ABODE September 2024 by HAA Publishing

September 2024

ON THE COVER 32

Winning Service –

ABODE continues our coverage of HAA Honors Awards recipients with a closer look at our maintenance professionals and Q&As from our supplier partners.

Images © butenkow and Apostrophes / iStock by Getty Images

FEATURES & PHOTOS

18 On the Scene – Photos from the TAA Summer Board Meeting.

30 HAA Staff News – Retirement congratulations and new staff updates.

32 The Best of the Best in Onsite Maintenance – Meet the top maintenance professionals in the Houston area, the 2024 HAA Honors Award winners.

36 The Best of the Best Suppliers –Meet our HAA Rising Star and Supplier of the Year.

42 Maintenance Reimagined – Hiring maintenance staff takes new ideas.

44 HAA and the YMCA – Learn more about HAA chosen charity, the YMCA.

46 On Site with ABODE – Take a closer look at one of the Honors Awards winning properties.

48 On the Scene – Photos from the HAA “Back to the Lanes” Bowling Tournament.

54 On the Road – Photos from the Pasadena Region Meeting.

55 On the Scene – Photos from the Blue Star Program.

COLUMNS & MONTHLY UPDATES

7 President’s Corner – Let’s recognize and honor the lifeblood of our industry’s customer service.

8 Patron of the Month – Meet and support AAA Plumbers.

9 Legislative Update – More news from HAA’s Government Affairs Department and our Legislative Chair.

11 It’s The Law – Don’t mess with Texas!

14 Resident Relations – Learn more about a recent case mediated by the HAA Resident Relations Committee.

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

26 NAA Update – Do you know a Maintenance Legend?

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

58 Go-Getters – Making it happen with the Go-Getters.

62 The Ambassador ONE Society –Learn more about the HAA’s supplier network.

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

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

71 MarketLine – The latest area market numbers.

72 BackPage – News from around the community.

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

OFFICERS AND ASSOCIATION LEADERSHIP

SHELLEY WATSON President-Elect

GINA ERWIN President

RYAN TERRELL Secretary/Treasurer

HOWARD BOOKSTAFF General Counsel

MONICA GRACIA

Vice President at Large –West

PRODUCT SERVICE COUNCIL OFFICERS

JOSEPH RODRIGUEZ, CAS President Greenlogic

CASEY WATTS MORGAN CEO

BOARD OF DIRECTORS

Mack Armstrong

Julie Batche

Kristen Becker

John Boriack

Kyle Brown

Tina Cavaco

Terri Clifton

Michelle Croasmun

Deborah DeRouen

Derek DeVries

Scott Douglas

Gina Erwin

Tamara Foster

Melissa Friend

Diane Gilbert

Monica Gracia

Stephanie Graves

Elizabeth Castro Gray

Manu Gupta

Clay Hicks

Deborah Holcombe

Karen Hefner

Nathan Kelley

Debbie Kelm

Crystal Jackson

Nathan Kelley

Jacob Kunath

Valerie Lacy

Barby Lake

David Lindley

Betsy Marshall

Joe Melton

Kristin McLaughlin

Candis Mohr

Katy Myrick

David Nargang

Carlos Neto

Jenifer Paneral

Angelee Kumar Parikh

Mark Park

Velissa Parmer

Michelle Pawelek

Kelly Robinson

Christy Rodriguez

Joseph Rodriguez

Ingrid Shultz

Nikki Sekunda

Corri Smith

Penny Sprang

Kelley Suess

Debbie Sulzer

Blaise Spitaleri

Ryan Terrell

Starla Turnbo

Richard Wall

Shelley Watson

Richard Whatcott

Quintina Willis Tracie Yoder

DIRECTORS EMERITUS

Josh Allen

Ken Bohan

Gary Blumberg

Kathy Clem

Jack Dinerstein

Jenard Gross

Darlene Guidry

Alison Hall

David Hargrove

Larry Hill

Stacy Hunt

Hap Hunnicutt

David Jones

Mel Kieke

Mike Koch

Dick LaMarche

Cesar Lima

Tim Myers

P David Onanian

Jackie Rhone

John Ridgway

Kim Small

Eileen Subinsky

Steve Sweet

Kirk Tate

Suan Tinsley

H J Tollett, Jr.

Pat Tollett

Vic Vacek, Jr.

Beth Van Winkle

Jerry Winograd

ADVISORY

DIRECTORS

Susan Alvarado

Jeff Blevins

Michelle Bridges

Roger Camp

Israel Garza

Billy Griffin

Stacy Lastovica

Mary Lawler

Laura Lestus

Cari Luetge

Bruce McClenny

Monica Morales

Ruth Reyes

Jake Slosburg

Lindsay Torres-Smith

Tony Whitaker

DEBORAH HOLCOMBE

Vice President at Large –South

DEBORAH DEROUEN, CAS Vice President ClutchCity Consulting

CORRI SMITH

Vice President at Large –North

BLAISE SPITALERI, CAS Secretary Gemstar Construction Development

RICHARD WALL

Vice President at Large –East

NIKKI SEKUNDA, CAS Treasurer The Liberty Group

STEPHANIE GRAVES

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

CANDIS MOHR, CAS Immediate Past President AAA Plumbers

PRODUCT SERVICE COUNCIL MEMBERS

Susan Alvarado, CAS Redi Carpet Sales of Houston Ltd.

Chris Bell, CAS, Greenlogic

Marivel Bownds, CAS, Valet Living

Tammy Broadway, CAS American Fire Systems

Shaun Callaway, CAS, Earthworks

Neal Conant, CAS, Gemstar Construction Development

Sean Cunningham, CAS, Flooring Warehouse

Deborah Derouen, CAS ClutchCity Consulting

Derek DeVries, CAS, Epic Multifamily Construction

Marcelino “Tito"

Estrada, CAS One Source Realty Advisors

Giovanna Gone, CAS, Rent.

Dan James, CAS, Redevelopment Services

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

Debra Knight, CAS, Comm-Fit

Stephanie Krop, CAS Emeritus, Poolsure

Liz Levins, CAS Emeritus, Gemstar Construction Development

Jim Martensen, CAS Epic Multifamily Construction

Candis Mohr, CAS, AAA Plumbers

Tracey Moore, CAS, Flooring Warehouse

Karen Nelsen, CAS ALN Apartment Data

Arely Pena, CAS The Liberty Group

Nikki Sekunda, CAS, The Liberty Group

Joseph Rodriguez, CAS, Greenlogic

Blaise Spitaleri, CAS, Gemstar Construction Development

Amber Whitaker, CAS FSI Construction

ABODE

SEPTEMBER 2024 I VOLUME 47, ISSUE 9

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

Communications Manager MADISON O’BAR mobar@haaonline.org

ADVERTISING

Vice President of Membership and Marketing AMANDA SHERBONDY, CAE asherbondy@haaonline.org

CONTRIBUTING STAFF

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

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

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

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

Events and Meetings Director KASAUNDRA WRIGHT kwright@haaonline.org

Director of Resident Relations MATILDE LUNA mluna@haaonline.org

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

Director of IT WILL ALFARO walfaro@haaonline.org

Education Manager CINDY DE LA RIVA cdelariva@haaonline.org

Government Affairs Manager ALEX CHADWELL achadwell@haaonline.org

Membership and Marketing Manager MARYANN MARTIN mmartin@haaonline.org

PRINTER TGI PRINTED www.tgiprinted.com

HOUSTON APARTMENT ASSOCIATION COMMITTEES

COMMITTEE CHAIR

Executive Gina Erwin

Nominating Stephanie Graves

Fair Housing Howard Bookstaff

Ethics Michelle Pawelek

Finance Gary Blumberg

Past Presidents Council John Boriack

Legislative Shelley Watson

Political Action Stacy Hunt

Golf Starla Turnbo

Century Club Nikki Sekunda

Education Advisory Lindsay Torres-Smith

Michelle Bridges

Independent Rental

Owners Connection Elizabeth Castro-Gray

Leadership Development Kyle Brown

Community Outreach Joe Melton

Product Service Council

Expo Exhibitor

Joey Rodriguez

Deborah DeRouen

Membership Valerie Lacy

Debra Knight

Ambassador ONE Society Tito Estrada

Karen Nelsen

Resident Relations A Jessica Wheeler

Resident Relations B Karah Carrillo

Resident Relations Appeals Darlene Guidry

HAF Fundraiser Neal Conant

Ryan Weis

NEXT Monica Morales

Susan Alvarado

Property Awards Diane Gilbert

Beth Levine

STAFF ADVISOR

Casey Morgan

Bradley Pepper

Lauren Ragin

Susan Hinkley

Amanda Sherbondy

Matti Luna

Lauren Ragin

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, SEPTEMBER 2024, VOLUME 47, ISSUE 9

ABODE (USPS 024-962) is published monthly by the Houston Multi Housing Corporation. Publishing, editorial and advertising offices are located at 4810 Westway Park Blvd., Houston, Texas 77041. Telephone 713-595-0300. The $50 annual ABODE subscription rate is included in all member dues and additional subscriptions are available. The annual subscription rate is $50 for members, $65 for non-members. Advertising rates are available upon request. Contributed material does not necessarily reflect the views and opinions of the Houston Apartment Association. Copyright © 2024 by HAA.

Periodicals Postage Paid at Houston, Texas.

