abode march 2016
DESCRIPTION
Brought to you by Camp Construction Services. Whether it’s online, onsite or in unit, market to your prospects with the right technology, techniques and attitude. Learn how in this month’s special section. And don’t miss photos from the Gala, Spelling Bee, Sponsorship Auction, State of the Industry and much more!TRANSCRIPT
THE HOUSTON APARTMENT ASSOCIATION MAGAZINE www.haaonline.org
Your Market
ABODE
Tamper-ResistantLearn the what, when and how of the new smoke alarm requirements.
We See Youat the State of theIndustry, the Bee-G-FSpelling Bee, Gala and much more!
Whether
it’s on
line, on
site
or in u
nit, mark
et to yo
ur
prospe
cts with
the rig
ht
techno
logy, te
chniqu
es
and att
itude.
March 2016
cover march for print.qxp_Layout 1 2/19/16 7:10 AM Page 1
CONTENTSFebruary 2016
www.haaonline.org March 2016 ABODE 3
FEATURES & PHOTOS24 On the Scene – Photos from theHAABGF Meeting in January.
30 On the Scene – Photos from theJanuary Sponsorship Auction.
34 On the Scene – Photos from theHAA ”Bee-GF” Spelling Bee.
38 Ready, Set, Go! – In Part II of thisseries, expand your online reach andlearn how to respond the right way.
40 Keywords Count – Digital market-ing for your property means payingcareful attention to your customers’wants and needs.
44 Check Yourself– Avoid costly mis-takes by creating and adhering to a listof essential everyday tasks.
46 Neighborhood Network– Reachout and build relationships with thebusinesses in your community to boostyour marketing and leasing success.
48 Small Budget, Big Impact – Make asplash in the bath with easy updates.
52 Pay the Rent with the Groceries? –A management company and supplierwork together to provide convenientrent payment options for residents.
56 On the Scene – Photos from theInstallation & New Year Gala.
64 On the Scene – Photos from theHAA State of the Industry Breakfast
72 On Site with ABODE – The Elan 99West Apartments hit the rental market.
COLUMNS & MONTHLY UPDATES7 President’s Corner – Thank you sup-pliers for your support of our industry.
8 Patron of the Month – Meet and sup-port Presto Maintenance Supply.
9 Legislative Update – Prepare now asmany smoke alarms will requirereplacement beginning next year.
11 It’s The Law – Is it legal to rent to illegal aliens?
14 Resident Relations – Cleaning vs.replacement charges cause a disagree-ment after move out.
19 Upcoming Education – Find outwhat education courses the HoustonApartment Foundation is offering inMarch and April.
20 Calendar – HAA’s schedule ofevents for the next coming months.
26 NAA Update – It’s important to lookback at all NAA accomplished with ourmembers in 2015.
28 On the Road with HAA – Photosfrom the Katy Area Council Meeting.
66 Welcome Mat – Find out about thenewest HAA members.
68 The Ambassador ONE Society –News from the HAA welcome wagon.
70 Portfolio Changes and In the News– Industry news clips from our members.
74 Index of Advertisers – See the supplier members who support this publication.
75 MarketLine – The latest area market numbers.
76 BackPage – News from around the community.
We welcome your comments. Email us at [email protected].
ON THE COVER
38Target Your Market –
Whether it’s online, onsite or in unit, market toyour prospects with the right technology, tech-niques and attitude. Learn how in this month’sspecial section.Image by Rawpixelimages/Dreamstime.com
Table mar pg 3.qxp_Layout 1 2/17/16 7:38 AM Page 1
BOARD OFDIRECTORSJackie Rhone,Immediate PastPresidentJosh AllenMack ArmstrongJeff BlevinsJohn BoriackKyle BrownGrant CrowellJohn FedorkoPaula ForsheeIsrael GarzaDiane GilbertClark GreggIra GrossAlison HallBryan HeadClay HicksDavid JonesJacob Kunath Barby LakeKristin McLaughlinCarlos NetoDean O’KelleyMichelle PahlJenifer PaneralMark ParkMichelle PawelekJohn RidgwayChristy RodriguezKelly ScottKurt SeidelKim SmallDebbie SulzerSal ThomasStarla TurnboBeth Van WinkleQuintina WillisJerry WinogradTracie Yoder
DIRECTORSEMERITUSKen BohanGary BlumbergKathy ClemJack DinersteinDarlene GuidryJenard GrossDavid HargroveLarry Hill
Stacy HuntHap HunnicuttMike KochDick LaMarcheTim MyersP. David OnanianEileen SubinskySteve SweetKirk TateSuan TinsleyHJ TollettPat TollettVic Vacek Jr.
