ABODE October 2025 by HAA Publishing

ABODE

Interested

October 2025

ON THE COVER

1

It’s Time For Chili Fest and Advocacy –

Welcome to October and this month’s issue of ABODE covering all things Legislative and Chili!

Every fall, ABODE takes a closer look at what is happening on the legislative front and gets us ready for some chili during the HAF Chili Fest Fundraiser.

Also don’t miss photos from the Business Exchange, Maintenance Appreciation Night at the Astros and much more.

FEATURES & PHOTOS

16 On the Scene – Photos from the Maintenance Appreciation Night at Daikin Park.

24 On the Scene – Photos from the Business Exchange.

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

29 HAA PAC Contributors – The HAA PAC members support good government for the multifamily industry.

32 Special Session Report – A synopsis of the results from the 2025 Texas Legislative Session.

34 Amending the State Constitution –This year, 17 amendments are on the ballot for you to consider when you vote iin next month’s election.

38 On the Road – Photos from the Katy Region meeting.

40 AI or Human? – What’s the future of technology in the leasing world.

42 On Site with ABODE – Take a closer look at another of HAA‘s Honors Award winning properties.

43 Reliant Makes a Generous Donation – See photos of the ribbon cutting for HAA technology upgrades.

40 ABODE on the Go – See our second winner and entrants of our monthly contest.

COLUMNS & MONTHLY UPDATES

7 President’s Corner – Welcome to October and all things advocacy and chili!

8 Patron of the Month – Meet and support FSI Construction Inc.

9 Legislative Update – Learn more about political issues affecting the Houston multifamily industry.

11 It’s The Law – The Mold Report.

14 Resident Relations – A resident disputes charges.

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

44 Go-Getters – Don’t miss your chance to win in $1,000 in December!

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

46 The Ambassador ONE Society –The Ambassadors make connections.

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

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

55 Market Report – The latest area market numbers.

56 Back Page – News from around the community. We

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 Clutch City Consulting

CASEY WATTS MORGAN CEO

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

VALERIE LACY

Vice President at Large –South

BLAISE SPITALERI, CAS Vice President Rasa Floors

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

GENERAL COUNSEL

EMERITUS

Joe Bax

HONORARY

LIFE MEMBERS

Claude Arnold

Kenn Brown

Tina Cavaco

Terri Clifton

Kevin Fenn

Diane Gilbert

Anita Harrison

Dwayne Henson

Mike Koch

Merry Mount

Monette Reynolds

Sherry Stevenson

Kirk Tate

Suan Tinsley

Sonny Unverzagt

Del Walmsley

Nancé Wells

H.P. Paul Young

Jeanne Marie Zublin Dicks

PATRON MEMBERS

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

Sean Cunningham, CAS, Impact Property Solutions

Deborah DeRouen, CAS, Clutch City Consulting

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

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, Rasa Floors

Ryan Weis, Crestmark Construction Services

ABODE

OCTOBER 2025 I VOLUME 48, ISSUE 10

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

Vice President of Government Affairs BEN MCPHAUL bmcphaul@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 BIANCA REYNA breyna@haaonline.org

Member Services Manager JAKKI POSADA jposada@haaonline.org

PRINTER TGI PRINTED www.tgiprinted.com

HOUSTON APARTMENT ASSOCIATION COMMITTEES

COMMITTEE CHAIR

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

Michelle Bridges

Independent Rental

Owners Connection Alan Yu

NEXT Young Professionals Emily Frost

STAFF ADVISOR

Casey Morgan

Alex Chadwell

Lauren Ragin

Lauren Ragin Arely Pena

Leadership Development Kyle Brown

Community Outreach Melissa Friend

Product Service Council Deborah DeRouen

Expo Exhibitor Blaise Spitaleri

Amanda Sherbondy

Randa Dick

Membership Brandon Coleman Randa Dick Karen Heffner

Ambassador ONE Society Tito Estrada

Randa Dick Karen Nelsen

Resident Relations A Jessica Wheeler

Resident Relations B Karah Carrillo

Resident Relations Appeals Darlene Guidry

HAF Chili Fundraiser Neal Conant

Matti Luna

Kasaundra Wright Ryan Weis

Honors Property Awards Beth Levine

Ruha Vohra

Kasaundra Wright

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, OCTOBER 2025, VOLUME 48, ISSUE 10

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 SUPPLIER 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

2020 Exhibits

3BeeGuys Bee Removal

A+ Aquatic Services

A1 Property Construction

AAA Staffing Ltd

Achilles Security Services LLC

ACT Security Group

Action Towing Inc

Action Window Coverings Inc

Adobe Floors Inc

Adventure Playground Systems Inc

Advocate Construction Inc

Affinity Waste Solutions

Air Express Construction and Plumbing

ALD Outdoors

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

Apartments Services Group

Apex Multifamily

AppFolio

ARC Glass LLC

ARR Commercial Services

& Sheet Metal

Artisent Floors

ASAP Personnel Inc

Asurety Dryer Vent & Fireplace Inspections

Audio Images International Inc

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

Blue Marlin Maintenance Air Conditioning and Renovation

Blue Stream Fiber

BluSky Restoration Contractors

Brady Chapman Holland & Assoc

Brazos Commercial Roofing

Brown & Brown Insurance

Services Inc

BSI

ByteTime Computing Inc

Cameras Onsite LLC

Capital Disaster Solutions

Catalyst Construction

Centex Construction

CEP Construction Services LLC

Chadwell Supply

Chesapeake Finishing

Childress Electric

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

CoverAll Pests

CRE Business Solutions LLC

Crisis Care

Crossroads Insurance Recovery

Advocates

Crowned Eagle Construction

CSC Serviceworks-

Appliance Warehouse

Cypress Landscaping & Irrigation Inc

D&G Quality Roofing Inc

DeNyse Companies

Designs by Holmes

Diamond Services LLC

DNM Contracting Inc

DoodyCalls

Double Oak Erosion

Dry Force Corp

DVF Company

ECC Exteriors

Eco-Blade

EDT Construction Services

EHEAT

Elite Roofing LLC

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

Ezee Fiber

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

Gambit Construction

GM Cleaning Service Pro LLC

Go Painting of N. Houston

Go-Staff Inc

Golden Armor Security and Investigations LLC

GQ Landscaping

Grace Painting and Remodeling

Great American Business Products

Greater Houston Pool Management

Green City Security LLC

Green Garbology

Green Leaf Pro

Green Pride Landscaping

Greenlogic

Grindstone General Contracting

GSR Construction Group

H&R Operator Services Inc

Hakimo

Hallmark Hardwoods

Hamilton-Steele Outdoor Accents

Hive Technology

Hoover Slovacek LLP

Houston Cleaning Crew LLC

Houston Furniture Rental

Houston Granite Marble Center

Houston Home and Patio

Houston Roofing & Construction LLC

Houston Strong Roofing Company

Hut Services LLC

Hybrilux LLC

Ideal Parking Management

Infinity Power Partners

Innovative Environments

Innovative Recovery

Insurica

Interior Logic Group -

Property Services

J G Amador Construction

J National Contractors

J Turner Research

J&B Carpet Services

Johnstone Supply

Junk Shot and Doorstep Details of Houston

Lanyard Construction Services

Laser Answering Service LLC

Leah McVeigh Design and Consulting

Lee & Barrier Builders LLC

Lift-Texas Construction

Lincoln Jacob Construction

Lithotech Printed Products/ Forms Center

Lopez Carpet Care & Painting

LP Building Solutions

Matrix Construction Services

Minol USA

Mohawk Industries

Montana Pavement Group LLC

Mueller Water Conditioning Inc

Multifamily Access Control

Nailed It Roofing Pros

Nationwide Energy Partners

NEI General Contracting

Nelson Painting and Construction LLC

New Generation Home Pro Inc

Norman Roofing and Construction

Northwest Construction Group

Optima General Contractor LLC

Pace Mechanical Services LLC

Parking Management Company/ PMC Towing

ParkingPass

Partners

Pasadena Insurance Agency Inc

Paul Davis Restoration of Greater Houston

Penco Access Control LLC dba

Penco Gate and Fence

Platinum Pool and Spa LLC

PooPrints

Power Services of Texas

Precision Appliance Leasing

Precision Safe Sidewalks LLC

Premier Protective Security

Premium Improvements

Pro-Tex Contracting Group LLC

Professional Resurface LLC

Properteese

Pura Flo Corporation

Quality Construction Concepts

Qwikkit

R&L Global Inc

R4 Solutions

RAM Construction

Ram Jack Foundation Solutions

Ready 2 Respond

Real Floors Inc

Redevelopment Services

Redux Construction

Reliable Roofing of Texas Inc

Reliant

RENCON LLC

Renova Appliance Center LTD

Renova One

REVS (Refuel Electric

Vehicle Solutions)

