ABODE May 2025 by HAA Publishing

Seeourrecap asplayers took to the courts for the 2025 HAA Volleyball Tournament.

ABODE

smashing success!

May 2025

ON THE COVER

28

HAA members spike and slam –

The 2025 HAA Volleyball Tournament was a sell out crowd of teams and spectators. See all the action starting on Page 28. And don’t miss photos from NAA Advocate, Go-Getters Meet & Greet and much more.

For more photos, visit www.haaonlline.org and see the photo galleries on our home page.

FEATURES & PHOTOS

16 On Site with ABODE – Take a closer look at one of HAA’s Honors Award-winning communities.

24 On the Scene – Photos from NAA Advocate.

26 On the Scene – Photos from the Brazoria County State of the Submarket.

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

34 Why Should I Train My Service Team? – Successful companies and owners understand that training service personnel is critical and necessary.

38 Key New Data – Key and access control technologies have transformed dramatically over the past several years.

COLUMNS & MONTHLY UPDATES

7 President’s Corner – Continue to connect with HAA.

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

9 Legislative Update – HAA commissions more Cap Rate and Expense studies.

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.

42 The Go-Getters – HAA recruiters continue to “bee” the future.

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

49 2025 Product Service Council –Meet the HAA Supplier mentors.

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

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

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

55 MarketLine – The latest area market numbers.

56 Back Page – News from around the community. This month, Sports Challenge will raise funds for Entryway.

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

Photos by Mark Hiebert, Hiebert Photography

OFFICERS AND ASSOCIATION LEADERSHIP

RYAN TERRELL President-Elect

SHELLEY WATSON President

MONICA GRACIA Secretary/Treasurer

HOWARD BOOKSTAFF General Counsel

MELISSA FRIEND

Vice President at Large –West

PRODUCT SERVICE COUNCIL OFFICERS

DEBORAH DEROUEN, CAS President Brandt Electrical, A/C & Heating

CASEY WATTS MORGAN CEO

BOARD OF DIRECTORS

Board of Directors

Mack Armstrong

Julie Batche

Kristen Becker

John Boriack

Michelle Bridges

Kyle Brown

Elizabeth Castro Gray

Tina Cavaco

Terri Clifton

Michelle Croasmun

Deborah DeRouen

Derek DeVries

Scott Douglas

Gina Erwin

Tamara Foster

Melissa Friend

Diane Gilbert

Monica Gracia

Stephanie Graves

Billy Griffin

Manu Gupta

Karen Hefner

Clay Hicks

Deborah Holcombe

Crystal Jackson

Nathan Kelley

Debra Knight

Valerie Lacy

David Lindley

Betsy Marshall

Kristin McLaughlin

Joe Melton

Candis Mohr

Katy Myrick

David Nargang

Jenifer Paneral

Mark Park

Velissa Parmer

Michelle Pawelek

Kelly Robinson

Christy Rodriguez

Joey Rodriguez

Nikki Sekunda

Ingrid Shultz

Corri Smith

Blaise Spitaleri

Penny Sprang

Kelley Suess

Debbie Sulzer

Ryan Terrell

Lindsay Torres-Smith

Starla Turnbo

Richard Wall

Shelley Watson

Richard Whatcott

Tracie Yoder

DIRECTORS EMERITUS

Josh Allen

Ken Bohan

Gary Blumberg

Roger Camp

Kathy Clem

Jack Dinerstein

Jenard Gross

Darlene Guidry

Alison Hall

David Hargrove

Larry Hill

Hap Hunnicutt

Stacy Hunt

David Jones

Mel Kieke

Mike Koch

Dick LaMarche

Cesar Lima

Bruce McClenny

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

Tony Whitaker

Jerry Winograd

ADVISORY

DIRECTORS

Jeff Blevins

Karen Briggs Gwin

Emily Frost

Israel Garza

Pam Higdon

Sara Hinson

Jacob Kunath

Stacy Lastovica

Laura Lestus

Beth Levine

Cari Luetge

Kathy Motis

Carlos Neto

Arely Pena

Ryan Raser

Ruth Reyes

Jake Slosburg

GENERAL COUNSEL

EMERITUS

Joe Bax

VALERIE LACY

Vice President at Large –South

BLAISE SPITALERI, CAS Vice President Gemstar Construction Development

CORRI SMITH

Vice President at Large –North

NIKKI SEKUNDA, CAS Secretary The Liberty Group

RICHARD WALL

Vice President at Large –East

DEBRA KNIGHT, CAS Treasurer Comm-Fit

GINA ERWIN

Immediate Past President

HONORARY

LIFE MEMBERS

Claude Arnold

Kenn Brown

Tina Cavaco

Terri Clifton

Kevin Fenn

Diane Gilbert

Anita Harrison

Dwayne Henson

Mike Koch

Merry Mount

Monette Reynolds

Sherry Stevenson

Kirk Tate

Suan Tinsley

Sonny Unverzagt

Del Walmsley

Nancé Wells

H.P. Paul Young

Jeanne Marie Zublin Dicks

PATRON MEMBERS

1968

Century A/C Supply

1978

Houston Planned Energy Systems

1982

Cotton Commercial USA Inc.

1984

AAA Plumbers

1985

Gemstar Construction Development

1986

Craven Carpet

1987

Dixie Interiors

1993

Hire Priority Staffing & Executive Search

1994

Camp Facility Services

1997

Apartments.com

1999

FSI Construction Inc.

2006

Lowe’s Pro Supply

JOSEPH RODRIGUEZ, CAS Immediate Past President Ameritex Movers

PRODUCT SERVICE COUNCIL MEMBERS

Grant Almquist, CAS, Texas Apartment Pool Services

Susan Alvarado, CAS, Redi Carpet Sales of Houston Ltd.

Chris Bell, CAS, Century A/C Supply

Marivel Bownds, CAS, Chadwell Supply

Tammy Broadway, CAS, American Fire Systems

Carina Bryars, Valet Living

Shaun Callaway, CAS, Earthworks

Brandon Coleman, CAS, Chadwell Supply

Neal Conant, CAS, Gemstar Construction Development

Sean Cunningham, CAS, Impact Property Solutions

Deborah Derouen, CAS, Brandt Electrical, A/C & Heating

Xochitl Flores, Church Foundation & Pool Services

Giovanna Gone, CAS, Century A/C Supply

Dan James, CAS, Redevelopment Services

Debra Knight, CAS, Comm-Fit

Stephanie Krop, CAS, Emeritus, Poolsure

Liz Levins, CAS Emeritus, Gemstar Construction Development

Jim Martensen, CAS, Epic Multifamily Construction

Tracey Moore, CAS, Flooring Warehouse

Karen Nelsen, CAS, ALN Apartment Data

Arely Pena, CAS, The Liberty Group

Joseph Rodriguez, CAS, Ameritex Movers

Nikki Sekunda, CAS, The Liberty Group

Blaise Spitaleri, CAS, Gemstar Construction Development

Ryan Weis, Crestmark Construction Services

ABODE

MAY 2025 I VOLUME 48, ISSUE 5

Chief Executive Officer and Publisher

CASEY WATTS MORGAN, MPP cmorgan@haaonline.org

EDITORIAL AND DESIGN STAFF

Director of Publications and Design DEBORAH NIX dnix@haaonline.org

ADVERTISING

Vice President of Membership Development RANDA DICK, CAPS randa@haaonline.org

CONTRIBUTING STAFF

Chief Operating Officer AMANDA SHERBONDY, CAE asherbondy@haaonline.org

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

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

Vice President of Facility Management/RCR TINA DEFIORE tdefiore@haaonline.org

Events and Meetings Director KASAUNDRA WRIGHT kwright@haaonline.org

Director of Resident Relations MATILDE LUNA mluna@haaonline.org

Director of IT WILL ALFARO walfaro@haaonline.org

Government Affairs Manager ALEX CHADWELL achadwell@haaonline.org

Strategic Outreach Manager MORGAN WATERMAN mwaterman@haaonline.org

Education and Events Manager MADELYN SUAREZ msuarez@haaonline.org

Member Services Coordinator BIANCA REYNA breyna@haaonline.org

PRINTER TGI PRINTED www.tgiprinted.com

HOUSTON APARTMENT ASSOCIATION COMMITTEES

COMMITTEE CHAIR STAFF ADVISOR

Executive Shelley Watson

Nominating Gina Erwin

Fair Housing Howard Bookstaff

Ethics Michelle Pawelek

Finance Gary Blumberg

Past Presidents Council John Boriack

Legislative Ryan Terrell

Political Action Stacy Hunt

Golf Starla Turnbo

Century Club

Debra Knight

Education Advisory Lindsay Torres-Smith

Independent Rental

Owners Connection

Michelle Bridges

Alan Yu

NEXT Young Professionals Emily Frost

Arely Pena

Leadership Development Kyle Brown

Community Outreach Melissa Friend

Product Service Council Deborah DeRouen

Expo Exhibitor Blaise Spitaleri

Membership Brandon Coleman

Casey Morgan

Alex Chadwell

Lauren Ragin

Amanda Sherbondy

Randa Dick

Randa Dick Karen Heffner

Ambassador ONE Society Tito Estrada

Karen Nelsen

Resident Relations A Jessica Wheeler

Resident Relations B Karah Carrillo

Resident Relations Appeals

Darlene Guidry

HAF Chili Fundraiser Neal Conant

Ryan Weis

Honors Property Awards Beth Levine

Randa Dick

Matti Luna

Kasaundra Wright

Kasaundra Wright Ruha Vohra

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 2025, VOLUME 48, 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 © 2025 by HAA.