ADVISORY DIRECTORSJoe BrysonScott DouglasBilly GriffinCesar LimaRobert LopesKaren NelsenShelley WatsonTony Whitaker
GENERAL COUNSEL EMERITUSJoe Bax
HONORARY LIFE MEMBERSClaude ArnoldKenn BrownTina CavacoKevin FennDiane GilbertAnita HarrisonDwayne HensonMike KochMerry MountMonette ReynoldsSherry StevensonKirk TateSuan TinsleySonny UnverzagtDel WalmsleyNancé WellsJeanne Marie Zublin Dicks
PRODUCT SERVICE COUNCIL OFFICERSKristin McLaughlin,CASE, President Mohawk Industries
Israel Garza, CAS, Vice President Maintenance Supply Headquarters
Grant Crowell, CAS,Secretary The Urban Foresters
Jacob Kunath, CAS,Treasurer Century A/C Supply
Mark Park, CAS, Immediate PastPresident AAA Plumbers
MEMBERSMarivel Bownds, CAS, Valet Waste
Debbie Brueckner, CAS, Dixie Carpet Installations
Peggy Charles, CASE, Meyer SmithArrie Colca, CASE, Craven CarpetDylan Coleman, CASCamp Construction Services
Deborah DeRouen, CAS, RentPath
Derek DeVries, CAS,Camp Construction Services
Brian Febbo, CASFSI Construction
Sarah Fox, CASBG Staffing
Jimmie Hotz, CASE, HD SupplyDan James, CAS,Redevelopment Services
Debra Knight, CAS,Valet Waste
Stephanie Krop, CASE, Buyers Access
Laura Lestus, CAS,The Liberty Group
Liz Levins, CAS,Criterion Brock
David Lindley, CAS,FSI Construction Inc.
Candis Mohr, CAS,AAA Plumbers
PATRON MEMBERS1980Coinmach1982Republic Services1986Craven Carpet1987For Rent MediaSolutions1994AAA PlumbersPresto Maintenance Supply
1996Houston Planned Energy Systems
1997RentPath1999FSI Construction Inc.2003Dixie Carpet Installations
2009Camp Construction Services
2013Criterion Brock
SPONSOR MEMBERS1968Century A/C SupplyHoover Slovacek LLPReliant1973Brady Chapman Holland & AssociatesCORT Furniture Rental1974Mueller Water Conditioning Inc.1976Great American Business Products1977Webb Pest Control1978Houston Metro Electrical Corp.The Liberty Group1981AmRentMarvin F Poer & Company1983Namco Mfg. Co. Inc.Sherwin Williams Company1984RENCON1985Gemstar Construction Development Inc.1986ApartmentData.com1988Wallace Garcia Wilson Architects Inc.1992Alexander-Rose Associates Inc.Saint Clair & Sons Inc.1998AAA Staffing Ltd.CoreLogic SafeRent2000Moveforfree.com IncPura Flo Corporation2002American Fire SystemsClassic Touch PaintingDirect Energy LPKeystone ResourcesSouthwest Painting Contractors Inc.Wilmar Industries Inc.2003Sign-Ups & Banners Corporation2004Assessment Advisors2005LSR MultifamilySwain & Baldwin Insurance & Risk Management
United Protective Services2006CAD Restoration Services LLCCorestone Paving & ConstructionDoodyCallsLopez Carpet Care & PaintingMasonry Solutions Inc.Roto-Rooter Services Co.TXU Energy Multifamily ServicesValet Waste2008ARE Business Solutions LLCFlavor Finish ResurfacingHARCO Insurance ServicesTexas Turf Management2009Contractors Inc.Moen Inc.Moon Shepherd Baker InsuranceRedevelopment ServicesStorm Maintenance & Monitoring2010ALN Apartment Data Inc.BAC ProductsBelfor Property RestorationCertified Termite and Pest ControlCotton Commercial USA Inc.FTK Construction Services2011Buena Suerte Spanish NewspaperDNM Contracting Inc.Fantastic FloorsGreenway Environmental ServicesInfinite Energy Inc.NRG eVgoParking Management Company/PMC Towing
