

Gold Star Restoration

Graphic Stylus Promotional Products

GraphTec Inc

GRASSA Construction

Great American Business Products

Greater Houston Pool Management

Green City Security LLC

Green Garbology


Grindstone General Contracting

Gulf Storm Roofing and Construction

Gulf-Tex Roofing & Services

H&R Operator Services Inc

Halo Doors Inc

Hamilton-Steele Outdoor Accents

Hartland Roofing & Construction

Hell N High Water Construction


Hive Technology

HMS Landscaping LLC

Hoover Slovacek LLP

Hut Services LLC

Ideal Towing

Imperial Construction

Imperial Wallboard Supply/

The Villa Drywall Inc.

Infinity Power Partners

Infinity Roofing & Restoration


Interior Logic Group -

Property Services


J.P. Morin Company LLC

JAK Environmental LLC

Jenkins Restorations

Johnstone Supply

Leah McVeigh Design and Consulting

Ledge Lounger

Lee & Barrier Builders LLC

LGC Builders LLC

Lifeline Roofing Systems

Lift-Texas Construction

Lincoln Jacob Construction

Lithotech Printed Products/ Forms Center

LM Lawns

Long Point Roofing

Lopez Carpet Care & Painting

LP Building Solutions

Maldonado Nursery & Landscaping Inc

Mandalay Construction LLC

Masonry Solutions Inc

Matrix Construction Services

McMahan's Flooring Inc

MCW Signs Inc Dba Signarama


Merk Electric Co

Mohawk Industries

Monge Contracting Group

Montana Pavement Group LLC

MPS Direct

Mueller Water Conditioning Inc

MVP Same Day Signs

MX2 Commercial Paving

NEI General Contracting

Nelson Painting and Construction LLC

Norman Roofing and Construction

Northwood Construction

On Site Towing LLC

OnCall Patrol LLC DBA


Optima General Contractor LLC

Outdoor Elements

Over the Top Roofing and Remodeling

Pace Mechanical Services LLC

Parking Management Company/

PMC Towing

Pasadena Insurance Agency Inc

Paul Davis Restoration of Greater Houston

PCS Creative Surface LLC

Pepco Sales & Marketing

Perfect Parking

Phoenix Staffing

Power Services of Texas

Precision Safe Sidewalks LLC

Pretty Cleaning Service LLC

Pro-Tex Contracting Group LLC

Property Guardians

Protos Security

Pura Flo Corporation


Quatro Tax LLC


RAM Construction

Ram Jack Foundation Solutions

Real Floors Inc

Redevelopment Services

Redwood Private Security LLC

Reliable Roofing of Texas Inc




Resident IQ

Restoration 1 of Central Houston

Revelation Windows & Doors

REVS (Refuel Electric Vehicle Solutions)

Right Scope LLC

Riverway Title

Roadrunner Restoration Company LLC

Roto-Rooter Services Co

Rotolo Consultants Inc (RCI)

SafeRent Solutions

Saint Clair & Sons Inc

Scoop Troop HTX

SEAL Security Solutions LLC

Secure Insurance

Sergeant Fifty-Five Insurance

ServiceMaster Recovery Management

SERVPRO of Cypress

Servpro of Sugar Land

Sherwin Williams

Sign-Ups & Banners

Signal of Houston

Smart City Locating


Space CT Towing

Spartan Fire Protection

Sprout Marketing

Steward Trash Valet Service

Stormwater Professionals Group

Strata Roofing and Construction LLC

Strategic Protection Solutions

Stripe Lines Inc Dba Grass Lines Inc

STX Roofing

Sunny Pressure Washing LLC

Surface Experts

Sutton AC Contractors LLC

Swain & Baldwin Insurance & Risk Management

Texas Apartment Pool Services

Texas Concrete Professional Company

Texas Crime Prevention Agency

Texas Southwest Floors Inc

Texas Window Cleaning Co Inc

The Apartments Concierge

The Dick Law Firm

The Legends Group LLC

The Liberty Group

The Window Source of Houston

Tidal Electrical Services Inc

Tillman Roofing Inc

Tradition Services

Two Brothers Foundation Repair

United Protective Services

Urban Design Constructors

Urban Value Corner Store

USA Heroes Coalition dba USA

Real Estate Professionals (USAREP)

USA Patrol Division

Valet Living


WASH Multifamily Laundry


Watermark Restoration and Construction

Webb Pest Control

Westpark Communications

Whitmans Contracting and Roofing

Wilsonart LLC


XXL Construction Inc

Yellowstone Landscape

Yulf Decoration Group LLC


Let’s address the giant pink elephant in the room… this year’s EXPO! This year, the theme for the HAA Education Conference and Expo is MADE FOR THIS (in case you haven’t figured that out yet ��).

HAA’s biggest event of the year is all about embracing your network, exploring all that this industry has to offer and understanding that everyone attending the Expo was MADE FOR THIS industry. Whether you are a supplier, an onsite/management professional, or just getting started, it takes a special individual to work in the multifamily industry, and once a year we all get together to celebrate why we do it and why we were MADE FOR THIS!

This year we have an incredible lineup for our Education Conference. Our opening Conference Sessions feature Dr. Debbie Phillips with “The Breakfast of Champions,” along with Toni Blake on “Uplifted Leasing and Renewals.” For our second round of Conference Sessions, John Sons and Jeremy English will be discussing “Listen to Me!” by diving into what it takes to listen with purpose and understanding, and Kristi Fickert will cover how to “Unleash the Power of AI: Easy-to-Implement Use Cases for Multifamily Professionals.” Then for this year’s Keynote Luncheon, Judge Goodwin and HAA General Counsel Howard Bookstaff are performing a mock trial! You get to be part of the jury pool for NTV’s, trail prep, presenting cases before a judge and more.

Back again from last year, by popular demand, are the Spanish sessions! For Session One, Michael Olvera will be going over the differences of “Repair vs. Replace.” During Session Two, Eujenio Rojo will be talking about “New A2L Refrigerants, Myths and Facts.” Then, during the Spanish Keynote, Nelson Carcamo will discuss “The Leaders Heart: Unveiling Leadership and Navigating the Heart of Innovation and Inspiration.”

For more on the Education Conference, see Pages 16 and 17, and hear more from three of our session speakers starting with Toni Blake on Page 42.

Last, and certainly not least, a BIG thank you to this year’s Expo Committee for all of their hard work putting on this huge event! This one day requires a yearlong commitment of planning and execution, recruiting, assisting event exhibitors and promoting the show to potential attendees. This also includes corporate visits and onsite property visits, all while doing their “real jobs.” You could even say that this year’s committee was MADE FOR THIS! You can find them on the cover or working hard on May 16 at this year’s Expo!

Who made you realize you were MADE FOR THIS industry? Send those management personnel members a thank you by inviting them to the most anticipated event HAA hosts all year. I can’t wait to see you there!

www.haaonline.org May 2024 ABODE 7
Letter from the President

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

May Patron of the Month

Houston Planned Energy Systems

HAA Member since 1978

Cotton Commercial USA Inc.

HAA Member since 1982

Hire Priority Staffing & Executive Search

HAA Member since 1993

Lowe’s Pro Supply

HAA Member since 2006

Craven Carpet

HAA Member since 1986

Camp Facilty Services

HAA Member since 1994


HAA Member since 1997

Gemstar Construction Development Inc.

HAA Member since 1985

AAA Plumbers

HAA Member since 1984

FSI Construction Inc.

HAA Member since 1999

Dixie Carpet Installations

HAA Member since 1987

Century A/C Supply

HAA Member since 1968

8 ABODE May 2024 www.haaonline.org


Association members from across the country meet with lawmakers during NAA’s Advocate.

IN MARCH, I had the opportunity to attend NAA’s Advocate event for the first time. Advocate is an event where apartment association members from across the country travel to DC to meet with lawmakers to inform them on issues affecting the apartment industry.

HAA’s NAA delegates and alternates were divided into teams and we visited all of our congressional delegation on Capitol Hill. HAA had strong representation and did a great job advocating and educating our elected officials on the legislation that NAA is pushing. Thank you to the HAA members who joined me in participating: Kyle Brown, Gary Blumberg, Izzy Garza, Gina Erwin, Jenifer Paneral, Derek Devries, Kristin McLaughlin, Stephanie Graves, Martin Rubio, Claudia Rubio, Mindy Price, John Boriack, Monica Gracia, David Vasquez, Stephanie Krop, Christy Rodriguez, Nichole Williams and Starla Turnbo

Specifically, we pushed three pieces of legislation: Choice in Affordable Housing Act (HR 4606/S 32) Respect State Housing Laws (HR 802/S 3755) Yes In My Backyard Act - "YIMBY" (HR 3507/S 1688).

The Choice in Affordable Housing Act would establish programs and grants to incentivize landlord participation in the Housing Choice Voucher program through one-time incentive payments to landlords, security deposit payments, bonuses to public housing agencies that employ landlord liaisons, and amounts for other recruitment purposes.

This year, NAA has been successful in

adding Congressman Mike Lawler (R-NY-17) to H.R. 4606, which ultimately led to Congressman Sean Casten (D-IL-6) joining the bill as well. There is a lengthy list of Democrats in line to join this important piece of legislation; however, to keep the co-sponsorship bipartisan in nature, the bill's original sponsors made the decision to add cosponsors “Noah's Ark” style. This means that for every Republican that joins, a Democrat in line will be added to the bill.

There has been conversation on a potential Senate Banking Committee housing mark-up for this year. A mark-up session is after a bill is heard in committee and when the bill gets amended, worked on, changed, etc. and is a critical step for it to be considered for a vote. This bill has a high chance of being included should a markup occur.

The Respect State Housing Laws legislation would remove the 30-day notice to vacate requirement for properties receiving any federal assistance that remains in place from the CARES Act.

Earlier this year, Senators Marco Rubio (RFL) and Bill Hagerty (R-TN) introduced S. 3755, The Respect State Housing Laws, in the Senate. Since its introduction, the bill has gained Senator John Kennedy (R-LA) as a cosponsor and Senator Mike Lee (R-UT) is expected to sign on in the near future.

On the House side, 10 new cosponsors to H.R. 802 since the beginning of 2024 brings the total co-sponsorship to 30.

The House Financial Services Committee (HFSC) originally scheduled H.R. 802 as part of the February 29th mark-up. However, due to House floor votes on government funding, the HFSC bill mark-up list was cut in half, with H.R. 802 included in the cut. It will be included in the next mark-up session, which is a great step toward finally passing this legislation.

The Yes In My Backyard Act would require certain Community Development Block Grant program recipients to submit to the Department of Housing and Urban Development information regarding their implementation of certain land-use policies, such as policies for expanding high-density single-family and multifamily zoning.

Since the beginning of 2024, NAA has been successful in adding both Senators Cynthia Lummis (R-WY) and Ron Wyden (D-OR) to S. 1688. The Senate original sponsors have the same approach as the bill sponsors for The Choice in Affordable Housing Act, adding new cosponsors “Noah's Ark” style. There is a list of Democrats that are waiting to join as soon as the bill receives more Republican support.

On the House side, an additional 10 cosponsors have been added in 2024, bringing the total co-sponsorship to 42.

While these were the bills we highlighted during our visit to DC, there are still other measures being considered on Capitol Hill.