Periodicals Postage Paid at Houston, Texas.

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

EXECUTIVE MEMBERS

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

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

1-Tom Plumber Houston

1st United Construction LLC

3BeeGuys Bee Removal

A&A Fence & Iron

A+ Aquatic Services

AAA Staffing Ltd

Achilles Security Services LLC

ACT Security Group

Action Towing Inc

Action Window Coverings Inc

Adams Roofing

Adobe Floors Inc

Adventure Playground Systems Inc

Advocate Construction Inc

Aerwave

Affinity Waste Solutions

Air Express Construction and Plumbing

Alcaraz Lawn Care

Alexander-Rose Associates Inc

All American Mailboxes of Houston Inc

All Power Solutions

ALN Apartment Data

Ambassador Services LLC

American Builders Group LLC

American Fire Systems Inc

American Platinum Builders

Andrews Myers PC

Apartments Services Group

Apex Multifamily

AppFolio

Arborworks TX

ARR Commercial Services

& Sheet Metal

Artisent Floors

ASAP Personnel Inc

Asurety Dryer Vent & Fireplace Inspections

ATSG American Towing Service Group LLC

Audio Images International Inc

AWT Golf Carts

B&G Construction

Bar-B-Clean Southwest Houston

Beacon Restoration Services

Belfor Property Restoration

Bend Construction

Bettencourt Tax Advisors LLC

Beyond Blue Pools

BGE Inc/aka Brown & Gay

Engineers Inc

Binswanger Glass

BioClean

BioTechs Crime & Trauma Scene Cleaning

Blakan Grey Media

Blue HERON Technologies LLC

Blue Marlin Maintenance Air Conditioning and Renovation

Blue Stream Fiber

BluSky Restoration Contractors

BoldREMO LLC

Brady Chapman Holland & Assoc

Brazos Commercial Roofing

Briggs Equipment

Brown & Brown Insurance Services Inc

BSI

Cameras Onsite LLC

Cano Electric Inc

Capital Disaster Solutions

Catalyst Construction

Centex Construction

CEP Construction Services LLC

Chadwell Supply

Chesapeake Finishing

ClaimsMate Adjusters

Classic Same Day Blinds

Code Red Security Systems PLLC

Commercial Fire Protection

Compactor Rentals of America

Contractors Inc

Core Distributing

Corey Construction Commercial & Multi-Family Roofing

CORT Furniture Rental

CRE Business Solutions LLC

Crossroads Insurance

Recovery Advocates

Crowned Eagle Construction

CSC Serviceworks

Cypress Landscaping

& Irrigation Inc

D & S Fire & Safety LLC

D&G Quality Roofing Inc

DeNyse Companies

Designs by Holmes

DNM Contracting Inc

DoodyCalls

Double Oak Erosion

Dry Force Corp

Dryer Vent Wizard

ECC Exteriors

Eco-Blade

EDT Construction Services

EHEAT

Elite Roofing LLC

Embark Services

Emersyn Electrical Services LLC

Empire Fire and Safety

Encore Services TX

EnviroSmart Multifamily Pest Solutions

Epic Multifamily Construction

EPremium Insurance Agency

Exo Edge

Exterior Inspections

Extollo Construction

Ezee Fiber

Faith J Construction

Fantastic Floors

Featherston Sign Partners, LLC

Fiat Construction LLC

Fire Ant Professionals

Fire Reconstruction Inc

Flavor Finish Resurfacing

FlipLok

Floor Merchant

FSD Protection fun abounds

FW Walton

Gambit Construction

GM Cleaning Service Pro LLC

Go-Staff Inc

Gold Star Restoration

Golden Armor Security and Investigations LLC

Golden's Pro-Wash & Windows

GQ Landscaping

Grace Painting and Remodeling

Great American Business Products

Greater Houston Pool

Management

Green City Security LLC

Green Garbology

Green Leaf Pro

Greenlogic

Grindstone General Contracting

H&R Operator Services Inc

Hakimo

Hallmark Hardwoods

Hamilton-Steele Outdoor Accents

Hive Technology

HMS Landscaping LLC

Hoover Slovacek LLP

Houston Furniture Rental

Houston Granite Marble Center

Houston Home and Patio

Hut Services LLC

Ideal Parking Management

Infinity Power Partners

Interior Logic Group -

Property Services

Ironwood Connection

J G Amador Construction

J National Contractors

J Turner Research

J&B Carpet Services

J.P. Morin Company LLC

JAK Environmental LLC

JJ's Waste & Recycling of Texas LLC

Johnstone Supply

Junk Shot and Doorstep Details of Houston

Kings III Emergency

Communications

Lanyard Construction Services

Laser Answering Service LLC

Leah McVeigh Design and Consulting

Ledge Lounger

Lee & Barrier Builders LLC

Lift-Texas Construction

Lincoln Jacob Construction

Lithotech Printed Products/ Forms Center

Lopez Carpet Care & Painting

LP Building Solutions

Maid U Shine LLC

Maldonado Nursery & Landscaping Inc

Matrix Construction Services

McMahan's Flooring Inc

MCW Signs Inc dba Signarama

Magnolia

Minol USA

Mohawk Industries

Monge Contracting Group

Montana Pavement Group LLC

Mueller Water Conditioning Inc

Multifamily Access Control

Nationwide Energy Partners

NEI General Contracting

Nelson Painting and Construction LLC

New Generation Home Pro Inc

Norman Roofing and Construction

Northwest Construction Group

On Site Towing LLC

OnCall Patrol LLC dba

ParkingPass.Com

OneApp Guarantee

Optima General Contractor LLC

Pace Mechanical Services LLC

Parking Management Company/ PMC Towing

Partners

Pasadena Insurance Agency Inc

Paul Davis Restoration of Greater Houston

PCS Creative Surface LLC

Penco Access Control LLC dba

Penco Gate and Fence

Perfect Parking

Platinum Pool and Spa LLC

PooPrints

Precision Appliance Leasing

Precision Safe Sidewalks LLC

Premier Protective Security

Premium Improvements

Pro-Tex Contracting Group LLC

Professional Resurface LLC

Properteese

Pura Flo Corporation

Quatro Tax LLC

Qwikkit

R4 Solutions

RAM Construction

Ram Jack Foundation Solutions

Ready 2 Respond

Real Floors Inc

Redevelopment Services

Redux Construction

Redwood Private Security LLC

Reliable Roofing of Texas Inc

Reliant

RENCON LLC

Renova Appliance Center LTD

Rent.

Resident IQ

REVS (Refuel Electric Vehicle Solutions)

Richmond & Associates

Landscaping

Riverway Title

Roe General Contractors

Roof Top Innovations

Rose Paving

Roto-Rooter Services Co

Rotolo Consultants Inc (RCI)

Royalty Landscape

SafeRent Solutions

Saint Clair & Sons Inc

Sayan Renovations & Construction

Score Construction & Remodeling

SEAL Security Solutions LLC

Secure Insurance

ServiceMaster Recovery Management

Servpro Friendswood Pearland

Servpro Team Shaw

Sherwin Williams

Sign-Ups & Banners

Signal of Houston

Southern Star Building LLC

Spartan Fire Protection

Spire Roofing Solutions

Stealth Renovations

Steward Trash Valet Service

Stormwater Professionals Group

Strata Roofing and Construction LLC

Strickland Law Firm PLLC

Stripe Lines Inc dba Grass Lines Inc

STX Roofing

Superscapes Landscape and Irrigation

Surface Experts

Swain & Baldwin Insurance & Risk Management

Tex-Star A&I

Texan Landscaping Rivera

Texas Apartment Pool Services

Texas Concrete Professional Company

Texas Southwest Floors Inc

Texas Window Cleaning Co Inc

Texstar Construction LLC

The Apartments Concierge

The Legends Group LLC

The Liberty Group

The Phoenix Staffing

The Window Source of Houston

Tidal Electrical Services Inc

Tillman Roofing Inc

Tower Steel Services

Trash Butler

Tree Care USA LLC

Tri County Specialties LLC

Two Brothers Foundation Repair

TX Hydrojet

United Protective Services

Urban Design Constructors

Urban Outreach, Inc

Urban Value Corner Store

Valet Living

Webb Pest Control

Westpark Communications

Whitman's Contracting and Roofing

Woodforest Acceptance Solutions

WorldVue

XTRM Restoration

XXL Construction Inc

Yellowstone Landscape

Letter from the President

By SHELLEY

WATSON

DON’T STOP NOW!

CONTINUE TO CONNECT WITH YOUR FUTURE AND HAA.

Thank you to the thousands of members who hit the halls of NRG on April 10 for HAA’s biggest event of the year, the 2025 HAA Education Conference & Expo. The matrix of fantastic speakers, knowledgeable vendors and networking opportunities was so bright, we definitely had to wear shades. Thanks to our attendees, sponsors and committee for another successful show! The Expo just concluded at ABODE’s press time, so we will have full coverage of the big event with photos in the June issue of ABODE, so hold on to those sunglasses. If you need the info right now, check us out on our social media feeds. See Page 69 for all the places you can find HAA online, and don’t forget the photo galleries at www.haaonline.org.

It’s time! Time to register for the HAA Honors Awards!