Seal Security SolutionsState Contractors LLCSterling Wiring Solutions2012ABC Supply Co. Inc.Accent Sign & Awning Co.Brown & Gay Engineers Inc.Cantrell McCulloch Inc.Drake Realty Group LLCEnviroSmart Multifamily Pest SolutionsFinal Touch Remodeling Inc.Floor and Decor OutletsGiordano Construction Inc.Go-Staff Inc.Maldonado Nursery & Landscaping Inc.Morrison Supply CompanyNationwide EvictionRent.comTAMKO Building Products Inc.Texas Concrete Professional Company2013Arbor Contract Carpet IncArm Strong Environmental (ASE)ASAP Steamers Carpet CleaningASW Allstate Painting & ConstructionAudio ImagesCapitol Wrecker LLCComcastGambit ConstructionGorman Roofing ServicesOutdoor ElementsPool Works LLC
ProMaster Roofing & GutterStoveTop FireStopTidal Renovations LLCTuttle Construction2014Adventure Playground Systems Inc.Chadwell SupplyClassic Same Day BlindsCorporate Housing Associates/Woodlands Interim Housing
Crawford Electric Supply Co. Inc.CXC Talent SolutionsD&G Quality Roofing Inc.enTouch Systems Inc.Goodman Manufacturing Ltd.J NationalJonah Systems LLCMX2 Commercial PavingOn Site Towing LLCParking & Towing Experts Inc.Pathfinder Insurance GroupPerma-Pier Foundation Repair of TexasRam Jack Foundation SolutionsSisTerra LandscapeState Roofing CompanyStorage WestTexas Apartment Pool ServicesThe Katy Plumbing CompanyVirtual Leasing SystemsWCA Waste CorporationZillow Rental NetworkZippy Shell of West Houston2015A All Animal Control of North HoustonAccess Industrial Services Inc.Admiral Linen & Uniform Service by AlscoAir Pro SystemsAmerica Outdoor FurnitureAmerican Painting & Renovations Inc.ASAP Personnel Inc.ASIAstro Towing SolutionsBSIByte Time Computing Inc.Cameras OnsiteCarrier EnterpriseCertaPro PaintersCiti Fence & Access ControlCompetitive Choice Inc.CSI LED Lighting & BatteriesD&C PaintingDelta Mechanical Inc.DeNyse CompaniesDivision-9 Inc.DTS ServicesDuke SysDust Lady Cleaning & Services LLCDynamo Contracting Inc.Fix My Slab Foundation RepairFoster Fence Ltd.Fujitec America Inc.Full Steam Ahead HoustonFulton Law Group PLLCGateman Inc.Goes Heating SystemsGreater Houston Pool ManagementGreenmark EnvironmentalGround Control Concrete & ConstructionH.S. ServicesHinton Construction Co. Inc.Holder’s Pest ControlHousing100I-45 Signs - G Quest EnterprisesKathy Andrews InteriorsLane Law FirmLevee LockerLiberty Builders LLCM&J Painting and ConstructionNate Robb Commercial ConstructionNetwork OutfittersNobe Nash Inc.Notifii LLCPace Residential LPPower ExpressPreferred Home Technologies Inc.Prestige Restoration LLCPro Turf LandscapingRestored ResourcesRivas Roofing & Gutters Inc.Robert G Smith Electric Inc.Seisco International LLCSmith Protective ServiceSOCi Inc.Springbok Valet Trash SolutionsSustain-Ability Solutions LLCTax Recourse LLCTEI Insurance Agency Inc.Texas Home Painters LLCThe Allshouse Group LLCThe CountersourceThe Energy Link, LLCTorocon Services LLCTotal Lender Services LLCTrident Security ProfessionalsUnited Painting RestorationUnwanted.com Inc.Wilsonart2016Action Window Coverings Inc.American Risk Insurance CompanyBaez ElectricalChesapeake Facility ResourcesCiti Fence & ConcreteE-Systems Pest Management Inc.Fidus Construction ServicesJohnstone SupplyLiquid Waste SolutionsMcCann Total Security SolutionsPet and Playground ProductsRam ConstructionRevitalize Facility MaintenanceSears CommercialSparkle Wash Pressure Washing
ALISON HALLPresident
MICHELLEPAWELEKSecretary/Treasurer
KYLE BROWNPresident-Elect
KELLY SCOTTVice President at Large
DEBBIE SULZERVice President at Large
SAL THOMASVice President at Large
STARLA TURNBOVice President at Large
HOWARD BOOKSTAFFGeneral Counsel
JEFF HALLExecutive VP
OFFICERS AND ASSOCIATION LEADERSHIP
CLAY HICKSVice President at Large
Officers pg 4.qxp_Layout 1 2/17/16 7:39 AM Page 1
ABODEMARCH 2016 I VOLUME 39, ISSUE 3
Executive Vice President and Publisher JEFF HALL, CAE [email protected]