In January of this year, Senator Klobuchar, Chairwoman of the Senate Judiciary / See Legislative, Page 69

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

You can participate in the HAAPAC on several levels. For more on HAAPAC, visit www.haaonline.org/haapac

Legislative Update
www.haaonline.org May 2024 ABODE 9
Booth #815


Are you ready?

YOU GOTTA LOVE summer! Kids

are off from school. Families are on vacation. We are all having a good time!

However, it’s also pool season, which escalates your concerns regarding pool safety.

It’s always good this time of year to inspect your pools to be sure that you are in compliance with Section 265.190 adopted by the Texas Department of State Health Services (outlining the safety features for pools and spas).

The safety features involve a number of different aspects of the pool and pool area. In January, the Texas Department of State Health Services published proposed rules in the Texas Register for a public comment period. The adopted rules are scheduled to be published in the Texas Register May 17, 2024 and to be effective no earlier than May 22, 2024. Although the proposed rules have not yet been adopted, since the changes appear to be imminent, this article contains references to the revised rules. If you would like to see the proposed rules, please visit https://www.sos.texas.gov/texreg/pdf/backview/0119/0119prop.pdf. If you would like to see the current rules, please visit https://www.dshs.texas.gov/sites/default/files /poolspa/pdf/25%20TAC%20Chapter%20265 %20Subchapter%20L.pdf.

Safety features for pools and spas (as reflected in the rules which are proposed to be effective no earlier than May 22, 2024)

• Safety rope and float lines and floor markings (section 265.190(a)(3))

o Class C pools (apartment pools) over 5feet deep must have a permanent method to mark the transition point of the pool floor from the shallow area to the deep areas using a color contrasting with the bottom of the pool, such as a 4-inch minimum width row of floor tile.

• Depth markers (section 265.190(b))

o Depth markers must be placed in the top 4-1/2 inches of the pool or spa wall just under the coping and be positioned to be read by a user while in the pool or spa.

o There must be no less than 2 depth markers for each pool or spa, regardless of size and shape.

o Depth markers must be permanent with numbers and letters no less than 4 inches in height and be clearly marked in a color contrasting the background of the deck and vertical wall of the pool or spa.

o Depth markers must be spaced uniformly around the perimeter of the pool or spa in intervals no more than 25 feet.

o Deck depth markers must be slip-resistant and positioned to be read while standing on the deck of the pool or spa.

o Depth markers must have units of measurement that either spell out “feet” or “inches” or abbreviate “FT,”, “IN” or fractions of a foot.

• Deck “NO DIVING” marker and symbol (section 265.190(c))

o Where a diving marker and symbol are required in pools, the marker and symbol must comply with the requirements in the International Swimming Pool and Spa Code (ISPSC) and:

• The no diving marker and symbol must not be less than 4 inches in height. The no diving symbol must consist of a diver’s profile in a circle with a 45-degree slash through the diver.

• The color of the letters and symbol must be permanent and contrast with the background.

• The no diving marker and symbol on the deck must be slip resistant.

• The no diving marker and symbol on the deck must be within 18 inches of the water’s edge and positioned to be read while standing on the deck facing the water.

• If a permanent structure above the pool deck is within 5 feet of the water’s surface, the 4-inch no diving marker and symbol must be

on the structure so the warning is visible to persons attempting to use the structure for diving. The no diving marker and symbol are not required on diving boards or diving platforms, Americans with Disabilities Act-compliant chair lifts, slide flumes, lifeguard stands, or bridges over the water.

• The no diving marker and symbol are not required on the interior tile line of a pool or spa.

• Certain safety requirements for pools (section 265.190(e))

o In addition to safety signs required by the ISPSC, the following pool safety signs and operational procedures are required:

• Signs must be securely mounted as applicable, readily visible to the pool user, and be posted within the pool yard unless otherwise stated within the rules.

• Sign panels and lettering must be durable for the weather conditions.

• Branding or artwork applied to signs must not distract from the message panel, and signs must have a distinct border.

• Safety signs can be combined on one sign or posted individually.

• Safety signs for pools constructed on or after the effective date of the new rules or safety signs replaced at pools constructed before the effective date of the new rules must comply with the signage identified in section 265.190(e)(5) of the Texas Department of State Health Services rules.

• In areas of Texas where most residents are non-English speakers, signs and other written warnings or information required by the rules may be posted in the predominant language, in addition to English.

• Variations of the language of the required safety signs are allowed if the language of the safety signs is substantially equivalent to the language in the rules and if local swimming pool and spa regulatory officials approve the variation before the sign is posted in the pool yard.

www.haaonline.org May 2024 ABODE 11
It’s the Law By HOWARD BOOKSTAFF, Hoover Slovacek LLP , HAA General Counsel

• Rescue equipment (section 265.190(f))

o A pool must have at least one ring buoy with throwing rope and a reaching pole for every 2,000 square feet of pool surface area up to 6,000 square feet. A pool with more than 6,000 square feet of surface area must have an additional ring buoy, throw rope, and reaching pole for each additional 4,000 square feet of surface area or fraction thereof. Reaching poles and ring buoys with rope must be visible and readily accessible from all areas of the pool yard (additional requirements of the rules pertain to the reaching pole and throwing rope)

• Certain safety requirements for spas (section 265.190(g))

o Spas have similar safety requirements with respect to signage as pools.

• Emergency summoning device (section 265.190(h))

o A pool or spa must have a minimum of one emergency telephone, emergency monitoring contact device, or alternative communication system that is capable of immediately summoning emergency services and that is readily accessible, within 200 feet of the water, and functioning when the pool or spa is open for

use. An emergency summoning device for a pool or spa with a seasonal operation schedule must function 24 hours a day during the season the pool or spa is in use. Clear operating instructions for the emergency summoning device must be posted.

o The rule also has specific requirements regarding the location of the emergency summoning device, how the telephone or summoning device must be answered, the capacity of the telephone to make calls to 911 dispatch or to an emergency service, how the emergency monitoring device must directly connect to a monitoring service, 911 dispatch or emergency medical services, an alternative communication system and how a cell phone can be dedicated for use at the pool or spa.

• Lighting at pools and spas (section 265.190(i))

o A pool or spa operating at night must have lightning providing visibility to all areas of the pool or spa while standing on the deck at the water’s edge.

Pool season is here! Let’s get ready!

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

NEW for 2024: Got a minute?

The first Thursday of each month, HAA will release a series of videos by legal topic with multiple videos for each chosen theme. Don’t miss this continously building library of legal information, with subscriber access all year long.

Cost: $250 per subscriber/per email for one year of access. For more information, visit www.haaonline.org.

12 ABODE May 2024 www.haaonline.org
Booth #440/442


A resident requests charges removed after moving out before the end of her lease term.

A RESIDENT FILED a complaint with the Houston Apartment Association asking for delinquent charges to be removed from her credit after not receiving an itemized receipt from the property regarding $4,405.98 of charges owed after moving out of her unit. The resident did not complete her full lease term after claiming another resident physically abused her. The resident sent in copies of the police report along with a video taken of her empty unit after moving out.

HAA reached out to the apartment property and passed along the information and that response was forwarded to the resident. Enclosed in the management’s response were copies of the lease, itemized receipts and photos of the damage in the unit. The property explained that after the resident had not paid her rent, they

went to her unit to deliver a notice to vacate, finding that she had abandoned the dwelling and skipping on her lease contract. In addition to the damage that was left behind, the resident was charged for water usage, the cost of not providing a proper 60-day notice and the cost of reletting pursuant to her lease contract. After applying her $300 deposit to the charges the resident owed $4,405.98.

The case was heard during a Resident Relations Committee meeting where the committee decided in favor of management. The resident owed the property $4,405.98.

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

tee finds in favor of the resident, HAA appreciates a direct response from the property to the resident within two weeks and a copy of the payment sent to HAA for our records. When the committee finds in favor of the resident, management may file an appeal. When the committee finds in favor of the management owner, the decision is final. If you are a manager with a resident issue, call HAA at 713-595-0300 for direct assistance.

Renters can be referred to HAA by calling713-595-0300 to speak to a trained consultant, fluent in English and Spanish, Monday through Friday from 9 a.m. to 4 p.m. Residents can also be directed online to www.haaonline.org/renters.

Resident Relations from the RESIDENT RELATIONS COMMITTEE
14 ABODE May 2024 www.haaonline.org
Booth #521

education conference (paid attendees only)

8 a.m. to 9:30 a.m. – Conference Registration and Credential Breakfast

9:45 a.m. to 11:45 a.m. – Education Sessions in English and Spanish Noon to 1 p.m. – Keynote Luncheons in English and Spanish

Price for the full conference: $160 by April 5; $185 from April 6 to May 12

NAA Credential Holders: $125 by April 5; $145 from April 6 to May 12

Full conference price after May 12 and on site: $190

9:45 a.m. to 10:35 a.m. – Session Options

English Sessions

The Breakfast of ChampionsWhat are you eating? What’s Eating You?

with Dr. Debbie Phillips

We have all heard that breakfast is the most important meal of the day. What you feed your mind is just as important as what you feed your body. Do you treat yourself like a world class athlete? This workshop serves as a catalyst for reaching new heights in personal mastery. Creating a positive mental mindset is the first step in changing your circumstances. Learning outcomes include:

• A “mental meal plan”

• Techniques for creating balance

• Strategies that strengthen your mental muscle

• Triggers that derail your emotional intelligence

• Successful shifts for personal success

Uplifted Leasing & Renewals

with Toni Blake

Discover how to defend your NOI in a flat market and valuestack your leasing presentation. Your teams will learn proactive relationship strategies to inspire leads during the online rental search in their ILS, review sites, social media, and community websites. Toni will show you how to raise rents on renewals without raising eyebrows with her powerful 24 Points to Consider negotiation card game. In the 2024 Uplifted Leasing & Renewal LIVE event, attendees will be given a code to register for a 30-day FREE All Access Pass to the Toni eDemand Online Library.

Sesión en Español (Spanish Session)

Reparar vs. Reemplazar

con Michael Olvera

¿Cuándo es realmente el momento de reemplazar algo o cuando algo simplemente necesita ser reparado? Hablaremos sobre la evaluación general del componente o componentes defectuosos y si tiene sentido invertir en una reparación o comprar un reemplazo.

Repair vs. Replace

with Michael Olvera

When is it truly time to replace something vs. when something just needs to be repaired? We will talk through the overall assessment of the failed component or components and if it makes sense to invest in a repair vs. purchasing a replacement.

Scan and register for either the full conference or Expo only in advance!

10:50 a.m. to 11:45 a.m. – Session Options

English Sessions

Listen to Me! with John Sons and Jeremy English

According to recent mental health surveys, employees are feeling like their voices aren’t being heard and their concerns aren’t being understood. We will dive into what it takes to listen with purpose and understanding, and why this is important to your team's mental health. Learn why listening is the most important communication tool, whether you’re meeting in-person or across the miles.

Unleashing the Power of AI:

Easy-to-Implement Use Cases for Multifamily Professionals with Kristi Fickert

Curious about the magic of Artifical Intelligence and how it can transform your role and on-site operations in the multifamily world? Join us to demystify AI, explore free AI tools and discover practical ways you can use them to boost leasing success and create memorable renter experiences. Plus, discover how to keep your authentic voice and brand front and center. Join us in this beginner-friendly session to unlock the potential of AI for on-site roles. Learn practical tips, explore free tools, and leave with a toolbox of ideas to supercharge your leasing and tenant interactions. No tech wizardry required – just your curiosity and enthusiasm!