Mark your calendar for this very important date: May 12. That is the day registration opens for my favorite event of the year, the HAA Honors Awards! Join me, our event MC Joel Zeff and more than 1,000 HAA members on June 26 at the Hilton Americas to honor the best and the brightest in the industry. As I’ve said before, I absolutely love all the anticipation, excitement, happy tears and cheers as our people and properties receive the recognition they so richly deserve. Make sure to get your seats and tables, it sells out fast! Visit www.haaonline.org/events to register on, say it with me again, May 12!

Get in the “swing” of political action for our industry.

HAA’s Political Action Committee and our members have been busy advocating for our industry this year. After a successful Texas Apartment Association Day at the Capitol in Austin, an HAA delegation headed back out, this time straight to D.C. for the National Apartment Association’s Advocate. See Pages 34 and 35 for details. Next up for the HAA PAC, grab your knickers and go “vintage” as the committee holds its annual fundraiser at TopGolf on April 15. This event sells out quickly and only sponsors and players are allowed – no spectators. See Page 16 for all the details. The HAA PAC is a very important function of the association, so join us for this and all our informative meetings and great networking opportunities. Watch the HAA calendar and www.haaonline.org/events for what’s coming up and find out how to join the PAC at www.haaonline.org/haapac.

Houston Apartment Association Cap Rate and Expense Studies are available now. As you receive your 2025 property values, we want to remind you that HAA once again commissioned two independent Cap Rate & Expense Studies in Q4 2024 that are available to aid members as they consider protesting values. This marks the second year that HAA engaged consultants to produce reports aimed to identify current market conditions regarding cap rates, expenses and property appraisals. Our Legislative Chair and Vice President Elect Ryan Terrell of Greystar discusses these studies in this month’s Legislative Update on Page 9. You will find both studies available at the QR code at right and by using your HAA member login. If you have more questions, please do not hesitate to contact HAA’s CEO Casey Morgan at cmorgan@haaonline.org or 713-595-0304.

There’s more inside this issue. We have photos from the “smashing” Volleyball Tournament, the State of the Submarket Brazoria County, the Ambassador One Crawfish Boil and much more. So flip through and see what we’ve been up to and make sure to join us –“Keep on Trucking” with us!

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

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

This Month's Exclusive Supplier Member

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 Interiors HAA Member since 1987

Century A/C Supply HAA Member since 1968

By RYAN TERRELL, HAA Legislative Chair

CAP RATE & EXPENSES

As real estate tax values have increased, HAA takes a proactive approach and commissions more studies.

IT’S APRIL, which means the trees are starting to fill in, our cars are constantly covered in a thin film of pollen, and we’re all doubling up on allergy medicine to try and avoid the inevitable allergy-induced sinus infection. At the same time, we’re working with our respective tax advisors to see how much of our money Uncle Sam is going to return to us or, if you’ve underpaid throughout the year, how much more you’re going to have to pony up. As of the writing of this article, we are all also anxiously awaiting receipt of our annual tax valuations from the various taxing authorities across the Houston metro.

As real estate tax values have increased tremendously in recent years, the real estate tax burden makes up nearly half of all property expenses and as such, it is becoming more and more important to take a proactive approach to protesting values. In an effort to be as impactful for our members as possible, HAA commissioned Cap Rate and Expense Studies from national consultants at JLL and Stout. Our thought was that two reports from independent and unbiased sources would be more credible to HCAD than anecdotal reporting from members and brokers. We took the same approach in 2024 with positive feedback from HCAD’s appraisers and we are very pleased to be helping them fine tune their process.

Appraisers at HCAD and other districts have an incredibly challenging job. They are required by state law to value hundreds of thousands of parcels of real and personal property annually. Our effort was twofold: 1) help educate them on what is actually happening in the market today (transaction environment, capital markets, etc.) and 2) maybe make their jobs a little easier by giving them real information in a digestible format that will (hopefully) impact their final model.

Other than the valuation of land, there are three methods of valuation utilized to come up with an eventual assessed value:

1. Replacement Cost – this is typically uti-

lized when a property is not stabilized, either because it is new and still under construction or because it is unstable and occupancy has dropped to levels rendering an income based approach moot.

2. Income Based – this is the most commonly utilized method by the district and the mechanism we hope to influence with our reports. The district’s appraisers utilize a relatively complex model wherein they gather property specific rent and occupancy information from MRI Apartment Data annually, apply a myriad of losses (concessions, loss to lease, bad debt, etc.), and offset income with expenses typical of the specific subject property, less taxes. After achieving an NOI, they apply a loaded cap rate (market cap rate + total millage rate of the parcel) to achieve their assessed value. Cap rates vary based on vintage and product type but are generally based on class, as per their rating within HCAD’s system.

3. Uniform and Equal – Texas law requires property values used in determining taxes to be uniform and equal to comparable properties. While cap rates have compressed in recent years, the uniform and equal provision of Texas tax code has at times been our strongest weapon against double digit valuation increases.

Several members of the HAA executive committee and staff, several past presidents, and representatives from local investment sales brokers met with HCAD’s multifamily valuation team in December, prior to the completion of the reports, as well as in January after the reports were delivered but prior to the finalization of HCAD’s model. They were extremely thankful for the data and promised to take it all into consideration as they put the finishing touches on their assessed value model for 2025. The proof will hopefully be reflected when we receive notice values.

Over the past couple weeks, we have held update meetings with several tax consultants,

who have already had their preliminary meeting with HCAD (HAA’s is scheduled for April 29 and is open to current board members). Early indications suggest the average assessed value in Harris County will reflect an increase of approximately 8%. It should be noted however the increase is reflective of an 8% increase in the 2025 NOTICE value over 2024 NOTICE value as opposed to final negotiated and/or litigated values. As such, we may have another fight on our hands to negotiate valuations down to levels indicative of the current economic climate.

According to the consultants we have met with, HCAD’s cap rates for multifamily remain unchanged year over year. While HCAD did increase cap rates from 2023 to 2024, in large part due to the data provided in last year’s Cap Rate and Expense Studies, cap rates in the HCAD model remain well below where deals are actually trading, as indicated in the studies.

HAA will continue to work on behalf of membership to represent your interests in the most effective manner possible. The JLL and Stout studies were commissioned with the intent for you, the membership, to utilize in your protests and we strongly encourage you to share them with your respective tax consultants. They are available for download on the HAA website, after logging in with your membership credentials.

Happy protesting!

ARE YOU READY TO SWIM?

Here is a checklist of some of the rules relating to pool signage, safety and emergency summoning.

IT’S GETTING WARMER outside. It must be pool season!

Each year at this time, it’s beneficial to review certain safety features surrounding your pool and spa. You want to make sure that you have the safety features required by the Texas Department of Health.

Section 265.190 of the Texas Administrative Code contains the Texas Department of Health rules regarding safety features for pools and spas. This section addresses a number of safety features in pools and spas including requirements for: (i) safety rope and float lines and floor markings; (ii) depth markers; (iii) “NO DIVING” markers and symbols; (iv) certain safety requirements for pools and spas; (v) rescue equipment; (vi) emergency summoning devices; and (vii) lighting. Of particular note are the sections relating to signage and summoning devices.

Where should signs be located?

(§265.190(e)(1-4))

Signs must be securely mounted, readily visible to the pool user and be posted within the pool yard unless otherwise required by 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 in one sign or posted individually.

What are the signage requirements for pools? (§265.190(e)(5)

Safety signs for pools constructed on or after the effective date of the rules (April 26, 2024) or safety signs replaced at pools constructed before the effective date must contain the language at right (with the letter and symbol size indicated).

Variations of language of the required safety signs are allowed if the language of the sign is substantially equivalent to the lan-

Required Pool Signs

“WARNING-NO LIFEGUARD ON DUTY” (Where no lifeguard required or provided.) 4 inches

“NO DIVING” and International no diving symbol (Where no lifeguard required or provided.) 4 inches

“IN CASE OF EMERGENCY, DIAL 911” 4 inches

Precise Location of the Pool on or with the Emergency Phone (address, or directions, or

Minimum 1-inch GPS location, or building number, as appropriate)

Hours of Operation

Minimum 1-inch

Directions to and Location of Emergency Phone if Phone Not Visible in Pool Yard Minimum 2-inches

Maximum User Load Limit Minimum 2-inches

“PETS IN THE POOL ARE PROHIBITED” Minimum 2-inches

“DO NOT SWIM IF YOU HAVE BEEN ILL WITH DIARRHEA WITHIN THE PAST 2 WEEKS” Minimum 2-inches

“CHANGING DIAPERS WITHIN 6 FEET OF THE POOL IS PROHIBITED” Minimum 2-inches

“GLASS ITEMS NOT ALLOWED IN THE POOL YARD” Minimum 2-inches

“PERSONS UNDER THE AGE OF 14 MUST NOT BE IN THE POOL WITHOUT ADULT SUPERVISION” Minimum 2-inches

(Where no lifeguard is provided or required)

“EXTENDED BREATH HOLDING ACTIVITIES ARE DANGEROUS AND PROHIBITED” Minimum 2-inches

guage in the rule and if local officials that regulate swimming pools and spas approve the variations before the sign is posted in the pool yard.

Do the signs have to be in any languages other than English? (§265.190(e)(6)) 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. Since this is not required, English would be appropriate.

What rescue equipment is required by the pool? (§265.190(f))

A pool must have at least one ring buoy with throwing rope and a reaching pole for every 2000 square feet of pool surface area up to 6000 square feet. A pool with more than 6000 square feet of surface area must have an additional ring buoy, throw rope, and reaching pole for each additional 4000 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.