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

SPONSOR MEMBERS

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

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

1st United Construction LLC

3BeeGuys Bee Removal

A&A Fence & Iron

A+ Aquatic Services

AAA Staffing Ltd

ABC Supply

Achilles Security Services LLC

ACM Contractors of Texas

ACT Security Group

Action Buggies

Action Towing Inc

Action Window Coverings Inc

Adams Roofing

Adobe Floors Inc

Advanced Building Supply LLC

Adventure Playground Systems Inc

Advocate Construction Inc

Aerwave

Affinity Waste Solutions

Air Pro Systems

Alcaraz Lawn Care

Alexander-Rose Associates Inc

All American Mailboxes of Houston Inc

All Power Solutions

Allen Lockers

ALN Apartment Data

Ambassador Services LLC

American Builders Group LLC

American Fire Protection Group

American Fire Systems Inc

American Platinum Builders

AmRent

Andrews Myers PC

Apex Multifamily

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

Belfor Property Restoration

Bell’s Laundries

Bettencourt Tax Advisors LLC

BGE Inc/aka Brown & Gay Engineers Inc

Binswanger Glass

BioTechs Crime & Trauma

Scene Cleaning

Blakan Grey Media

Blue HERON Technologies LLC

Blue Marlin Maintenance & Services

Blue Star Security LLC

Blue Stream Fiber

BluSky Restoration Contractors

BoldREMO LLC

Brady Chapman Holland & Assoc

Briggs Equipment

Brown & Brown Lone Star

Insurance Agency Inc

BSI

Building Bright Houston

C4 Protection

Cameras Onsite LLC

Cano Electric Inc

Cantrell McCulloch

Capital Disaster Solutions

Catalyst Construction

Centex Construction

Century Fire Protection Houston

CEP Construction Services LLC

CFI Group

Chadwell Supply

Chesapeake Finishing

Chicago Title Commercial Division

Citi Fence & Concrete

Classic Same Day Blinds

CNM Roofing

Code Red Security Systems PLLC

Comiskey Capital Insurance Agency Inc

Commercial Fire Protection Contractors Inc

Core Multifamily Fabrication

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

EDT Construction Services

Elite Roofing LLC

Embark Services

Emersyn Electrical Services LLC

Encore Services TX, LLC

EnviroSmart Multifamily Pest Solutions

Epic Multifamily Construction

EPremium Insurance Agency

EV Charge Solutions LLC/ EV Power Kings DBA

Exo Edge

Extollo Construction

Faith J Construction

Fantastic Floors

FASTSIGNS Missouri City

Featherston Sign Partners

FFH Inc DBA Liberty Builders

Fiat Construction LLC

Fidus Construction Services

Finish Factory Inc

Fire Reconstruction Inc

Flavor Finish Resurfacing

FlipLok

Floor Merchant

Frontier Waste Solutions

fun abounds

FW Walton

Gambit Construction

Gateman Inc

Giordano Construction Inc

Go Pro Contractors

Go-Staff Inc

Gold Star Restoration

Golden's Pro-Wash & Windows

GQ Landscaping

GraphTec Inc

GRASSA Construction

Graviti Fast EV Charging

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

Hallmark Hardwoods

Hamilton-Steele Outdoor Accents

Higginbotham

Hive Technology

HMS Landscaping LLC

Hoover Slovacek LLP

Hut Services LLC

Ideal Parking Management

Imperial Construction

Imperial Wallboard Supply/ The Villa Drywall, Inc.

Infinity Power Partners

Interior Logic GroupProperty Services

Ironwood Connection

J.P. Morin Company LLC

JAK Environmental LLC

Jenkins Restorations

JJ’s Waste & Recycling of Texas LLC

Johnstone Supply

Junk Shot and Doorstep Details of Houston

Kings III Emergency

Communications

Leah McVeigh Design and Consulting

Ledge Lounger

Lee & Barrier Builders LLC

Lifeline Roofing Systems

Lift-Texas Construction

Lincoln Jacob Construction

Lithotech Printed Products/ Forms Center

LM Lawns

LP Building Solutions

Maid U Shine LLC

Maldonado Nursery & Landscaping Inc

Matrix Construction Services

McMahan's Flooring Inc

MCW Signs Inc Dba

Signarama Magnolia

Mohawk Industries

Monge Contracting Group

Montana Pavement Group LLC

MPS Direct

Mueller Water Conditioning Inc

Multifamily Access Control

MVP Same Day Signs

MX2 Commercial Paving

NEI General Contracting

Nelson Painting and Construction LLC

Norman Roofing and Construction

Northwood Construction

On Site Towing LLC

OnCall Patrol LLC DBA

ParkingPass.Com

OneApp Guarantee

Optima General Contractor LLC

Outdoor Elements

Pace Mechanical Services LLC

Parking Management

Company/PMC Towing

Pasadena Insurance Agency Inc

Paul Davis Restoration of Greater Houston

PCS Creative Surface LLC

Pepco Sales & Marketing

Perfect Parking

Platinum Pool and Spa LLC

Precision Safe Sidewalks LLC

Premium Improvements

Pretty Cleaning Service LLC

Pro-Tex Contracting Group LLC

Property Guardians

Pura Flo Corporation

PuroClean

Quatro Tax LLC

Qwikkit

RAM Construction

Ram Jack Foundation Solutions

Real Floors Inc

Redevelopment Services

Redwood Private Security LLC

Reliable Roofing of Texas Inc

Reliant

RENCON LLC

Renova Appliance Center Ltd

Rent.

Resident IQ Restoration 1 of Central Houston

Revela Inc

REVS (Refuel Electric Vehicle Solutions)

Right Scope LLC

Riverway Title

Roadrunner Restoration Company LLC

Roof Top Innovations

Roto-Rooter Services Co

Rotolo Consultants Inc (RCI)

SafeRent Solutions

Saint Clair & Sons Inc

Sayan Renovations & Construction

SEAL Security Solutions LLC

Secure Insurance

ServiceMaster Recovery Management

Servpro Friendswood Pearland

Servpro of Sugar Land

Sherwin Williams

Sign-Ups & Banners

Signal of Houston

Snappt

Space CT Towing

Spartan Fire Protection

Sprout Marketing

Steward Trash Valet Service

Strata Roofing and Construction LLC

Stripe Lines Inc Dba Grass Lines Inc

STX Roofing

Sunny Pressure Washing LLC

Surface Experts

Swain & Baldwin Insurance & Risk

Management

Tex-Star A&I

Texas Apartment Pool Services

Texas Concrete Professional Company

Texas Crime Prevention Agency

Texas Southwest Floors Inc

Texas Window Cleaning Co Inc

The Apartments Concierge

The Dick Law Firm

The Legends Group LLC

The Liberty Group

The Phoenix Staffing

The Window Source of Houston

Tidal Electrical Services Inc

Tillman Roofing Inc

Tradition Services

Trash Butler

Two Brothers Foundation Repair

United Protective Services

Urban Design Constructors

Urban Value Corner Store

USA Heroes Coalition dba USA

Real Estate Professionals (USAREP)

USA Patrol Division

Valet Living

VBM Waste LLC

Webb Pest Control

Westpark Communications

Whitmans Contracting and Roofing

Wilsonart LLC

WorldVue

XXL Construction Inc

Yellowstone Landscape

Yulf Decoration Group LLC

Letter from the President

By GINA ERWIN

THIS MONTH, WE ARE CELEBRATING THE ONES WHO KEEP OUR PROPERTIES GOING! OUR TEAMS LITERALLY COULD NOT RUN SMOOTH WITHOUT THEM – OUR MAINTENANCE TEAMS AND PROFESSIONALS!

Our maintenance teams are always just one call away. Whether it’s a 100-degree summer day or another hurricane crashing through our properties, you can always count on our maintenance all-stars to be there to solve the problem. These teams are serving our residents every single day and creating a safe place where so many call home. They are the heart of the community! Sometimes these teams unintentionally go unnoticed, but HAA wanted to take the time to recognize and congratulate again, the 2024 Honors Awards Maintenance and Supplier winners. Meet these superstars starting on Page 32. I am so unbelievably proud of every single nominee and winner. We need more of these amazing employees at our properties!

Go-Dynamo!

The celebration doesn’t stop there. On Thursday, September 19, HAA is hosting a Maintenance Appreciation Night at the Houston Dynamos game as they face off against the Vancouver Whitecaps! Treat your hardworking teams to a night of excitement after this long hot summer we have had here in Houston. Visit www.haaonline.org/events to register.

Hiting the Links for a Great Cause

We can’t forget to support another part of our association that has a big piece of my heart (especially when it’s coupled with golf), HAA’s Political Action Committee. On Monday, September 30 get ready to tee up at this year’s 2024 Bill Dinnerstein Golf Tournament benefiting the HAA PAC. I look forward to this event every year, and this year I will be forgoing the typical President’s Cart and instead, playing on the green with my fellow HAA members. I hope I get to see you there (and of course it wouldn’t hurt to take home the first-place prize this year). You can find more information on this year’s tournament on Page 28.

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

September Patron of the Month

Houston Planned Energy Systems HAA Member since 1978

Cotton Commercial USA Inc. HAA Member since 1982

Hire Priority Staffing & Executive Search HAA Member since 1993

Lowe’s Pro Supply HAA Member since 2006

Craven Carpet HAA Member since 1986

Camp Facilty Services HAA Member since 1994

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 SHELLEY WATSON, HAA Legislative Chair, with BRADLEY PEPPER, Vice President of

OVERTURNED!

NAA Eviction Moratorium lawsuit dismissal overturned.