Sesión en Español (Spanish Session)

Nuevos Refrigerantes A2L, Mitos y Realidades con Eujenio Rojo, Century A/C Supply

Este año empezarán a llegar nuevos equipos de aire acondicionado A2L. Conozca las regulaciones y protocolos de seguridad esenciales para estos refrigerantes ligeramente inflamables. Comprenda los nuevos procedimientos de instalación, sepa qué herramientas serán necesarias y conozca los sensores de fugas obligatorios y otros componentes del equipo.

New A2L Refrigerants, Myths and Facts with Eujenio Rojo, Century A/C Supply

New A2L air conditioning equipment will begin to arrive this year. Learn about the regulations and safety protocols essential for these slightly flammable refrigerants. Understand the new installation procedures, know what tools will be required and learn about mandatory leak sensors and other equipment components.

Dr. Debbie Phillips Toni Blake Michael Olvera John Sons Jeremy English Kristi Fickert Eujenio Rojo


Noon to 1 p.m. – Keynote Luncheons

Spanish Keynote and Luncheon

Keynote y Almuerzo en Español

El corazón del líder: Revelando el liderazgo: navegando por el corazón de la innovación y inspiración con Nelson Cárcamo

Profundice en narrativas reveladoras, experiencias profundas y perspectivas visionarias que inspirarán y resonarán con la esencia del liderazgo eficaz. Desde afrontar los desafíos hasta fomentar la innovación, este discurso promete un viaje que invita a la reflexión al corazón de los principios del liderazgo.

The Leader’s Heart: Unveiling Leadership: Navigating the heart of innovation and inspiration with Nelson Carcamo

Dig into insightful narratives, profound experiences and visionary perspectives that will inspire and resonate with the essence of effective leadership. From navigating challenges to fostering innovation, this speech promises a thought-provoking journey into the heart of leadership principles.

Legal Luncheon

Jury Summons: Be a Part of the Jury Pool with Judge

Lincoln Goodwin, Justice of the Peace for Precinct 4, Place 1, and HAA General Counsel

Howard Bookstaff

Join us for a mock trial: Trials and Tribulations of an Eviction Trial.

Topics Discussed will include:

• NTV’s

• Trial preparation

• Presenting a case before the judge

• and much more.

1 p.m. to 5 p.m. – FREE Expo for Management Attendees


To attend the Expo only, there is no charge for management personnel (Non-exhibiting suppliers are not able to attend.)

Noon to 1 p.m. – VIP Expo Hour (invitation only)

1 p.m. to 5 p.m. – Expo Grand Opening

Over 250 Exhibitors!

Two $1,500 Cash Giveaways!

• 3:45 p.m. – 1st Featured Supplier Contest $1,500 Winner drawn and announced*

• 4:45 p.m. – 2nd Featured Supplier Contest $1,500 Winner drawn and announced*

• 4:15 p.m. – Remarkable Tablet Giveaway Winner announced*

*Must be present to win.

Thank you sponsors:


Massey Services

Education Conference


Ameritex Movers

Prime Elevator Corp

Expo Grand Entrance

Epic Multifamily Construction

Precision Appliance Leasing

Expo Aisles

American Fire Systems

Ameritex Movers

Best Plumbing

Encore Services TX LLC

Hire Priority Staffing & Executive Search

Massey Services


Tidal Electrical Services Inc

Hand Sanitizer Stations

Massey Services


Mobile Device Charging Stations

Ameritex Movers

Reliable Roofing

Hydration Stations

Ideal Towing

Credential Corner

Jenkins Restorations

Credential Breakfast

Behr Paint

Encore Services TX, LLC

English Breakout Session One

Behr Paint Intersolutions Staffing

English Breakout Session Two

Ameritex Movers

Hire Priority Staffing & Executive Search

Legal Luncheon and Mock Trial

Ameritex Movers

Spanish Keynote Speaker and Luncheon

AAA Plumbers

Spanish Breakout Sessions

AAA Plumbers

Matrix Construction Services

Expo Bar Station

Artisent Floors

Camp Construction Services

Jet Waste



Valet Living

English Keynote and Luncheon
• nrg center • hall b
may 16

Join us as we recognize the multifamily industry's finest professionals and properties, as well as recent NAA credential holders.

2024 Honors Awards





$130/seat or $1,350 for a table of 10

Early Bird Discount: Save 10% by registering by June 6

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

Requests for refunds must be received in writing by the end of business day on June 24.

No refunds will be granted after June 24 or for no shows, but tickets are fully transferable.

Register online at www.haaonline.org/honors

Thank you to our generous sponsors

Individual Awards sponsored by


Property Awards sponsored by

Reception sponsored by

Booth #315/414



New Supplier Orientation

Wednesday, May 1

10 a.m. to 11 a.m.

Via Zoom

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

Ambassador ONE Society Meeting

Wednesday, May 1

3:30 p.m. to 5:30 p.m.

Kirby Ice House Memorial

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

Supplier members only. Email members@haaonline.org for details.


CPO: Certified Pool Operator (English)

Wednesday, May 1 and Thursday May 2

9 a.m. to 5 p.m.

CPO will dispel the myths in pool care and tremendously reduce chemical expenses and extend the life of your pool. Successful completion of this course offers apartment industry personnel a five-year certification from the National Swimming Pool Foundation and helps you ensure that pool chemicals are being used properly and when appropriate. Recommended for anyone working with pools, this course is also a great course for property managers. Make sure you are up-to-date on local codes to help reduce risk and liability by attending this informative session. Visit www.haaonline.org for details. Sponsored by Texas Apartment Pool Services


Sports Challenge

Friday, May 3

9 a.m. to 5 p.m.

Bear Creek Soccer Complex, 3535 War Memorial Drive at Clay Road

Sponsored by Century A/C Supply, Hire Priority, Foundation Specialists, Tidal Electrical Services, The Liberty Group, Epic Multifamily Construction, Redevelopment Services, American Fire Systems, Apple Termite and Pest Control, Ideal Towing, Fidus Construction, Best Plumbing, Green City Security


Excel 102

Tuesday, May 7

9 a.m. to 5 p.m.

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

Sponsored by Steward Trash Valet Service


HAA PAC Luncheon

Wednesday, May 8 11:30 p.m. to 1 p.m.

Email govaffairs@haaonline.org for detail.s

Resident Relations Committee A Meeting

Wednesday, May 8 2 p.m.

Closed committee meeting via Zoom


Avenues: Maintenance Blvd. 2

Thursday, May 9

9 a.m. to Noon

See Page 22 for details.

Sponsored by The Liberty Group


Board of Directors Meeting

Thursday, May 16

10:30 a.m. to Noon

Sponsored by Behr Paint and SafeRent Solutions

Featured Event:

HAA 2024 Education Conference & Expo

Thursday, May 16

8 a.m. to 5 p.m.

NRG Center, Hall B

See Pages 16 and 17 for details and sponsors.


Avenues: Technology Row 1

Thursday, May 23

9 a.m. to Noon

See Page 22 for details.

Sponsored by AAA Plumbers


HAA Offices Closed

Monday, May 27

The HAA Offices will be closed in observance of Memorial Day.

Calendar HAA Education, Events and Meetings SCHEDULE 20 ABODE May 2024 www.haaonline.org
MAY S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 JUNE S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 Rental Credit Reporting (RCR) was established in 1977 to solve screening problems the Houston Apartment Association founders felt plagued the local apartment industry. RCR has unsurpassed data on resident rental histories in the Houston region. The Houston Apartment Association and SafeRent are partnered to expand RCR and include numerous searches in one bundled report with immediate and unlimited inquiry access. To learn more and subscribe, call RCR at 713-595-0300, email rcr@haaonline.org or visit www.haaonline.org. Did they pay their rent?

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



Leasing 101

Tuesday, June 4 through Wednesday, June 5 9 a.m. to 5 p.m. on Tuesday 9 a.m. to Noon on Wednesday

From Fair Housing to today’s terminology and sales techniques, the industry’s most seasoned and dynamic instructors are on hand to educate students on the boundless potential that awaits those who choose the apartment management industry as their career. Visit www.haaonline.org for more information.


New Supplier Orientation

Wednesday, June 5 10 a.m. to 11 a.m.

Via Zoom

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

Ambassador ONE Society Meeting

Wednesday, June 5 3:30 p.m. to 5:30 p.m.

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

Email members@haaonline.org for details.


ACES Luncheon

Friday, June 7 11:30 a.m. to 1 p.m.

n pursuit of an ever-increasing level of professionalism, the Apartment Community Executives & Supervisors group has created a vehicle to interface with members and exchange information and knowledge. Visit www.haaonline.org/events for more information and to register.

Sponsored by Best Plumbing and Catalyst Construction


NEXT Breakfast

Tuesday, June 11

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

HAA NEXT is a network of young professionals committed to the growth of future leaders with HAA through education, peer-to-peer networking, and legislative and community involvement. Visit www.haaonline.org/next.

Sponsored by Lincoln Jacob Construction and Qwikkit


IROC Breakfast

Wednesday, June 12

8 a.m. to 10 a.m.

Whether you own/operate two or 200 units, we encourage you to join HAA and your fellow independent owners for networking, education and more. Topics range from regulatory and compliance concerns to

leasing and marketing strategies for smaller communities on a limited budget. Contact education@haaonline.org for details.

Sponsored by Matrix Construction Services

Resident Relations Committee B Meeting

Wenesdady, June 12 2 p.m.

Closed committee meeting via Zoom


Avenues: Main Street 2

Thursday, June 13 9 a.m. to Noon

See Page 22 for more information.

Sponsored by Best Plumbing

Sponsorship Auction

Thursday, June 13 3 p.m. to 5:30 p.m.

Supplier partners can purchase sponsorhips for upcoming HAA meetings and events. Contact asherbondy@haaonline.org for details.


HAA Offices Closed

Wednesday, June 19

The HAA offices will be closed in observance of Juneteenth


CPO: Certified Pool Operator (Spanish)

Tuesday, June 25 and Wednesday June 26 9 a.m. to 5 p.m.

CPO will dispel the myths in pool

care and tremendously reduce chemical expenses and extend the life of your pool. Successful completion of this course offers apartment industry personnel a five-year certification from the National Swimming Pool Foundation and helps you ensure that pool chemicals are being used properly and when appropriate. Recommended for anyone working with pools, this course is also a great course for property managers. Make sure you are up-to-date on local codes to help reduce risk and liability by attending this informative session. Visit www.haaonline.org/events to register.

Sponsored by Poolsure


Featured Event:

Honors Awards

Thursday, June 27

5 p.m. to 8 p.m.

1600 Lamar Street, 77010

Join us as we honor and celebrate the multifamily industry's finest professionals and properties, as well as recent NAA credential holders. For more information and to register, visit www.haaonline.org/events and see Page 18.

Individual Awards sponsored by Apartments.com and Tidal Electrical Services

Property Awards sponsored by American Fire Systems and Ameritex Movers

Reception sponsored by Century A/C Supply and Lowe’s Pro Supply

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

www.haaonline.org May 2024 ABODE 21
nrg center
b may 16, 2024 #madeforthis #haaexpo2024 www.haaexpo.org
• hall

What is Avenues?

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

Who Can Sign Up?

We offer multiple options for registration:

• Annual per property subscription

• based on the number of units.