EDITORIAL AND DESIGN STAFFDirector of Publications and Design DEBORAH NIX [email protected]
Writer/Editor MORGAN TAYLOR [email protected]
ADVERTISINGDirector of Membership and Marketing AMANDA SHERBONDY [email protected]
CONTRIBUTING STAFFVice President and General Manager SUSAN HINKLEY, CAE [email protected]
Vice President of Professional Development EMILY HILTON, CPP [email protected] President of Public Affairs ANDY TEAS, CAE [email protected]
Controller NANCY LI LO, CPA [email protected] of Information Technology ART EIDMAN [email protected] of Resident Relations MATILDE LUNA [email protected]
Director of Events and Meetings EMILY BANNWARTH [email protected] of Rental Credit Reporting TINA DEFIORE [email protected] Credit Reporting Manager LUISA AREVALO [email protected]
Education and Meetings Coordinator KAREN MITCHELL [email protected] Growth Manager LAUREN OWENS, CMP [email protected] Affairs Specialist MERCEDES SANCHEZ [email protected]
Membership and Marketing Coordinator LAUREN WOLFSON [email protected] and IT Specialist WILL ALFARO [email protected]
PRINTERTGI PRINTED www.tgiprinted.com
HOUSTON APARTMENT ASSOCIATION COMMITTEESCOMMITTEE CHAIR STAFF ADVISORExecutive ALISON HALL JEFF HALLProgram & Budget KYLE BROWN JEFF HALLNominating JACKIE RHONE JEFF HALLEthics EILEEN SUBINSKY JEFF HALLInvestment MICHELLE PAWELEK JEFF HALLFair Housing CLARK GREGG JEFF HALLBy-Laws JENIFER PANERAL JEFF HALLStrategic Growth KYLE BROWN LAUREN OWENSLegislative KYLE BROWN ANDY TEASPAC Fundraising JERRY WINOGRAD ANDY TEASHAA Better Government Fund STACY HUNT/JOHN RIDGWAY ANDY TEASCentury Club JACOB KUNATH ANDY TEASMultifamily Fire Safety Alliance LARRY HILL ANDY TEASMedia Relations STARLA TURNBO ANDY TEASGolf CLAY HICKS ANDY TEASLeadership Development MACK ARMSTRONG SUSAN HINKLEYProduct Service Council KRISTIN MCLAUGHLIN SUSAN HINKLEYCommunity Outreach SAL THOMAS SUSAN HINKLEYResident Relations Appeals DARLENE GUIDRY MATILDE LUNAResident Relations A HEATHER LACLAIRE MATILDE LUNAResident Relations B DEBBIE KELM MATILDE LUNAMembership DEBBIE SULZER AMANDA SHERBONDYAmbassador ONE Society DEBRA KNIGHT/LAURA LESTUS AMANDA SHERBONDY2016 Expo IZZY GARZA AMANDA SHERBONDYIROC CARLOS NETO EMILY HILTONEducation Advisory Council KELLY SCOTT EMILY HILTONCareer/Community Development MICHELLE PAWELEK EMILY HILTONNEXT ROBERT LOPES/BRANDON COLEMAN EMILY HILTONHAF Fundraiser SUSAN WELLS/ARRIE COLCA EMILY BANNWARTHProperty Awards IRA GROSS/DEBORAH HOLCOMBE TINA DEFIORERCR Advisory STARLA TURNBO TINA DEFIORE
HOUSTON APARTMENT ASSOCIATION MISSION AND VISIONHAA 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.
Visit HAA Online at www.haaonline.org
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, MARCH 2016 VOLUME 39, ISSUE 3ABODE (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. Telephone713-595-0300. The $50 annual ABODE subscription rate is included in all member dues and additionalsubscriptions 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 viewsand opinions of the Houston Apartment Association. Copyright © 2016 by HAA.
Periodicals Postage Paid at Houston, Texas.
POSTMASTER: Send address changes to ABODE, 4810 Westway Park Blvd., Houston, Texas 77041.
www.haaonline.org March 2016 ABODE 5
Mast pg 5.qxp_Layout 1 2/17/16 7:39 AM Page 1
2016 HAAVolleyballTournamentFriday, March 11Gates open at 12:30 p.m. Registration and practice from 1 p.m. to 2 p.m. Tournament begins promptly at 2 p.m. Teams not present by 2 p.m. will not be included in the tournament grid.