Richmond & Associates

Landscaping

Riverway Title

Robles Roofing & More LLC

Roe General Contractors

Roof Top Innovations

Rose Paving

Roto-Rooter Services Co

Royalty Landscape

SafeRent Solutions

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

SSC Glass LLC

Stealth Renovations

Steward Trash Valet Service

Stormwater Professionals Group

Strata Roofing and Construction LLC

Strickland Law Firm PLLC

STX Roofing

Superscapes Landscape and Irrigation

Surface Experts

Surface Experts of Katy/ West Houston

Swain & Baldwin Insurance & Risk Management

Tejas Softwash

Tex-Air Filters

Tex-Star A&I

Texan Landscaping Rivera

Texas Apartment Pool Services

Texas Concrete Professional Company

Texas Pressure Washing

Texas Southwest Floors Inc

Texas Window Cleaning Co Inc

Texstar Construction LLC

TextByChoice

The Apartments Concierge

The Katy Plumbing Company

The Legends Group LLC

The Liberty Group

The Window Source of Houston

Tidal Electrical Services Inc

Tillman Roofing Inc

Top Choice Roofing & Restoration GC

Tower Steel Services

Trash Butler

Trash Concierge Houston

Tree Care USA LLC

Tri County Specialties LLC

TurboPass

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

XTRM Restoration

XXL Construction Inc

Yellowstone Landscape

Letter from the President

By SHELLEY WATSON

WELCOME TO OCTOBER AND THIS MONTH’S ISSUE OF ABODE COVERING ALL THINGS LEGISLATIVE AND CHILI!

Every fall, ABODE takes a closer look at what is happening on the legislative front and gets us ready for some chili.

Legislative News

First up, the Texas Legislature adjourned its second Special Session on September 3 and unlike the first Special Session, passed legislation on a wide range of topics. Receiving the most media coverage was legislation authored in the wake of the July 4th catastrophic flooding on the Guadalupe River. As a result, flood and disaster reform policies took the forefront of the second session. HAA Vice President of Government Affairs Ben McPhaul takes a look at several of those flood related bills that were passed, which will be signed into law by Governor Greg Abbott, as well as other bills that made it through the legislature.

Next, HAA’s retired Vice President of Government Affairs (and current college professor) Andy Teas takes us through the 17 Constitutional Amendments up for your vote on Election Day. Every voter in Texas will have a chance to decide the fate of these proposed amendments to the state constitution. The state legislature can suggest changes to our governing document, but citizens always have the final say in a statewide election. Learn about the amendments here and let your voice be heard with your vote on November 4.

Want to know how you can make a difference and become an advocate for the multifamily industry? Join the Houston Apartment Association Political Action Committee. HAA is actively involved in the legislative process at the local, state and national levels. We represent and advocate for the apartment industry and our members with area policymakers, helping them understand the important and complex needs of those who provide housing to their constituents – and we need your support. Without political capital, our industry would not be as successful in representing you or your clients’ interests, and thus, your financial well-being. The HAA PAC participates in local and state political campaigns, helping candidates who support the apartment industry and its supplier businesses. Strengthen your voice by joining us. See the QR code at right to find out how you can get involved.

Cool Games and Hot Flames are here!

Join us as we bring the heat and spin the wheel for the 34th annual HAF Chili Fest hosted at Humble Civic Center Arena! Want to get in the game? Want to get cooking? Want to taste it all? This year’s theme is “Board Games and Chili Flames” so grab those cards and dice and deal your family a wristband to this fun event raising funds for education. Not only will we get cooking, the Hot Sauce Challenge returns for its second year, there’s going to be some pie-flying fun and a Nintendo Switch 2 is up for grabs! And we couldn’t do any of it without our generous sponsors and hard working committee. See Page 1 for all the details and visit www.haaonline.org/events for wristbands. I will see you there!

“Keep on Trucking” HAA!

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

This

Month's

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

Exclusive Supplier Member

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, with BEN MCPHAUL, Vice President of Government

SB 17 AND LEASING

A FAQ sheet on SB 17 and how the legislation will change leasing properties in Texas.

AS A RESULT of law changes effective September 1, primarily related to the passage of SB 17, last month, TAA made changes to its Rental Application and Lease Addendum for Units Under Government-Regulated Affordable Housing in this release. Below is a FAQ sheet on SB 17 and how the legislation will change leasing properties in Texas, effective September 1st:

Who is covered by SB 17?

SB 17 generally prohibits the purchase or acquisition of real property in Texas by certain individuals from foreign countries and entities as designated by the United States Director of National Intelligence or the Governor of Texas. Currently, this prohibition applies to certain individuals from China, North Korea, Iran, and Russia who are not lawfully present in the United States.* SB 17 is effective September 1, 2025.

*The law only applies to persons who are unlawfully present in the U.S. from those countries, acting as an agent of one of those countries, members of a ruling political party in those countries, or a citizen of one of those countries who is domiciled in a different country that has not yet become a citizen of the other country. U.S. citizens and lawful residents are not restricted, regardless of their country of origin. If the law applies to an applicant, that applicant is prohibited from entering into leases for a term of one year or longer.

What does the law prohibit?

The law prohibits covered individuals from entering into a lease of real property in Texas with a term of 12 months or longer. The prohibition does not apply if the lease is less than one year.

Do rental property owners have to update their rental applications?

Ideally, yes. The TAA Rental Application has

been updated to add an SB 17 disclaimer, which is stated below:

Foreign Leasing Restriction (SB 17; Texas Property Code § 5.253): By submitting this application, you represent that you are not prohibited from leasing real property in Texas pursuant to Section 5.253 of the Texas Property Code. (This restriction applies only to certain persons from China, North Korea, Iran, and Russia, and is subject to change under applicable law.)

Do rental property owners need to update their lease?

No, it is not required. The TAA Lease already requires residents to comply with all applicable laws and treats violations as an act of default. However, some owners may wish to add explicit language in Special Provisions or use an addendum for clarity until application forms are updated.

Where will members be able to find updated resources?

TAA will add guidance and the updated Rental Application form to the TAA REDBOOK Online and the TAA website.

City of Houston Update –Backflow Prevention Update for Hot Water Boilers

Also, last month, HAA shared an important update regarding backflow prevention requirements for domestic hot water boilers inside the City of Houston. Recently, Houston Cross Connection Control Group changed their interpretation of the TCEQ code requirements regarding which backflow prevention device is required on domestic hot water boilers.

Previously, the Houston Cross Connection Control Group was asking for properties with existing Double Check Valve Assembly (DCVA) devices to upgrade to a Reduced Pressure Zone (RPZ) device. Besides the upgrade being

costly, it also created low water pressure issues at properties. The DCVA is now an approved device for these applications and the RPZ device is no longer required for code compliance in this specific use.

The HAA Government Affairs team has verified this with the City of Houston, and announced last month that HAA members can proceed with confidence knowing that DCVAs meet all current safety and compliance standards for hot water boiler installations. Note: An RPZ device is still required for comfort heating boilers.

If you or a team member on your property encounters an inspector at your properties providing different information, please have your management professionals contact HAA VP of Government Affairs, Ben McPhaul, at bmcphaul@haaonline.org. Ben will coordinate outreach to the City of Houston to resolve the misunderstanding between the inspector and the City’s policy.

Special Session Legislative Highlight –House Bill 16

Particularly relevant to our Industry, the Legislature created Harris County Civil Court at Law #5, adding a new County Court at Law for the county. When an eviction ruling is appealed in a Justice of the Peace Court, it is then heard in a County Court at Law, making them a key part of the eviction proceedings. The new court is officially created on the 91st day after the special session that concluded on September 3rd allowing Commissioners Court to then appoint a judge. All candidates must still run in the March 2026 Primary and November 2026 General Election to serve the full-term beginning January 2027.

If you have a regulatory problem or question, call the HAA main line at 713-595-0300 and ask for Government Affairs.

THE MOLD REPORT

Part Two.

IT’S BEEN 10 years since I wrote “The Mold Report,” an article in the October 2015 ABODE. I gave (what I thought?) was great advice! Problem is … it’s a decade later and it seems like mold claims in the apartment industry are worse than ever. So … I’ll try again.