• Individual Annual Supplier

• Partner subscription

• Individual/Corporate

• subscription rate

What does this get me?

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


• Fewer than 200 units: $210/year

• 201-350 units: $410/year

• More than 351 units: $510/year

• Supplier: $210/year

• Corporate Individual: $210/year

• Individual sessions: $60/person Three (3) CEC credits awarded per session.

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

Booth #7/8/9



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

NEXT Mission Statement:

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

2024 NEXT Co-Chairs:

Mark your calendars and stay tuned for what’s NEXT!

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

Register online at www.haaonline.org/next or email us at events@haaonline.org for more information. We look forward to meeting you!

2024 NEXT Events:

Professional Development Breakfasts:

June 11

September 24


August 15

December 5

Monica Morales, CAM, Q10 Property Advisors Susan Alvarado, CAS, Century A/C Supply

On the Scene with the HAA PAC

HAA PAC Steering Committee

Thursday, March 7

The HAA Political Action Committee welcomed newly elected City of Houston Council Members Fred Flickinger (District E) and Twila Carter (At-Large Position 3) for a HAA PAC Steering Committee luncheon and meeting. Both council members spoke on the topic of budgets, utilities and public safety. Additionally, members had the opportunity to hear about their experiences as newly elected council members.


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

26 ABODE May 2024 www.haaonline.org
Booth #331

On the Scene

HAA Volleyball Tournament

Friday, March 22 at District 249

Thank you to our generous sponsors:

Court Sponsors: Catalyst Construction and Matrix Construction

Lunch Sponsors: Intersolutions Staffing and Precision Appliance Leasing

Snack Sponsor: SafeRent Solutions

HAA members hit the courts to volley with HAA!

1. First Place Team: La Salle Landscaping, champions for the eighth year running 2. Second Place Team: RPM Living/Gambit Construction

3. Third Place Team: Central Renovation Solutions. For more photos, visit www.haaonline.org

2 3 28 ABODE May 2024 www.haaonline.org 1
www.haaonline.org May 2024 ABODE 29
On the Scene
Photos by MARK HIEBERT, Hiebert Photography
30 ABODE May 2024 www.haaonline.org
HAA Volleyball Tournament Booth #404/406
On the Scene
Photos by MARK HIEBERT, Hiebert Photography
32 ABODE May 2024 www.haaonline.org
HAA Volleyball Tournament Booth #920
34 ABODE May 2024 www.haaonline.org
On the Scene
Photos by MARK HIEBERT, Hiebert Photography HAA Volleyball Tournament Booth #914/915


The 2024 Expo Committee knows you are MADE FOR THIS and welcome all owner/management company personnel to the 2024 Education Conference & Expo May 16 in Hall B of NRG Center !

In the center at right: Expo Committee Chair

Deborah DeRouen, Clutch City Consulting

Top row, left to right:

Anita Alberger, Intersolutions Staffing

Paola Rodriguez, Foresight Asset Management

Tyler Jones, Roof Top Innovations

Xochitl Flores, Church Pool Services

Marivel Bownds, Valet Living

Tammy Broadway, American Fire Systems Inc.

Carina Bryars, Valet Living

Marilyn Rivero, First Onsite Restoration

Shaun Callaway, Earthworks Inc.

Kelsey Callaway, PooPrints

Second row:

Tracey Moore, Flooring Warehouse

Collista Franklin, Allied Orion Group

Sara Hinson, Allied Orion Group

Nicole Aldrich, GWR Management

Erica Janke, Jetty

Jenny Juarez, RPM Living

Brooke Kirkpatrick, Rent.

Debra Knight, Comm-Fit

Andrew Najar, Keener Management LLC

Third row:

Stephane Leveque, Rent.

Liz Levins, Gemstar Construction Development Inc.

Jim Martensen, Epic Multifamily Construction

Kathy Motis, Greystar

Earl Lacy, Resman

Angie Aversa, The Liberty Group

Jana Gragg, Landmark Management Group

Tito Estrada, First Onsite Restoration

Natalie Spratt, Mosaic Residential Inc.

Bottom row:

Arely Pena, The Liberty Group

Philip Price, HD Supply Multifamily

Victoria Tiemann, Redi Carpet Sales of Houston

Amber Whitaker, FSI Construction

Ruha Vohra , Veritas Equity Management

Ryan Weis, Crestmark Construction Services

Valerie Lacy, Cushman & Wakefield

Blaise Spitaleri, Gemstar Construction Development

Not pictured:

Susan Alvarado, Century Air Conditioning Supply

Meredith Bunting, Dinerstein/TDC Management

Amanda Kelly, Brandt Electrical A/C & Heating

Jamila Ross, Asset Living

16, 2024
#haaexpo2024 www.haaexpo.org
Welcome from the 2023 Expo
nrg center • hall b may
Booth #239

Visit the Expo Featured Suppliers for TWO chances to win $1,500!

Start your tour of the expo floor and visit the HAA Featured Suppliers as they show off their products and services. While you’re at it, you can earn three chances to win $1,500 on the day of the show! At the very least, you could find a new supplier partner while you play!

Here's how it works:

Register to play the contest by scanning the QR code to download the ScanHunt game application.

Play the game on your smart device!

o Scan the QR code displayed at each booth.

o Visit AT LEAST 12 of the 24 booths to earn 120 points for ONE raffle ticket.

o Visit 18 of the 24 booths to earn 180 points for TWO raffle tickets.

o Visit all 24 booths to earn 240 points for THREE raffle tickets.

o Drawing will be held at the times listed below.

Get your raffle tickets! Once you have completed your visits, show your digital score card to an HAA Staff member at the HAA booth at the back of the hall to receive your raffle ticket(s). (This is NOT a timed contest. Completing the games earlier does not determine the drawing winner.)

Drawing times:

o Scan to Win Drawing #1: 3:45 p.m.

o Scan to Win Drawing #2: 4:45 p.m.

Winners must be present to win and will be announced over the PA system at the HAA booth located at the back of the hall at the times indicated above.

No purchase necessary.

Look for this logo in advertising and at participating exhibitor booths at the Expo Participating Featured Suppliers: In booth order: Brandt Electrical A/C & Heating Services LLC 7/8/9 Mohawk Industries 141 Valet Living 12/13 SafeRent Solutions 143 Precision Appliance Leasing 239 Guardian Construction 315/414 Dixie Interiors 403 Apartments.com 404/406 Gemstar Construction Development Inc 409 Crowned Eagle Construction 410 Chadwell Supply 427 Texas Apartment Pool Services 437 Ameristar Screen & Glass 440/442 Ideal Towing 503 Century A/C Supply 521 Epic Multifamily Construction 541/543 Camp Facility Services 621/623 Best Plumbing 711 Tidal Electrical Services 725 Affordable Quality Electric 815 Church Foundation Repair 920 Johnstone Supply 905/906 AAA Plumbers 914/915 scan
to win!
Booth #711

The 2024 Expo exhibitors cordially invite all owner/management company personnel to attend the FREE exhibition May 16 in Hall B of NRG Center.

COMPANY BOOTH_NUMBERS 5 Star Plumbing Houston .............................130/132 AAA Plumbers .....................914/915 AAA Staffing Ltd 743 ADT Multifamily 719 Advance LED Solution LLC 416 Advanced Exercise 105 Adventure Playground Systems Inc ......................700 Affinity Waste Solutions 736 Affordable Quality Electric ...........815 Airemaster of Houston 435 Alarmtechs Inc 601 All Dry Service 831 All Floors Carpet Cleaning ....................................824 All Power Solutions 820 Ally Waste 818 ALN Apartment Data 632 Ambassador Services LLC 119 American Builders Group LLC 704 American Fire Systems Inc....................................533 Ameristar Screen & Glass ...440/442 Ameritex Movers Inc 439 Apartment Life 804 Apartment List 002 Apartments.com .................404/406 Apple Termite & Pest Control Inc 314/316 Arborworks TX .......................................................741 Aroma Impressions 231 Artisent Floors 238,240 ASAP Personnel Inc 015 Assertive Industries 121 ATI Restoration 340 Atlas Applied Systems LLC .....................................114 Audio Images International Inc 222 Behr Paint Company ...................331 Belfor Property Restoration 536 Best Plumbing LLC .......................711 Beyond General Construction LLC 305 BGSF ............................................................200/202 Big City Pest & Wildlife 732 Bio-One Houston South 225 BioTechs Crime & Trauma Scene Cleaning 103 Blue HERON Technologies LLC 534 Brandt Electrical, A/C, and Roofing Services ........007/008/009 Brokerology Properties 643 Camp Facility Services .........621/623 Cano Electric Inc 903 Capital Construction 420 Catalyst Construction 733,735 Central Renovation Solutions ................................717 Century Air Conditioning Supply ..521 Century Fire Protection Houston 125 Certified Computer Repair 342 Chadwell Supply..........................427 Cherokey Piping Co 611 Church Foundation Repair ...........921 Church Pool Services.............................................920 Classic Protection Systems Inc 808 Clozzits 139 Comcast 527 Comm-Fit 609 Concrete Raising Corp 801 Conservice ............................................................702 Contractors Inc 901/902 Core 24/7 Restoration & Construction 234 Core Landscape Group 833 Core Multifamily Fabrication 720 Cotton Commercial USA Inc ..................................003 Craven Carpet Inc 909 Crestmark Construction Services 907/908 Crowned Eagle Construction ........410 D&G Quality Roofing Inc 707 Dixie Interiors .............................403 DNM Contracting Inc .............................................827 Dog Paws - DNA Pet Waste Solutions 613 DoodyCalls 100/102 Double Oak Erosion 235 Dry Force Corp 310 Earthworks Inc 842 Encore Services TX, LLC .........................................838 Entrata® 433 Epic Multifamily Construction ........................541/543 Ferguson Facilities Supply 104/106 Fidus Construction Services 335 Fire Reconstruction Inc ..........................................712 First Onsite Restoration ........................................432 Fit Supply LLC 803 Flooring Warehouse 840 Freedom Construction LLC 817 Fresh Aire of Galveston County 339 FSI Construction 441/443 fun abounds .........................................................233 G & H Trash Valet Inc 605/607 G.O. Plumbing Services Inc 318/320 Gambit Construction 724/726 Gateman Inc 207 Gatewise Incorporated 722 GDE Renovations LLC.............................................011 Gemstar Construction Development Inc.................409/730 Graphic Stylus Promotional Products 135 Great American Business Products 232 Green Garbology 532 Green Mountain Energy ........................................217 Greenlogic 138/140 Grindstone General Contracting 107/109 Guardian Construction .........315/414 Gulf Storm Roofing and Construction 635 Hahn Equipment 243 Halo Branded Solutions ........................................343 HandyTrac Key Control 326 Hardman Signs 019 HD Supply Multifamily 332,334 Helvex USA Inc 806 Hentana Construction LLC 006 Hercules Outdoor Amenities .................................307 Hire Priority Staffing & Executive Search .............542 Hoffer Furniture 016 Horisons LLC 426 Houston Colors Painting & Resurfacing Co 739 ICONstrux Design + Build 835/837 Ideal Towing ...............................503 Impact Property Solutions ...................634/636/638 InterSolutions Staffing 631 iTech Monitoring 010 Jenkins Restorations 137 Jet Waste Services 336/338 Jetty 540 JMI Contractors Inc ................................................319 Johnson Commercial Fitness/Johnson Health Tech Retail, Inc 237 Johnstone Supply ...............905/906 JWilliams Staffing 839 Kastle Systems International .................................311 KeyTrak Inc 709 Kings III Emergency Communications 805 Lawson Construction & Builders Inc 127 Leisure Creations 810 Liftmaster 832 Lincoln Jacob Construction....................................333 Lincoln Security Systems Inc 814 Lowe’s Pro Supply 415 LP Building Solutions 118/120/122 M.A.C. Mechanical Plumbing LLC 841 Major League Gutter Cleaning 538 Massey Services Inc...............................................716 Matrix Construction Services 115/214 McMahan's Flooring Inc 226 Metropolitan Staffing Solutions 133 MirrorMate Frames 734 Moen Inc 301 Mohawk Industries .....................141 Montana Pavement Group LLC..............................819 MRI Real Estate Software 412 Mueller Water Conditioning Inc 219 Multifamily Utility Company 322 MultiPro Property Solutions 706/708 Namco Mfg Inc 731/830 National Credit Systems Inc ..................................701 Norman Roofing and Construction 807 On Guard Inc 916 OnCall Patrol LLC DBA ParkingPass.Com 619 Optimized Waste Removal LLC 922 Outdoor Elements 727/826 Pace Mechanical Services LLC................................215 Pavement Services Corporation 742 Payless Insulation 131/230 Penco Access Control LLC dba Penco Gate and Fence 738/740 Penn Apartment Staffing LLC 821 PetScreening .........................................................721 Phoenix Staffing 422 Poolsure 633 Poolworx 323 PPG Paints 537/539 Precision Appliance Leasing ........239 Precision Safe Sidewalks LLC ................................823 Prime Elevator Corporation 434 ProCollect Inc 327 ProMaxima Fitness 111 Property Cost Systems 430 Qwikkit 101 RAM Construction ..........................................017/018 Rasa Floors............................................................515 Reakct Security Services Inc 737 Real Floors Inc 509 Recycle NOW 303 Redevelopment Services 917/918 Redi Carpet Sales of Houston Ltd..........................421 Red-X Carpet Care .................................................108 Reliable Roofing of Texas Inc 715 Reliant 306/308 RENCON 400/402 Rent. 418 Repipe Specialists 117 Respage ................................................................424 SafeRent Solutions ......................143 Scoop Troop HTX 436 Scott Equipment Inc 242 Securitas Security Services Inc 236 SentriForce............................................................302 ServiceMaster Recovery Management 124/126 Sherwin Williams 800/802 Sign-Ups & Banners 004 Smart Apartment Data 005 Snappt 205 South Central Electric LLC .............................703/705 South Texas Fabrication and Metal Works 809 Sprout Marketing 834/836 Stealth Monitoring 337 Steri-Clean 816 Steward Trash Valet Service 123 Stormwater Professionals Group ..........................300 Sundek of Houston 325 Super Carpet Steamers 218/220 Surface Designers Remodeling 116 Surface Experts 227 T.W. Hicks Inc 216 Texas Apartment Pool Services....437 Texas Coast/Lone Star ..........................................241 Texas Package Solutions Inc 825 Texas Southwest Floors Inc 208/210 Texscape Services 625/627 The Apartments Concierge 822 The Cweren Law Firm 723 The Liberty Group ........................................640/642 The Package Center 603 The Urban Foresters LLC 637/639 The Window Source of Houston 710 TheGuarantors 309 Three Amigos Texas LLC 204/206/324 Tidal Electrical Services Inc ...........725 Tradition Services 221 Tree Care Inc 321 TXU Energy 535 United Protective Services 408 USA Heroes Coalition dba USA Real Estate Professionals (USAREP) ................................134/136 Valet Living .........................012/013 VBM Waste LLC 223 Velocity Services Group 201/203 Vima Decor 014 Virtual Blue 438 WASH Multifamily Laundry Systems .....................211 Watchtower Security 224 WeDoTrash 213/312 Window World 330 WithMe 718 Yardi Systems Inc 209 Zillow Rentals................................................615/714 Zoom Drain ..........................................................304 Advertisers listed in bold are Featured Suppliers for the HAA Expo Giveaway. See Page 38 for details Exhibitors list as of press time..
Booth #410

