ABODE September 2024

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ABODE THE HOUSTON APARTMENT ASSOCIATION MAGAZINE

HONORS MAINTENANCE & SUPPLIERS • BOWLING TOURNAMENT PHOTOS

Houston Apartment Association 4810 Westway Park Blvd.

Houston, Texas 77041

www.haaonline.org

September 2024

ABODE • SEPTEMBER 2024 • VOLUME 47, ISSUE 9 www.haaonline.org

The Best of the Best in

Maintenance

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CONTENTS September 2024

ON THE COVER

FEATURES & PHOTOS

32

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

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

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.

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.

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

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

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

26 NAA Update – Do you know a Maintenance Legend?

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.

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.

www.haaonline.org

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OFFICERS AND ASSOCIATION LEADERSHIP PRODUCT SERVICE COUNCIL OFFICERS SHELLEY WATSON President-Elect

MONICA GRACIA Vice President at Large – West

JOSEPH RODRIGUEZ, CAS President Greenlogic

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

HOWARD BOOKSTAFF General Counsel

RICHARD WALL Vice President at Large – East

NIKKI SEKUNDA, CAS Treasurer The Liberty Group

CASEY WATTS MORGAN CEO

STEPHANIE GRAVES Immediate Past President

CANDIS MOHR, CAS Immediate Past President AAA Plumbers

GINA ERWIN President

RYAN TERRELL Secretary/Treasurer

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

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

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

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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 Executive Nominating Fair Housing Ethics Finance Past Presidents Council Legislative Political Action Golf Century Club Education Advisory Independent Rental Owners Connection Leadership Development Community Outreach Product Service Council Expo Exhibitor Membership Ambassador ONE Society Resident Relations A Resident Relations B Resident Relations Appeals HAF Fundraiser NEXT Property Awards

CHAIR Gina Erwin Stephanie Graves Howard Bookstaff Michelle Pawelek Gary Blumberg John Boriack Shelley Watson Stacy Hunt Starla Turnbo Nikki Sekunda Lindsay Torres-Smith Michelle Bridges

STAFF ADVISOR Casey Morgan Casey Morgan Casey Morgan Casey Morgan Casey Morgan Casey Morgan Bradley Pepper Bradley Pepper Bradley Pepper Bradley Pepper

Elizabeth Castro-Gray Kyle Brown Joe Melton Joey Rodriguez Deborah DeRouen Valerie Lacy Debra Knight Tito Estrada Karen Nelsen Jessica Wheeler Karah Carrillo Darlene Guidry Neal Conant Ryan Weis Monica Morales Susan Alvarado Diane Gilbert Beth Levine

Lauren Ragin Susan Hinkley Susan Hinkley Susan Hinkley Amanda Sherbondy Amanda Sherbondy

Lauren Ragin

Amanda Sherbondy Matti Luna Matti Luna Matti Luna Lauren Ragin Lauren Ragin 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.

www.haaonline.org

September 2024

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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 Group Property 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

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Letter from the President

By GINA ERWIN, 2024 HAA President

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.

www.haaonline.org

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

Houston Planned Energy Systems

HAA Member since 1997

Cotton Commercial USA Inc.

Gemstar Construction Development Inc.

HAA Member since 1982

Hire Priority Staffing & Executive Search

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HAA Member since 1985

AAA Plumbers

HAA Member since 1993

HAA Member since 1984

Lowe’s Pro Supply

FSI Construction Inc.

HAA Member since 2006

Craven Carpet

September Patron of the Month

Apartments.com

HAA Member since 1978

HAA Member since 1999

Dixie Interiors

HAA Member since 1986

HAA Member since 1987

Camp Facilty Services

Century A/C Supply

HAA Member since 1994

HAA Member since 1968

www.haaonline.org

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Legislative Update By SHELLEY WATSON, HAA Legislative Chair, with BRADLEY PEPPER, Vice President of Government Affairs

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

www.haaonline.org

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It’s the Law By HOWARD BOOKSTAFF, Hoover Slovacek LLP , HAA General Counsel

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 www.haaonline.org

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.

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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

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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.

www.haaonline.org

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Resident Relations from the RESIDENT RELATIONS COMMITTEE

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

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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.

www.haaonline.org

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Saturday, October 19 11 a.m. to 4 p.m. Humble Civic Center Thanks to our Incredible Sponsors!