The reaching pole must be light, strong, non-telescoping, and at least 12 feet long. The pole must be constructed of fiberglass or other material that does not conduct electricity and must have a body hook or shepherd’s crook with blunted ends attached.

The throwing rope must be 1/4-inch to 3/8inch in diameter and at least two-thirds the maximum width of the pool in length. A USCG-approved ring buoy must be attached to the throwing rope.

“WARNING – NO LIFEGUARD ON DUTY” (if no lifeguard is provided or required) 4 inches

“DO NOT USE THE SPA IF THE WATER TEMPERATURE IS ABOVE 104 DEGREES FAHRENHEIT”

Minimum 1-inch

Maximum User Load Minimum 1-inch

Location of the nearest emergency phone or device. Minimum 2-inches

EMERGENCY SPA SHUTOFF

2-inches

“DO NOT SWIM IF YOU HAVE BEEN ILL WITH DIARRHEA WITHIN THE PAST 2 WEEKS” Minimum 2-inches

“PERSONS UNDER THE AGE OF 14 MUST NOT BE IN THE SPA WITHOUT ADULT SUPERVISION”

(Where no lifeguard is provided or required)

“PETS IN THE SPA ARE PROHIBITED"

What are the safety requirements for spas? (§265.190(g)(1-3))

Minimum 2-inches

Safety signs for spas constructed on or after the effective date of the rules (April 26, 2024) or safety signs replaced at spas constructed before the effective date must be securely

mounted, readily visible to spa users and inside the spa enclosure, and display the following language.

Safety signs can be combined on one sign or posted individually. Variations of the language are allowed if the language is substantially equivalent to the language identified in the rules and if local officials that regulate swimming pools and spas approve the variations before the sign is posted in the pool or spa yard.

Is an emergency summoning device required to be in a pool or spa yard?

(§265.190(h)(1-5))

Yes. A pool or spa yard 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 is functioning when the pool or spa yard 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.

A fixed-location telephone, emergency monitoring device, or alternative communication system must be visible, easily identified by users, and have no obstruction to access.

A telephone or emergency monitoring device must not be answered by an on-site office. An alternative communication system may be answered by an on-site office if the pool or spa is in a remote area with limited or delayed emergency medical services response times and employees on-site are trained and certified or licensed to perform emergency medical intervention when the pool or spa is open for use.

A telephone must be capable of making calls to 911 dispatch or to an emergency service. When active, the emergency monitoring contact device must directly connect to a 24hour monitoring service, directly to 911 dispatch or to emergency medical services.

Can a cell phone serve as an emergency summoning device? (§265.190(h)(6))

A cell phone dedicated for use at the pool or spa mounted in the pool yard or spa yard for public use, and labeled as the emergency phone may be used if the cell phone is activated by a service provider, has a permanent

power supply, and can reach the emergency service provider or 911 emergency services.

Is a sign required to be posted by an emergency summoning device?

(§265.190(h)(7))

A sign must be posted above the emergency summoning device with the precise location of the pool or spa, such as an address, building number, GPS location, or other location identifying information in letters a minimum of 1-inch in height.

Hopefully this helps you review compliance with the safety features required by the Texas Department of Health. Good luck and swim safe!

Want to read more legal news from Howard?

There’s more “It’s the Law” available in the ABODE archives online. Visit http://issuu.com/haa_abode.

WHOSE MONEY IS IT?

A

resident disputes charges from management after submitting notice of intent to vacate after her lease expires.

A RESIDENT FILED a complaint with HAA to dispute charges, stating that the property owed the resident her security deposit, rent and financial compensationt for the damages to her vehicle. She also stated she should not have been required to fulfill a 30- or 60-day notice to vacate because she was the victim of a crime, was in fear of her life and there was a police report to prove the incident happened.

The Fine Print

The lease that was signed by both the resident and the property, states a 60-day written

move out notice is required. In addition, paragraph 4 does not reflect any amount of a security deposit. The line is blank.

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

On October 11, 2011, the resident filed a police report stating her vehicle was vandalized. One of the windows was smashed. Paragraph 24 of the lease states management is not responsible for the loss of or the damage to the personal property of the resident. Three days later, on October 14, 2011 the resident submitted a notice of intent to vacate, indicating her

move out date would be November 1, 2011. The resident’s lease expired three months prior, on August 31, 2011. Regardless, management advised the resident she was responsible for providing a 60-day notice.

/ Continued Page 53

I BID ON TONIGHT …

Join HAA as we fire up the best in networking opportunities. Events that will light up your marketing include Installation Gala, Dinerstein Memorial Golf Tournament, Business Exchange, Chili Fest, the Industry Achievement Luncheon and much more, along with a backpack full of educational seminars and courses.

Is this the first time to pitch your tent?

Come early for the Auction 101 session to find out how to bid, what’s for sale and how it all works. If you can’t make the live auction, Proxy bidding is available. Contact randa@haaonline.org. Visit the HAA website for the full Auction Program with the list of events up for bids at www.haaonline.org/sponsor.

There will be “smore’ than enough marketing opportunities for everyone. Gain exposure for your brand by sponsoring an upcoming HAA event or meeting!

Wednesday, June 18

HAF Dinerstein Reed Prokop Education Center 4810 Westway Park Blvd. off Clay Road just east of Beltway 8 Auction 101: 2:30 p.m. Registration: 3 p.m. Drawings close: 3:45 p.m. Live Auction begins: 4 p.m.

Find out more at www.haaonline.org/sponsor

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

Each month, On Site with ABODE takes a closer look at winning HAA Honors Awards properties. This month, we visit one of our 2024 winners. See future ABODEs for more honorees.

ALEXANDER APARTMENTS

Built 2000-2015 Garden Property of the Year

Property: Alexander Apartments

Owner/Management: Knightvest Residential

Location: 1475 Sawdust Road, The Woodlands Units: 216

Web: www.liveatalexander.com

Photos provided by Alexander Apartments

Alexander Apartments offers exceptional community engagement with regular events and initiatives fostering a strong sense of community among residents. Outstanding and luxurious amenities include a state-of-the-art fitness center, petfriendly facilities, resort-style pool, a fully stocked koi pond, and much more. Through quality renovations, friendly and professional staff, and spectacular grounds, Alexander Apartments were able to achieve a very high occupancy rate in an area full of newly built communities, while being able to collect a higher rental rate than most. This can be attributed to their dedication to providing exceptional service and prompt response to resident needs, a convenient location with easy access to public transportation, shopping, dining, and entertainment options, and an inclusive environment that celebrates diversity and promotes equality among residents and staff. The property is also actively involved in local initiatives and community-centered events, making a positive impact beyond just their property.

The property offers many services and amenities for their residents, including: • On Call Emergency Maintenance • Community Grilling Stations • Covered Parking • 24-Hour Fitness Center • Garages • Grilling Area & Outdoor TV • 24-Hour Package Lockers • Wi-Fi at the Clubhouse • Spruce Lifestyle Services • Community Clubhouse • Koi Pond • Connected Wi-Fi Lounge • Bark Park • Full Size Washer & Dryer • Controlled Access Gates • Outdoor TV Wall • Playground • Resort Style Pool • Community Resident Events • Coffee Bar • Pet Treat Station• Koi Pond • Extensive Quartz Renovations • Beautifully Landscaped Grounds with Walking Trails • Resort Style Pool.

Join us as we recognize the multifamily industry's finest professionals and properties.

2025 Honors Awards

Thank you to our generous sponsors

RECEPTION AND REGISTRATION FROM 4:30 PM TO 6 PM

AWARDS PROGRAM WILL BEGIN PROMPTLY AT 6:30 PM

HILTON AMERICAS-HOUSTON

1600 LAMAR ST., HOUSTON, TEXAS 77010

$140/seat or $1,450 for a table of 10

$160/Walkup Individual Seat

Register by June 1 to take advantage of early bird pricing Tables of 10 may be reserved by company name when paid in full.

Individual Awards sponsored by

Property Awards sponsored by

Reception sponsored by

MAY

2

All Stars Sports Challenge

Friday, May 2

8 a.m. to 2 p.m.

Bear Creek Park Soccer Fields

3535 War Memorial Dr, Houston Proceeds from this event will benefit HAA's adopted charitable organization, the Entryway. See Page 56 for details and sponsors.

14

New Supplier Orientation

Wednesday, May 14

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.

Resident Relations Committee A Meeting

Wednesday, May 14

2 p.m. to 4 p.m.

Closed committee meeting via Zoom

Lake Jackson Region Meeting

Wednesday, May 14

11:30 a.m. to 1 p.m.

Reserve at Lake Jackson

Registration starts at 11 a.m. The program and lunch begin at 11:30 a.m.

This event is open to onsite personnel and management only. This event is free, but we kindly ask you to RSVP yourself and/or team members. Contact mwaterman@haaonline.org to RSVP.

Sponsored by Precision Appliance Leasing

Ambassador ONE Society

Wednesday, May 14

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.

15

Featured Event: TopGolf HAA PAC Fundraiser Thursday, May 15 11 a.m. to 3 p.m.

TopGolf Houston – Katy 1030 Memorial Brook Blvd.

Join us at Houston's premiere golf entertainment complex for a funfilled afternoon while supporting our HAA Political Action Committee (PAC) for the multifamily industry. This event is open to sponsors and registered players only, no spectators.

20

Excel 102: Intermediate Tuesday, May 20

8:30 a.m. to Noon

Go beyond the basics and master Microsoft Excel and many of its powerful features. This class counts for 3 CECs.