LAST MONTH, the U.S. Court of Appeals for the Federal Circuit overturned the U.S. Court of Federal Claims’ dismissal of Darby Development Company, Inc. v. United States in a 2-1 decision. This case seeks to determine whether the U.S. Centers for Disease Control and Prevention’s (CDC) COVID-19 federal eviction moratorium was an illegal taking under the Fifth Amendment of the U.S. Constitution.

The Fifth Amendment’s takings clause stipulates that the government may not take any property for public use without just compensation.

If the CDC’s action is ruled to be a taking, compensation must be paid to those damaged by the government action.

As we all remember, during the pandemic, the CDC imposed a nationwide moratorium that prevented landlords from evicting tenants. The United States Supreme Court ultimately struck down that action on the grounds that it exceeded the CDC’s statutory authority.

In 2021, following the Supreme Court’s decision, several housing providers sued the federal government in the U.S. Court of Federal Claims, claiming that the CDC’s moratorium order constituted a physical taking of their property for public use – making providers eligible for compensation.

In 2022, the Court of Federal Claims granted the federal government’s motion to dismiss the housing providers’ lawsuit for failing to state a claim upon which relief could be granted.

In this latest ruling, the Court of Appeals concluded that the housing providers’ complaint stated a claim for physical taking requiring just compensation, reversing the dismissal and sending the case back to the lower court for further proceedings.

The Court of Appeals determined that the CDC's moratorium was “authorized” in the way takings law requires. To qualify for just compensation, an action by the government must be “authorized.” This use of the term authorized here, however, does not mean “lawful” or “done with legal authority.”

They concluded that the CDC was acting within the normal scope of its duties when it issued the order. The Court of Appeals also stated that the housing providers’ complaint has significant similarities to previous case law that demonstrated a taking.

The Court of Appeals also addressed the government’s argument that “if [the housing providers’] claim can proceed, any law that prevents a property owner from immediately effecting an eviction will

constitute a physical taking, since it will have temporarily interfer[ed] with the purported “right to exclude.”

The panel agreed with the landlords that the eviction moratorium was a physical “taking.” Simply put, without the order, landlords could have excluded tenants from their property.

In describing the order, the court stated that “what we have here is hardly a run-of-the-mill law implicating the landlord-tenant relationship. Instead, it is a highly unusual, unprecedented Order that outright prevented evictions for nonpayment of rent.”

The suit will now have the opportunity to begin again in lower courts. If successful, landlords could reclaim months’ worth of lost rent, and the government could be forced to pay billions in claims. NAA will continue to update us on their progress.

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

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

For more on HAAPAC, visit www.haaonline.org/haapac

DON’T MESS WITH TEXAS!

Be thankful that we do business in Texas.

AT PRESS TIME, we are still dealing with the damage and power issues from Beryl, along with an emergency order issued by the Texas Supreme Court. With more storms projected for the hurricane season, will you be ready for this again?

You may not like our landlord/tenant laws in Texas. Evictions take too long. Screening potential residents has too many restrictions. Sometimes Fair Housing laws seem… well… unfair. And who knows what fees we can and cannot charge?

Although you may think we face tough legal challenges, you may be surprised to learn that Texas has one of the most business friendly environments in the country with respect to its laws affecting the apartment industry. When we look at laws in other states, we can be thankful that we do business in Texas!

Why should we care about the laws in other states? Well, for one thing, it might make you feel good that you are in Texas. More importantly, we often must deal with ideas for new legislation in Texas which have come from other states. We are able to advocate for better laws in Texas that support developers, owners and managers who provide affordable housing by seeing how these laws have impacted the affordable housing opportunities in other states. Let’s take a look at how laws in other states compare with those in Texas.

Eviction

Process

Colorado just passed “Just Cause” protection for tenants. According to the National Low-Income Housing Coalition website, Colorado’s new law ensures that tenants will not be evicted without “good” or “just” cause. The state’s new “for-cause eviction” standards outline specific and allowable causes for eviction and provides that owners who seek not to renew a tenant’s lease must provide 90 days’ notice to the tenant. This website reports that Colorado has become

the eighth state nationwide to have an active “Just Cause” protection for renters.

The District of Columbia has a law that states that no tenant shall be evicted, notwithstanding the expiration of the lease, so long as the tenant continues to pay their rent. The D.C. law also provides that if the landlord knows the tenant speaks a primary language other than English or Spanish, the landlord must provide the notice in that language. The housing provider must give the tenant at least 30 days’ notice for nonpayment of rent and the delinquency cannot be less than $600. Additionally, the notice to vacate must give the tenant an opportunity to cure the delinquency and contain a statement that provides the number of a legal assistance service.

In New York, a 14-day notice to vacate must be given and can only be given after the tenant is at least five days late in paying rent. The tenant also has the right to ask the court to postpone the case for at least 14 days if the tenant is not ready for court. If an eviction judgment is in favor of the landlord, the tenant is given notice that, if they do not move within 14 days, the law enforcement official will evict them.

In Washington state, landlords must have at least one of 17 legal reasons to terminate a tenancy or evict a tenant. In a nonpayment of rent case, the required notice is a 14-day notice to pay or vacate.

The Texas eviction process is much more favorable than those in other states. Unless you are subject to the CARES Act (which is a federal law and landlords in other states would also be subject to this Act), Texas law provides that a landlord must give the tenant at least three days’ notice to vacate unless the parties have contracted otherwise in a lease. The standard TAA lease allows a 24-hour notice. By rule, the eviction trial in Texas in the justice of the peace court is required to be not less than 10 days nor more than 21 days after the peti-

tion is filed. While the constable must provide notice to the tenant before the actual writ is served, this is a 24-hour notice (not a 14-day notice).

Other Eviction Issues

Aside from the eviction process, other states face issues relating to evictions that we have not yet had in Texas. In May, Minnesota passed comprehensive renter’s right legislation, which included a requirement under certain circumstances for courts to mandatorily expunge evictions which limits housing providers access to public information to make informed housing decisions. The legislation also addresses a renter’s right to court appointed counsel in eviction cases. Minnesota also limits a landlord’s right to take action against a tenant for criminal conduct occurring off the premises.

According to the National Low-Income Housing Coalition website, 12 jurisdictions have passed eviction record sealing or expungement legislation.

In Texas, although we have been faced with Supreme Court emergency orders during COVID that require certain eviction records to be kept confidential, those orders have expired and we do not have a law that requires eviction expungement or sealing.

The Texas Rules of Civil Procedure provide that records may not be removed from court files except as permitted by statute or rule. Court records are generally presumed to be open to the public but may be sealed upon a showing that: (i) a specific, serious and substantial interest outweighs the presumption of openness and any probable adverse effect that sealing will have upon the general public health and safety; (ii) and no less restrictive means than sealing records will adequately and effectively protect the specific interest asserted.

Additionally, despite what you may have

heard or read, Texas does not afford tenants a right to counsel in an eviction case. Although many of you face legal aid in eviction proceedings, the tenant is not entitled to this representation, but is not denied free representation if offered.

Fair Housing

The federal Fair Housing Act has seven protected classes: race, color, religion, sex, familial status, disability and national origin. A number of states have expanded on these protected classes and have added certain protected characteristics or traits.

California has a number of additional protected characteristics including ancestry, citizenship, immigration status, primary language, gender expression, military or veteran status and age.

Washington D.C. also has a number of additional protected traits including age, credit information, family responsibilities, homeless status, marital status, matriculation, personal appearance, place of residence or business, political affiliation and the sealing of an eviction record.

Fortunately, Texas has a state fair housing act that includes the same protected classes as

the federal act. Although Texas generally does include sexual orientation and gender identity as part of the protected class of “sex” and certain hairstyles as part of the protected class of “race,” Texas generally follows the same seven protected classes as the federal act.

Many states have also included as a protected class the source of a tenant’s rental income. This means that housing providers in these states must not discriminate against applicants who participate in this Section 8 housing choice voucher program.

Texas does not require housing providers to take Section 8 vouchers. To the contrary, Texas prohibits counties and cities from requiring housing providers to take Section 8 vouchers. Section 250.007 of the Local Government Code provides that a municipality or county may not adopt or enforce an ordinance or regulation that prohibits an owner from refusing to lease to a person because the person’s lawful source of income to pay rent includes funding from a federal housing assistance program. This law does not affect an ordinance or regulation that prohibits the refusal to lease to a military veteran because of the veteran’s lawful source of income to pay rent. While we have some cities in Texas (for example, Dallas and

Austin) with ordinances that identify source of income as a protected class, these ordinances cannot require a housing provider to accept Section 8 housing.

Other Issues

Other states have or are considering laws requiring limits on fees, renter relocation assistance after a unit has to be vacated for habitability reasons and renter’s the right to organize and establish tenant associations. Fortunately, in Texas, we do not have these requirements.

As the saying goes… Don’t mess with Texas! We need to appreciate what we have in Texas and continue to advocate for an environment in which our industry can provide affordable housing for Texans.

Want more“It’s the Law”?

See current and previous issues of ABODE online at

http://issuu.com/haa_abode

CLEAN UP IN UNIT FOUR

A resident requests charges dropped after claiming he left his apartment in tip-top shape.

A RESIDENT FILED a complaint with the Houston Apartment Association to dispute charges he received after moving out of his apartment unit. The resident claimed that even though he left the apartment clean, he was being charged $245 for removal of trash, carpet cleaning and cleaning of the unit’s stove drip pans. The resident also noted that he wanted the late fee removed after saying he never received notice of his bill the first time.