All American! All Heat! All Right! All Right! All Right!

Hot Sauce Challenge Catalyst Construction TriArc Construction

There will be teams serving up their best chili and all kinds of activities for kids and adults, all inclusive!

Over 21 Wristbands TriArc Construction Trophies AAA Plumbers

Plus, the best chili, costumes and booths can win BIG! • Pumpkin Patch • Rock Wall • Game Trucks • Yard Games • Face Painting and much more!

Little Chilis Area Lowe’s Pro Supply Precision Appliance Leasing Silent Auction Camp Facility Services Sherwin Williams

Don't miss this year's fiery new addition – The HOT SAUCE CHALLENGE! It's going to get spicy!

Chili-Tizer Stations Aire-Master of Houston Precision Appliance Leasing

Adult $20 prepaid, $30 on site, Child (5-12) $15 prepaid, $20 on site, Kids 4 and under - Free!

Interested in entering the Chili Cook-off Contest?

Contact events@haaonline.org for details on how you can get cooking!

Reserve your tickets at

Habanero Century A/C Supply Earthworks Redevelopment Services TriArc Construction

www.haaonline.org/chilifest

Goodie Bags AAA Plumbers American Fire Systems Ameritex Movers Best Plumbing Camp Facility Services Catalyst Construction Flooring Warehouse Furniture Options Gemstar Construction Development Hire Priority Staffing & Executive Search Ideal Parking Management Lowe’s Pro Supply Massey Services Precision Appliance Leasing Steward Trash Valet The Phoenix Staffing Tidal Electrical Services TriArc Construction Poolsure Perfect Parking

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On the Scene Photos from TAA 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.

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SEPTEMBER S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30

Calendar HAA Education, Events and Meetings SCHEDULE

OCTOBER S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31

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HAA Office Closed Monday, September 2 In observance of Labor Day

Resident Relations Committee A Meeting Wednesday, September 11 2 p.m.

Closed committee meeting Via Zoom

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

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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

SEPTEMBER 2

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.

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

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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.

Sponsored by TriArc Construction

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

Maintenance Appreciation Night Wednesday, September 18 6:30 p.m. to 10 p.m.

Shell Energy Stadium Visit www.haaonline.org to register.

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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

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

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.

Sponsored by Blue Stream Fiber

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.

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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.

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.

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

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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

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.

Sponsored by ALN Apartment Data

9 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

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19 Featured Event: Chili Fest Saturday, October 19 11 a.m. to 4 p.m.

It’s All American Chili for the 2024 HAF Chili Fest fundraiser!

See Page 16 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

HAA Office Closed Monday, October 14 In observance of Indigenous Peoples’ Day.

Did they pay their rent?

Rental Credit Reporting (RCR) was established in 1977 to solve screening problems the Houston Apartment Association founders a servicefelt of 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.

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

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.

Leadership LN

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.

Main

ST

Marketing PL

Maintenance BLVD Technology ROW Sponsored by

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.

Need

Individual se just one semin ss a person, a re ions are priced at only r? al steal for q $ uality educa 60 per tion!

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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.

2024 NEXT Co-Chairs:

Register online at www.haaonline.org/next or email us at events@haaonline.org for more information.

We look forward to meeting you!

Monica Morales, CAM, Q10 Property Advisors

Susan Alvarado, CAS, Century A/C Supply

s and r a d n e EXT! our cal y N s k ’ r t a a M r wh o f d e n stay tu

2024 NEXT Events: Professional Development Breakfast: September 24 • Government Focused Topic

Social: December 5 Register online at www.haaonline.org/next.

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Industry Update from the NATIONAL APARTMENT ASSOCIATION

https://maintenancelegends.com

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Bill Dinerstein Memorial

Golf

Join us for the 45th annual HAA Golf Tournament.

Check-in opens at 7:30 a.m. with a breakfast buffet.

Shotgun start at 9 a.m.

19th Hole Reception & Lunch hosted after play.

Tournament

$800 for team of four Tournament prizes awarded for 1st, 2nd and 3rd place, net scores.

To have your team score counted, you must have at least two owner/management per team. Prizes for closest to pin and longest drive.