21

Fair Housing for Maintenance –Spanish

Wednesday, May 21

9 a.m. to 11:30 a.m.

This comprehensive and interactive seminar is packed with information so you are proactive, not reactive! This seminar is hosted fully in Spanish.

Sponsored by AAA Plumbers and Century A/C Supply

22

Avenues: Leadership Lane - 1 Thursday, May 22

8:30 a.m. to Noon

See Page 22 for details. Sponsored by Best Plumbing

26

HAA Offices Closed Monday, May 26

The HAA Offices will be closed in observance of Memorial Day

27

It’s the Law Webinar

Tuesday, May 27

10 a.m. to 11 a.m.

Hosted on Zoom

Start your day the legal way! Join HAA's Legal Counsel, Howard Bookstaff, for a webinar focusing on “Immigration and the Apartment Industry.” This program is hosted in webinar format via Zoom.

Registrants will receive an email link to join the webinar approximately 24 hours prior to the program start.

Sponsor Brady Chapman Holland & Associates

28

Young Professionals Breakfast

Wednesday, May 28

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

This niche group within HAA is dedicated to the networking and professional development needs of HAA members aged 39 and under. Network with your peers at this lowcost educational breakfast. Sponsored by Epic Multifamily Construction and Northwest Construction Group

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.

JUNE

3-4

Leasing 101

Tuesday, June 3 through Wednesday, June 4

8:30 a.m. to 4 p.m. on Tuesday and 8:30 a.m. to Noon on Wednesday From Fair Housing and the TAA lease paperwork, to today’s terminology and 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.

4

New Supplier Orientation

Wednesday, June 4

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.

Conroe Region Meeting

Wednesday, June 4

11:30 a.m. to 1:30 p.m.

HAA is reaching out to better serve our members by bringing targeted networking and educational events to different parts of our 12-county service area. Contact mwaterman@haaonline.org for details.

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.

5

HAA Blood Drive

Thursday, June 5 HAA Education Center

8:30 a.m. to 1 p.m.

ACES Manager Appreciation Luncheon

Thursday, June 5

11 a.m. to 1 p.m.

A special interest group for management executives with quarterly luncheons featuring guest speakers. This summer luncheon welcomes executives and property managers. Visit www.haaonline.org/events for more information and to register. Sponsored by Apartments.com and Century A/C Supply

10

Avenues: Marketing Place 2

Tuesday, June 10

8:30 a.m. to Noon

See Page 22 for more information. Sponsored by ALN Apartment Data

11-13

11

Resident Relations Committee B Meeting

Wednesday, June 11

2 p.m. to 4 p.m.

Closed committee meeting via Zoom

17

It’s the Law Breakfast: Legislative Update

Tuesday, June 17

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

Start your day the legal way! Join HAA's Legal Counsel, Howard Bookstaff, for breakfast and a legislative Update. This program counts for 1 CEC.

Sponsored by Precision Appliance Leasing and Ticon Texas Construction Services.

18

Sponsorship Auction

Wednesday, June 18

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 and see Page 16.

23-27

CAPS: Certified Apartment Portfolio Supervisor Course

24-25

CPO: Certified Pool Operator (English)

Tuesday, June 24 and Wednesday June 25

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

The Certified Pool Operator certification is a 5-year national certification issued by the Pool and Hot Tub Alliance (PHTA) and is required by the state of Texas. Visit www.haaonline.org/events to register.

Discover the Ultimate Roadmap to Success with new speakers for 2025

What is Avenues?

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

How can I attend?

We offer two subscription options:

• Annual Property Subscription

• based on the number of units.

• Annual Individual Subscription You can also register for each individual session.

What does this get me?

Once you sign up, you receive access to 13 education sessions throughout the year. All you need to do is respond to the reminder email to confirm attendance.

Pricing:

Property Subscription:

• Fewer than 200 units: $210/annually

• 201-350 units: $410/annually

• More than 351 units: $510/annually

Individual Subscription:

• Corporate or Suppier Individual: $210/annually

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

View the series schedule and register online at www.haaonline.org. Contact the HAA Education Department at education@haaonline.org.

Don’t miss our next two sessions, with more to come:

Leadership Ln – 1 May 22

Growing Your Career from the Inside-Out with Stephanie Graves, Q10 Property Advisors, and Julie Hartman, B2G Victory Avenues: Marketing Pl – 2

June 10

The Human Helper: AI’s New Frontier in Sales & Marketing with Chris CheethamWest, LR Training Solutions

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

NEXT Mission Statement:

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

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

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

On the Scene at NAA’s

NAA Advocate

March 25-28 in Washington D.C.

HAA members showed up in strong numbers at the Nation’s Capitol in March for NAA’s Advocate! HAA had roughly 22 members participate in meetings on Capitol Hill and in the NAA governance and board meetings. Overall, it was a successful trip as HAA members discussed our support for ending the 30 days notice to vacate requirement from the CARES Act with Houston’s congressional delegation offices as well as represented the association at various NAA committee meetings including legislative, membership and education.

To learn about HAA’s Legislative efforts, see Page 9.

On the Scene

Brazoria County State of the Submarket

Thursday, March 13 at the Hilton Garden Inn - Pearland Sponsored by Precision Appliance Leasing and Reliable Roofing of Texas

A great lineup of Brazoria County area leaders presented timely information on the current and future state of the county, including recent economic trends, job growth, forecasts, rental rates, occupancy trends, new construction and infrastructure developments. Thank you to Moderator HAA Vice President at Large Valerie Lacy, Cushman & Wakefield; Commissioner Stacy Adams, Brazoria County Commissioner Precinct 3; Mayor Kevin Cole, Mayor for the City of Pearland; and Nichole Williams, CEO of SMART Apartment Data.

Your Vote Matters

Join the Houston Apartment Association Political Action Committee Today

The HAA PAC participates in local and state political campaigns, helping candidates who support the apartment industry and its supplier businesses. Strengthen your voice by joining us.

You can participate in the HAA PAC on several levels:

Steering Committee • $1,500

• One vote for every $500 contributed.

• Sets the agenda for the HAA PAC.

• Acts as the PAC Board of Directors.

• Invitations to Steering Committee Meetings held four times per year.

• Invitations to special events and meetings with legislators.

• Attend all regular HAA PAC functions at member pricing.

• Receive recognition in the October issue of HAA's ABODE magazine.

Trustees • $500

• One vote for every $500 contributed.

• Invitations to special events and meetings with legislators.

• Attend all regular HAA PAC functions at member pricing.

• Receive recognition in the October issue of HAA's ABODE magazine.

Century Club Members • $125

• Attend all regular HAA PAC functions at member pricing.

• Group voting rights, through their Century Club Representative.

• Receive recognition in the October issue of HAA's ABODE magazine.

Non-Voting Century Club Members • $100

• No voting privileges.

• Attend all regular HAA PAC functions at member pricing.

• Receive recognition in the October issue of HAA's ABODE magazine.

The Houston Apartment Association Political Action Committee is our industry’s voice in government. We need your participation and dollars to keep that voice strong. Past Advocacy Wins

•Savedyou$5.5millioninmandatorycarbon monoxidealarmretrofittingrequirements

•Blockedannualsignedfireself-inspection requirements

•Protectedpropertiesfrombeingforcedinto participatinginSection8program

•EnsurenewCityofHoustoncodecontained revisionssoughtbyHAAmembersElections Affecting Multifamily

••HarrisCountyJusticeofthePeace&Constables CityCityofHoustonMayoraland CouncilElections

•OtherCountyOfficialsand SurroundingCityElections

••CongressionalSeats

SeeTexasLegislatureRaces

Page41formoreonouradvocacyefforts.

On the Scene

Photos by MARK HIEBERT, Hiebert Photography

HAA Volleyball Tournament Friday, March 21 at District 249

Thank you to our generous sponsors: Court Sponsors: Chadwell Supply and Core Distributing Lunch Sponsors: Ferguson Facilities Supply and Frontier Services Group Snack Sponsor: Precision Appliance Leasing

On the Scene

Photos by MARK HIEBERT, Hiebert Photography

HAA Volleyball Tournament

On the Scene

Photos by MARK HIEBERT, Hiebert Photography

HAA Volleyball Tournament

Learning about trends in the industry can help your team provide the best service.

By MARK CUKRO, Service Team Training

Why Should I Train MyService Team?

If you want to hire better technicians, keep the great ones and operate more profitably, there are some great ways to do so. Having an asset-minded service team that makes sound decisions and operates efficiently is what every owner or manager wants. For the past fifteen years, I have been in the industry building, developing and maintaining teams that effectively deliver timely, impressive services while continually creating new ways to operate more efficiently.

Successful companies and owners understand that training service personnel is critical and necessary to generate revenue through lease renewals and to keep maintenance, repair and operating (MRO) expenses and employee turnover at a minimum. They have made a commitment to continuous training, and the results are immediate.

Companies often face a tremendous challenge filling and maintaining personnel in technical positions such as service managers and service technicians that possess the desired technical and managerial skills. Yet for many, their process of hiring talent and retaining great associates rarely changes. Often times when a service team member is hired, it is for their technical qualifications, but when they are fired, it is due to behavior and/or performance issues, such as consistently being late or unable to work well with his or

her teammates. So in order to make positive changes, we need to assess hard and soft skills and offer training in both areas.