HAA reached out to the apartment property and passed along the information and that response was forwarded to the resident. Enclosed in the management’s response were copies of the lease, photos of trash left in the residents’ unit and final account statement. Management

also provided the Statement of Deposit Accounts that was mailed through the U.S. Postal Service to the address that was provided by the resident.

The case was heard during a Resident Relations Committee meeting where the committee decided in favor of management. The committee decided that the charges were justified and that the resident owed the property $245. The management company was able to provide photos of the trash that was removed from the unit, along with receipts from the carpet cleaning and stove drip pan cleaning.

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, fluent in English and Spanish, Monday through Friday from 9 a.m. to 4 p.m. Residents can also be directed online to www.haaonline.org/renters.

On the Scene

Texas Apartment Association Summer Board Meeting

Wednesday, July 17 through Friday, July 19

HAA delegates and alternates traveled to Bastrop for the summer quarterly board meeting. The Community Outreach Committee was recognized with a community service star award for their successful blood drive. The HAA Politcal Action Committee presented their fair share contributions for state advocacy and the HAA Lyceum candidates attended to learn how HAA and TAA work together on education and advocacy initiatives.

SEPTEMBER

2

HAA Office Closed

Monday, September 2

In observance of Labor Day

New Supplier Orientation

Wednesday, September 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.

Ambassador ONE Society Meeting

Wednesday, September 4

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.

11

Resident Relations Committee A Meeting

Wednesday, September 11

2 p.m.

Closed committee meeting Via Zoom

11-12

CPO: Certified Pool Operator (English)

Wednesday, September 11 through Thursday, September 12

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

See www.haaonline.org/events for details and to register.

Sponsored by Texas Apartment Pool Services

12

Go-Getter Meet and Greet

Thursday, September 12

4 p.m. to 6 p.m.

Cottonwood 3422 N Shepherd Drive

Sponsored by EDT Construction and The Liberty Group

ACES Luncheon

Friday, September 13

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

Brennan's of Houston

The ACES luncheons are open to portfolio supervisors, executives and sponsor only. For more information, visit www.haaonline.org/events.

Sponsored by Catalyst Construction and Precision Appliance Leasing

17

HAA PAC Meeting

Tuesday, September 17

Noon to 1:30 p.m.

Join the HAA Political Action Committee for its September luncheon. Contact govaffairs@haaonline.org for details.

Sponsored by Texas Apartment Pool Services

18

IROC Breakfast

Wednesday, September 18

8 a.m. to 10 a.m.

IROC offers customized programs and education for iindependent rental owners. Visit www.haaonline.org for details.

19

Avenues: Maintenance

Thursday, September 19

9 a.m. to Noon

See Page 22 for details. Sponsored by The Liberty Group

24

NEXT Young Professionals

Breakfast

Tuesday, September 24

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

See www.haaonline.org/events. Sponsored by Century A/C and Gemstar Construction

25-26

Leasing 101

Wednesday, September 25 through Thursday, September 26

9:00 a.m. to 5:00 p.m. on Wednesday 9:00 a.m. to Noon on Thursday 26

Pearland Region Meeting

Thursday, September 26

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

Contact govaffairs@haaonline.org for details

HAA Board Meeting

Thursday, September 26

4 p.m. to 6 p.m.

27

Supplier Education Program

Friday, September 27

10 a.m. to Noon

See Page 41 for details.

30

Featured Event: Dinerstein Memorial Golf Tournament

Monday, September 30

7:30 a.m. to 3 p.m.

Sugar Creek Country Club Join HAA for our yearly tournament raising funds for the HAA Political Action Committee. See Page 28 for details.

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.

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

OCTOBER

2

New Supplier Orientation

Wednesday, October 2

10 a.m. to 11 a.m.

Via Zoom

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

Ambassador ONE Society Meeting

Wednesday, October 2

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

3-31

CAMT: Certified Apartment Maintenance Technician

Thursday, October 3 through Thursday October 31

9 a.m. to 5 p.m.

Administered every Thursday over the course of five weeks, the program’s objective is to further 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 for details. Sponsored by AAA Plumbers, Camp Facility Services, Gemstar Construction, Precision Appliance Leasing, and Tidal Electrical

3-4

Independent Rental Owner Success Program

Thursday, October 3 through Friday, October 4

9:30 a.m. to 4 p.m.

The Independent Owner Success program is offered to the rental owner who manages their personally-held multifamily property or properties. Independent rental owners who take the course will learn the many business practices of professional property managers.

Sponsored by Sherwin Williams and Steward Trash Valet

8-29

CALP: Certified Apartment Leasing Professional

Tuesday, October 8 through Tuesday, October 29

9 a.m. to 5 p.m.

Administered every Tuesday over the course of four weeks, this program’s objective is to enhance 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 for details. Sponsored by American Fire Systems and Best Plumbing

Resident Relations Committee B Meeting

Wednesday, October 9

2 p.m.

Closed committee meeting Via Zoom

10

Excel 102 - Intermediate Thursday, October 10

9 a.m. to Noon

Go beyond the basics and master Microsoft Excel in this informative course.

Sponsored by Steward Trash Valet Services

14

HAA Office Closed Monday, October 14

In observance of Indigenous Peoples’ Day.

16

Avenues: Marketing Place 3

Wednesday, October 16

9 a.m. to Noon

The Avenues series of seminars feature some of the best nationallyacclaimed speakers in the industry with learning sessions for every level of multifamily professional.

Sponsored by: Best Plumbing. This program counts for 3 CECs. See Page 22 for details.

30

Avenues Main Street 3

Wednesday, October 30

9 a.m. to Noon

The Avenues series of seminars feature some of the best nationallyacclaimed speakers in the industry with learning sessions for every level of multifamily professional.

Sponsored by: Best Plumbing. This program counts for 3 CECs. See Page 22 for details. Sponsored by Best Plumbing

Rental Credit Reporting (RCR) was established in 1977 to solve screening problems the Houston Apartment Association founders felt plagued the local apartment industry. RCR has unsurpassed data on resident rental histories in the Houston region. The Houston Apartment Association and SafeRent are partnered to expand RCR and include numerous searches in one bundled report with immediate and unlimited inquiry access. To learn more and subscribe, call RCR at 713-595-0300, email rcr@haaonline.org or visit www.haaonline.org. Did they pay their rent?

Discover the Ultimate Roadmap to Success with all new speakers for 2024

What is Avenues?

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

Who Can Sign Up?

We offer multiple options for registration:

• Annual per property subscription

• based on the number of units.

• Individual Annual Supplier

• Partner subscription

• Individual/Corporate

• subscription rate

What does this get me?

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

Pricing:

• Fewer than 200 units: $210/year

• 201-350 units: $410/year

• More than 351 units: $510/year

• Supplier: $210/year

• Corporate Individual: $210/year

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

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

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!

Bill Dinerstein Memorial Golf Tournament

Check-in

Registration fee includes golf fees, breakfast, lunch, and beverages during play. The registration fee is also a contribution to the HAA PAC, and therefore must be personal, not corporate. All tournament winners and sponsors will be recognized in the ABODE Magazine.

*Please note this event is open to sponsors and players only, no spectators.

The Best of the Best in Maintenance

The HAA Honors Awards recognizes members for their commitment to their communities and the apartment industry. Here are the 2024 Houston Apartment Association Honors Award recipients for winning service.

Maintenance Supervisor of the Year, Multiple Properties

Sergio Pineda, Summit Property Management

Sergio Pineda has been a maintenance supervisor for Summit Property Management for three years and a part of the multifamily industry for 23 years. His apartment communities include The Edge at Clear Lake, The Beverly at Clear Lake, The Parker at Ellington and The Domain at Ellington.

Summit’s Lindsay Torres-Smith stated in her nomination for Sergio, “Sergio has had great success with Summit. In 2021, he was promoted to service manager for the first time and oversaw The Edge at Clear Lake, which won an HAA Honors Property Award in 2022. In 2023, he continued his success there by leading his team to complete 80% of the property’s interior renovations while maintaining a great response to work orders.”

In the summer of 2023, Summit began consolidating communities, with one service manager assigned per two or three communities. Sergio was promoted from one 320-unit property to three properties with 714 units.

“The communities Sergio took over were not in the best shape,” Torres-Smith continued, “They had a high number of outstanding

Maintenance

work orders and a low make ready ratio. Sergio immediately stepped up to the challenge and, one by one, got each property in line. The Beverly went from an average of 30 open work orders and a 50% make ready ratio to 14 and 79%, respectively. The Parker went from 26 work orders and 45% make ready to four work orders and 89% make ready. All three properties have reduced staff and were still able to improve their numbers.”

“Sergio has three different managers and teams and has been able to adapt his management style to each one. He is great at training his team members and offers support, not only to them, but the other sister communities in the region. These new communities have offered a variety of challenges to him, from restaffing, down units from tornados and adding washers and dryers to every one bedroom at one community. Sergio has taken every challenge head on and successfully led his team through them. He is currently set to add another 100 units to his portfolio and we are certain he will continue to be successful with that as well.”

Congratulations, Sergio!

Supervisor of the Year, Single Property Rolan Sanchez, The Hanover Company

Rolan Sanchez is maintenance supervisor for The Hanover Company’s Hanover Parkview, a 421-unit property. He has been in the multifamily industry for 11 years and with Hanover nine of those years.