As stated in the TAA Mold Information and Prevention Addendum, mold is found virtually everywhere in our environment, both indoors and outdoors and in both new and old structures. Molds are naturally occurring microscopic organisms which reproduce and have existed practically from the beginning of time. All of us have lived with mold spores all of our lives.

So, what’s all the fuss about?

The problem is that as mold grows, so do mold claims. In many areas of our country, including Houston, you can’t avoid mold issues. However, you can minimize exposure to claims by having a game plan and then dealing with issues that arise in a consistent and proper manner. Let’s take a look at some of the common issues you will deal with as you develop your mold protocol.

When does a mold claim arise?

Over the years, we have seen mold claims develop in a variety of ways:

• A resident notifies you about mold concerns after the resident has been gone from the unit for several weeks. Oftentimes, when a resident goes on vacation, the resident turns the air conditioning off or leaves it at a high temperature. In Houston weather conditions, this could lead to excessive moisture buildup and mold.

• A leak occurs in the unit but has not been detected in a timely fashion. This could lead to excessive moisture and mold.

• A resident ignores signs that there is mold in the unit. A few dots on the wall don’t seem harmful at first until the dots expand and spread. By the time the resident tells you about it, the mold situation has become severe and action must be taken.

• A resident notifies you of an air conditioning problem or leak and you think you have taken care of the issue. But a few months later, the resident complains about mold. Although

action was taken promptly, the situation was apparently not addressed correctly, resulting in a problem.

How do you find out about a potential problem?

Since the resident is the one who lives in the unit, the most likely source of information is the resident.

Pursuant to section 15.2 of the TAA Lease, the resident is required to promptly notify you in writing of air conditioning or heating problems, water leaks or moisture, mold or any other condition that poses a hazard to property, health or safety. Pursuant to section 2 of the Mold Addendum, the resident is required to promptly notify you about any air conditioning or heating system problems and any signs of water leaks, water infiltration or mold.

Section 15.2 of the lease also provides that, unless you instruct otherwise, the resident is required to keep the apartment cooled or heated according to the lease.

It is also beneficial to have all maintenance personnel trained to detect leaks and mold related conditions whenever work is performed in a unit. To the extent that you can proactively and diligently detect a potential issue, the better and quicker you will be able to respond to avoid claims.

When a mold claim is made, what should be done?

Hopefully, you have developed an appropriate protocol to deal with the situation. The key is to respond promptly and correctly. The first step should be to inspect the area of concern to determine the water source and how the issue should be resolved. Will you need a licensed mold consultant to perform a mold assessment? Will you need to retain a licensed mold remediator to perform the remediation? Do your in-house maintenance personnel have the appropriate training and expertise to address the issue?

If you will rely on in-house personnel to inspect and make a preliminary evaluation, they need to be properly trained. If questioned later, you want to be sure that the action taken will be

deemed proper when scrutinized.

If a mold assessor or remediator is hired, it would be beneficial to know in advance who will be called, what type of action can be expected and what the approximate cost might be.

When do you need a licensed mold remediator to clean up a mold situation?

Pursuant to the Texas Occupations Code, an owner or a managing agent or employee of an owner is not required to be licensed to perform mold assessment or mold remediation on property owned by the owner. However, this exemption does not apply: (i) if the managing agent or employee engages in the business of performing mold assessment or mold remediation for the public; or (ii) if the mold remediation is performed in an area in which the mold contamination affects a total surface area of 25 contiguous square feet or more.

A person is not required to be licensed to perform mold remediation in the area in which the mold contamination affects a total surface area for the project of less than 25 contiguous square feet.

Additionally, an owner, or a managing agent or employee of an owner, is not required to be licensed to perform mold assessment or mold remediation on a property owned by that person with fewer than 10 dwelling units. Once again, this exemption does not apply if the person is in the business of performing mold assessment or mold remediation for the public.

Although not required to perform mold remediation, from a liability standpoint, no matter how small the job is, both the assessment and remediation activities should be performed by someone who is properly qualified. As indicated above, we often see claims made by residents after an initial problem was thought to be resolved, but was not. Be sure that the initial evaluation and action was proper. This may mean that if you do not have appropriately inhouse trained maintenance personnel to perform the services, an outside vendor will need to be retained. Continued

When should you test for mold?

It seems that residents will always want you to test first and think later. However, the decision to test should be made by the properly trained mold assessor or remediator. Testing may not have to be done in every case. The decision of whether to test should be based upon an analysis of whether testing is necessary to properly address the mold problem. If you test as a result of a resident’s request, you should be prepared to respond to the resident’s request for a copy of the mold report. This can be tricky given the complexities of interpreting and analyzing a mold report.

Am I liable to the resident for damages just because a unit has mold?

No. Keep in mind that mold is a naturally occurring microscopic organism that is everywhere. If an owner was responsible for damages every time mold was in a unit, the liability would be unending. The liability analysis of a mold situation will most likely be based on a theory that the owner is liable under the lease or the Texas Property Code or has been negligent. Section 15.4 of the TAA Lease provides that the owner will act with customary diligence to make repairs within a reasonable time, taking into consideration when casualty-insurance proceeds are received. “Reasonable time” accounts for the severity and nature of the problem and

the reasonable availability of materials, labor and utilities.

Similarly, the Property Code requires an owner to make a diligent effort to repair or remedy a condition after the landlord receives the tenant’s notice and “reasonable time” depends on the severity and nature of the condition, and the reasonable availability of materials and labor and of utilities from an utility company.

For a resident to recover under a claim of negligence, the resident would be required to prove that you failed to take action after you knew or should have known about a condition leading to mold. In other words, to avoid liability, take care of the situation promptly and correctly

Detailed and legible records, including work orders, phone notes and invoices, should be maintained with respect to all activities, especially those pertaining to leaks, air conditioning repairs or mold issues. With each mold claim, you should be able to put together a timeline of events showing that you responded timely and appropriately when addressing any moisture or mold related issues. If you hire outside contractors to perform any services, the contractor should keep detailed and legible records of what was done inside the unit.

Can the resident be held responsible for mold cleanup costs?

Yes, if the resident was responsible for the

mold condition. If the resident violated the lease by failing to promptly report a condition which led to a mold situation, the resident would be responsible for the cleanup costs. This may present a shocking reality to some residents who insist that you are responsible simply because you have mold in the unit. However, residents have to understand that you rely on them to promptly notify you of conditions which could result in a mold issue. This is why these obligations are contained in the lease and Mold Addendum.

Are you responsible for cleaning resident’s personal property affected by mold?

If you are not liable for the situation because you acted promptly and correctly, there would be no legal responsibility to clean a resident’s personal belongings. If you do so as an accommodation to the resident, it would be beneficial to have the resident sign an agreement under which the resident would be given the accommodation in exchange for a release of any claims.

Mold claims are prevalent and don’t seem to be going away any time soon. Hopefully this discussion has been helpful in assisting you to put together a mold protocol that can be consistently and efficiently applied.

ALL WET

A resident demands new carpet or a new unit after a water leak.

A RESIDENT FILED a complaint with HAA disputing charges and to seek a security deposit refund and reimbursement for a dry cleaning bill. The resident stated that his apartment was flooded by his next-door neighbor’s broken water heater and that management showed a lack of concern for the flooding. He said he followed the contract guidelines and submitted his notice to move out due to unhealthy living conditions.

Management responded to HAA confirming the water heater broke and leaked into his apartment. Maintenance immediately went into his unit and started moving furniture and belongings to soak up the water and remove all the wet padding. The resident was contaced by phone and he gave permission to move items. Maintenance put a blower in that afternoon.

The resident was upset that his clothing and items were wet. The property manager asked him if he had renter’s insurance and told him she would walk the unit the next day to survey the damage. When she and the maintenance coordinator walked his unit, the carpet was barely damp and the blower was still going. It would take 24 hours to completely dry.

The resident called the next day to complain that the carpet was soaked again. Management walked his unit and found no water leakage. Oddly, the carpet was suddenly soaked again, but no water was on the slab. Only the top of the carpet was wet, and the resident had turned off the fan. The water was extracted that same day, the carpet re-stretched back into place, the fan turned back on and an enzyme sprayed to eliminate/prevent bacteria growth.

The resident contacted the property stating he wanted new carpet or a transfer to another unit because his wife had allergies and felt a shampoo and new pad were not acceptable. The supervisor told him that the correct protocol was taken and the carpet was less than a year old. His request was denied. He then stated he was going to break his lease and was informed he would be charged accordingly. Enclosed were copies of the lease, application, move-in condition form and revised statement of deposit account.