Hard and soft skills

Hard skills are based on a person’s technical ability to perform a task or make repairs in response to service requests, such as HVAC and appliance repairs. Soft skills are a person’s ability to work with well with other people, such as being a good communicator to internal and external customers as well as a mentor to their associates. Great employees don’t leave great companies with a great culture; they usually leave companies due to a poor environment created by the people in a company.

Here are some statistics I have gathered over the past few years through surveys and interviews within our industry that reinforce the importance of training.

• 40% of all HVAC systems replaced were misdiagnosed and did not need to be replaced. That means for every ten units replaced, four of them could have been saved.

• 80% of all new technicians, before they have received job-specific training, replace components until a system begins to work rather than troubleshooting to determine what the actual problem is. That means many technicians replace more parts than necessary on every service call until they are trained to troubleshoot instead of relying on guesswork.

• 92% of all service team members have never seen their property budget on a consistent weekly or monthly basis.

About 81 percent of the interviews I have conducted have been with managers and regional managers, and the most common main concerns when hiring a new service manager are that the new hire must be able to project a professional appearance, make sound asset minded decisions, and lead a team effectively.

Almost every professional team sport in existence has a training camp every year to refresh knowledge and polish skill sets before the expectation to perform. Train them, and they will stay. Train them, and they will perform.

Training service associates will help cultivate the hard and soft skills that we desire our associates to possess, such as electrical and HVAC troubleshooting, pool operation, customer service, effective leadership, effective communication, how to coach and counsel, and any other training resulting in a work force that maintains a long, productive term of employment.

The cost of not training

A comment I hear often is, “Well if we train them or get them certifications, they may leave or get recruited.” I remember being in a meeting where this comment was made, and before I could even reply, someone said, “Well, what if we never train them, and they stay with us for thirty years? What will that cost us?”

Another common question I have been asked in interviews is, “Will you send me to training so I can get better at my job?” This is an important topic to the new and growing work force, and we must address it or we are going to lose candidates with great potential to other service industries.

Keeping higher caliber personnel

Historically, the training for operations has been inversely proportional to the training provided to service teams, and the results are inefficiency, high turnover and a shallow talent pool. A service manager who only receives technical or managerial training may lack other skills, such as leading a team effectively, that cause him or her to struggle to make changes critical to the success of a property or portfolio.

Send your associates to training. For less than a few hundred dollars and a couple of days away from the property, an associate may begin to make changes based on what they have learned simply due to the fact that before training they just didn’t know

how implement or execute something. Your company doesn’t always need to have a large training department for an associate to learn. There are many resources available, such as industry trade associations, that will provide an educational resource that truly understands the challenges of our industry.

The cost for saving one appliance per year, one HVAC system, one employee or preventing an injury is far less than the cost of several training courses. If you want to keep and develop excellent employees, you have to invest in them through training so they can invest in your organization and positively affect the bottom line by making sound business decisions and leading a team to operate more in a way that is assetminded and efficient.

Almost every professional team sport in existence has a training camp every year to refresh knowledge and polish skill sets before the expectation to perform. Train them, and they will stay. Train them, and they will perform. Moreover, teams that perform and are part of a positive cultivating culture will automatically attract talent. Getting them and keeping them is up to you.

Mark Cukro, CAMT, CAMTII, CAPS, is the President of Plus One Consulting, Inc. and founder of ServiceTeamTraining.com. Prior to starting his own company, he was the Director of Service Team Development for a national management company with over 48,000 apartment homes. Mark is a national speaker and a leading resource in the field of service team development and training. He can be reached at mark@serviceteamtraining.com or 704-363-6236.

Fair Housing for Maintenance

Equidad en la Vivienda para Mantenimiento with Alex Barclay, Hoover Slovacek LLP

En esta sesión discutimos:

Wednesday, May 21

9 a.m. – Check-in and breakfast 9:30 a.m. to 11 a.m. – Program Program fee: $75 prepaid; $110 at the door

• Minimizando reclamos de violaciones

• de equidad en la vivienda.

• Comunicación más efectiva con

• los residentes.

• Preparando mejores registros

• de mantenimiento.

In this session we discuss:

• Minimizing claims of fair housing

• violations.

• More effective communication

• with residents.

• Preparing better maintenance records.

“Key” New Data

What does new research on multifamily access control trends reveal and what does it mean for your apartment community?.

By CARL HANLY, CAS, KeyTrak

Key and access control technologies have transformed dramatically over the past several years, giving multifamily properties more options than ever for managing access to apartments. But widespread adoption of smart locks isn’t happening yet. In fact, traditional keys are here to stay.

A nationwide KeyTrak survey of multifamily professionals, conducted in 2022 and again in 2024, reveals why some properties are embracing digital locks, while others are sticking to traditional metal keys. What does the data reveal and what does it mean for your apartment community?

Key Insights

Three Different Approaches

The most recent survey uncovered some unexpected insights into how properties are managing access control:

• Traditional Keys: 76% of multifamily professionals surveyed now use traditional keys exclusively — a significant 15% increase from 61% in 2022. Of these, 81% have no plans to implement smart locks.

• Smart Locks: 7% use smart locks exclusively, down from 8% in 2022.

• Hybrid Approach: Those using a combination of methods fell by nearly half, from 30% in 2022 to 16% in 2024. For 56% of these, metal keys are the primary means of apartment access, while a smaller number use traditional keys for digital lock backups, common areas, offices, storage spaces, and closets.

This data suggests property managers are increasingly making decisions based on operational realities rather than technological novelty.

The Appeal of Convenience

Multifamily professionals often turn to smart locks to make property operations more convenient. When asked why their properties adopted smart locks, respondents cited:

• Reducing the need for rekeying (22%, down from 36% in 2022)

• Standardizing technology across multiple properties (26%, down from 45%)

• Keeping up with industry trends (26%, down from 49%)

• Making lockouts easier to manage (33%, down from 44%)

Notably, no one mentioned security as a deciding factor. In fact, when respondents were asked if they believe smart locks are safer than traditional keys, only 38% said yes, while 44% said no, and 18% were unsure.

Operational Challenges

Multifamily professionals are all too familiar with the operational challenges of key management, from rekeying to maintaining key logs. But the survey revealed significant operational hurdles with smart locks as well. The top two challenges are finding time to program new fobs or codes (36%, up from 22%) and battery failures (30%, up from 24%).

In addition, 41% of those with smart lock systems that use fobs or access cards store these security tokens in a drawer, cabinet, or other easily accessible location. This practice not only makes tracking more difficult but creates security risks as well — negating some of the perceived advantages over physical keys.

Takeaways

Finding the Ideal Solution

There's no one-size-fits-all solution for access control. When evaluating your options, consider the following factors:

• Security Priorities: Weigh physical and digital security. For instance, are you more concerned about key loss and theft or the cybersecurity risks of using smart technology?

• Resident Demographics: Consider the age, lifestyle, and technological comfort of your residents. Younger residents might appreciate the convenience of smart locks, while older residents might prefer the familiarity of traditional keys.

• Budget and Long-Term Costs: Evaluate your current budget con-

Evidence suggests that traditional locks and keys will remain a cornerstone of effective multifamily security strategies for years to come. Regardless of the solution you use, remember that technology doesn't automatically simplify management.

straints alongside the long-term financial implications of implementing and maintaining various access control technologies.

• Operational Goals: Align your access control choices with your property's operational objectives, such as standardizing technology across multiple properties or enhancing resident satisfaction.

Planning for Challenges

Regardless of which system you choose, operational challenges will arise. Have a plan to address these issues:

• For smart locks, prepare for dead batteries and software malfunctions with backup access methods.

• For traditional keys, implement procedures for lost-key situations and regular rekeying.

• For all systems, secure keys and fobs in an electronic key control system to prevent unauthorized access and maintain a complete audit trail.

Looking Forward

Access control technology continues to evolve, but your core objective should be to provide secure, convenient access while maintaining operational efficiency.

Evidence suggests that traditional locks and keys will remain a cornerstone of effective multifamily security strategies for years to come. Regardless of the solution you use, remember that technology doesn't automatically simplify management. Strategic implementation and a deep understanding of your specific property’s needs are the true keys to effective access control.

For a deeper dive into these findings and additional insights on multifamily access control trends, download the complete report at: keytrak.com/access-trends.

Carl Hanly is a regional manager with KeyTrak, Inc. He specializes in helping multifamily housing, student housing, military housing, and corporate housing clients conveniently minimize risks associated with managing their resident keys. He has received his Certified Apartment Supplier (CAS) accreditation from the National Apartment Association (NAA) and has completed NAA’s Leadership Lyceum training. He is actively involved with the NAA National Supplier Council.

“BEE” THE FUTURE

One meeting down, three more to go! Help the Go-Getters start a buzz by recruiting and networking!

2025 Chairs:

Every new member you recruit this year earns you a chance to draw for gift cards and other prizes. There will be a $250 cash prize awarded to the top recruiter for each quarter and a $1,000 cash prize awarded to top recruiter for the year! In addition to top recruiter prizes, each recruitment earns a chance to select a sealed envelope containing a surprise reward, with values ranging from $25 to $100!

Meetings will be held from 4 p.m. to 6 p.m.

Visit www.haaonline.org/gogetters for more information.

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

Brandon Coleman Chadwell Supply

Karen Hefner Asset Living

Go-Getters Meet & Greet at Cottonwood

Sponsored by Maldonado Nursery and Landscaping and Massey Services

HAA recruiters introduced new member recruits during the first Quarterly Meeting of the year and won gift cards for their efforts. Kristin McLaughlin with Dixie Interiors, top photo on the opposite page, was the top producer for the first quarter.