“I got my first job because I applied for an HVAC technician position. I didn't know that it was for an apartment complex, so that's where I started.”

When asked how he got to where he is now and the most important quality for someone in his position to have, his answer was the same, “Just work hard, stay consistent, stay dedicated and just keep working. Keep working hard.”

He averages 266 work orders per month and 213 make readies turned and overseen.

Hanovers’ Jeff Crump stated in his nomination that “Rolan recruited and trained maintenance staff that consistently met property leasing goals. He held monthly safety meeting with leasing and maintenance staff, and stayed under company budget goals. He assists in daily tasks and maintenance training for sister properties.”

Rolan has a 95 out of 100 ORA score in 2023 and was a J Turner Research (Online Reputation) Elite 1% in 2023 and 2022.

Rolan has received seven awards from Hanover, including “10 Ways to Play Like a Champion” and the Hanover Doctorate of On-Site Maintenance, and has been nominated three years in a row for HAA’s Maintenance Supervisor of the Year. Congratulations, Rolan!

Maintenance Technician of the Year

Victor Castro, Westdale Asset Management

Victor Castro is assistant maintenance supervisor at Westdale Asset Management’s 256-unit Cypress Creek Crossing. He has been in the industry and with Westdale for 10 years.

“There was an opening at Cypress Creek. They tried me out, you know, my work ethic and everything. They liked how I worked and I got the job. I started as a groundskeeper first and made my way up.”

When asked what is an important quality or skill for people to work in your job position, Victor answered, “I guess have patience. Be organized – especially be organized – have time management as well, be able to manage your time and complete work orders in a timely manner.”

Victor averages 188 work orders per month and 77 make readies.

Westdale’s Heidi Johnson said, “Victor oversees the make ready units and completes the daily work orders. The average

work order is completed within 48 hours. All non-working a/c units and leads are completed the same day. Victor is a hard worker and cares about the community and the residents.”

Johnson continues, “His commitment and dedication to the community has contributed to the property winning Community of the Year in 2023, Highest Renewal Gain 2022 and 2023, Lowest Turn Over Ration 2020 and 2021, Best Expense to Budget 2021, Highest Occupancy 2020 and Best NOI 2021.”

Victor won Westdale’s Maintenance Tech of the Year in 2022 and 2023.

“I’m honored that they nominated me and chose me as a winner. And I would like to thank my team, my manager and my supervisors.”

Congratulations, Victor!

On Site Maintenance Support of the Year Kyle Wolff, Francis Property Management

Kyle Wolfe is porter handling make readies at Francis Property Management’s Savannah Oaks, a 330-unit property in Spring.

Francis’ Erika Eubanks said, “Kyle has been an important part of Savannah Oaks and Francis Property Management’s success. In 2023, Kyle completed 148 make readies with only six call backs.”

Kyle’s average work orders per month are 217 and 148 make readies turned.

When asked what is an important quality or skill for people in his position, Kyle answered, “Detail. Paying attention to the small things matter more than the obvious.”

“Walking in to get an apartment completely situated and handled, to make sure the new resident comes in and loves what they see.”

He was named Francis Property Management’s 2023 Top Make Ready Tech. Eubanks continued, “Kyle continues to be a team player and has helped at sister communities, getting caught up on work orders. He has also helped with completing their preventative maintenance program.”

Kyle has been involved with the Grateful Americans Chairity that support Camp Hope and the PTSD Foundation, and has worked as the designated pick up person for Francis for the HAA Food Drive.

When asked how he arrived where he is now in his career, he said it is for his daughter. “Her name is Callie. She is 2 1/2 years old now. My heart and soul.”

Congratulations, Kyle!

Maintenance Supervisor of the Year, Multiple States

Arnold Pedregon, ParaWest Management

Arnold Pedregon is the senior regional maintenance supervisor for multiple states for ParaWest Management. He oversees four properties in Memphis, TN, seven in Oklahoma, 14 in the Houston metro area, one in Kenedy, two in Brownsville and one in Garland, with a total of 4,046 units.

He oversees 1,958 work orders per month and 1,472 make readies portfolio wide.

He has been a member of the apartment industry and with ParaWest for 20 years.

“I started in Phoenix, AZ as a painter and got where I am now with a lot of hard work, school and determination.”

What is an important quality or skill for his position? “Patience and a lot of devotion.”

ParaWest’s Melissa Hooper goes into more detail, “Arnold’s current role oversees all the planning and training of all ParaWest Management’s maintenance

teams. He insures that all repairs and renovations are completed efficiently and within guidelines. He has successfully supervised multiple value add renovations and excels at qualifying assets for acquisition. Arnold is key in negotiating vendor contracts, bid procurement and monitoring quality control to insure projects stay on time and within budget.”

“He has also implemented a safety program that is a vital part of the organization’s due diligence and acquisition team. Arnold meets and exceeds budget expectations through utilizing training and education programs to complete many maintenance projects in house with our onsite teams, from plumbing, carpentry, make ready and renovation turns.”

Arnold has been a ParaWest Spotlight Employee of the Month.

Congratulations, Arnold!

The Best of the Best Suppliers

Supplier of the Year

Karen Nelsen, CAM, CAS, ALN Apartment Data

What is your job title and what do you do?

I am Regional Sales Executive with ALN Apartment Data. I sell apartment data to management companies, properties, owners and suppliers to assist them in making good decisions in building their businesses.

Management companies are interested in our data for market surveys – to keep pricing competitive and looking at competitors occupancies. Development teams and owners are looking for specific submarkets and areas to compare pricing to see if a new development or improvements to an existing property will receive a return on the investment. Supplier companies are looking for property changes in management or ownership and manager changes to assist them with keeping up with current clients & prospecting for new ones.

In any case, ALN assists our clients in making good business decisions for the development and growth of their properties and/or companies.

How did you get your first job in the apartment industry?

I had been downsized as a director of training from an assisted living company in Houston the week before the Enron debacle. Jobs were hard to find and HISD was difficult to work through even for certified teachers. I applied to an ad from the Houston Chronicle for an asset manager position for a new innovative modular built apartment company and after many interviews got hired. Sunrise Housing/Concord Communities were managed by Trammell Crow Residential –and I moved through the industry from there.

How did you get to where you are now in your career?

It has been an interesting ride! I’ve been blessed to be in several industries – all having an education base. I started as an elementary school teacher and then had the opportunity to move to opening the Disney Institute. At the time, the Disney Institute was like a camp for adults with classes in animation, cooking, gardening and computers. I managed the computer classes – showing people how to use Windows, install CD ROMs and creating computer storybooks. The Institute then merged with the Disney University and I moved to the professional development programs – managing and updating content for The Disney Approach to Customer Service for several years. Many of the “enrichment” classes moved into team building activities for the Professional Development Seminars. Thousands of professionals would come visit every year to see the processes Disney had in place to create a consistently happy, successful business.

My next move was to senior living communities. My boss from the Disney Institute came to Houston to open a chain of senior communities and they moved me back to the Houston area. We developed all the training for the community teams – for six different cities in Texas, Tennessee, Kentucky and California. Our “trunks of training” were developed for each community, and we would offer mass training sessions at each community’s opening in person and then support new hire training via video training, three to five cities at the same time.

When the Enron crunch happened, a lot of companies downsized. This is what brought me to the apartment industry. Sunrise Housing/Concord Communities managed by TCRS (thank you Terry Danner), UDR (thank you Kathy Clem) and then Riverstone Residential (thank you Maitri Johnson) as a training/marketing director for about 15-years. I also spent several years as an asset manager for the Houston Housing Authority, which taught me a ton about public and affordable housing.

Through long term friendships with Kristin McLaughlin and Laura ReeseWilliams, I finally arrived at ALN Apartment Data. ALN has been collecting property

information for more than 30 years and seems to have perfected its consistency in data across the United States. After six years, I feel fortunate to be at such a great company that is always looking for ways to improve data tools for our clients.

What are you working on right now?

I’m always working on staying relevant – customer service, current with operations, leasing and political topics – which affect how communities are run. If I can assist our clients with an issue, then they tend to want to work with me. In addition, I always like to give back to our people and have really enjoyed being active in the Education Advisory Council and Ambassadors to assist new management peeps & suppliers. I’ll be studying the new CAM content soon to assist in teaching classes for HAA.

What is an important quality or skill for people to work in your job position?

Patience and respect.

What do you like the most about working in the apartment industry?

Love the people and learning new things.

What is the biggest lesson you have learned in your career so far?

Stay humble. Just when you think you’re on top, the rug will get pulled out from under you, the market will change and you’re starting over. Don’t burn any bridges.

What do you consider your greatest professional success?

Completing my Master’s Degree while working full time, winning the 2007 HAA Marketing/Training Director of the Year and the 2024 HAA Supplier of the Year.

What have you been involved with for HAA?

I’m the current co-chair with Tito Estrada of the Ambassador ONE Society, I’m a Product Service Council Member, HAA Political Action Committee Fast Track member, and an Education Advisory Committee member since 2005. I’ve taught CAM, CAS, CALP and Leasing 101. I coordinated the group who rewrote Leasing 101.

What do you think set you apart to be chosen for the award?

My passion for education and helping people. I truly like to help people grow and see them succeed.

What are your plans for your future?

To keep helping my peeps in the industry! Eventually retire to San Augustine, where I’ll be spending weekends until my child graduates from college.

What advice do you have for someone who is considering a career in multifamily?