Festivities include a buffet, networking opportunities and checking out the HAA athletes!Teams are registered on a first-come, first-served basis. All players must be members of HAA.
Form your teams now (two per company). Teams are not confirmed until payment has been received.Register your team online with credit card payment at www.haaonline.org.
Third Coast Volleyball Club5652 Forney Drive(Off Hwy. 59 South, one block west of the Hillcroft and Harwin intersection)
Entrance fee is $250 per team (6 players, 2 alternates).Spectator fee is $20 per person.Requests for refunds must be received in writing by end of business day on March 6 and will be subject to a $50 cancellation fee. No refunds will be granted after March 6 or for no shows. No refunds will be given for individual tickets, but tickets arefully transferrable. Contact the Meetings Department at 713-595-0323, by email at [email protected] or see online at www.haaonline.org for more information.
Court Sponsors:Lunch Sponsor: Snack Sponsor:
See www.haaonline.org for more details.
Volleyball pg 6.qxp_Volleyball pg 25 2/17/16 7:40 AM Page 1
www.haaonline.org March 2016 ABODE 7
MANY THANKS to everyone whoturned out for the Gala (See Page 56 for pho-tos). It was an outstanding event, one of thebest ever! Thank you to our Presenting Spon-sor Camp Construction Services and PremierSponsors Arbor Contract Carpet, CrestmarkConstruction and DirecSupply Inc. It was anawesome event thanks to you and your sup-porting sponsorships, and it is only the first ofmany great things planned for 2016.
Thank You SuppliersWe couldn’t do what we do as an association
without the tremendous support of our sup-plier partners who commit thousands of dollarsto support HAA’s events and education pro-grams. I was proud to be a part of the JanuarySponsorship Auction, where our generous sup-pliers bid more than $153,000 for event spon-sorships (See Page 30 for details). Their supportfor HAA and the industry is greatly appreciated.Because of their generosity, HAA programs andevents are affordably priced for all.
It’s important that we dobusiness with these partners tothank them for their participa-tion, their time and their sup-port of our industry. Doingbusiness with HAA members isthe simplest and most valuableway to show your support for HAAand our mission. For an easy way to checkmember status, visit the HAA Buyer’s Guide online at www.haabuyersguide.com. And if theyare not a member, sign them up! Go to the HAAwebsite for applications.
More, More, MoreThis is going to be a great year for events.
We are already in full swing. HAABGF is an important function of the as-
sociation, so join the club and don’t miss our in-formative meetings and the great networkingopportunities. With election season here, we’vehad four BGF luncheons with more to comeand the new “Bee-G-F” Spelling Bee, which was
a lot of fun for everyone – spellers and audiencealike! (See Page 34 for more.) HAABGF will alsobe holding its Top Golf Fundraiser again thisyear on April 28. This event sells out quickly andonly sponsors and players are allowed – nospectators – so register now. And don’t worry ifyou don’t know how to golf, it’s easy and funand no clubs required! Hit the HAA website forall the details.And there is so much more! I’ll be at the
Volleyball Tournament on March 11, and joinme in supporting our brilliant maintenancetechnicians and supervisors for MaintenanceMania on April 7. Get up, get out and get involved with your association!
THANK YOU SUPPLIERS!Thanks to our supplier partners for your support of our industry
and get ready for great things ahead.
President’s Corner By ALISON HALL, CPM, CAPS, 2016 HAA President
Our new president has a new email address –[email protected]. Alison wants to know whatyour thoughts and what your needs are from your association. Alison and HAA want to hear from you!
pres pg 7.qxp_Layout 1 2/17/16 11:25 AM Page 1
MarchPatronof the Month
8 ABODE March 2016 www.haaonline.org
Houston Planned Energy SystemsHAA Member since 1978
Republic ServicesHAA Member since 1982
Presto Maintenance SupplyHAA Member since 1983
CoinmachHAA Member since 1961
Craven CarpetHAA Member since 1986
Camp Construction ServicesHAA Member since 1994
For Rent Media SolutionsHAA Member since 1987
Criterion BrockHAA Member since 1985
AAA PlumbersHAA Member since 1984
FSI Construction Inc.HAA Member since 1999
Dixie Carpet InstallationsHAA Member since 1987
Apartment GuideHAA Member since 1979
These companies have generouslysupported the Houston ApartmentAssociation with their patronmembership. Please give themcareful consideration, wheneverpossible, in your business.