The committee decided in favor of management. The resident did not fulfill his lease obligation, and management used due diligence in correcting the problem. Charges were justified. The resident may wish to pursue this complaint in small claims court.

On the Scene

HAA Maintenance Appreciation Night

Wednesday, August 27 at Daikin Park Sponsored by Hire Priority Staffing & Executive Search, Precision Appliance Leasing and Sherwin Williams

HAA members showed their appreciation to the backbone of the apartment industry, our maintenance professionals! Attendees enjoyed a great game and an Astro's win!

Visit https://photos.haaonline.org for more photos from this awesome event and others!

OCTOBER

New Supplier Orientation

Wednesday, October 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

Wednesday, October 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.

2, 9, 16, 23, 30

CAMT: Certificate for Apartment Maintenance Technicians Course

October 2, 9, 16, 23, 30

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

The CAMT program furthers the technical, business and personal development skills of today’s multifamily maintenance technician, resulting in improved on-the-job performance and a heightened awareness of customer service and responsibility. Visit www.haaonline.org/events for more information.

Sponsored by AAA Plumbers, Epic Multifamily Construction, Ferguson Facilities Supply, Foundation Specialists and Sherwin Williams

7, 14, 21, 28

CALP: Certified Apartment Leasing

Professional Course

October 7, 14, 21, 28

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

The CALP program Enhances the skills of the apartment leasing professional, resulting in betterinformed, highly professional individuals with increased lease activity and improved resident relations. Visit www.haaonline.org/events for more information.

Sponsored by Precision Appliance Leasing and Tidal Electrical Services

8

HAA PAC Luncheon

Wednesday, October 8

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

For details, contact govaffairs@haaonline.org. Sponsored by ServPro Team Shaw

Resident Relations Committee B Meeting

Wednesday, October 8 2 p.m. to 4 p.m.

Closed committee meeting Via Zoom

13

HAA Offices Closed

Monday, October 13

The HAA Offices will be closed in observance of Columbus Day and Indigenous Peoples Day.

15

Avenues: Leadership Lane - 3

Wednesday, October 15

8:30 a.m. to Noon

The Avenues series of seminars features nationally-acclaimed speakers within the multifamily industry covering topics geared toward every level of multifamily professional. This program counts for 3 CECs. See Page 22 for details. Sponsored by Best Plumbing

25

Featured Event: 2025 HAF Chili Fest: Board Games & Chili Flames

Saturday, October 25

11 a.m. to 4 p.m.

Humble Civic Center Arena 8233 Will Clayton Pkwy Humble, TX 77338

Join us as we bring the heat at the 34th annual HAF Chili Fest! See Page 17 for details and sponsors.

29

HAA Membership 101

‘Wednesday, October 29 12:30 p.m. to 1:30 p.m. Via Zoom

Whether you work at the corporate office or on-site, this helpful webinar is for all HAA management members and their teams. This presentation will review all HAA benefits available to get engaged and involved. Whether you're new to HAA or have been around and want to get more involved, learn something about HAA that will help you enhance your career.

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.

NOVEMBER

4-6, 11-13

CAM: Extreme Certified Apartment Manager Course

Week 1: November 4-6

Week 2: November 11-13

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

Join Rich George, NOI Coach and ApartMentor, for the CAM credential course offered in an accelerated format to allow property managers to obtain the credential in two weeks. Sponsored by AAA Plumbers, American Fire Systems, Chadwell Supply, GoPainting of North Houston, Tidal Electrical Services and Valet Living

3

Food Drive Kickoff

Monday, November 3

Benefiting the Houston Food Bank Contact Amanda at asherbondy@haaonline.org to find out how to participate!

4-5

Leasing 101

Tuesday November 4 through Wednesday November 5

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.

5

New Supplier Member Orientation

Wednesday, November 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

Wednesday, November 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.

7

Montgomery County JP and Constables Holiday Luncheon

Friday, November 7

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

For more information, contact govaffairs@haaonline.org.

12

Avenues: Maintenance Blvd - 3

Wednesday, November 12

8:30 a.m. to Noon

The Avenues series of seminars features nationally-acclaimed speakers within the multifamily industry covering topics geared toward every level of multifamily professional. See Page 22 for details. Sponsored by Camp Facility Services

12

Resident Relations Committee A Wednesday, November 12

2 p.m. to 4 p.m.

Closed committee meeting Via Zoom

14

Brazoria County JP and Constables Holiday Luncheon

Friday, November 14 11 a.m. to 1:30 p.m.

For more information, contact govaffairs@haaonline.org.

18

Featured Event: Maintenance Mania

Tuesday, November 18

Sam Houston Race Park 7575 North Sam Houston Pkway 7:30 a.m. to Noon

It’s back with all new games for management and maintenance! See the ad at lower left and visit www.haaonline.org/events for more details.

20

Featured Event: 2025 Industry Achievement Luncheon & Annual Meeting

Thursday, November 20 11:30 a.m. to 1:30 p.m.

Please join us as we celebrate our 2025 Hall of Fame inductee! Kathy Clem! We will also be recognizing our industry achievement honorees and electing our 2026 association leadership. See Page 23 for details. Industry Achievement Program sponsored by Apartments.com and Chadwell Supply Business Program sponsored by Epic Multifamily Construction and Sherwin Williams

27-28

HAA Offices Closed

Thursday, November 27 and Friday, November 28

The HAA Offices will be closed in observance of Thanksgiving.

2025 HAF Chili Fest

Saturday, October 25

11 a.m. to 4 p.m. Humble Civic Center Arena

See Page 1 and visit www.haaonline.org for details!

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 last two sessions for 2025 and stay tuned for our 2026 offerings!

On the Scene

Photos by MARK HIEBERT, Hiebert Photography

HAA Business Exchange

Thursday, August 7 at Houston Community College West Institute

On the Scene with the HAA PAC

HAA PAC Luncheon

Tuesday, August 26 at the HAF Dinerstein Reed Prokop Education Center

Special Session Report

A synopsis of the results from the 2025 Texas Legislative Session

The Texas Legislature has finally adjourned for 2025! The legislature adjourned its second Special Session on September 3 and unlike the first Special Session, passed legislation on a wide range of topics. Receiving the most media coverage was legislation authored in the wake of the July 4th catastrophic flooding on the Guadalupe River. As a result, flood and disaster reform policies took the forefront of the second session. Below is a look at several of those flood related bills that were passed, which will be signed into law by Governor Greg Abbott as well as other bills that made it through the Legislature.

Related to Camp Safety

House Bill 1 (PASSED) – Establishes additional health and safety standards for youth camps and requires an emergency plan at all camps. The plans must be taught to campers and include details on when to shelter or evacuate. The bill also sets standards for communication requirements at youth camps related to radio communication and the installation/maintenance of an emergency warning system.

Senate Bill 1 (PASSED) – This bill would prohibit the State from licensing new camps in a floodplain unless the camp is in a floodplain due to proximity to a lake, pond or still body of water that is not connected to a river, stream, or other watercourse, or is damned, or cabins are at least 1,000 feet from a floodway. The bill also requires camps to notify the parent or legal guardian of a camper if any area of the camp is located within a floodplain.

Related to Flood Warnings

Senate Bill 3 (PASSED) – Requires the Texas Water Development Board to identify flash flood–prone areas that flooded during the July

4th floods and require those areas to have outdoor warning sirens. It also established a grant program with an estimated $50 million to be administered by the Governor’s office for local governments to apply for funds to pay for installation of these sirens.

Related to Flood Funding

Senate Bill 5 (PASSED) – Pulled $240 million from the State’s Rainy-Day Fund, $50 million of which to be allocated to the grant program established in Senate Bill 3, as well as the State’s matching portion for federal disaster response funds.

Related to Redistricting

Senate Bill 4 (PASSED) – This legislation included the redrawing of Texas Congressional Districts. The redistricting bill failed to pass the first special session with Democrats leaving the state and denying the House a quorum. However, in the second special session, a quorum was achieved, and the new maps were passed. The new maps aimed to create five new Republican leaning Congressional districts and altered districts in the Houston region. Congressional District 9 in East Harris County represented by Congressman Al Green was changed from a safe Democratic district to one that President Trump easily won in 2024. The new maps are now being challenged in the court system.

Miscellaneous Legislation

House Bill 8 (PASSED) – Eliminated the STAAR testing in Texas public schools and replaced it with three smaller exams to be taken throughout the year in an attempt to better monitor students’ achievements and progress throughout the year.