Benefiting the Houston Apartment Association Political Action Committee

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.

Register at https://haa.wufoo.com/forms/2024-dinerstein-memorial-golf-tournament

Monday, September 30 Sugar Creek Country Club 420 Sugar Creek Blvd.

Thank you to our generous sponsors: 19th Hole Reception AAA Plumbers Steward Trash Valet

Beverage Station Earthworks TriArc Construction

Awards Ceremony Ameritex Movers Precision Appliance Leasing Tidal Electrical

Breakfast Beverage Station Best Plumbing Blue Team Restoration

Beverage Cart Blue Stream Fiber Camp Facility Services Steward Trash Valet

Breakfast Buffet Catalyst Construction Closest to the Pin Catalyst Construction

Hole Sponsors BluSky Restoration Contractors Brandt Electrical Services Camp Facility Services Catalyst Construction Central Renovation Solutions Chadwell Supply Church Foundation Repair Cotton Commercial USA Epic Multifamily Construction Flooring Warehouse

Furniture Options Guardian Construction Ideal Parking Management IKO Industries Massey Services New Creations Sherwin Williams The Liberty Group Tidal Electrical Valet Living XXL Construction

2024 Longest Drive We Do Trash

Scorecard Perfect Parking

Players Carts Steward Trash Valet Tidal Electrical

Wine Pull Chadwell Supply

Practice Range Buildian Construction Services Inc. President’s Team Crestmark Construction Guardian Construction

In the event of rain, your contribution will go to the HAA PAC. Once again, registration fees must be paid by personal check or personal credit card. These personal contributions are not tax-deductible as charitable contributions under the Internal Revenue Code. Paid for by the HAA Political Action Committee, Casey W. Morgan Treasurer.

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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.

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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

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!

Maintenance 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.

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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!

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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.”

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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!

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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

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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!

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The Best of the Best

Suppliers 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 supplier service.

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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 www.haaonline.org

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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

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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

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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.

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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 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!

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.

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Image © Khafizh Amrullah | iStock by Getty Images

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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

S

everal 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

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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

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On Site with ABODE Featuring HAA Honors Award Property Winners 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 VILLAGE

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!

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On the Scene Photos by ABODE STAFF HAA “Back to the Lanes” Bowling Tournament Friday, August 2 at Copperfield Bowl Award sponsored by 1 Matrix Construction Lunch sponsored by 2 Catalyst Construction and

3

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.

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2

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On the Scene Photos by ABODE STAFF HAA “Back to the Lanes” Bowling Tournament

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On the Scene Photos by ABODE STAFF HAA “Back to the Lanes” Bowling Tournament

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@HAATV @HOUSTON APARTMENT ASSOCIATION

@haaonline

@haaonline

@HAAONLINE @HOUSTON APARTMENT ASSOCIATION

FOLLOW HAA ONLINE AND NEVER MISS A POST www.haaonline.org

@

@haaonline

@haaonline

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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.

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On the Scene with HPD and HAA

1

Blue Star Program Wednesday, August 7 at the HAF Education Center Sponsored by 1 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.

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Welcome Mat Introducing HAA’s NEW MEMBERS OWNERS

SUPPLIERS

S

SUPPLIERS

Orchid Equity Angelica Garcia 10516 Kipp Way Drive Ste A Houston, TX 77099-2771 Orchid Gulfton Apts

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

Cloudastructure Danielle Archuleta 150 SE 2nd Ave. Ste 300 Miami, FL 33131 (650) 644-4160 Security Guard/Patrol Service, Security Control Equipment/Systems

Madison Title Agency LLC Gavriel Toso 4801 Woodway Drive #430W Houston, TX 77056 (241) 461-4820 Title Companies, Real Estate

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

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

Green Leaf Pro Yussef Jobi 2500 City West Blvd Ste 150-164 Houston, TX 77042 (832) 598-7700 Make Ready, Landscape Contractors, Lawn Maintenance, Sprinklers Garden & Lawn, Painting Contractors

Binswanger Glass David Ozment PO Box 590727 Houston, TX 77259-0727 (281) 229-9191 Glass - Plate & Window, Shower Doors, Mirrors, Doors & Door Products