Patron pg 8 presto.qxp_Layout 1 2/17/16 7:41 AM Page 1
www.haaonline.org March 2016 ABODE 9
AN UPDATED HOUSTON FireCode took effect last month, featuring a fewchanges from the previous version, though alot of requirements remain the same. In Houston, unlike most cities that use the
International Codes, most existing garden-styleapartments will not have to retrofit with moni-tored pull-station fire alarms. Houston kept itsprevious requirement, which limits this retrofitto large hotel-style properties with units thatopen into enclosed corridors.Carbon monoxide alarms, included in the In-
ternational Codes since 2012, will be required innew construction only. A retrofit provision inthe fire code was removed for Houston.One new requirement to prepare for is
tamper-resistant smoke alarms.
New Smoke Alarm RequirementTexas has long required every apartment to
have smoke alarms and every apartment man-ager knows the drill: Working smoke alarmsare provided when a resident moves in. Afterthat, it’s up to the resident to maintain them,change the batteries and let the owner know ifthe alarm needs to be replaced.Apartment managers also know the ongo-
ing problem with this. Residents may agree tomaintain smoke alarms in their lease, but theydon’t always do it. Somebody burns some-thing on the stove. Somebody knocks thesmoke alarm off the ceiling or pulls out thebattery to stop the noise, then forgets allabout it. Firefighters going through the after-math of residential fires in apartments andsingle-family homes often find smoke alarmswith missing batteries. First, the new requirement applies only to
apartment properties in the Houston city lim-its that are old enough to have “single-station”smoke alarms – the stand-alone, 9-volt batterykind that are not hard wired nor intercon-nected. Basically, this will be Houston proper-ties built before the mid-1980s. StartingJanuary 1, 2017, any single-station smoke
alarm that needs replacement(broken, missing, etc.) must be re-placed with a “sealed, single-sta-tion smoke alarm with a long-lifelithium or similar battery.”These will cost more than the smoke
alarms most properties are now using.Tamper-resistant alarms retail for somewherebetween $10 and $20, instead of the approxi-mate $5 cost for a 9-volt battery smoke alarm.Again, you don’t have to replace all your smokealarms – you just use the new kind as the oldones disappear or stop working.Tamper-resistant smoke alarms have a
number of advantages for property ownersthat help justify the cost. First, there is no bat-tery to replace and the sealed smoke alarm isgenerally warrantied for 10 years. This meansthere is no battery for a resident to remove foruse in a toy or other electronic device. Eventhough most leases make residents responsi-ble for smoke alarm battery replacement, mostmanagers replace batteries when a unit turnsover, so the owner’s expense for 9-volt batteriesis still a factor for many properties.Second, tamper-resistant smoke alarms
have a “mute button.” If a resident sets off thealarm accidentally, there’s no need to break it,knock it off the wall or try to pull out the bat-tery. The resident merely pushes the button tosilence the alarm and the unit resets itself ap-proximately 10 minutes later.If you’re a large operator who buys 9-volt
battery smoke alarms (and the batteries) bythe case, you have all of 2016 to use up yourexisting inventory.If your property (mostly built since the late-
1980s) has hard-wired smoke alarms, this re-quirement does not apply to you.
NAA Capitol ConferenceHAA members will travel to Washington,
D.C. this month to attend the National Apart-ment Association Capitol Conference. Take amoment to thank any colleagues that are at-
tending. Not only will we be receiving in-depthbriefings on national public policy issues thataffect rental housing, we’ll be visiting withmembers of the U.S. Senate and House of Rep-resentatives to spread the word that pro-apart-ment regulatory and tax policies are good foreverybody – not just owners and managers.As housing prices continue to rise, and as
our economy becomes increasingly mobile,more and more Americans are looking for theconvenience and flexibility of multifamily liv-ing. Every government-driven increase in thecost of building and operating apartmentsmeans higher rents and fewer options for millions of working taxpayers.
Party Primary ElectionsCongratulations to the Republican and
Democratic party nominees selected in theMarch 1 Primary Elections. The HAA BetterGovernment Fund was involved in the cam-paigns of dozens of state legislators, judgesand county officials who support the apart-ment industry. Some of these candidates willbe involved in runoff elections in May. Checkwww.haaonline.org for more information. If you voted in a party primary, you cannot
vote in the other party’s runoff, but voters whodidn’t participate this month can choose tovote in the runoff of either party.To get more involved supporting candidates
who help our industry, consider joining theHAA Better Government Fund. For as little as$100 per year, you can help elect candidateswho understand and support your business.Visit www.haaonline.org/haabgf for more infoon how you can get involved and support ourindustry in the political process.