House Bill 16 (PASSED) – This bill was the

second special session judicial omnibus bill. It created new courts and new District Attorney offices among other changes. One court that was created included the Harris County Civil Court at Law #5. This newly established court will have an impact on eviction proceedings in Harris County.

House Bill 18 (PASSED) – Prohibits members of the Legislature from raising funds while breaking quorum and sets a fine for accepting contributions of $5,000 per donation. The fine is also applied to the person giving the contribution.

Senate Bill 12 (PASSED) – Gives the Texas Attorney General jurisdiction to prosecute election-related crimes.

Senate Bill 8 (PASSED) – Dubbed “the bathroom bill” by many, this bill aimed at separating private spaces, such as bathrooms, in publicly funded spaces by biological sex.

Senate Bill 6 (FAILED) – Proposed a comprehensive ban on products containing THC. Governor Abbott previously vetoed a similar bill, and in subsequent special sessions, the House and Senate could not agree on the terms of the bill. With both chambers failing to reach an agreement, the bill died.

Senate Bill 10 (FAILED) – Aimed to lower the rate that a taxing authority could increase property tax rates in cities and counties with more than 75,000 people without voter approval. This bill ultimately did not pass as the two chambers could not agree on amendments. Some members wanted the threshold to be lowered from 3.5% to 2.5% and others from 3.5% to 1%. In addition to the percentages, some argued that this should not have a population qualifier and should apply to every City and County in the State. With both chambers failing to reach an agreement, the bill died.

Images © BruceStanfield and travelview | iStock by Getty Images

By ANDY TEAS, CAE, Professor of Government, Houston City College

Amending the State Constitution

This year, 17 amendments are on the ballot for you to consider when you vote in next month’s election.

Houston voters who live in the oddly-shaped 18th Congressional District will go to the polls next month to choose a replacement for the late Congressman Sylvester Turner, who ended his amazing political career with an all-too-brief chapter representing a district first drawn after the 1970 Census, and first held by Barbara Jordan, the first black woman elected to Congress from the South.

Every voter in Texas, however, will have a chance to decide the fate of 17 proposed amendments to the state constitution. In Texas, the state legislature can suggest changes to our governing document, but citizens always have the final say in a statewide election.

Constitutional government in Texas predates not only statehood, but the Republic of Texas. Residents of what was then the Mexican state of Coahuila y Tejas lived under a government defined by the national constitution of Mexico and a state constitution adopted in 1827 that created a separation of power between three branches of government – not too different from the government design we have today.

Texas went through several constitutions as a republic, a state of the United States, a state in the Confederacy, then several after the Civil War, finally settling on a constitution adopted in 1876. It’s still in effect today, but with 530 amendments adopted over the years by Texas voters.

Let’s look at the changes the Texas Legislature has proposed for your consideration this year.

Proposition 1 -

Texas State Technical College System

TSTC offers associate degrees and certificates in technical skills and trades on 10 campuses throughout the state, including one in nearby Rosenberg. Programs offered include building construction, business management, HVAC, plumbing and other trades that are highly valued in the apartment industry. Proposition 1 would set up a dedicated funding source for TSTC.

Proposition 2 –

Prohibiting a Capital Gains Tax

Not that Texas was ever likely to enact one, but Proposition 2 would establish a constitutional prohibition against imposing a state tax on capital gains. Backers feel this could be a useful signal to potential investors that Texas is committed to low taxes and a business-friendly environment.

Proposition 3 –Bail Reform

As approved by voters in 1876, the original Texas Bill of Rights required judges to allow bail for persons accused of anything less than a death penalty crime. Provisions approved by voters in the 1950s and 1990s added some exceptions, allowing judges to deny bail after multiple convictions for violent and/or sexual felonies under certain circumstances. Voters approved additional exceptions

in the 2000s for those accused of domestic violence who assault or threaten their victims while out on bail for the original offense. Proposition 3 would add a much more sweeping exception. Judges would be required to deny bail to those accused of any of a long list of serious crimes if the prosecutor is able to show "... by clear and convincing evidence after a hearing that the granting of bail is insufficient to reasonably ensure the safety of the community, law enforcement, and the victim of the alleged offense."

Proposition 4 –

Creating the Texas Water Fund

As an old Texas saying goes: Whiskey’s for drinkin’. Water’s for fightin’. The future of Texas may hinge on the extent to which we’re able to develop water resources, particularly for the geographic majority of Texas west of I-35. Studies have suggested that as much as $154 billion will be needed over the next 50 years to address water infrastructure concerns. Proposition 4 would provide a sustainable funding mechanism to help meet these needs.

Proposition 5 –

Property Tax Exemption for Animal Feed

Under current law, the only point at which animal feed is taxed is at the beginning of the year – the middle of winter - when property taxes are assessed, which is when warehouses are fully stocked due to the seasonal needs of the livestock industry. This imposes a huge tax on feed suppliers, which is passed along to ranchers, then consumers in the form of higher prices. Proposition 5 would exempt animal feed from property tax if held by the owner for retail sale.

Proposition 6 -

Prohibiting a Tax on Securities Transactions or Occupations

As the Texas Stock Exchange is being established and other national stock exchanges consider relocating to our state, legislators want to send a strong signal that Texas wants this business. Proposition 6 would prohibit the Legislature from imposing an occupation tax on a registered securities market operator or a tax on a securities transaction conducted by a registered securities market operator.

Proposition 7 –

Tax Exemptions for Surviving Spouses of Certain Veterans

Texas has historically provided property tax exemptions to the surviving spouses of military veterans who have lost their lives defending our nation. Originally limited to soldiers killed in combat, the exemption has been expanded over the years to cover more situations. Proposition 7 would extend the exemption to spouses of veterans whose deaths are the result of a condition or disease presumed under federal law to have been service-connected. This amendment was inspired in part by Sgt. Heath Robinson, a non-smoker who died from lung cancer almost certainly connected to smoke exposure from burning trash pits during his deployment in Iraq.

In Texas, the state legislature can suggest changes to our governing document, but citizens always have the final say in a statewide election.

Proposition 8 –

Prohibiting a Death or Transfer Tax

Again, not that Texas was likely to do this, but Proposition 8 would prohibit the state legislature from ever imposing an estate, inheritance, or death tax. Proponents point out that such taxes require complex tax-avoidance strategies, as capital that could be invested into improving a farm or family business must be set aside in preparation for the tax to prevent heirs from having to sell. Assets that a person leaves at their death have already been taxed, and some believe government should be limited in the number of times it may tax the same assets.

Proposition 9 –

Business Personal Property Tax Exemption

Property taxes, under our Constitution, must be “equal and uniform.” The Constitution allows an exemption for business property that has a taxable value below the cost of the administration of the tax. Some small businesses have found the costs of calculating what they owe as onerous as the tax itself. Proposition 9 would allow the Legislature to exempt $125,000 of business property.

Proposition 10 –Property Tax Exemption for Fire Loss

Before multifamily owners and managers get too excited, this only applies to residence homesteads. As we all know, a tax appraisal is a snapshot of property value on January 1 each year. What about a major fire on January 2? Proposition 10 would allow a property tax exemption for a home destroyed by fire for the tax year in which the fire occurred.

Proposition 11 –

Increasing Certain Residence Homestead Exemptions

As multifamily owners and managers know, Texas provides a significant homestead exemption for homeowners, along with an additional $10,000 exemption for the elderly and disabled. Proposition 11 would raise the additional exemption to $60,000 for the owner of a homestead who is disabled or over the age of 65. Separate legislation provides funding to school districts to account for losses due to this provision were it to pass.

Proposition 12 –

Revising the State Commission on Judicial Conduct

Currently, the Constitution provides for a commission that oversees the discipline and occasional removal of judges. The commission has 13 members, most of whom are required to be judges from specific types of courts. Proposition 12 would make a variety of changes to the makeup of the commission and increase the number of citizen members appointed by the governor from five to seven.

Proposition 13 –

Increasing the Homestead Exemption to $140,000

Two years ago, voters agreed to raise the residential homestead exemption from school property taxes from $40,000 to $100,000. Proposition 13 would increase it to $140,000 – cutting the school taxes on a $300,000 home nearly in half. Separate legislation would reimburse school districts the amount lost because of this out of the state treasury if it passes. Few homeowners would say no to this, and skyrocketing property values have created a high political demand

for exemption increases. Still, it’s worth noting that this increases the proportion of residential property taxes paid by apartment residents. As homeowners become more insulated from the pain of property tax increases, it could take a bit of the urgency out of the political demand for broader property tax reform that would benefit multifamily and commercial property.