JJ's Waste & Recycling of Texas LLC Stacey Coffman 3905 El Rey Rd Orlando, FL 32808-7917 Trash Hauling, Waste Reduction/Disposal/Recycling

Blakan Grey Media Aaron Francis 21311 Parham Circle Spring, TX 77388 (512) 826-7410 Graphic Designers, Screen Printing Referred by Rene Flores

Kings III Emergency Communications Sherry Wade 751 Canyon Drive #100 Coppell, TX 75019 (469) 980-1640 Payphones, 911 Phone Service, Elevators

Briggs Equipment Jason Kervin 5727 Brittmoore Road Houston, TX 77041 (713) 960-4004 Golf Cars & Carts, Industrial Equip & Supplies

ALL SUPPLIER MEMBERS

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

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

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

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

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The water can be rough.

Find out how HAA can help you rise above it!

You are made for this! Get in the know with these FREE informative online orientation sessions. Learn about member benefits and how to get involved with your HAA.

Join HAA and HAA Past President John Boriak for

Membership 101

via Zoom 12:30 p.m. to 1:30 p.m.

September 11 • December 11 Visit www.haaonline.org/events for details.

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The Go-Getters HAA’s MEMBERSHIP RECRUITERS

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!

Valerie Lacy Cushman & Wakefield

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

Debra Knight Comm-Fit

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.

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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!

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

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2024 Product Service Council Your SUPPLIER MENTORS SUPPLIER PARTNERS SERVING TO FACILITATE GROWTH AND STRENGTHEN THE INDUSTRY. The Product Service Council is a group of active supplier members whose objectives are to promote the active involvement and participation of supplier members.

Suppliers - Do you need some guidance?

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

2018 President Joseph Rodriguez, CAS Greenlogic 281-678-9259 jrodriguez@ greenlogicelectric.com

2014 Vice President Deborah DeRouen, CAS ClutchCity Consulting 903-277-5451 deborah@clutch cityconsulting.com

2011

2022

Marivel Bownds, CAS Valet Living 713-806-9830

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

marivel.bownds@valet living.com

2018 Secretary Blaise Spitaleri, CAS Gemstar Construction Development 713-355-9230 blaise@gemstar construction.com

2019 Shaun Callaway, CAS Earthworks 844-425-8168 shaun@earth.works

2021

2021

2013 Dan James, CAS Redevelopment Services 713-501-7555

Amanda Kelly, CAS Brandt Electrical, AC and Roofing Services 832-921-6690

ggone@rent.com

djames@redevelopmentinc.com

akelly@brandt electrical.com

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

2020

nikkis@theliberty group.com

2023

Karen Nelsen, CAM, CAS Arely Pena, CAS The Liberty Group ALN Apartment Data 713-357-8378 832-647-8637 knelsen@alndata.com arelyp@theliberty group.com

2015 Immediate Past President Candis Mohr, CAS AAA Plumbers 832-330-3998 candismohr@ aaaplumbers.com

2022

2020

2019

Neal Conant, CAS Gemstar Construction Development 281-636-2214

Sean Cunningham, CAS Flooring Warehouse 512-739-4748

nealc@gemstar construction.com

sean@myflooring warehouse.com

2014

2009

Debra Knight, CAS Comm-Fit 281-250-9517

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

2021 Amber Whitaker, CAS FSI Constuction 713-690-5330 amber@fsiconstruction.com

2021

2022 Susan Alvarado, CAS Redi Carpet Sales of Houston Ltd. 832-640-7472 susan.alvarado@redicarpet.com

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

Giovanna Gone, CAM, CAS Rent.

832-229-3927

2019

2020 Treasurer Nikki Sekunda, CAS The Liberty Group 832-243-8888

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

2022 Marcelino “Tito"” Estrada, CAS One Source Realty Advisors 281-928-7399 tito@onesourera.com

2015

2022

Liz Levins, CAS Emeritus Gemstar Construction Development 832-453-1718

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

liz@gemstar construction.com

Scan to sign up for a mentor.

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The Ambassador ONE Society HAA’s WELCOMING COMMITTEE

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: 1180 Furniture Options Dennis Juarez 609 Tidal Electrical Services Joseph DeMoss 519 GreenLogic Victoria Sepulveda 474 Rent.