Rather than sidelining our team while AI tech stacks facilitate a total digital customer leasing experience, this human-first learning and development plan moves our H2H Multifamily CX into every aspect of the consumer experience to increase leads and answer the pertinent questions of how a PERSONal human connection impacts the apartment leasing experience.

42 ABODE May 2024 www.haaonline.org

PERSONal H2H Multifamily CX

The Power of “al” in a world of A.I.

The human connection will always be relevant in our digital-first world. As the tech stack transforms the multifamily customer experience (CX) in leasing and resident retention, we are redefining our approach to learning and development programs with an H2H (Human-to-Human) multifamily CX.

“Gone will be the days of view/lead management as listed items aimed to check off,” explains Marcella Eppsteiner, Chief Experience Officer from Mission Rock Residential, “The renter and team member experience will become more personalized and connected because AI will shift time from task management to value-added and impactful interactions.”

One hundred years ago, a 1920 sales training book titled “How to Increase Your Sales” (https://www.sciencedirect.com/science/article/ab s/pii/S0019850104000525) first listed the steps of selling. Multifamily leasing adopted these traditional performance roles, and our apartment leasing procedures and Key Performance Indicators have been structured around this direct sales language. The language in a selling process has remained virtually the same for at least a century.

At TotallyToni, we are excited to introduce a new training concept: the Power of al – PERSONal Connections H2H Multifamily CX. I am beta-testing a new digital human-first leasing approach that amplifies human connection and relationship building with our team in the future resident's leasing CX (Customer Experience). This new PERSONal learning and development redesign

focuses on the H2H Multifamily CX. It moves from standard commercial/sales language to skills and techniques that embrace our natural roles when building PERSONal human connections.

Why Now?

• Mental fatigue and loneliness overwhelm today’s renters, making strong sales tactics a turn-off.

• Moving is very stressful. People appreciate compassion and understanding of their circumstances.

• This is PERSONal. Home is the second most emotional word in English.

• There is a trust crisis in our world. People trust a PERSON over AI.

• People want to do business with a PERSON.

• People want to feel and experience a sense of community as part of their decision process.

• Belonging is still a deep human psychological need.

• 99% of renters want to envision the exact unit they will call home.


It’s time for a PERSONal approach.

Rather than sidelining our team while AI tech stacks facilitate a total digital customer leasing experience, this human-first learning and development plan moves our H2H Multifamily CX into every aspect of the consumer experience to increase leads and answer the pertinent questions of how a PERSONal human connection impacts the apartment leasing experience.

www.haaonline.org May 2024 ABODE 43

Introducing: H2H Multifamily CX: 5X FIVE The Power of PERSONal Connection

PERSONal Connection is achieved by mastering conversational skills and creating meaningful PERSONal conversation. This includes practicing a compassionate tone of voice and understanding the impact of authentic emotional connection.

In 2024, I am inspiring my seminar audiences away from traditional sales with view/lead management as listed items aimed to check off to a more PERSONal approach with five essential human roles.

• Investigate

• Advocate

• Influence

• Facilitate

• Celebrate

Investigate: PERSONal Connection is achieved by mastering conversational skills and creating meaningful PERSONal conversation. This includes practicing a compassionate tone of voice and understanding the impact of authentic emotional connection. We have a revised list of intriguing leasing questions combined with advanced listening skills. I have discussed updating the guest card data fields with industry software companies using a PERSONal approach to documenting the resident’s story. Without their story, we will continue to repeat ours.

Knowledge is power! Knowing our future resident’s PERSONal story of who, what, when, and why allows us to replace the firstperson (me, mine, ours) to craft a secondperson (you, yours) customized leasing experience that transforms the sense of ownership from our community into their new home. The 2024 leasing learning and development plan includes these new skills in our role as an investigator.

Influencer: Why does the future resident ask our teams to confirm the price on the phone? We are living in a trust crisis. Scamborn skepticism and stories of the dark web inspire people to want to do business with people, H2H, and human-to-human. The human connection with our team confirms

details and establishes trust in the information that technology provides.

The Apartments.com Q4 2023 Renter’s Survey reported that 99% of renters care about unit-level details. They don’t want to lease a generic A-1 floor plan; they want to say, “YES to their new ADDRESS.” Feeling our team’s enthusiasm for the community while sharing PERSONal information about sunrise and sunset views from their patio is a powerful influence in their decision. This is the same reason why reviews are important. People want a second opinion from a trusted source, H2H, and human-to-human! Our team’s heartfelt PERSONal stories of life in our community, sharing the community's character, and PERSONal decorating tips from residents can be the tipping point for many leasing decisions. The 2024 leasing learning and development plan includes these new influencer skills.

Advocate: Moving is one of the top three most stressful life events, rating just below a death in the family. We have built exclusive relationship-building tools only shared in our human interaction to build relationship equity and trust with our teams. These digital tools are designed to reduce stress and provide advice to a future resident in organizing their move. Advocate Tools include The New Resident E-Book, New Resident Mover’s Checklist, and target apartment staging tools with shopping QRs, Invitation Stations, and QR video links to “Meet the team.” The 2024 leasing learning and development plan includes these new advocate skills.

Facilitate: While our online presence inspires interest, a PERSONal connection instills trust as a guide to facilitate residency in our community! Providing QR links to the online application, F.A.Q. on the qualification process, and clear directions on “the next steps” to becoming a resident allow our

team to fill the role of facilitator in the leasing CX. The PERSONal connection establishes our team as a guide to understanding online payments, pet policies, and move-in protocol and providing information on schools, health care, banking, coffee shops, and more. The 2024 leasing learning and development plan includes these new facilitator skills.

Celebrate: Celebrating is a popular reason to see friends and loved ones. Finding a new address is the first of many opportunities to celebrate with our residents. Intentionally staging “Celebration Moments” along the resident’s journey is important in developing a community culture that inspires loyalty, which can be measured in reduced turnover. The 2024 leasing learning and development plan stages these powerful celebration moments in our resident's experience.

Join Toni Blake on May 16 at the 2024 HAA Education Conference & Expo for an H2H, human-to-human look at multifamily leasing and marketing CX!

Follow Toni on LinkedIn

(http://www.linkedin.com/in/toni-blake43011a3) to see progress reports and updates. Explore more revelations in The TotallyToni Multifamily Trend Report. (https://totallytoni.com/trends/)

Research links:





44 ABODE May 2024 www.haaonline.org
Booth #725

As we think about applying a champion’s mindset to our lives, let’s consider how we prepare ourselves as champions and lead others.

46 ABODE May 2024 www.haaonline.org
Image © Aleksei Morozov | iStock by Getty Images

Breakfast of Champions

What are you eating? What’s eating you?

As you begin to read this article, based on the title, you may wonder if you are reading the latest food and lifestyle magazine issue.

However, it is indeed the ABODE Magazine you know and love. We’ve all heard that breakfast is the most important meal of the day. If you follow any health trends, you know that two hot topics are intermittent fasting and the best way to ‘break your fast.’ While I certainly believe we are what we eat, I’d like us to consider another type of breakfast that focuses on our morning routine and can set us up for success throughout the remainder of the day.

Throughout this article, I’ll share what famous leaders, philosophers and other experts say on the topic. Think of it as the seasoning in our recipe for success for a champion’s breakfast.