This is a great industry for life. It is ever changing, with so much to keep learning. Build relationships, with respect, they’ll last forever.

Rising Star Supplier of the Year

Mallory Hess, Century A/C Supply

What is your job title and what do you do?

I am an outside sales representative at Century AC Supply. I meet with managers and maintenance technicians at the properties in my territory and discuss all things HVAC. I help place orders and make quotes, as well as provide service and installs. I also work on special projects, such as full replacement rehabs on properties, where I manage many aspects of a large job.

How did you get your first job in the apartment industry?

This is actually my first and only job I’ve had in the apartment industry. I started at Century right after graduating from the University of Arkansas with a degree in Supply

Chain Management. When searching for jobs during college I was put in contact with a family friend who happened to be the president of Century at the time. At the time, I didn’t even know I was applying for a sales position. I assumed it would be something related to my major. I sent off my resume, had several interviews with Jacob Kunath and the other sales reps and the rest is history!

How did you get to where you are now in your career?

I 100% got to where I am now in my career through the help of my coworkers and sales team. I came into this role young and inexperienced. I definitely needed the guidance of my “Century girls” and other friends in the industry to show me the ropes. I believe my bubbly personality and drive to meet new people has also helped me be successful in my career. I love interacting with everyone whether that is at my specific place of work, or at an HAA event.

What are you working on right now?

Right now, I am focusing on growing my territory further north while also maintaining my relationships with my current customers and staying involved in the HAA.

What is an important quality or skill for people to work in your job position?

I think a lot of people believe that sales is all parties, lunches and social events, and to a certain extent it is, but there’s so much more that goes into this job. You must have the personality to be social at all

hours of the day, even when you might not be feeling your best. It is super important to make each and every customer feel seen and be able to find solutions to their problems.

What do you like the most about working in the apartment industry

My favorite thing is that I can always count on learning something new. Sometimes it’s through a panel of experienced “old timers” coming to speak at an HAA event, or it’s a friend giving me insight into what’s happening in the industry.

What is the biggest lesson you have learned in your career so far?

Not sweat the small stuff. In my role it’s easy to get caught up in all the calls and emails and become overwhelmed. In my three years in the industry, I’ve had to take a step back and realize that I cannot physically be everything to every person all the time. I’ve learned that with good time management, one can be busy at work, but can also separate work from home. I think this is a topic that is often ignored or overlooked in our industry.

What do you consider your greatest professional success?

WINNING THE 2024 RISING STAR AWARD DUH!!!!!

But seriously, both this award and being the “Be The Next Room To Grow” Ambassador for the Texas Apartment Association has made this year unforgettable. I feel like my involvement in the industry has been recognized and through this I’ve been able to meet so many more amazing people and mentors. (Continued)

What have you been involved with for HAA?

Since my first week of working at Century I have been going to meetings and events at the HAA. I am currently involved in the NEXT Committee, Ambassadors, Political Action Committee and the Community Outreach committee.

What do you think set you apart to be chosen for the award?

I think what set me apart to be chosen for this award was winning the “Be the Next Room To Grow” Ambassador challenge months earlier. This award helped me get my name and face out to more and more people and gave me the ability to represent the Houston Apartment Association at a state level. Because of this, I was able to highlight my outgoing and loud personality, as well as meet new people covering multiple apartment associations. After the challenge, I think I also gained even more confidence to be my true authentic self. I have always been energetic and charismatic, but I think both awards pushed me to be bold, including running around screaming at the top of my lungs and hugging everyone in sight when I won this award.

What are your plans for your future?

In the future, I plan on continuing to grow my network within the industry and to be an asset wherever I can be. I am already planning for future leadership positions and groups that can push me to grow even more.

What advice do you have for someone who is considering a career in multifamily?

My advice is to come in confident in yourself and confident in what you are selling. Be passionate about marketing yourself as well as your company. There will be a ton of events that may feel overwhelming at first, but I loved being able to meet new people and share my background. The multifamily industry is a different breed when it comes to social events, but if you are someone who is happy to engage with anyone and everyone, then this is the place for you!

© Khafizh Amrullah

| iStock by Getty Images

Maintenance Reimagined

The ability to source, hire and retain qualified maintenance workers is a struggle nationwide. It’s time for new ideas.

By BILL NYE, CAM, CAPS

, BillNyeApartmentGuy.com

Several years ago, I made a bold prediction. I predicted that the apartment industry would eventually stop employing a staff of service managers and technicians at every apartment community. It was becoming clear that the ability to source, hire and retain qualified maintenance workers was an industry epidemic on a national level.

I got my start in maintenance back in 1994 as the maintenance supervisor for South Point Apartments in Durham, NC. I did everything in house. I painted, did all the turns, completed every service request, cleaned carpets, maintained the grounds and took call seven days a week for close to a year as a one man show for 188 units.

To say it was a grind is an understatement. I grew up in a different time. I grew up in the generation of self-service oil changes and car tune ups. We didn’t have cellphones, gaming stations, the internet or cable television. We rode our bikes everywhere and if our bike broke down, we found a way to fix it ourselves and keep moving. We were a generation of greasy, dirty hands.

As our society has changed to a world of technology, our hands have become less greasy and dirty. This shift has caused a shortage of

qualitied, willing technicians. This has been happening for some time now and it is forcing the industry to figure out how to get apartments turned, service requests completed and preserve the asset.

As I travel around the country speaking and training for management companies, everyone has the same struggles. It doesn’t matter if I am working with a client in Boston, Chicago or San Francisco. The problems are the same. A lack of candidates and a lack of skills. So, what can we do about it? I see companies trying a number of things to solve the problem:

1. Take new risks.

Hire people that they would not have hired in the past. Hiring people with little to no experience and hope for the best. This can pay off if you are lucky. My first job as maintenance supervisor was my first job in property management. I had plenty of technical experience, but no experience in the crazy world of multifamily. I had never heard of a skip other than something you did with a rock on the pond. I had so much to learn but I had a solid technical foundation and a strong work ethic. Stop putting industry experience at the front of your recruiting and focus more on / See Bill Nye, Page 68

Honors Award

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

Each month, On Site with ABODE takes a closer look at the winning HAA Honors Awards properties. This month, we visit our first winner for 2024.

CAMDEN HIGHLAND VILL AGE

Built 2000 to 2015, Mid Rise, Property of the Year

Property: Camden Highland Village

Owner/Management: Camden

Location: 3939 W. Alabama St.

Units: 552

Web: www.camdenliving.com

Photos provided by Camden Highland Village

At Camden Highland Village, residents have access to luxurious spa amenities where they can schedule their own hair stylist, nail technician or masseuse. The guest suite provides accommodations for visiting friends and family. Valet services and a 24-hour concierge assist residents with various tasks, from unloading vehicles to delivering groceries. HUGs (Happy Uplifting Gestures) offer extras like threshold cleaning and repainting front doors.

The community features a library for quiet study, a popular wine room for hosting events and a pet-friendly paw spa. An award-winning maintenance team and Camden Response Team are dedicated to exceptional service. Three unique interior design options cater to different styles, and a spacious dog park is available for furry residents.

Camden Highland Village is also very active throughout the community and participates in Camden Cares initiatives. Each year they participate in hosting food drives, Dress for Success and most recently, the clean-up of the Japanese garden at Hermann Park. With a 4.5-star Google rating, Camden Highland Village is praised for its attentive staff, well-maintained grounds and resident activities.

Congratulations, Camden Highland Village!

On the Scene

HAA “Back to the Lanes” Bowling Tournament

Friday, August 2 at Copperfield Bowl

Award sponsored by Matrix Construction

Lunch sponsored by Catalyst Construction and Chadwell Supply

It was back to the future – and the past – as HAA members scored big for the 2024 tournament.

Tournament Winners:

1st Place – Ferguson

2nd Place - Dixie Interiors

3rd Place - Chadwell Supply

Male MVP - Shane with Team Dixie Interiors

Female MVP - Christina with Team SMI Realty

Costume Contest Winners:

Best Female Costume - Tracey Leach-Moore, Flooring Warehouse

Best Male Costume – Robert O’Brien, Sherwin Williams

Best Team Costume - the HAA VPALs

For more photos, see www.haaonline.org

On the Scene

HAA “Back to the Lanes” Bowling Tournament

HAA

“Back to the Lanes” Bowling Tournament

On the Road with HAA

Pasadena Region Meeting

Wednesday, July 24

Fordham at Baywood

HAA headed to Pasadena for an update on local issues affecting the industry in the area from Judge Holly Williamson, Harris County Justice of the Peace Precinct 8, Place 1 and HAA General Counsel Howard Bookstaff. Property managers received information on best practices when filing evictions in court. They also had the opportunity to ask questions about current situations affecting their properties and received guidance on how to navigate those challenges. Thank you to Nixie Robles, property manager for the Fordham at Baywood in Pasadena, for her hospitality in hosting us.

HAA IS REACHING OUT to better serve our members by bringing targeted networking and educational events to different parts of our 12-county service area. Contact outreach@haaonline.org to sign up for FREE, management-only events where you can learn about issues affecting your area and network with your fellow managers. Want to host an event? We are looking for member properties to host a Region Meeting. Contact govaffairs@haaonline.org.