Proposition 14 –

Dementia Prevention and Research Institute

The Department of State Health Services reports that over 450,000 Texans have been diagnosed with Alzheimer’s Disease – about 12 percent of Texans over the age of 65. Dementia care costs Americans over $300 billion a year, and costs are estimated to reach $1 trillion by 2050. Along with separate funding legislation, Proposition 14 would create a $3 billion research fund for dementia and other brain diseases, and would create the Dementia Prevention and Research Institute of Texas.

Proposition 15 –

Affirming the Rights and Responsibilities of Parents

With voter approval, Proposition 15 would add a sentence to the Bill of Rights section of the Texas Constitution saying that “…a parent has the responsibility to nurture and protect the parent’s child and the corresponding fundamental right to exercise care, custody, and control to the parent’s child, including the right to make decisions concerning the child’s upbringing.”

Proposition 16 –

Prohibiting

Noncitizens from Voting

It’s illegal to attempt to vote in a U.S. election if you’re not a U.S. citizen. If approved by voters, Proposition 16 would take this provision that’s already law and add it to the Texas Constitution for good measure.

Proposition 17 –

Tax Exemption for Certain Border Security Infrastructure

If passed by voters, Proposition 17, along with accompanying legislation, would provide a property tax exemption to landowners along the Texas/Mexico border who allow the state or the federal government to install “a wall, barrier, fence, wire, road trench, technology” or any type of infrastructure “to surveil or impede the movement of persons or objects crossing the Texas-Mexico border.”

Every Texas voter is eligible to participate in the upcoming constitutional amendment election Early voting starts on Monday, October 20 and continues through October 31. Election Day is November 4. Constitutional amendment elections typically command a low voter turnout, so your vote is especially important.

Andy Teas is a Professor of Government at Houston City College. He previously served as Vice President of Public Affairs for the Houston Apartment Association.

Want to see current and previous issues of ABODE online? Visit the ABODE archives online at http://issuu.com/haa_abode.

On the Road with HAA

Katy Region Meeting

Wednesday, August 20

AI or Human?

What’s the future of technology in the leasing world?

By JACKIE ROWAN, CORT

Image

Jerry Taliaferro

iStock by Getty Images

If a leasing experience can be fully automated, should it be? And if residents prefer speed over a friendly face, is that the future we’re leaning into?

As technology rapidly redefines every corner of the real estate industry, multifamily housing stands at a critical crossroads.

Property owners and operators are leveraging artificial intelligence (AI), automation, and digital tools to increase operational efficiency, enhance resident experiences, and cut costs. But with every leap forward comes a set of trade-offs that raise provocative questions—like, will there ever come a time when we don’t need leasing staff? Let’s look at the possibilities.

How AI and Technology Are Transforming Multifamily Operation

1. Smarter Leasing Applications

AI-enabled leasing platforms can now ask dynamic questions based on user responses— similar to how loan applications adapt to your financial profile. These systems help:

• Identify qualified tenants faster by assessing credit, rental history, and behavioral patterns.

• Offer personalized unit recommendations based on lifestyle preferences (e.g., pet-friendly units, proximity to amenities).

• Save leasing teams from manual application review with automatic flagging of inconsistencies or red flags.

2. Website Integration with Supplier Banners

Operators are adding banner ads and direct links to preferred suppliers—such as furniture rental companies, movers, and cleaning services—right on property websites. It’s a win-win:

• Residents get instant referrals and convenience.

• Property teams monetize affiliate links or partnerships.

• The site becomes a one-stop hub for move-in readiness.

3. Automation of Routine Tasks

AI-powered virtual assistants can handle a wide array of repeat tasks:

• Scheduling tours and sending reminders –no more frustrated voicemails in the morning!

• Answering FAQs about lease terms, availability, and amenities.

• Processing maintenance requests and routing them to the appropriate vendors.

• Sending renewal notices and rent reminders automatically.

Some platforms go further by syncing data across leasing, maintenance, and finance systems – cutting down on time-consuming coordination across departments. In Houston, there have been experiments recently to lease up an entire building – and only bring in a human team once stabilization was reached. Even now, much of the routine work in that property is handled via a phone app. Many Millennials (and other generations too!) prefer to avoid talking to people, and prefer to work off their phones.

Pros of AI in Multifamily Housing

• Efficiency: Human hours are redirected from repetitive admin tasks to strategic ones.

• Consistency: AI never takes lunch breaks, so residents get fast, predictable service 24/7.

• Scalability: Operators can manage more units with leaner teams, especially across large portfolios.

• Personalization: Smart systems adapt messaging and offers based on tenant behavior and data.

Cons and Considerations

• Loss of the Human Touch: Leasing is deeply emotional for many, especially for families or first-time renters. AI can’t yet replicate genuine empathy or offer creative problemsolving in nuanced situations.

• Data Privacy Concerns: Tenants may be wary of sharing sensitive data with AIdriven systems.

• Tech Adoption Gaps: Not all residents are comfortable navigating chatbots or digitalonly services.

• Overdependence: Relying on tech without backup can backfire during outages, bugs, or unexpected events. What if the Wi-Fi goes down during one of our summer storms? Will Leasing Staff Become Obsolete?

While AI might drastically reduce the need for traditional leasing roles, complete replacement is unlikely in the near future. Instead,

we’ll probably see a hybrid approach:

• Tech handles high-volume inquiries and admin tasks.

• Self-guided or virtual tours which offer options for people to check out the property and make decisions out of office hours –recent studies show 54% of rental enquiries come in when offices are not staffed.

• Human staff focuses on complex scenarios, relationship-building, and driving tenant engagement.

Still, it’s worth considering: If a leasing experience can be fully automated, should it be? And if residents prefer speed over a friendly face, is that the future we’re leaning into? In talking to several senior PMC leaders, the answer to this question is firmly NO – they do not envisage a future where all their properties are run by machines. ‘Home’ is a fiercely emotional concept, and the current generation of leaders recognizes that creating a home for people requires the human touch.

Final Thoughts

AI and technology aren't just tools—they're reshaping the fundamentals of multifamily management. The question isn't whether we should use them, but how far we're willing to go. For now, leasing professionals still bring irreplaceable warmth and humanity to the table. But as systems grow smarter, that balance may shift.

Perhaps the next leasing office will have fewer desks – but the ones that remain will belong to strategic thinkers, not paperwork processors.

After relocating from the UK to Texas in 2005, Jackie quickly found her calling in relocation—helping newcomers settle into their new lives. She spent 11 years with CORT Destination Services before making the leap to the furniture rental division in November 2024. Now diving into the multi-family industry, Jackie is embracing the learning curve and credits joining HAA as a key step in expanding her knowledge and network.

On Site with ABODE Featuring HAA

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 another of our 15 award recipients for 2025. See future ABODEs for more.

WINDFERN POINTE

Built Before 1980 Property of the Year

Property: Windfern Pointe

Owner/Management: Veritas Equity Management

Location: 9515 W Gulf Bank Road. Units: 200

Web: https://www.windfernpointe.com/ Photos from Windfern Pointe Windfern Pointe stands out as a charming, garden-style community designed to blend natural beauty with comfortable living. At the center of the community is a pleasant common area featuring a large playground that families frequently enjoy, alongside a big pavilion regularly used for outdoor events and gatherings. Adding to the property's appeal is a well-maintained swimming pool and a fenced-in soccer field, providing a safe and enjoyable space for recreation and social activities.

Throughout the year, the dedicated property team actively engages residents by hosting thoughtful and meaningful events, including Back to School celebrations, where essential school supplies are provided to families, and our much-loved Christmas Extravaganza, ensuring children in the community experience the joy and generosity of the season through thoughtfully provided gifts.

In the community, the propery team organizes a special Christmas Program each year for the retirement home located next door, bringing holiday cheer and warmth to seniors. Last year, the team participated in Sleep in Heavenly Peace, building beds so that everyone has a comfortable place to sleep at night. For several years, the team has partnered with the Houston Health Department to hold free vaccination events at the property several times a year.

The deepest community impact is felt through their partnership with Urban Outreach, providing a vital afterschool program known as the “Kids Club.” This incredible initiative allows children from Windfern to safely get off the bus into a supervised environment offering nutritious snacks and dedicated homework assistance until their parents arrive home from work. Offered completely free of charge to residents, the clubhas been repeatedly recognized by our families as an invaluable support, underscoring our commitment to community care and enhancement.