TAMPER-RESISTANTPrepare now as many smoke alarms will require replacement beginning next year.
Legislative Update By KYLE BROWN, HAA Legislative Chair, with ANDY TEAS, CAE, Vice President of Public Affairs
Tamper-resistant smoke alarms have a number ofadvantages for property owners that help justifythe cost.
Leg Update pg 9.qxp_Layout 1 2/17/16 7:42 AM Page 1
www.haaonline.org March 2016 ABODE 11
ONE OF THE HOTTEST politicaltopics in this election season has been howto deal with illegal aliens. The politicians andgovernments continue to grapple with theissue. Well, the state has now also weighed inon the issue.
Over the last few months, there have beentwo developments in Texas. In the last legisla-tive session, the state legislature adopted astate law (House Bill 11) prohibiting the har-boring of illegal aliens. In January, a lawsuitwas filed against the state of Texas in the fed-eral district court in San Antonio challengingthe constitutionality of the new Texas law.
The suit, filed by an attorney with the Mexi-can American Legal Defense and EducationFund, states that when Governor Abbott signedHB 11 into law, he stated “Texas will not sit idlyby while the federal government fails to do itsjob and secure the border.” The suit raises con-cerns over how Texas will enforce this law.
The New State LawThe new law, which took effect
September 1, 2015, amends the Texas Penal Code and provides that:A person commits an offense if the person,
with the intent to obtain a pecuniary benefit,knowingly . . . encourages or induces a personto enter or remain in this country in violationof federal law by concealing, harboring, orshielding that person from detection.
Federal LawFederal law provides: Any person who knowingly or in reckless
disregard of the fact that an alien has come to,entered, or remains in the United States in vi-olation of law, conceals, harbors, or shieldsfrom detection, or attempts to conceal, harbor,or shield from detection, such alien in anyplace, including any building or any means oftransportation . . . shall be punished as pro-vided [elsewhere in the law].
What is “Harboring”? We now have a state law to accom-
pany the existing federal law makingit illegal for a person to harbor illegalaliens. This begs the question: Is itillegal to rent to illegal aliens?
As a general rule, it is not a crimefor a removable alien to remain pres-ent in the United States. In Villas atParkside Partners v. City of Farmers Branch,the Fifth Circuit (the court of appeals govern-ing federal cases in Texas) explained that ille-gal aliens, while classified as personsremovable from the United States, are notnecessarily evading federal detection and mayneed a reliable address for the federal govern-ment to enforce the removal process.
The court stated that federal law not onlycontemplates a non-citizen’s residence in theUnited States until potential deportation, butalso requires the non-citizen to provide a reli-able address to the federal government toguarantee and speed the removal process. Thecourt found that a city’s blanket prohibitionon renting to illegal non-citizens was an ob-struction of the goal of bringing potentially re-movable non-citizens to the attention of thefederal authorities.
In Lozano v. City of Hazleton, the ThirdCircuit (a Pennsylvania case) clarified that:“renting an apartment in the normal
course of business is not, without more con-duct that prevents the government from de-tecting an alien’s unlawful presence. Thus, it ishighly unlikely that renting an apartment toan unauthorized alien would be sufficient toconstitute harboring in violation of the [Im-migration and Nationality Act]”
Although the Supreme Court vacated thisjudgment and remanded it back to the Courtof Appeals for further consideration, theSupreme Court did not disturb the court’sreasoning on the question of what conductconstitutes harboring.
In the Farmers Branch case, the Fifth Cir-cuit has also specifically stated that a landlordwho knowingly continues to lease to a renterwhose residential occupancy license has beenrevoked does not rise to the level of someonewho “hides” the illegal alien from detection.This is because the court interpreted the fed-eral statute’s phrase “harbor, shield or con-ceal” to imply a requirement that “somethingis being hidden from detection.”
Other courts have held that evidence ofconcealment is not necessary; however,courts have been unwilling to convict a land-lord of “harboring” merely because the land-lord rented an apartment to someone heknew, or had reason to know, was not legallyin the United States without other evidence.
ConvictionsCases where persons are successfully con-
victed of harboring illegal aliens involve situ-ations where individuals: (i) fail to make necessary state and federalemployment-related disclosures; (ii) are involved in smuggling undocumentedindividuals into the country; (iii) attempt to warn undocumented individ-uals of the presence of law enforcement au-thorities; or (iv) provide specific assistance in obtainingfalse documents.
In United States v. Singh, the Fifth Circuitfound a defendant may have been guilty ofharboring when he employed undocu-mented individuals in his convenience store,
LEGAL OR ILLEGAL?The state has weighed in on illegal aliens to accompany the existing federal law.