On the Scene with HPD and

Blue Star Program

Wednesday, August 7 at the HAF Education Center

Sponsored by American Fire Systems and Greenlogic

The Blue Star Certification Program is a joint effort by the Houston Police Department and the Houston Apartment Association. Created for rental properties of all sizes, the program's goal is to help law enforcement officials and the multifamily housing industry work together to effectively reduce criminal activity in rental properties. 1

OWNERS

Orchid Equity

Angelica Garcia 10516 Kipp Way Drive Ste A Houston, TX 77099-2771

Orchid Gulfton Apts

The GilCo Group

John Gilberts 2 Riverway Ste 1610 Houston, TX 77056 (713) 927-8600

SUPPLIERS

Achilles Security Services LLC

Dagogo Pollyn 10777 Westheimer Road Ste 1100 Houston, TX 77042-3462 (713) 304-4630

Security Guard/Patrol Service, Security Consulting Service Referred by Paola Rodriguez

Adams Roofing

Justin Krautz 16712 Huffmeister Road Building 200A Cypress, TX 77429 (281) 660-3416

Roofing Contractors, Roofing Consultants Referred by Ryan Weis

Bar-B-Clean Southwest Houston

James Pariseau 1259 Deerbrook Drive

Sugar Land, TX 77479 (832) 362-9919

Barbecue Equipment & Supplies, Gas Grills, Cleaning Specialists

Binswanger Glass

David Ozment PO Box 590727 Houston, TX 77259-0727 (281) 229-9191

Glass - Plate & Window, Shower Doors, Mirrors, Doors & Door Products

Blakan Grey Media

Aaron Francis 21311 Parham Circle Spring, TX 77388 (512) 826-7410

Graphic Designers, Screen Printing Referred by Rene Flores

Briggs Equipment

Jason Kervin 5727 Brittmoore Road Houston, TX 77041 (713) 960-4004

Golf Cars & Carts, Industrial Equip & Supplies

SCloudastructure

Danielle Archuleta 150 SE 2nd Ave. Ste 300 Miami, FL 33131 (650) 644-4160

Security Guard/Patrol Service, Security Control Equipment/Systems

Extollo Construction

Tamara Coleman 11819 De Palma Lane Richmond, TX 77406 (214) 930-3232

Roofing Contractors, WindowReplacement & Repair, Siding Contractors, Apartment Maintenance - Property Liability Specialists

Green Leaf Pro

Yussef Jobi

2500 City West Blvd Ste 150-164 Houston, TX 77042 (832) 598-7700

Make Ready, Landscape Contractors, Lawn Maintenance, SprinklersGarden & Lawn, Painting Contractors

JJ's Waste & Recycling of Texas LLC

Stacey Coffman 3905 El Rey Rd Orlando, FL 32808-7917 Trash Hauling, Waste Reduction/Disposal/Recycling

Kings III Emergency Communications

Sherry Wade 751 Canyon Drive #100 Coppell, TX 75019 (469) 980-1640

Payphones, 911 Phone Service, Elevators

LVL UP Towing

Lazaro Camacho 1919 W Sam Houston Pkwy #113 Houston, TX 77043 832250143

Parking Lots-Equipment & Supplies, Towing Service Referred by Monica Morales, CAM

SUPPLIERS

Madison Title Agency LLC

Gavriel Toso 4801 Woodway Drive #430W Houston, TX 77056 (241) 461-4820

Title Companies, Real Estate

Premium Improvements Iris Ramirez PO Box 338 Alief, TX 777411 (713) 829-9819

Remodeling & Repair-Building Contractors, Resurfacing, Kitchen Cabinets, Paint Referred by Paola Rodriguez

Renova Appliance Center Ltd

Megan Anderson 12440 S Sam Houston Pkwy W Houston, TX 77031-2000 (713) 270-8810

Appliances - Dealers

Smart Build LLC

Melissa Maccarone 73 Lexington St Suite 101 Auburndale, MA 02466 (781) 712-8459

General Contractors, Painting Contractors

Trash Caddy

Ronald Brooks 8014 Colony Chase Court Richmond, TX 77407 (512) 294-5487

Trash Service - Valet, Garbage Collection

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

The Go-Getters

MAKE IT HAPPEN!

Join the Go-Getters and help grow your association and your network.

2024 Chairs: Join our Quarterly Meetings!

We will be giving away the final grand prize of $1,000 cash in December to a recruiter!

Every new member you recruit this year earns you a chance to be entered into a drawing to win. No purchase necessary.

Recruit one member and get one entry. Recruit five members and get FIVE entries. It’s up to you! Contact the membership department at members@haaonline.org for more details!

Meetings will be held from 4 p.m. to 6 p.m. at Cottonwood, 3422 N Shepherd Drive, Houston, TX 77018

Meeting Dates: September 12 December 12 ($1,000 Drawing)

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 Amanda and Maryann in the Membership Department at members@haaonline.org.

Valerie Lacy Cushman & Wakefield

Debra Knight Comm-Fit

Go-Getters Meet & Greet

Thursday, August 1 at Pluckers Memorial

Sponsored by Core Landscaping Group and Redevelopment Services

HAA recruiters introduced new member recruits during the second Quarterly Meeting of the year and won gift cards for their efforts. Two new member won free ABODE ads in a raffle: David Carmona, Tex-Star A&I, and Mark Rothbart, Junk Shot Doorstep Details of Houston. Ryan Weis with Crestmark Construction Services, was the $1,000 winner!

2024 Product Service Council Your

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 Joseph Rodriguez, CAS Greenlogic 281-678-9259 jrodriguez@ greenlogicelectric.com

Marivel Bownds, CAS Valet Living

713-806-9830

marivel.bownds@valet living.com

Giovanna Gone, CAM, CAS Rent. 832-229-3927 ggone@rent.com

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

Vice President Deborah DeRouen, CAS ClutchCity Consulting 903-277-5451 deborah@clutch cityconsulting.com

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

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

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

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

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

Kelly, CAS Brandt Electrical, AC and Roofing Services 832-921-6690 akelly@brandt electrical.com

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

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

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

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

Immediate Past President Candis Mohr, CAS AAA Plumbers 832-330-3998 candismohr@ aaaplumbers.com

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

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

Amber Whitaker, CAS FSI Constuction 713-690-5330 amber@fsiconstruction.com

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

Sean Cunningham, CAS Flooring Warehouse 512-739-4748 sean@myflooring warehouse.com

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

Chris Bell, CAS Greenlogic 832-264-7959 cbell@greenlogic electric.com

Marcelino “Tito"” Estrada, CAS One Source Realty Advisors 281-928-7399 tito@onesourera.com

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

THE SUPPLIER NETWORK

HAA’s Ambassadors are the pros at outreach to our members.

Photo, near right: The “ONE of the Month” was Denis Juarez, Furniture Options, second place was Victoria Sepulveda, GreenLogic, and third place was Yvonda Lewis, Steward Trash Valet Service.

Ambassador ONE Society meetings are held on the first Wednesday of each month: September 4, October 2, November 6, no meeting in December. The meeting spot is Kirby Ice House, 1015 Gessner Road, Houston, Texas 77055 at 3:30 p.m.

Ambassador ONE Society members with at least 10 points, ranked by points earned:

Team photos at left, from top:

First place – Brown SugHAA with 2,505 points

Second place – Purple Rain with 2,339 points

Third place – Orange Crush with 801 points

Portfolio Changes

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

• Archline Capital LLC: 1712 Pasadena Street, sixix units at 1712 Pasadena Street.

• Asset Living: West Brook Apartments, 148 units at 10990 West Road and Chisholm Trail, 228 units at 18204 Chisholm Trail.

• Brownstone Residential LLC: Richmond Senior Village, 125 units at 5615 Richmond Ave.

• Cor3 Capital: Louetta Creek, 44 units at 18620 Louetta Creek Drive in Spring; The Grove At Oak Forest, 65 units at 2527 Judiway Street; and Palm Trace Homes, 94 units at 9800 S Kirkwood Road.

• Cushman & Wakefield: The Augusta North Houston, 212 units at 12655 Kuykendahl Road.

• GMG Residential: 6335 Milwee, 14 units at 6335 Milwee Street; 1023 Lyndon St, 14 units at 1023 Lyndon; and Royal Gardens Apts, 42 units at 12300 Hodges Road.

• Greystar: Reverie at River Hollow, 304 units at 1317 Post Oak Park Drive; Alders Cross Creek, 172 units at 6525 Cross Creek Bend in Fulshear; Skymor Cypress, 195 units at 16931 Olive Bush Lane in Cypress; Prose Sterling, 300 units at 2555 FM 2920 Raod in Spring; Emeline Heights, 341 units at 925 W. 20th Street; Broadstone Garden Oaks, 255 units at 3409 Brinkman Street; Broadstone Amarra, 340 units at 10850 Hammerly; Wyldewood Gosling, 316 units at 23223 Gosling Road in Spring; and Broadstone Amelia, 365 units at 1610 Campbell Road.

• Gy Winrock: Winrock, 106 units at 2100 Winrock Blvd.

• Memorial Apartments Baytown TX: 1305 Memorial Apartments, 44 units at 1305 Memorial Drive in Baytown.

• Oak Leaf Mgmt Co: Dodson Place Apartments, 56 units at 3404 Berry Road, and 7637 Harwin, 64 units at 7637 Harwin Drive.

• PGR Property Management: Circle K Apts, 32 units at 650 Donoho Street in Hempstead.

• Portico Property Management: Knox at Westchase Apts, 518 units at 12360 Richmond Ave.

• Q10 Property Advisors: The Oasis, 144 units at 10250 Lands End Drive.