Many team members who joined Veritas at the time of Windfern’s initial acquisition remain integral parts of the organization today, with several team members proudly celebrating over a decade of dedicated service at Windfern. This longevity highlights how consistency, dedication, and genuine care toward residents translate into outstanding results, setting Windfern apart as an exceptional community.

Due to a generous donation by Reliant, the Houston Apartment Association was able upgrade the technology in our boardroom, computer lab, and large conference room. On September 16, Reliant’s Joe Kaye joined the Executive Committee for their monthly meeting to celebrate the reveal of these new improvements. Technology upgrades included: 11 new computers in the computer lab, a new projector and computer in the boardroom, and a new video camera, display screen, and wall mount in the large conference room.

Additionally, two rooms received a much-needed makeover with new paint, new chair covers, and acoustic wall paneling. Not only did Reliant’s contribution allow for aesthetic upgrades, but critical technology upgrades as well, providing a better experience for our students, board members, and executive leadership.

Thank you again to Joe Kaye and the Reliant team!

“BEE” THE FUTURE

Help the Go-Getters start a buzz by recruiting and networking!

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

Meetings will be held from 4 p.m. to 6 p.m. at Cottonwood, 3422 N Shepherd Drive

Meeting Dates (on Thursdays):

July 10 • September 11 • December 11

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

2025 Chairs:

OWNERS

Celtic Property Management LLC

Lesley Page 15957 N 81St #101

Scottsdale, AZ 85260-1851 (480) 596-3350

Windmill Run Apts

CIM Group

Noel Burgess

4700 Wilshire Blvd

Los Angeles, CA 90010 The Park at Aviano

RTC Assets LLC

Theresa Winegar PO BOX 131852 Houston, TX 77019 (512) 922-3929 The Bryson

STYL Residential

Jennifer English

1 North Upper Wacker Dr. Chicago, IL 60606 Upper Kirby

SUPPLIERS

2 Brothers and a Roller Contractors

Antonio Hernandez 12307 Spring Grove Dr

Houston, TX 77099 (832) 552-5389

General Contractors, Building Contractors

Referred by Kristin McLaughlin, CASE

A Plus Cleaning and Home Repair Services LLC

Maurice Kenney 14230 Wunderlich Dr Houston, TX 77069 (713) 553-7877

Cleaning Specialists, Janitorial Services

Referred by Terri Clifton

Amazon Apartment Lockers

Erica Haenggi 19604 109th Ct

Bothell, WA 98011 (425) 505-0987

Package Management

Americana Pool Service

Jorge Melendez PO BOX 671

New Caney, TX 77357 (832) 689-0232

Swimming Pool Contractors, Swimming Pool Repair & Resurfacing

Childress Electric

Stephen Childress PO Box 5831 Pasadena, TX 77504 (832) 273-1100

Electrical Contractors, Electric

Vehicle-charging docks

Referred by Terri Clifton

Community Concierge Services

Justine Hill 4904 Linden Forest Ln Charlotte, NC 28270-0219 (864) 367-9845

Trash Hauling, Pressure WashingEquipment & Service, Dryer Vent Cleaning, Gutters & Downspouts

Foremost Roofing & Construction LLC

Cayla Siudak

328 Mesa Ridge Decatur, TX 76234 (940) 577-3889

General Contractors Referred by Karen Hefner

Hi-Tech Pest Pros

Melissa Sullivan 22833 Fritz Ln Spring, TX 77389-4106 (281) 335-5725

Pest Control Services

Houston Strong Roofing Company

Ashley Case 15705 Jarvid Rd Cypress, TX 77429 (832) 271-7783

Roofing Consultants, Roofing Contractors

Insurica

Scott Newell 19450 State Hwy 249 #550 Houston, TX 77070 (713) 419-6772

Insurance, Employee Benefits

MyLyfe

Hal Brumfield 79 Wood Manor Pl The Woodlands, TX 77381 (832) 922-1200

Coin-Operated Machines, Laundry Service

Nailed It Roofing Pros

Colt Laird 22711 Meadowsweet Dr Magnolia, TX 77355 (713) 909-0480

Roofing Contractors, Remodeling & Repair-Building Contractors Referred by Erica Askew, CAM

Quality Construction Concepts

Luis Amaya 16971 Nicole Ln Houston, TX 77084 (832) 754-6786

General Contractors, TurnkeyComplete, Cabinets, Fences

SG Solutions Group LLC

Nelson Garcia 3353 Berzin Ct Katy, TX 77493 (347) 617-5218

Locks & Locksmiths, Security Control Equipment/Systems Referred by Keana DeVault

The Navicon Group

Daniel Murray 5003 Pine Ridge Knoll Katy, TX 77493 (346) 691-0366

Security Systems Consultant, IT Services

Trash Concierge Houston

Jeremy Stamps 3737 Cogdell #463 Houston, TX 77019 (832) 799-3817

Trash Service - Valet, Janitorial Services Referred by Devona Toney

Trash Sergeant Valet

Trash Services

Lance Borden 2601 Network Blvd #411 Frisco, TX 75034 (214) 269-9641

Trash Service - Valet, Trash Hauling

All Supplier members are listed online at www.haabuyersguide.com

THE SUPPLIER NETWORK

HAA’s Ambassadors dressed for a White Linen Night during their August meeting.

First

Second

Third

Team photos at left, from top:

place – Purple Rain

place – Brown SugHAA

place – Orange Crush

On the Scene with the HAA PRODUCT SERVICE COUNCIL

Supplier Education Program

Thursday, August 28 at the HAF Dinerstein Reed Prokop Education Center

Supplier members joined the HAA Product Service Council for an informative program lead by Tyler Enslin on how to "Elevate Your Success: Achievement Now!”

Portfolio Changes

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

• Hanover Company: Hanover Lakemont, 7102 S. Mason Rd in Richmond.

• 29th Street Capital: Milo on Westheimer, 230 units at 13250 Westheimer Rd, and The Peri on Westheimer, 300 units at 13328 Westheimer Rd.

• AOG Living: Longboat Key, 272 units at 10181 Windmill Lakes Blvd; Fairlake Cove Apts, 200 units at 11100 FM 1960 Rd E in Huffman; and Baypointe Apts, 236 units at 901 S Kobayashi Rd in Webster.

• Asset Living: Laurel at Blackhawk, 105 units at 9150 Blackhawk Blvd ; Cedars Apts, 128 units at 403 Longmire Rd in Conroe; Stonegrove Fall Creek, 322 units at 8802 N Sam Houston Pkwy E in Humble; and Vivo Living Willowbrook, 131 units at 13223 Champions Plaza Dr.

• Avenue5 Residential: Bloom at West University, 120 units at 1939 Westpark Dr.

• Capstone Real Estate Services Inc: Sunpark Apts, 168 units at 2205 N Frazier St in Conroe.

• Cornerstone Income Properties: Glenwood Villas, 6 units at 901 W Lewis St in Conroe, and The Lofts of Conroe, 30 units at 701 N Frazier St in Conroe.

• DLP Real Estate Management LLC dba Dream Live Prosper Communities: 306 Stratford, 15 units at 306 Stratford St; 606 Harold, 14 units at 606 Harold St; 1507 California, 18 units at 1507 California St; 2212 Dunlavy, 20 units at 2212 Dunlavy St; 417 W Main, 12 units at 417 W Main; 239 Emerson, 28 units at 239 Emerson St; 2301 Commonwealth, 24 units at 2301 Commonwealth St; 4321 Mount Vernon, 16 units at 4321 Mt Vernon; 1717 Norfolk Apts, 20 units at 1717 Norfolk St; 400 Westmoreland Apts, 16 units at 400 Westmoreland; 2008 Colquitt Apts, 8 units at 2008 Colquitt St; 3414 Graustark Apts, 8 units at 3414 Graustark

St; 3412 Graustark Apts, 8 units at 3412 Graustark St; and 1423 Kipling Apts, 8 units at 1423 Kipling St.

• First Choice Management Group: The Franklin, 196 units at 6620 Gessner Rd.

• GMG Residential: 309 Fargo, 309 Fargo; 3000 Carrolton, 3000 Carrolton; 5412 Sherman, 4 units at 5412 Sherman; 1648 West Alabama, 36 units at 1648 W Alabama; and 8 Briardale Apts, 12 units at 8 Briardale Court.