A Champion’s Meal Plan

When I was growing up, I remember seeing world-class athletes like Muhammad Ali on the Wheaties box’s cover and their slogan, “Breakfast of Champions.” Webster defines a champion as “A person who has defeated or surpassed all rivals in a competition, especially in sports.”

As we think about applying a champion’s mindset to our lives, let’s consider how we prepare ourselves as champions and lead others.

You may recall Maslow’s Hierarchy of Needs, the pyramid of needs that motivate people. The

pyramid is often depicted in five tiers with basic needs like food, water, safety and shelter establishing the foundation. At the very top is selfactualization. Understanding what motivates us to be the best version of ourselves can be a huge catalyst as we define our “why.” Leadership guru and author, Simon Sinek believes our why defines our purpose for doing what we do.

Motivation is what gets us started, but habits are what keep us in the game. James Clear, bestselling author of “Atomic Habits,” reminds us that people rise to the level of their goals and fall to the level of their systems and processes. A champion is committed to those systems and processes that set them up for success over the long haul. A champion rejects the notion that emails and other correspondence should take precedence over a morning routine that consists of exercise, meditation and reflection. Psychologist Linda Stone refers to “email apnea” or “screen apnea,” where we hold our breath scrolling through our email, wondering what might have happened since we last checked our device. According to the latest research, an average American spends around seven hours in front of their screen and picks up their phone at least 144 times during the day.

As you are reading this, how often has your mind wandered to thinking about a gazillion other things vying for your attention? As

technology and the pace of modern life have accelerated, we find ourselves increasingly distracted by the constant stream of information and the feeling of always being underwater and stressed out. According to the 2023 Aflac Workforce Report, 67% of Gen Z and Millennials say they are facing moderate to high levels of burnout. More and more surveys on mental health and wellbeing in the workplace are underscoring the need for tools and resources that help us cope with the complexities of today’s workplace.

So, how do we build our “mental meal plan?” Let’s review a few tips and techniques to get you started.

Define Your WHY – Understanding your primary motivation is an excellent place to start. For many of us, our biggest motivator is our family. If I asked you to share your device’s screen saver with me, I bet you would have a picture of your family, your pet, or some memory of a time when you were at peace and experiencing joy. Having a clear picture of your “why” allows you to push through uncomfortable periods and focus on something far greater than your current circumstances.

Set Clear Goals – We’ve all been taught that goals must be SMART – specific, measurable, attainable, realistic and trackable –

www.haaonline.org May 2024 ABODE 47

to keep us on track. When you have clarity about what you want to accomplish, you can be more courageous when saying no. Saying NO to one thing means you can say YES to something else. Greg McKeown, author of “Essentialism: The Disciplined Pursuit of Less,” puts this in proper perspective. It requires stopping regularly to ask yourself whether you’re spending your time and resources on the right things. Doing something right doesn’t mean that it’s important or that the thing should be done first. According to a study by Dr. Gail Matthews at Dominican University, only 3% of the population set goals and only one percent actually write their goals down. If you write down your goals, you are 42% more likely to achieve them.

Control Your Environment – Show me your five closest friends, and I’ll show you your future. What you are surrounded by affects every aspect of your life. Marshall Goldsmith offers, “If we don’t create and control our environment, our environment creates and controls us.” How many times have you had to clean up your desk or workspace before starting a new project? Our lives are no different. Decluttering expert, Marie Kondo wrote a best seller entitled, “The Magic of Tidying Up.” What area of your life needs tidying up? Saying goodbye to people and processes that aren’t supporting your goals is a great place to start as you prepare for success. I agree it isn’t easy to part with something we have become comfortable with or postpone a crucial conversation that might open the floodgates of emotion. The longer we kick the can down the road, the longer we postpone the opportunity to experience more joy, peace and passion for what fuels us.

Focus on What Drives Meaning –

In life, there are three big buckets of activities:

o Things that deplete you.

o Things that are routine or neutral.

o Things that absolutely light you up and spark joy.

I call this the mental protein in our daily lives. The work that sustains you and leaves you with the feeling of wanting more is where you should strive to be on any given day. One of the primary reasons for burnout is misalignment. We have all

driven a car that is out of alignment and experienced being pulled in the opposite direction. This misalignment happens in our work life when we work in an environment that lacks respect and fairness. When we are aligned with our company’s mission, vision and values, we perform better because we can contribute our creativity and passion while having psychological safety knowing our voices are being heard.

Measure What Matters – A nutritionist may tell us how to balance our macros and adjust our meal plan based on our desired physical goals. Still, I’m here to suggest that we should take a mental inventory daily to determine what truly matters. As an industry veteran with over thirty years of experience, I know that people take precedence over paperwork. I’ve never regretted spending extra time with a team member, helping them solve a problem, or simply listening to their story. Pericles offers, “What you leave behind is not what is engraved in stone monuments, but what is woven into the lives of others.” Tomorrow isn’t promised, and I believe one of the most distinguishable advantages we have as housing professionals is leaving people better than we find them.

The National Apartment Association and National Multifamily Housing Council predict that our industry will need 4.3 million new units to meet the current demand for rental housing. We have an extraordinary opportunity to redefine the way people live and work. The foundation of this opportunity lies in our ability to build champions who are dedicated to excellence. It all begins with how we start each day. A breakfast of champions starts with a positive mental mindset. We always move in the direction of our thoughts, and the best nourishment comes from doing meaningful work with people who share our champion’s mindset.

Join Dr. Debbie Phillips, CPM, on May 16 at the 2024 HAA Education Conference & Expo.

Debbie Phillips, president of the Real Estate Career Academy, is a seasoned real estate professional with over 30 years of experience across diverse property types. Known as the "Apartment Doctor," she emphasizes human capital in her multidisciplinary approach.

48 ABODE May 2024 www.haaonline.org
Booth #427

Unit-specific content > floorplan content (for example, a video walk through of unit 301 is more desirable today than a video of your A1 floorplan).

50 ABODE May 2024 www.haaonline.org
Image © Iona Studio | iStock by Getty Images

We’ve Got It on Video!

How video can become your multifamily superpower.

In today's multifamily landscape, standing out amidst saturated markets, meeting the demands of tech-savvy renters, and maximizing marketing impact with reduced budgets are among the top challenges facing industry professionals. In response, leveraging video content has emerged as a powerful tool to engage both current residents and prospective renters. Want to create impactful video content tailored to these audiences? To get the most engagement, try these tips:

Unit-specific Content

First, unit-specific content > floorplan content (for example, a video walk through of unit 301 is more desirable today than a video of your A1 floorplan).

According to NMHC and Grace Hill, about one third of renters in 2023 leased apartments without visiting them in person first, relying heavily on online research. Renters who do tour communities in person are typically further along in their decision-making process, often knowing specific floorplans and units they want to see. Thus, unit-specific content is now essential rather than optional. Analysis of 65,000+ multifamily videos by Realync revealed that unit-level media garnered the most engagement from renters, more than any other type of content (like amenities, social events, etc.). By showcasing specific units, you enhance inventory presentation and capture prospects' attention earlier in their search journey, improving conversion rates.

According to Zillow, today’s renter is only touring an average of two apartments before making their

rental decision. This means we have a small window of opportunity to capture the attention of prospects, stand out and convince them that our community is one they should visit and tour.

And, even if a renter never makes it in to physically tour the community, the leasing team still has a chance to win the lease when they have unitspecific video walk-throughs. These help convince prospects the community and unit features, views and location are right for them and can help nudge them to take the next step in renting (instead of closing their browser window and moving on to your competitor).


To achieve similar results with residents, integrate concise how-to videos into all resident-facing processes. Visual content is retained eight to nine times better than written information. Short tutorials (ideally one minute long) enhance the resident experience, provide efficient solutions, and save time for on-site teams. By educating renters through video content, some communities have reduced service requests by up to 50%, a significant victory for maintenance teams.

Consider your most frequent service requests –like a non-working garbage disposal, for example. Your leasing team likely fields multiple calls about these every week and your service team has to visit and repair these as well. Most of the time, it’s an easy fix - like hitting the reset button under the / See Video, Page 68

www.haaonline.org May 2024 ABODE 51

Advocating for HAA

On March 13, HAA took 20 members to Capitol Hill to meet with 10 of our Houston-area congressional delegation members during the National Apartment Association’s Advocate. It was a great trip, and HAA members did a fantastic job delivering NAA’s legislative information.

The 20 HAA representatives were split into five teams of four members each with a majority being owner/management members, but the teams were also supported by a handful of dedicated suppliers. Thank you to those who attended!

On the top of the list was advocating for the Respect State Housing Laws Act, which eliminates the Federal 30-day pre-eviction notice requirement from the CARES Act and returns eviction policies back to the states.

Many of you know, the CARES Act required covered housing providers to notify residents 30 days before filing for eviction due to nonpayment of rent following the termination of the CARES eviction moratorium, which ended in July 2020. Unfortunately, because of a drafting error, this temporary pandemic-era requirement remains a contested issue in courts today.

However, NAA has been able to identify sponsors of helpful legislation in both the U.S. House and Senate. In the House, Representative Barry Loudermilk (R, GA-11) introduced the Respect State Housing Law Act, and in the Senate, Senators Marco Rubio (R-FL) and Bill Hagerty (R-TN) introduced companion legislation.

Conveying this critical message demonstrates the importance of advocacy, one of HAA’s core functions, as well as the importance of remaining engaged at the national level.

The congressional offices visited by HAA members needed to hear the perspective of Houston-area owners and managers on the impact of this lingering piece of the lapsed CARES Act. It was imperative that our members outline the negative effects this misguided policy has had on local housing affordability.

The HAA legislative teams also illustrated the industry’s support for streamlining the current Section 8 Housing Choice Voucher program. We stressed the need for meaningful improvements to ease the burdensome regulatory requirements of the program so that more housing providers would be encouraged to participate.

Specifically, we urged the congressional offices to consider measures that would allow for security deposit assistance for renters who benefit from Section 8, as well as allow for greater flexibility in unit inspections while maintaining housing quality standards.

Overall, the HAA legislative teams did a great job and made the association proud! The trip was very productive and provided great opportunities for HAA family camaraderie.

In fact, the trip was extra special for me, because my family traveled to D.C. as well. The week was Spring Break for the Morgan household, so we made Advocate a family occasion!

In between NAA meetings, I was able to meet my family for a very memorable White House tour. This marked my first time to return to the White House since leaving my 2007 job in the Office of Legislative Affairs located in the East Wing during President George W. Bush’s Administration.

I even made my husband take our picture in front of the entrance to my old office inside the White House! This memory and more made our White House tour very special because I could share the experience with my family.

And while I wanted the boys to treasure the history of the White House as much as I do, if answering honestly, they would tell you that their favorite part of Washington D.C. was the Spy Museum … cue mom eye roll … oh well … I tried!

On the Scene at NAA’s ADVOCATE 52 ABODE May 2024
www.haaonline.org May 2024 ABODE 53

On the Scene with HAA

HAA Past Presidents Council

Wednesday, March 27

On March 27, HAA was excited to host the association’s first Past President’s Council luncheon for 2024, featuring special guest Texas State Senator Paul Bettencourt. It was a great turnout of HAA past presidents as well as HAA member executives and provided the opportunity for productive discussion on HAA’s recently commissioned Cap Rate studies, along with a variety of other legislative topics given the Senator’s support for the industry.