Giovanna Gone 180 Redi Carpet Sales of Houston Ltd Susan Alvarado 178 Steward Trash Valet Service Yvonda Lewis OnCall Patrol LLC DBA Parking Pass.Com 150 Maxime (Max) Boileau 148 The Liberty Group Arely Pena 126 BGSF Krysta Chacon Brandt Electrical A/C & Heating Services 120 Amanda Kelly 117 Rent.

Stephane Leveque 107 FSI Construction Amber Whitaker 106 Signarama Magnolia Krystal Villanueva 98 Maintenance Warriors Martha Bernal 96 Apartment Life Brittany Donovan 78 Redevelopment Services Adoteh Joseph Akue 78 Century A/C Supply Crystal Varela 78 Encore Services Melanie Morales 66 The Liberty Group Kaitlin Flick 40 Epic Multifamily Construction Destiny Hinojosa 34 Lincoln Security Systems Luis Cruz 30 Mohawk Industries Noella Howard 28 Sherwin Williams Auri Verser 20 Preferred Corporate Housing Brittany Bennett 16 Triarc Construction Louis Gonzalez 14 Kastle Systems Ariel Long 14 Johnstone Supply James Kelly 13 Metropolitan staffing solutions Angel Garcia 12 Dry Force Corp Daviana Matheus 12 All Dry Service Grace Schaper 12 IKO Sales Jonathan Alexander 12 Gemstar Construction Liz Levins 12 Sherwin Williams Ryan Bruner 12 Sundek of Houston Travis McPhail 10 Epic Multifamily Construction Jim Martensen 10 Gemstar Construction Blaise Spitaleri 10 Johnstone Supply Jadrian Mitchell 10 Sundek of Houston Jonathan Bullion 10 Encore Services Vee Blount 10 Epic Multifamily Construction Yorick Lopez Ambassadors earn points by sharing leads, making introductions and visiting communities to promote HAA events and news.

THE AMBASSADOR ONE SOCIETY is an organized network exchange that helps supplier partners build their business contacts within HAA. It’s the perfect way for new suppliers to get started with the association. Group members share leads, make introductions and support HAA and its members. For details on how to join and for meeting dates, visit www.haaonline.org/ambassadors or contact Amanda in the Membership Department at 713-595-0316, or email asherbondy@haaonline.org.

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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

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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.

WANT MORE ABODE? WE ARE ONLINE, TOO! Follow us today at

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• 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.

Paneral

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

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

Coleman

Head

Gracia

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.

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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

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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

www.haaonline.org

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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.

a service of

in partnership with

To subscribe or to learn more, call RCR at 713-595-0300, email rcr@haaonline.org or visit www.haaonline.org.

ad index pg 70.qxp_Ad Index pg 74 8/19/24 3:21 PM Page 1

Index of Advertisers By CATEGORY

A/C Supplies

Glass – Plate, Window, Etc.

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

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

A/C Contractors

Internet Service Provider

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

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

Carpet Installation

Landscape Contractors

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

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

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

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

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

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

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

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

TARGET QUALIFIED LEADS 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

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

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

Screens Furniture - Outdoor Texacraft . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .43 281-494-1541 . . . . . . . . . . . . . . . . . . . . .www.texacraft.com

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

Swimming Pool Service 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

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

www.haaonline.org

HAA Products & Services Rental Credit Reporting . . . . . . . . . . . . . . . . . . . . .69 713-595-0300 . . . . . . . . . . . . . . .www.haaonline.org/rcr

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

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.

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MarketLine By BRUCE MCCLENNY, Industry Principal, MRI ApartmentData MRI Real Estate Software

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Back Page with News from around the COMMUNITY

Questions? saleshelp+haa@webscribble.com 888-995-2244 Ext 1057 Working in multiple Texas markets? Visit the TAA Career Center at www.taa.org/careers/ 72

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ABODE THE HOUSTON APARTMENT ASSOCIATION MAGAZINE

HONORS MAINTENANCE & SUPPLIERS • BOWLING TOURNAMENT PHOTOS

Houston Apartment Association 4810 Westway Park Blvd.

Houston, Texas 77041

www.haaonline.org

September 2024

ABODE • SEPTEMBER 2024 • VOLUME 47, ISSUE 9 www.haaonline.org

The Best of the Best in

Maintenance