HOT BUGS, COLD CASH

The Ambassadors host a Crawfish Boil at The Barn in Cypress benefiting the YMCA. Sponsored by BluSky Restoration and Redevelopment Services, Singo-Bingo sponsored by Best Plumbing.

Mark your calendars and join us!

Ambassador ONE Society meetings: May 14, 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 members@haaonline.org.

2025 Product Service Council

Your SUPPLIER MENTORS

SUPPLIER PARTNERS SERVING TO FACILITATE GROWTH AND STRENGTHEN THE INDUSTRY.

The Product Service Council is a group of active supplier members whose objectives are to promote the active involvement and participation of supplier members. Suppliers - Do you need some guidance?

Scan the QR code below and request a mentor from our informative and helpful Product Service Council. More information about the council members can be found at www.haaonline.org/psc.

President Deborah DeRouen, CAS Brandt Electrical, A/C and Roofing Services 903-277-5451 dderouen@brandt electrical.com

Chris Bell, CAS Century A/C Supply 832-264-7959 cbell@centuryac.com

Sean Cunningham, CAS Impact Property Solutions 512-739-4748 scunningham@ impactproperty solutions.com

Vice President Blaise Spitaleri, CAS Gemstar Construction Development 713-355-9230 blaise@gemstar construction.com

Marivel Bownds, CAS 713-806-9830 Chadwell Supply marivel.bownds@ chadwellsupply.com

Xochitl Flores Church Pool Services and Church Foundation Services 832-276-0312 xflores@church co-tx.com

Secretary Nikki Sekunda, CAS The Liberty Group 832-243-8888 nikkis@theliberty group.com

Tammy Broadway, CAS American Fire Systems 713-502-9901 tbroadway@american firesys.com

Giovanna Gone, CAM, CAS Century A/C Supply 832-229-3927 ggone@century ac.com

Treasurer Debra Knight, CAS Comm-Fit 281-250-9517 dknight@comm-fit.com

Carina Bryars Valet Living 832-202-6624 carina.bryars@valet living.com

Dan James, CAS Redevelopment Services 713-501-7555 djames@redevelopmentinc.com

Tracey Moore, CAS Flooring Warehouse 281-546-2283 tracey@myflooring warehouse.com

Scan to sign up for a mentor.

Immediate Past President Joseph Rodriguez, CAS Ameritex Movers 281-678-9259 joey@stressfree move.com

Shaun Callaway, CAS Earthworks 844-425-8168 shaun@earth.works

Stephanie Krop, CAS Emeritus Poolsure 281-914-0274 skrop@poolsure.com

Karen Nelsen, CAM, CAS ALN Apartment Data 832-647-8637 knelsen@alndata.com

Grant Almquist, CPO, CAS Texas Apartment Pool Services 713-542-4560 grant@tapstx.com

Brandon Coleman, CAPS, CAS, CAM, CALP, NAAEI Faculty Chadwell Supply 832-407-4809 brandon.coleman @chadwellsupply.com

Liz Levins, CAS Emeritus Gemstar Construction Development 832-453-1718 liz@gemstar construction.com

Arely Pena, CAS The Liberty Group 713-357-8378 arelyp@theliberty group.com

Susan Alvarado, CAS Redi Carpet Sales of Houston Ltd. 832-640-7472 susan.alvarado@ redicarpet.com

Neal Conant, CAS Gemstar Construction Development 281-636-2214 nealc@gemstar construction.com

Jim Martensen, CAS Epic Multifamily Construction 832-484-2501 jim@epicmfc.com

Ryan Weis Crestmark Construction Services 713-408-4306 rweis@crestmark services.com

Portfolio Changes

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

• Adara Communities: Prescott Place II, 336 units at 2861 Franklin Dr in Mesquite.

• AOG Living: Residences At Gramercy, 224 units at 2601 Gramercy St.

• Ascension Commercial Real Estate, LLC: Canfield Lakes Apts, 412 units at 13355 Northborough Dr.

• Better World Properties LLC: Riverstone Apartments, 24 units at 5612 Harriet St.

• Blue Roc Premier dba Blue Stone Premier and BR Premier Properties: The Park at Cumberland, 484 units at 505 Cypress Station Dr.

• Fogelman Multifamily Investments and Management: The Fenwick, 258 units at 10379 N Sam Houston Pkwy E in Humble.

• Gables Residential: Standard in the Heights, 301 units at 609 Waverly St.

• Greystar: Vista at Southwinds, 265 units at 1900 Kilgore Pkwy in Baytown.

• The Hanover Company: Hanover Buffalo Bayou, 317 units at 707 Marston St.

• Herron Property Management: Kings Preserve at Kingwood, 120 units at 929 Rockmead Dr in Kingwood.

• Hettig Management Corp: St. Elizabeth Place, 85 units at 4614 Lyons Ave.

• HM Equity Management LLC: Vanderbilt Lodge, 105 units at 12660 Medfield Dr.

• Hunt Commercial and Housing: Hunt Commercial - Properties, 45 units at various locations.

• Keener Management LLC: The Westchase Apartments, 123 units at 4033 W Sam Houston Pkwy S.

• Lion Real Estate Group: The Villages of Briar Forest, 241 units at 14504 Briar Forest Dr.

• Long Reach Associates Inc: The Heron Museum District, 303 units at 4343 Woodhead St.

• Original Management: The Ludington Apts, 126 units at 6655 Ludington Dr.

• ParaWest Management: Jade Forest Apartments, 76 units at 9301 Clay Rd.

• Pinemont Ventures LLC: The Grove at Pinemont, 411 units at 7200 Pinemont Dr.

• Q10 Property Advisors: The Aubrey, 436 units at 2310 Crescent Park Dr.

• Rise Residential Management: Brazos Creek, 238 units at 128 Plantation Dr West in Lake Jackson.

• Solidago Residential Services: Twelve620, 288 units at 12620 Easttex Fwy.

• Tarantino Properties Inc: La Cordoba Apts, 164 units at 12630 Ashford Point Dr, andSpringwood at Aliana, 136 units at 18600 W Bellfort St in Richmond.

• TBD Management LLC/Wan Bridge Group: Eldridge Tower, 26 units at 2439 Prairie Hollow Ln.

• Vivo Living LLC: The Levy, 227 units at 2828 Southwest Fwy.

• Willow Bridge Property Company: Alden Landing Apts, 292 units at 7575 Gosling Rd in The Woodlands.

Do you need to find a product or service for your property on the go? The Buyer’s Guide is online! Simply search for a member by name or category to find the most up-to-date HAA supplier member listings. You can contact the companies directly or use our “Request for Information” tool. It's quick and easy! www.haabuyersguide.com

In the News

Marivel Bownds, CAS, has joined Chadwell Supply as National Account Manager.

HAA Past President and Hall of Famer Jackie Rhone, Greystar, was celebrated at a retirement celebration held at Lakeside Country Club on April 3. Jackie will continue work on special projects and leading the Be A Blake Foundation in its mission to educate all on the dangers of drug impaired driving and to support further training for law enforcement officials to better identify drug impaired driving. Congratulations, Jackie! Photos by Steven Traylor