54 ABODE May 2024 www.haaonline.org

On Site with ABODE Featuring HAA Honors Award Property Winners

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

Each month, ABODE takes a closer look at winning 2023 HAA Honors Awards properties. See future ABODEs for more of our honorees.


Senior Living/Tax Credit Property of the Year

Property: Huntington Richmond

Owner/Management: Asset Living

Location: 2221 Richmond Pkwy

Date Built: 2022

Units: 141

Web: https://huntingtonrichmond.com

Photos provided by Huntington Richmond

The Huntington Richmond is a newer property offering any amenity you could think of for residents 62 and older. The properties clubhouse has a yoga room, craft area, resort style swimming pool, fitness room, putting green, car wash and so much more. Inside the apartments you can find stainless steel appliances, walk-in showers and private patios.

The Huntington Richmond also provides 24-hour emergency maintenance, great customer service and monthly events for residents.

This lease up was projected to be complete within nine months of opening and was 95% occupied within eight months, even during Covid restrictions. Huntington Richmond met breakeven occupancy rates, rushing against time to meet occupancy deadlines, with delays in supplies and construction, delaying unit occupancy.

56 ABODE May 2024 www.haaonline.org
Booth #12/13

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

HAA’s MEMBERSHIP RECRUITERS 58 ABODE May 2024 www.haaonline.org
The Go-Getters
September 12 December 12
more information. You are made for this! Get in the know with these FREE informative online orientation sessions. Learn about member benefits and how to get involved with your HAA: Join HAA and HAA Past President John Boriak for Membership 101 via Zoom 12:30 p.m. to 1:30 p.m. June 12 • September 11 • December 11
Honorary Life Members Claude Arnold Kenn Brown Tina Cavaco Terri Clifton Kevin Fenn Diane Gilbert Anita Harrison Dwayne Henson Mike Koch Merry Mount Monette Reynolds Sherry Stevenson Kirk Tate Suan Tinsley Sonny Unverzagt Del Walmsley Nancé Wells H.P. Paul Young Jeanne Marie Zublin Dicks Valerie Lacy Cushman & Wakefield Debra Knight Comm-Fit 2024 Chairs: Join our Quarterly Meetings! We're giving away TWO grand prizes this year of $1,000 cash at the July and December meetings! Every new member you recruit this year earns you a chance to be entered into a drawing to win. No purchase necessary. Recruit one member and get one entry. Recruit five members and get FIVE entries. It’s up to you! Contact the membership department at members@haaonline.org for more details! Meeting will be held from
p.m. to
p.m. at Cottonwood,
Drive, Houston, TX 77018 Meeting Dates:
11 ($1,000 Drawing)
($1,000 Drawing) Visit www.haaonline.org/gogetters for
Booth #141

Welcome Mat Introducing HAA’s NEW MEMBERS


Bravo W Main Ltd Co

Ty Kelly

PO Box 56052

Houston, TX 77256 (713) 256-3243

Bravo W Main Apts

Crowned Investments LLC

Joshua Adebayo

122 N Holderrieth Blvd #2261

Tomball, TX 77375 (832) 510-3729

Gregory St

Dwell Well Management LLC

Frank Parrish 15903 Cumbria Drive

Spring, TX 77379 (832) 748-7555

Rosslyn Heights Apts

KCG Bellfort Park

Shametria White

4135 W Bellfort

Houston, TX 77025 (713) 668-1621

KCG Bellfort Park - Property

Option 1 Management LLC c/o

Realty 1 Partners

Buffy Owens 6510 FM 359 #100

Fulshear, TX 77441 (832) 847-4004

Live at Pine Market

Real Property Management


Joni Wofswinkel 9234 FM 1960 Road W

Houston, TX 77070 (281) 894-9111

Real Property Management

Preferred - Properties


Alpha General Services

Hector Cepillos 14806 La Rana Drive Houston, TX 77083 (832) 752-4255

Make Ready, Painting Contractors, Remodeling & Repair-Building Contractors

Alpha Responders Protective Services

Anthony Frederick 9706 Sanger Way Rosharon, TX 77583 (713) 259-6052

Security Guard/Patrol Service, Security Consulting Service

Referred by Brandon Coleman, NALP, CAM, CAPS

ARR Commercial Services & Sheet Metal

James Suits 4750 FM 2920, SUite 503 Spring, TX 77388 (832) 698-2101

Roofing Contractors, Sheet Metal Work, Painting Contractors, Gutters & Downspouts

Cameras Onsite LLC

Luke Feild 9949 W Sam Houston Pkwy N Houston, TX 77064 (281) 517-7600

Security Control Equipment/Systems, Security Guard/Patrol Service

Cherokey Piping Co

Beverly Hilbert 1800 Sherwood Forest St Houston, TX 77043 (713) 856-5612

Fire Protection Consultants, Fire Protection Consultants

Equity Academy

Mindy Price 9115 FM 723 #550-319 Richmond, TX 77406 (281) 990-1108

Educational Consultants, Investments - Real Estate

Referred by Carina Bryars

Gold Star Restoration

Shua Knopf 7506 Hopewell Lane Houston, TX 77071 (713) 581-2052

Fire/Water Damage Restoration, Mold Remediation

Referred by Moshe Klein

HMS Landscaping LLC

Raul Escalante, Jr 11114 Lovington Drive Houston, TX 77088 (832) 294-3991

Landscape Contractors, Tree Services, Irrigation Systems & Equipment

Referred by Paola Rodriguez

M&M Global Contractors LLC

Mauricio Monge 9203 Highway 6 S #124 PMB 274 Houston, TX 77083 (281) 809-8534

Painting Contractors, Remodeling & Repair-Building Contractors

Perfect Parking

Cooper Lundquist 5330 Ayers St Corpus Christi, TX 78415-2104 (361) 585-1111

Parking Area Maintenance & Marking, Ancillary Revenue Providers, Concierge Services, Amenities


Kate Gerber 5868 E 71st St #E-672 Indianapolis, IN 46220 (800) 873-3117

Marketing Products, Chat Service

Redwood Private Security LLC

Jeremy Johnson 1400 Broadfield Blvd Suite 200 Houston, TX 77084 (800) 308-6442

Courtesy Patrol, Security Guard/ Patrol Service

South Texas Fabrication and Metal Works - Houston, TX

Emma Hair 28776 Fm 2090 Road Splendora, TX 77372-4814 (832) 479-6129

Welding, Stairs

Referred by Tina Cavaco, CAPS

Spartan Fire Protection

Chris Knehr 3522 Bolin Road Houston, TX 77355 (713) 955-4405

Fire Alarm Systems, SprinklersAutomatic - Fire

Referred by Joseph Demoss

STX Roofing

Justin Bass 25419 FM 2100 Road Huffman, TX 77336 (281) 601-7663

Roofing Consultants, Roofing Contractors

Tillman Roofing Inc

Todd Lindsley 7011 Bee Caves Road Austin, TX 78746 (512) 461-1151

Roofing Contractors

Referred by Dina Hooper, CAM

Trash Scan App

Eddie Williams 5830 Granite Pkwy #100-299 Plano, TX 75024

1 (800) 770-6963

Computers - Software & Service, Computers - Online Services & Internet

Ultralox Interlocking Technology

Art Wallace 13526 Peseta CT Corpus Christi, TX 78418 (651) 302-6281

Fences, Railings

ALL SUPPLIER MEMBERS are listed online at www.haabuyersguide.com, searchable by product/service category or company name. 60 ABODE May 2024 www.haaonline.org
Booth #905/906

The Ambassador ONE Society HAA’s


The Ambassadors host a Crawfish Boil at Hans’ in Tomball benefiting Entryway. Sponsored by Behr Paint and Guardian Construction. For more photos from the event, visit www.haaonline.org.

Mark your calendars and join us!

Ambassador ONE Society meetings: May 1, June 5, July 3, August 7, September 4, October 2, November 6, no December meeting

The meeting spot is Kirby Ice House, 1015 Gessner Road, Houston, Texas 77055.

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.

COMMITTEE 62 ABODE May 2024 www.haaonline.org
www.haaonline.org May 2024 ABODE 63
64 ABODE May 2024 www.haaonline.org
Booth #437

The following owner/management companies have added the listed properties to their portfolios:

• Allied Orion Group: Harbor Shores Apts, 144 units at 15650 Walden Rd in Montgomery, 11Eleven, 314 units at 1111 Blalock Rd, Royal Oaks of Pearland Apartments, 298 units at 1302 E Broadway St in Pearland, Pearland Village, 130 units at 2701 Old Alvin Rd in Pearland and Eagle Hollow, 350 units at 11900 Wickchester Ln.

• Asset Living: Lockwood at Buffalo Bayou, 80 units at 733 N Drennan St and Keegan At Mission Glen, 408 units at 17000 Bissonnet St.

• Atelier Capital: Hillshire Village Apartments, 24 units at 8370 Westview #24.

• BKR Real Estate Management: Greenbriar Park, 342 units at 7777 Greenbriar Drive.

• CAF Management LLC: 2828 at Royal Oaks, 510 units at 2828 Hayes Rd and Kimberley Parkside, 317 units at 14250 Kimberley Ln.

• Cushman & Wakefield: Gramercy Park Apartments, 384 uniteds at 3225 Woodland Park Drive and Westchase Forest, 400 units at 11355 Richmond Ave.

• Dwell Well Management LLC: Rosslyn Heights Apts, 60 units at 7015 Woodsman Trl.

• Elmington Property Management: Ivy Point Cinco Ranch, 136

units at 3030 Green Busch Rd in Katy.

• Emaret Holdings LLC: Brazoria Oaks, 24 units at 102 Oakdale Ct in Brazoria, Park Place Apartments, 76 units in various locations and Ocean Breeze Apartments, 62 units at 310 Yaupon St in Freeport.

• Greystar: Eden at Sunterra, 266 units at 2654 Aruba Bend Drive in Katy, Village at Granger Pines, 120 units at 16703 Twisted Pine Drive in Conroe, Village at Caney Mills, 146 units at 14004 Grover Creek Drive in Conroe, Circle at Point Park, 964 units at 8727 Point Park Drive, Summerwell Sunterra, 156 units at 27064 Beach Ball Drive in Katy, Alta Cypress Springs, 330 units at 6810 Fry Rd in Katy.

• Investors' Property Services: Serenity at Cityside, 362 units at 6061 Beverly Hill St.

• J.H.W. Enterprises Property Management Inc: The Lofts of Conroe, 30 units at 701 N Frazier St in Conroe.

• Kairoi Residential: The Mill Residences, 342 units at 2315

Navigation Blvd.

• KCG Bellfort Park: KCG Bellfort Park – Property, 64 units at 4135 W Bellfort Ave.

• Knightvest Management: Barron Park, 347 units at 2526

Business Center Drive in Pearland.

• Magnolia Property Company: CoOp Heights, 186 units at 2101 N Shepherd Drive.

• Martin Fein Interests Ltd: The Terrace at Pine Lake Cove, 241

Portfolio Changes 66 ABODE May 2024 www.haaonline.org

units at 275 Pine Terrace Drive in Montgomery.

• Original Management: Bellaire Woods Apartments, 93 units at 5414 Elm St.

• Peak Living: Crossings at Hillcroft, 300 units at 13960 Hillcroft St and Villas of Park Grove, 150 units at 600 Park Grove Drive in Katy.