• RPM Living: The Anderson At River Oaks, 302 units at 2724 Kipling Street; Bellevue at Pecan Grove, 580 units at 2400 Old South Drive in Richmond; The Chelsea at Bellevue, 206 units at 11000 Crescent Moon Drive; The Veridian at Bellevue, 712 units at 695 Pineloch Drive in Webster; Bellevue at Riviera, 224 units at 555 Normandy Street; and The Fairway at Bellevue, 169 units at 1111 Golfview Drive in Richmond.

• Southhampton Management Inc: San Paseo, 293 units at 1724 Partnership Way in Katy.

• Southside Management: WildWood Lake Residency, 120 units at 8325 Addicks Clodine Road.

• Southside Management: Hycohen Residency, 210 units at 13511 Hycohen Road.

• Tarantino Properties Inc: Grove at Seabrook, 132 units at 1901 Lakeside Drive in Seabrook.

• Texas Inter-Faith Housing Corp: Westheimer Garden Villas, 85 units at 5811 Winsome Lane and Tomball Senior Village, 59 units at 14101 Medical Complex Drive in Tomball.

• Unified Residential Management: Tara Oaks Apartments, 126 units at 3800 Sherwood Lane; Cambridge Village, 303 units at 12945 S Post Oak Road; Marymont Apartments, 128 units at 1515 Rudel Road in Tomball; and Whispering Oaks, 140 units at 1200 N Loop 336 W in Conroe.

In the News

Jenifer Paneral has joined Francis Property Management as Vice President of Operations.

Brandon Coleman has been promoted to National Account Manager for Chadwell Supply.

Bryan Head has joined The Morgan Group as Vice President Strategic Services.

Monica Gracia has been promoted to Senior Vice President of Operations for DayRise Residential.

Unified Residential Management has added Brandy Clark as President of Operations, Jollie Kirkland as Regional Director for their portfolio overseeing Houston assets, and Jamie Kirn as Vice President of Marketing and Training.

ProMaxima has announced a significant rebranding initiative. Following ownership changes in 2022 and extensive enhancements, ProMaxima emerges with a new identity to better align with its growth trajectory and future aspirations. Under the name PMX ProMaxima, the rebranding marks a transformative moment for the company, founded in 1967, reinforcing its status as an innovative industry leader.

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

Paneral Coleman

Head

Gracia

Nothing stays the same and the ability to adopt to change is critical in every business. One thing is for certain. If you have a strong service team, you better take great care of them because can’t afford to lose them!

Bill Nye, continued from Page 43

basic technical skills and work ethic and maybe, just maybe, a great candidate will walk through the door.

2. Centralize your team.

I am seeing a lot of this happening. It can work when you have a portfolio that is in the same market. Three or four communities sharing a maintenance team. This means scheduling work like a service company. When a resident submits a request for service, someone contacts the resident and schedules a day for the work to be done. It means a longer wait time for service, but the truth is, most people are willing to wait as long as you communicate with them. The centralized team will move from community to community addressing service requests based on a priority level. Fewer doing the work and, like a service company, you have to factor in “windshield time” as well. Some companies are assigning a service manager to each community, but sharing technicians between several communities while other companies are centralizing the entire team and process.

3. Contract services.

This was my prediction about 10 years ago. We will see a day when we contract for all maintenance services. I am talking about everything. Service requests, turns, grounds, all of it. This is already happening around the country. Instead of hiring a team of men and women to work at the community, the management company finds contractors to do it for them. I see some communities still doing

occupied service requests through their own employees while contracting out 100% of the turn services. However, I also see companies contracting out all of the work. There are companies popping up all around the country ready to take on these services. The cost can be a bit tough to absorb, but like all increases in expenses, we eventually accept it as a cost of doing business. I believe this approach is going to grow until eventually it is the most common approach.

None of this is going to happen overnight, but the shortage of qualified, willing workers is not going to fix itself. It’s only going to get worse. We must stop thinking about it in the traditional way and accept new ideas and solutions. It’s like autonomous driving cars. It’s coming whether or not we like it. Nothing stays the same and the ability to adopt to change is critical in every business. One thing is for certain. If you have a strong service team, you better take great care of them because can’t afford to lose them!

Bill Nye, CAM, CAPS is a national speaker and trainer. He has more than 30 years of experience at nearly every level in the apartment industry. He is part of the Multifamily Media Network where he hosts a podcast called “Leading your Culture with Bill Nye. You can learn more about Bill and his services through his website: BillNyeApartmentGuy.com

Thank you Management Districts!

The Houston Apartment Association would like to send out a big thank you to these participating Management Districts for providing RCR screening services to the multifamily properties in each of their areas:

· Spring Branch Management District

· Brays Oaks Management District

· Hobby Area District

· Southwest Management District

· International Management District

· Gulfton Management District

· Near Northwest Management District

Thanks to these districts for helping the apartment industry by providing free RCR screening services.

Together we hold the key to better communities.

HAA and Houston have done a lot of changing over 60 years and Rental Credit Reporting has been there for many of them. RCR was established in 1977 to solve screening problems HAA founders felt plagued the local apartment industry. And now, with the help of area management districts, we can do even more.

RCR provides Houston’s apartment industry with the most effective rental credit reporting tool available. 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. RCR also tells you who hasn’t paid rent, who has broken leases and who has received their deposit refund. in partnership with

a service of

A/C Supplies

Century A/C Supply 25 281-530-2859 www.centuryac.com

A/C Contractors

Gemstar HVAC 39 281-821-1195 www.gemstarconstruction.com

Carpet Installation

Dixie Interiors 2 281-261-6334 www.dixieinteriors.com

Texas Southwest Floors 40 800-719-4321 www.texasswfloors.com

Collection Agencies

Alexander-Rose Associates Inc. 67 713-644-4441 www.alexanderrose-inc.com

Electric Contractors

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

Brandt Electrical A/C & Heating Services 27 281-693-3383 www.brandtelectrical.com

Tidal Electrical Services 17 844-277-3599 www.tidalelectricalservices.com

Foundation Repair

Church Foundation Repair 29 713-468-8400 www.churchfoundationrepair.com

Furniture - Outdoor

Texacraft 43 281-494-1541 www.texacraft.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 15 832-672-4196 www.guardianconst.com

MultiFamily Services 66 713-266-9100

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

Glass – Plate, Window, Etc.

Ameristar Screen and Glass 53 713-683-6767 www.ameristarglass.com

Internet Service Provider

Blue Stream Fiber 13 844-416-1000 www.bluestreamfiber.com

Landscape Contractors

Texscape Services 19 281-846-3779 www.texscapeservices.com

Laundry Equipment & Supplies

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

Personnel Agency

ASAP Personnel 67 972-432-6667 www.asapdo.com

Plumbing Contractors

AAA Plumbers 35 713-462-4753 www.aaaplumbers.com

Resident Screening Service

SafeRent Solutions Inside Front Cover 888-297-8821 www.saferentsolutions.com

Screens

Ameristar Screen and Glass 67 713-683-6767 www.ameristarglass.com

Swimming Pool Service

Poolsure 12 800-858-POOL www.poolsure.com

HAA Products & Services

Rental Credit Reporting 69 713-595-0300 www.haaonline.org/rcr

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

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

Want to see current and previous issues of ABODE online? Go to http://issuu.com/haa_abode. Or view this issue on your computer, tablet or smartphone at http://issuu.com/haa_abode/docs/abode_sept2024.

ABODE September 2024

CONTENTS

September 2024

ON THE COVER 32

FEATURES & PHOTOS

COLUMNS & MONTHLY UPDATES

OFFICERS AND ASSOCIATION LEADERSHIP

ABODE

SPONSOR MEMBERS

Letter from the President

Go-Dynamo!

Hiting the Links for a Great Cause

September Patron of the Month

OVERTURNED!

DON’T MESS WITH TEXAS!

Eviction

Other Eviction Issues

Fair Housing

Other Issues

CLEAN UP IN UNIT FOUR

On the Scene

SEPTEMBER

2

11

11-12

12

17

18

19

24

25-26

27

30

OCTOBER

2

3-31

3-4

8-29

10

14

16

30

Discover the Ultimate Roadmap to Success with all new speakers for 2024

What is Avenues?

Who Can Sign Up?

What does this get me?

Pricing:

Bill Dinerstein Memorial Golf Tournament

The Best of the Best in Maintenance

Maintenance Supervisor of the Year, Multiple Properties

Sergio Pineda, Summit Property Management

Supervisor of the Year, Single Property Rolan Sanchez, The Hanover Company

Maintenance Technician of the Year

Victor Castro, Westdale Asset Management

On Site Maintenance Support of the Year Kyle Wolff, Francis Property Management

Maintenance Supervisor of the Year, Multiple States

Arnold Pedregon, ParaWest Management

The Best of the Best Suppliers

Supplier of the Year

Karen Nelsen, CAM, CAS, ALN Apartment Data

Rising Star Supplier of the Year

Mallory Hess, Century A/C Supply

Maintenance Reimagined

CAMDEN HIGHLAND VILL AGE

On the Scene

On the Scene

HAA

On the Road with HAA

On the Scene with HPD and

OWNERS

SUPPLIERS

SUPPLIERS

The Go-Getters

MAKE IT HAPPEN!

2024 Product Service Council Your

SUPPLIER PARTNERS SERVING TO FACILITATE GROWTH AND STRENGTHEN THE INDUSTRY.

THE SUPPLIER NETWORK

Portfolio Changes

In the News

Thank you Management Districts!