• Greystar: The Watt, 311 units at 550 Westlake Park Blvd; Prose Riviana, 370 units at 23030 Cunningham Falls Trl in Katy; Joule on Memorial, 104 units at 15885 Memorial Dr; and Elate Royal Oaks Apts, 340 units at 11805 Meadowglen Ln.

• Tipton Asset Group Inc: Terra at Piney Point Apts, 246 units at 8787 Woodway Dr.

• Keen Equity 1 LLC: Keen Equity 1 Properties, 8 units at various locations.

• Knightvest Residential: Whitmore, 318 units at 225 S Heights Blvd.

• LTW1 MGR LLC: Westport Apartments, 152 units at 121 Clements Dr in Angleton.

• Myan Management Group: Plantation Park, 238 units at 100 Cactus St in Lake Jackson.

• Oldham Goodwin Group LLC: Huntington at Richmond, 141 units at 2221 Richmond Pkwy in Richmond.

• Pegasus Residential: Kings Cove, 192 units at 4920 Magnolia Cove Dr in Kingwood.

• RangeWater Real Estate: Sundera at River Ranch, 136 units at 1809 N Peach Creek Dr #A in Dayton.

• RPM Living: Prose KTX, 332 units at 22540 Merchant Way in Katy; and Kelly Ridge, 288 units at 5600 Dancy.

• Tarantino Properties Inc: Woodscape Apts, 544 units at 9707 S Gessner

Rd; Hollister Oaks, 60 units at 1920 Hollister S; and The Falls on Beechnut, 318 units at 10522 Beechnut St.

• Trinity Property Consultants: Greenway Court Apts, 103 units at 3411 Cummins St .

• Willow Bridge Property Company: Berkshire Exchange, 352 units at 21603 Spring Plaza Dr in Spring.

• WinnCompanies: Bellfort Park Apts, 64 units at 4135 W Bellfort Ave.

• ZRS Management LLC: The Oaks, 357 units at 9310 North Sam Houston Parkway E in Humble.

In the News

Ally Waste has aquired WeDoTrash. The acquisition strengthens their presence in Texas, the largest multifamily market in the country, and brings WeDoTrash customers access to Ally’s comprehensive service bundle and technology.

Mat Tilley is now Regional Vice President, Billy Griffin is Vice President of Business Development, and Mason Storrs is Account Executive.

Join HAA as a Volunteer

The Houston Apartment Association’s committees and clubs are some of the most productive tools we have to ensure that we remain the nation’s largest and most effective apartment association. Committee and club members face the challenge of getting involved to carry out the duties and purpose of each club and committee.

Some general responsibilities of committee and club members include a commitment to attend all meetings and help develop marketing strategies (i.e. telemarketing, developing handouts, fliers, articles). To serve on a committee or clubs, please contact the HAA office at 713-595-0300 or visit us online at www.haaonline.org for details.

Tilley

Griffin

Storrs

oh the places abode goes

Arely Pena, The Liberty Group

Creative Property Management

Ryan Raser, GWR

FOR MANAGEMENT/ SUPPLIERS:

�� Snap It. Send It. Win $100! Show us where ABODE takes YOU! Snap a photo of your team with ABODE Magazine in your office, on-site, or at a fun location –then send it in!

→ Get featured on HAA social media

→ Appear in a future ABODE issue

→ Be entered to win $100!

�� Bonus Entry: Send in a video sharing how ABODE helps your community –more chances to win!

3 chances to win $100!

Deadline for submissions is the last day of each of three months: July, August and September. The winners will be announced in the September, October and November ABODE. Send photo/video to members@haaonline.org.

Use #abodeonthego on social media! The $100 winner for August is Flooring Warehouse!

Flooring Warehouse’s Tracey Moore’s son Ryatt shows that you’re never to young to take a break to catch up on the industry news with ABODE. ABODE is with them on the go (and on the couch)! Congratulations! Now it could be your turn, one more month to go! See our contest rules at right.

FOR SUPPLIERS:

�� Be Seen. Be Visited. Be Promoted. Book a 12-month full-page ad, and HAA will:

→ Visit your facility

�� Film a short promo video

→ Share it across our social platforms Get exposure. Get traffic. Get seen.

A/C Contractors

Gemstar HVAC 43 281-821-1195 www.gemstarconstruction.com

A/C Supplies

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

Electric Contractors

Affordable Quality Electric 10 713-695-5992 www.acuityelectric.com

Brandt Electrical A/C & Heating Services 13 281-693-3383 www.brandtelectrical.com

Foundation Repair

Church Foundation Repair 2 713-468-8400 www.churchfoundationrepair.com

General Contractors

Camp Facility Services Cover, 31, Back Cover 713-413-2267 www.campfs.com

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

Epic Multifamily Construction 50 832-489-5880 www.epicmfc.com

Guaranteed Builders Inc 27 713-896-8967 www.guaranteedbuilders.net

Guardian Construction 37 832-672-4196 www.guardianconst.com

MultiFamily Services 25 713-266-9100

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

TiCon Texas Construction Services 30-31 281-932-8521 www.ticontexas.com

Glass – Plate, Window, Etc.

Ameristar Screen and Glass 21 713-683-6767 www.ameristarglass.com

Internet Service Provider

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

Laundry Equipment & Supplies

WASH Multifamily Laundry Systems 5 281-967-9507 www.washlaundry.com

Paint

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

Personnel Agency

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

Plumbing Contractors

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

Air Express Construction & Plumbing 13 713-498-7751 www.airexpressconstruction and plumbing.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 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.

Join the HAA Food Drive and help feed the hungry this holiday season.

HAA is asking all members to collect food to donate to the Houston Food Bank. HAA held its first food drive in 1983, and the Houston Food Bank lists HAA as one of the top 25 donors to the organization. The drive begins November 3 and ends the beginning of December.

If your property or company plans on a community service this coming holiday season, why not collect food for the citizens of Houston and the surrounding areas who are food insecure. The Houston Food Bank is America's largest food bank leading hunger relief in 18 southeast Texas counties.

Apartment managers, here are some ideas for collecting food on site:

• Set up a collection box at the leasing office. The Houston Food Bank has collection boxes available, or you can decorate your own box.

• Place a flier at each resident’s door or in your newsletter announcing that you will be collecting food during November.

• Visit your local grocery store and ask for a supply of paper bags that you can use to place at each apartment door asking residents to fill the bag with nonperishable food for people and pets.

• Place a flier in the mailbox area announcing the food drive and where/how to donate.

Visit www.haaonline.org/fooddrive for details.

ABODE October 2025

ABODE

CONTENTS

October 2025

ON THE COVER

1

FEATURES & PHOTOS

COLUMNS & MONTHLY UPDATES

OFFICERS AND ASSOCIATION LEADERSHIP

ABODE

EXECUTIVE SUPPLIER MEMBERS

Letter from the President

WELCOME TO OCTOBER AND THIS MONTH’S ISSUE OF ABODE COVERING ALL THINGS LEGISLATIVE AND CHILI!

Legislative News

This

Exclusive Supplier Member

SB 17 AND LEASING

City of Houston Update –Backflow Prevention Update for Hot Water Boilers

Special Session Legislative Highlight –House Bill 16

THE MOLD REPORT

ALL WET

On the Scene

OCTOBER

8

13

15

25

29

NOVEMBER

3

5

7

12

12

14

18

20

27-28

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

On the Scene with the HAA PAC

HAA PAC Luncheon

Special Session Report

A synopsis of the results from the 2025 Texas Legislative Session

Related to Camp Safety

Related to Flood Warnings

Related to Flood Funding

Related to Redistricting

Miscellaneous Legislation

Amending the State Constitution

Proposition 1 -

Texas State Technical College System

Proposition 2 –

Prohibiting a Capital Gains Tax

Proposition 3 –Bail Reform

Proposition 4 –

Creating the Texas Water Fund

Proposition 5 –

Property Tax Exemption for Animal Feed

Proposition 6 -

Prohibiting a Tax on Securities Transactions or Occupations

Proposition 7 –

Tax Exemptions for Surviving Spouses of Certain Veterans

Proposition 8 –

Prohibiting a Death or Transfer Tax

Proposition 9 –

Business Personal Property Tax Exemption

Proposition 10 –Property Tax Exemption for Fire Loss

Proposition 11 –

Increasing Certain Residence Homestead Exemptions

Proposition 12 –

Revising the State Commission on Judicial Conduct

Proposition 13 –

Increasing the Homestead Exemption to $140,000

Affirming the Rights and Responsibilities of Parents

Noncitizens from Voting