• Portside Apartments LLC: Portside Apartments LLC – Properties, 1 unit at Various Locations.

• RPM Living: Villas at Huffmeister Apts, 294 units at 15050 Copper Grove Blvd.

• Spire Capital: Ridgestone Apartments, 105 units at 8710 Fondren Rd.

• TAM Residential: Allora Bella Terra, 342 units at 12240 Bella Terra Center Way in Richmond.

• UA Management LLC: The Lodge LLC, 340 units at 7825 Corporate Drive.

• United Apartment Group Inc (UAG): CW Cypresswood, 287 units at 708 E Cypresswood Drive in Spring.

• Venterra Realty: Cendana District West, 349 units at 7303 S Peek Rd in Richmond.

• Westlake Housing LP: Mansions at Hastings Green Senior, 252 units at 11707 Fallbrook Drive.

• ZRS Management LLC: Allora Parkland, 10 units at 18300 Marvelous Place Cypress, Alexan Cypress Creek, 351 units at 9302 Fry Rd in Cypress, Lively at Antoine, 240 units at 2102 Antoine Drive.

In the News

The Dinerstein Companies (TDC) announced strategic enhancements to its leadership team, positioning the company for accelerated growth and expansion.

Former TAA and HAA

President Clay Hicks assumes the role of Chief Administrative Officer and Aryne Bailey and Crystal Jackson have been promoted to the positions of Executive Vice Presidents of TDC Management Company


www.haaonline.org May 2024 ABODE 67
Hicks Bailey Jackson

Video, continued from Page 51 disposal. But instead of your leasing team spending time fielding calls and your service team visiting these units, create a quick oneminute video educating the renter on how to fix this themselves. This isn’t to take away the exceptional experience you’re trying to provide your renters, but a few positives happen when you do this:

1. Your team doesn’t have to repeat themselves over and over – you just share the video resource.

2. DIY fixes are often much faster than waiting for maintenance to do it, so renters get their resolution faster.

3. Renters don’t have to put animals up or re-arrange their work or sleep schedules based on the time window when maintenance would show up.

4. Your service team just got some time back in their day.

Personality Plus

Another way video can help you stand out from the competition? Show off your personality!

Don’t be afraid to get on camera and show renters what’s so special about your team. Most of the time, renters are sold on YOU before they ever rent the apartment. But you can’t wait for them to show up for an in-person tour before you start showing off your personality. This starts online, the minute they start their apartment search. Here are three videos you can create to stand out and win the lead and eventually, the lease:

1. Introduce your team. This includes everyone on your team, from maintenance to leasing to management and even a Regional Manager or VP. Be warm and inviting, let people know who will be taking care of them post-move in and who they can reach if there’s

ever an issue. Bozzuto does a great job of this. They list their on-site staff on their websites and they also list the name and contact information for their Regional Managers as well. It’s a selling point for them that their renters can easily take concerns up the chain of command without having to jump through hoops to do so. What a reassuring feelling for prospects who are vetting your community!

2. Create a quick 30 second follow up video to send to prospects post-tour. Prospects are only touring an average of two communities before they rent, but they vet many more online. Their inboxes are inundated with emails from other communities and the ILS’s like Rent, Apartments.com, Zillow, Apartment List and more. Every subject line and message looks nearly identical. However, dropping a quick, personalized video into the body of your follow up emails can help you stand out - and earn the rental.

3. Be a resource. You’re an expert in your field and know your market better than anyone. Create a video giving prospects “tips” on renting in your market or questions they should ask on their tours. Here’s a script you can use:

“Hi, it’s Kristi from The Willows Apartments and I wanted to share with you three questions you should be asking as you tour apartment communities in the [insert city/neighborhood name] area. I find that most of the time renters are focused on choosing their desired floorplan and location within a community, but there are a few other things I recommend you ask to ensure you have a smooth rental experience. First, ask about apartment decorating policies, what you are/are not allowed to do and what is required of you upon move-out to ensure you receive your security deposit back. Second, ask about utility billing. What’s included and how are utilities charged to the renter? Do you pay for exactly what you’re using or is the bill equally split amongst all renters? And lastly, what is the guest parking situation like? You’ll likely have visitors during your time living in your new home, but you’ll want to ensure the community’s policies on this are in line with your situation and expectations. I hope you found this helpful and don’t forget, I’m here to assist and look forward to helping you find your new home.”

In the above example you can create questions that are strategically aligned with your community vs. your competitors in the market, but this gives you a good idea of how you can be a thought leader and source of expertise for your renters. This builds trust and as I mentioned before, people buy YOU before they ever rent the apartment.

Implementing these above strategies can differentiate your community and deliver elevated experiences, even within tight budgets and changing markets. As technology shifts, video is a great way to stay relevant and top of mind both online and personally, in your 1:1 relationships with your renters.

Join Kristi Fickert on May 16 at the 2024 HAA Education Conference & Expo!

Kristi Fickert is the Vice President of Enterprise Growth at Realync. She has 25 years of multifamily experience and spent 15 years in a senior-level marketing role for one of Nation's Top 50 management companies before working in the digital agency and technology sectors of the industry.

For more details on the HAA Education Conference & Expo, see Pages 16 and 17 and visit www.haaexpo.org.

68 ABODE May 2024 www.haaonline.org

Legislative, continued from Page 9

Subcommittee on Competition Policy, Antitrust, and Consumer Rights, along with Senators Wyden, Durbin, Welch, Hirono, and Blumenthal, introduced S.3686, the Preventing Algorithmic Collusion Act.

The bill aims to expand federal anti-trust laws and close a perceived loophole in current law that allows businesses to lawfully utilize algorithm-based technologies. The bill presumes a price-fixing agreement exists when “direct competitors share competitively sensitive information through a pricing algorithm to raise prices.”

This bill also proposes new disclosures for businesses and audit requirements of the technologies in question and directs the Federal Trade Commission (FTC) to study pricing algorithms’ impact on competition.

With a split Congress this year, Democrats maintain control of the Senate and Republicans the House – it is very unlikely that these bills will become law.

On the same day as Senator Klobuchar’s introduction of her bill above, Senator Wyden introduced S. 3692, the Preventing the Algorithmic Facilitation of Rental Housing Cartels Act, alongside Senators Welch, Klobuchar,

Sanders, Blumenthal, Hirono, Butler, Merkley, Heinrich and Tina Smith.

The bill would make it unlawful for housing providers to contract for revenue management services and designates such arrangements a “per se” violation of federal anti-trust laws.

Additionally, it would bar price coordination between multiple owners and block mergers where the joining of coordinating parties reduces competition.

This bill has a similar outlook as Senator Klobuchar's bill, with the split Congress this year.

However, it is important to monitor these bills as they will most likely be reintroduced in a future Congress, regardless of which party controls either Chamber.

HUD Limits Eligibility for Affordable Housing

On April 1, 2024, the U.S. Department of Housing and Urban Development (HUD) changed how renter households’ income limits are calculated to be eligible for Section 8 and other federally assisted housing programs, including housing financed by the low-income housing tax credit (LIHTC).

The new absolute cap of 10 percent means not only that fewer low-income renters and families will be eligible to receive government support for housing, but also that LIHTC properties could be more deeply rent restricted because their rent increases are tied to HUD’s income limits.

HUD’s methodology defines income limits for “low-income” and “very low-income” households per federal law. Prior to the April 1 change, HUD also maintained a year-overyear cap to restrict the amount that these income limits could increase or decrease at any one time: 5 percent or double the percent change in national median family income, whichever is greater. Now increases are subject to a maximum of 10 percent.

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

If you are not a member of HAA PAC, please consider joining. For more information, visit www.haaonline.org/haapac.

www.haaonline.org May 2024 ABODE 69

Index of Advertisers

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.

Want to see current and previous issues of ABODE online? Go to http://issuu.com/haa_abode. Or view this issue on your computer, tablet or smartphone at http://issuu.com/haa_abode/docs/abode_may2024. A/C Supplies Century A/C Supply 15 281-530-2859 www.centuryac.com A/C Contractors Gemstar HVAC 66 281-821-1195 www.gemstarconstruction.com Advertising – Digital Apartments.com 31 888-658-7368 www.apartments.com Carpet Installation Dixie Interiors 2 281-261-6334 www.dixieinteriors.com Texas Southwest Floors 69 800-719-4321 www.texasswfloors.com Collection Agencies Alexander-Rose Associates Inc. 67 713-644-4441 www.alexanderrose-inc.com Electric Contractors Affordable Quality Electric 10 713-695-5992 www.acuityelectric.com Brandt Electrical A/C & Heating Services 23 281-693-3383 www.brandtelectrical.com Tidal Electrical Services 45 844-277-3599 www.tidalelectricalservices.com Flooring Materials Mohawk Industries 59 347-208-5410 www.mohawkbuild.com Foundation Repair Church Foundation Repair 33 713-468-8400 www.churchfoundationrepair.com General Contractors Camp Facility Services Back Cover 713-413-2267 www.camppfs.com Cotton Commercial USA Inc. 14 877-511-2962 www.cottongds.com Crowned Eagle Construction 41 936-21EAGLE www.crownedeagleconstruction.com Epic Multifamily Construction 25 832-489-5880 www.epicmfc.com Gemstar Construction & Development 1 281-821-1195 www.gemstarconstruction.com Guardian Construction 19 832-672-4196 www.guardianconst.com MultiFamily Services 68 713-266-9100 RENCON Inside Back Cover 713-666-3636 www.rencon.com Glass – Plate, Window, Etc. Ameristar Screen and Glass 13 713-683-6767 www.ameristarglass.com
Contractors Texscape Services 31 281-846-3779 www.texscapeservices.com
Equipment & Supplies Precision Appliance Leasing 37 469-401-6420 www.precisionapplianceleasing.com WASH Multifamily Laundry Systems 5 281-967-9507 www.washlaundry.com Maintenance Supplies Chadwell Supply 49 888-341-2423 www.chadwellsupply.com Johnstone Supply 61 713-868-8967 www.johnstonesupply.com/39 Paint Behr Paint 27 800-431-3000 www.homedepot/proxtra.com Personnel Agency ASAP Personnel 67 972-432-6667 www.asapdo.com Plumbing Contractors AAA Plumbers 35 713-462-4753 www.aaaplumbers.com Best Plumbing 39 713-697-4400 www.bestplumbing.net Resident Screening Service SafeRent Solutions Inside Front Cover 888-297-8821 www.saferentsolutions.com Swimming Pool Service Poolsure 12 800-858-POOL www.poolsure.com Texas Apartment Pool Services 65 713-542-4560 www.tapstx.com Towing Companies Ideal Towing 55 281-787-1401 www.idealtowing.net Trash Service – Valet Valet Living 57 813-248-1327 www.valetliving.com/myvalet HAA Products & Services Rental Credit Reporting 20 713-595-0300 www.haaonline.org/rcr
70 ABODE May 2024 www.haaonline.org
By CATEGORY Advertisers listed in pink are Featured Suppliers for the Expo Scan to Win Contest. See Page 38 for details.
MarketLine By BRUCE MCCLENNY, Industry Principal, MRI ApartmentData MRI Real Estate Software www.haaonline.org May 2024 ABODE 71


Back Page with News from around the COMMUNITY 72 ABODE May 2024 www.haaonline.org
Houston Apartment Association 4810 Westway Park Blvd. Houston, Texas 77041
Booth #621/623
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