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

www.haaonline.org

Bownds

OWNERS

Credo Property Group

Bill Lyle 3911 Pinebrook Park Ln Katy, TX 77494 (713) 714-7575

Credo Property Group - Properties

Green Residential

Tiffany Ferdus

2500 Tanglewolde St #106 Houston, TX 77063 (713) 395-9700

Allison Circle Properties

Hunt Commercial and Housing

Oscar Canelas 1103 Dumble St #A Houston, TX 77023 (713) 804-7339

Hunt Commercial - Properties

Solidago Residential Services

Rob Oley

6300 La Calma Dr Austin, TX 78753 (512) 580-3714

The Pointe at Crestmont

Melbourne Senior Floral Gardens

Cypress Gardens

Villas at Colt Run

Newport Village

The Hollows Twelve620

SUPPLIERS

1-800-STRIPER of NW Houston

Katherine McDonald 12231 Medina Lake Dr Tomball, TX 77377 (832) 278-1124

Parking Area Maintenance & Marking, Parking Garages

Brokerology Properties

Kathy Phelan-Morales

13100 Wortham Center Dr 3rd Flr #3141 Houston, TX 77065 (713) 256-7335

Real Estate, Apartment Leasing, Leasing Services, Locators

Referred by Valerie Lacy, CAM, CAPS

Custom Glass Design of Houston LLC

Daniel Casanova

5530 W Sam Houston Pkwy N Houston, TX 77041 (281) 220-6886

Shower Doors, Mirrors, Railings, GlassPlate & Window

Referred by Doug Berry

EVPassport

Jennai Singleton 3130 Wilshire #340 Santa Monica, CA 90404 (832) 771-3180

Electric Vehicle-charging docks

Golden Armor Security and Investigations LLC

Kaiwan Muhammed

1001 S. Dairy Ashford Rd #100166 Houston, TX 77077 (832) 983-7292

Security Guard/Patrol Service, Courtesy Patrol

Green, Klein, Wood & Jones

Jamie Nielsen

408 E 7th St Houston, TX 77007 (713) 654-9222 Legal Services

HelloSpoke

Rebecca Mills

118 E Main St Louisville, KY 40202 (888) 955-5155

Answering Service, Telephone Answering Service

SUPPLIERS

Houston Furniture Rental

Clint Collins 6550 Long Point Rd #204 Houston, TX 77055 (713) 983-0833

Furniture Renting & Leasing, Furniture Sales

Hygienitech Solutions LLC

Ed Kampf 3131 W Loop S #417 Houston, TX 77027 (713) 298-1449

Odor Control, Mold Remediation Referred by Valerie Lacy, CAM, CAPS

Insco Distributing

Tyler Miska 12501 Network Blvd San Antonio, TX 78249 (210) 690-8400

HVAC Contractors

Referred by Paola Rodriguez

Inside The Why, LLC

Mindy Price 14 Colony Sq Angleton, TX 77515 (713) 201-7349

Lecture/Speaker & Seminar Services, Business Coaches & Consultants

Penco Access Control LLC dba

Penco Gate and Fence

April Garay 13621 Ann Louise Rd Houston, TX 77086-1503 (281) 888-1056

Gates & Gate-Operating Devices, Access Control Systems

Richmond & Associates

Landscaping

Chaun Sherman 1213 Conrad Sauer Dr Houston, TX 77043 (713) 467-5296

Landscape Contractors, SprinklersGarden & Lawn

Superscapes Landscape and Irrigation

Sha Clayton 11802 Proctor St Houston, TX 77038 (832) 745-2670

Landscape Contractors, Irrigation Systems & Equipment

Tower Steel Services

Gabriel Aguirre PO Box 690208 Houston, TX 77269 (281) 290-0130

Awnings & Canopies, Stairs

SUPPLIERS

Tri County Specialties LLC

Travis Petty 951 Shandy Way Conroe, TX 77301 (936) 697-8838

General Contractors, Remodeling & Repair-Building Contractors Referred by Stephanie Krop, CASE

Urban Outreach, Inc

Robert Armendariz 1425 Blalock Rd #201 Houston, TX 77055 (713) 869-4281

Child Care Facilities, Community Services

Referred by John Boriack, CAM, IROP

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

Resident Relations,

continued from Page 14

The resident met with the property manager on October 21 or October 24 regarding the 60-day requirement. After reviewing the resident’s file, it was discovered that the property did not provide the resident a reminder notice of her lease expiring. Therefore, the property contacted the resident and allowed a 30-day notice to vacate.

During the last week in October, the resident went to the leasing office to pay the pro-rate for November. During her visit, the resident mentioned the return of a security deposit. It was explained to the resident there was no record of a security deposit for her apartment. The resident, however, expressed she paid a security deposit. She went to her apartment to retrieve her records and returned with a ledger that was provided to her by the management company. There was no indication of a security deposit on the ledger. The resident returned the keys on November 14, 2011.

Management’s Response

Upon inspection of the resident’s apartment, it was found the resident made no attempt to clean the apartment and the electric service was disconnected. Management felt the resident was charged accordingly. Enclosed were copies of the lease, final account statement, application and move in condition firm. Pictures were provided.

The Committee’s Decision

The committee decided in favor of management. Charged were justified. The resident owes the property $261.73 and may wish to pursue this complain in small claims court.

The HAA Resident Relations Committees provide an impartial review of resident complaints using the documentation provided by both the resident and management. When the committee finds in favor of the resident, we appreciate a direct response from the property to the resident within two weeks and a copy of the payment sent to HAA for our records. When the committee finds in favor of the resident, management may file an appeal. When the committee finds in favor of the property owner, the decision is final.

If you are a manager with a resident relations issue, call HAA at 713-595-0300 for direct assistance. Renters can be referred to HAA to speak to a trained consultant Wednesdays from 9 a.m. to 1 p.m., and Thursdays and Fridays from 9 a.m. to 1 p.m. and 2 p.m. to 4 p.m. Residents can also be directed online to www.haaonline.org/renters.

Do you really know your applicant?

Comprehensive applicant screening tools available today can uncover financial and criminal background information. Proper screening can also reveal identity fraud issues, including stolen and fabricated identities, which may result in costly problems. Comprehensive screening using Rental Credit Reporting can also tell you who hasn’t paid rent, who has broken leases and who has received their deposit refund.

RCR provides Houston’s apartment industry with the most effective rental credit reporting tool available. RCR was established in 1977 to solve screening problems HAA founders felt plagued the local apartment industry. RCR has unsurpassed data on resident rental histories in the Houston region and gives your leasing staff immediate access to information about which prospects have fulfilled their leases and who have been residents in good standing.

A/C Contractors

Gemstar HVAC 13 281-821-1195 www.gemstarconstruction.com

A/C Supplies

Century A/C Supply 2 281-530-2859 www.centuryac.com

Electric Contractors

Brandt Electrical A/C & Heating Services 1 281-693-3383 www.brandtelectrical.com

Foundation Repair

Church Foundation Repair 1 713-468-8400 www.churchfoundationrepair.com

General Contractors

Camp Facility Services Back Cover 713-413-2267 www.campfs.com

Cotton Commercial USA Inc. 14 877-511-2962 www.cottongds.com

Gemstar Construction & Development 1 281-821-1195 www.gemstarconstruction.com

Guardian Construction 33 832-672-4196 www.guardianconst.com

MultiFamily Services 50 713-266-9100

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

Glass – Plate, Window, Etc.

Ameristar Screen and Glass 33 713-683-6767 www.ameristarglass.com

Internet Service Provider

Blue Stream Fiber Inside Front Cover 844-416-1000 www.bluestreamfiber.com

Landscape Contractors

Texscape Services 40 281-846-3779 www.texscapeservices.com

Laundry Equipment & Supplies

WASH Multifamily Laundry Systems 41 281-967-9507 www.washlaundry.com

Personnel Agency

ASAP Personnel 51 972-432-6667 www.asapdo.com

Plumbing Contractors

AAA Plumbers 5 713-462-4753 www.aaaplumbers.com

Screens

Ameristar Screen and Glass 51 713-683-6767 www.ameristarglass.com

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

HAA Products & Services

Rental Credit Reporting 53 713-595-0300 www.haaonline.org/rcr

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

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

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

Want

CINDI

Benefiting Entryway!

This great outdoor event is perfect team building fun! Each team consists of three men and three women. Each team will compete in six field activities. In case of inclement weather, the challenge will not be rescheduled.

Friday, May 2

Bear Creek Soccer Fields New Location, 3535 War Memorial Drive

Team fee: $400 (includes lunch)

Spectator fee: $20 (includes lunch)

Registration: 8 a.m. to 9 a.m.

Tug of War/Kick Off: 9:30 a.m.

Tug-O-War will be a competition between suppliers and property management players

Competition: 10 a.m. to1 p.m.

Lunch: 1 p.m.

Medal Presentation: 1:30 p.m.

Top team (1st, 2nd 3rd place) presentation of medals. The top 3 scoring teams are based on the field events performance.

Thanks to our 2025 All Stars Sponsors:

Redevelopment Services Corn Hole - All 6 team members will have six chances to throw the bag in the hole.

Platinum Pool and Spa Giant Pong - All 6 team members will throw 5 large plastic balls into large trash can size containers.

Chadwell Supply Football Toss - All 6 team members will throw 5 footballs at a target with a hole.

AAA Plumbers Buddy Walk - All 6 team members will walk in unison 10 yards forward and 10 yards backward on a pair of wooden tracks with strap handles.

Hire Priority Staffing & Executive Search Soccer Ball Blitz - All 6 team members will kick 5 soccer balls into a goal.

Reliable Roofing of Texas Putting Green - All 6 team members will have 5 balls to putt into the hole.

Core Distributing Tug of War - Competition between suppliers and property management players.

Apple Termite & Pest Control Lunch Sponsor

Ideal Parking Management Medal Sponsor

Guardian Construction Wristband Sponsor

BluSky Restoration Equipment Sponsor

American Fire Systems Water Sponsor

ABODE May 2025

ABODE

smashing success!

CONTENTS

May 2025

ON THE COVER

28

FEATURES & PHOTOS

COLUMNS & MONTHLY UPDATES

OFFICERS AND ASSOCIATION LEADERSHIP

ABODE

EXECUTIVE MEMBERS

Letter from the President

WATSON

This Month's Exclusive Supplier Member

CAP RATE & EXPENSES

ARE YOU READY TO SWIM?

Required Pool Signs

WHOSE MONEY IS IT?

I BID ON TONIGHT …

ALEXANDER APARTMENTS

Built 2000-2015 Garden Property of the Year

2025 Honors Awards

MAY

2

14

15

20

21

22

26

27

28

NEXT

JUNE

3-4

4

5

10

11-13

11

17

18

23-27

24-25

Discover the Ultimate Roadmap to Success with new speakers for 2025

What is Avenues?

How can I attend?

What does this get me?

Pricing:

On the Scene at NAA’s

NAA Advocate

On the Scene

Your Vote Matters

On the Scene

On the Scene

On the Scene

Why Should I Train MyService Team?

Hard and soft skills

The cost of not training

Keeping higher caliber personnel

Fair Housing for Maintenance

“Key” New Data

Key Insights

Three Different Approaches

The Appeal of Convenience

Operational Challenges

Takeaways

Finding the Ideal Solution

Planning for Challenges

Looking Forward

“BEE” THE FUTURE

HOT BUGS, COLD CASH

2025 Product Service Council

Your SUPPLIER MENTORS

SUPPLIER PARTNERS SERVING TO FACILITATE GROWTH AND STRENGTHEN THE INDUSTRY.

Portfolio Changes

In the News

OWNERS

SUPPLIERS