Is it legal to rent to illegal aliens?
It’s the Law By HOWARD BOOKSTAFF, Hoover Slovacek LLP , HAA General Counsel
The court stated that federal law not only contemplates a non-citizen’s residence in the United States until potential deportation, but also requires a non-citizen to provide a reliable address to the federal government …
law pg 11,12.qxp_Layout 1 2/17/16 8:06 AM Page 1
and those individuals lived in a back room of the store. In UnitedStates v. Sanchez, the Eighth Circuit (an Illinois case) held a defendantguilty of harboring because she and her husband met with illegalaliens, were told by the aliens that they were illegal, and in return in-formed the aliens that they could provide immigration papers forthem and pay to rent an apartment for them.
What You Can DoFor the most part, as long as you have sound policies and proce-
dures with respect to your application and rental criteria, you shouldnot have a problem with allegations under the harboring statute. Obviously, you could go as far as confirming citizen status and, if theapplicant is not a U.S. citizen, using the standard TAA SupplementalRental Application for Non-U.S. Citizens, which will allow you to confirm the basis upon which an applicant is here legally. For a number of reasons, it is beneficial to confirm the identifica-
tion of applicants with at least a government-issued identificationcard such as a driver’s license. By relying on a government-issuedidentification card as evidence that an application was authorized tobe in this country, it stands to reason that the government would behard pressed to allege that you knowingly rented to (much less “har-bored”) illegal aliens.By taking some common sense precautions, you should be able to
avoid unnecessary problems.
Want to know more about legal issues affecting the apartment
industry? Come see HAA General Counsel Howard Bookstaff live
on Friday, April 29 from 11:30 a.m. to 1 p.m. for HAA’s first It’s the LawLuncheon of 2016. See the HAA calendar at www.haaonline.orgfor details.
12 ABODE March 2016 www.haaonline.org
law pg 11,12.qxp_Layout 1 2/17/16 8:06 AM Page 2
A RESIDENT FILED a complaintwith HAA to receive her security deposit andto dispute a carpet replacement charge. Theresident stated she moved out on July 31,2013, and did a walk through with manage-ment. Per management, the apartment overallwas well maintained, but a small area on theliving room carpet needed to be shampooedand would cost $75. Two weeks later, the resi-dent received a letter stating the entire carpethad been replaced. She contacted the office tosee the carpet and if she could get the carpetshampooed professionally, but the carpet hadalready been replaced. The resident met withthe manager and the cost of the carpet was re-duced from 80 percent to 50 percent.
Management’s ResponseManagement responded to
HAA stating the residentmoved in on March 3, 2012.She signed two lease renewalswith her final lease ending Au-gust 2, 2013. The resident’s no-tice to vacate was accepted and shewas counted as having fulfilled her lease obli-gations. Upon the final move out, it was deter-mined she had cleaned the apartmentaccordingly and the only area of concern wasa high-traffic area in the living room. Theproperty received a shampoo bid in the fol-lowing few days and was told the carpet couldnot be brought to the standard expected by a
new resident who was scheduled to move inwithin a few days. The property had to replacethe carpet due to it being impossible to matchthe carpet for a patch. Because the carpet wasnew when the resident moved in, she wasbilled in accordance with standard cleaningand repair charges as outlined in her lease.
/ Continued Page 67
Resident Relations from the RESIDENT RELATIONS COMMITTEE
The HAA Resident Relations Committees provide an impartial reviewof resident complaints usingthe documentation provided by both the resident and management.
14 ABODE March 2016 www.haaonline.org
MORE CARPETCleaning vs. replacement charges cause a disagreement after move out.
res relations pg 14,67.qxp_Layout 1 2/17/16 8:08 AM Page 1
Maintenance
Maintenance Mania Competitors: $55 Spectators: $35
Register online todayat www.haaonline.org
Skills/competition categories include:• Water Heater Installation• Faucet Installation• Dual Flush Toilet Conversion• Icemaker Installation• Fire & Carbon Monoxide• Safety Installation• Key Control Deadbolt Test• Ceiling Fan Installation• Race Car Competition
Show off your maintenance skills andcheer on your best!8 a.m. to 9:30 a.m. – Registration, practice and continental breakfast(competitors only)9:30 a.m. to 11:30 a.m. – Skills-based competition (open to spectators)Noon to 1 p.m. – Awards luncheon (all attendees)
Mania!Register Now!
Thursday, April 7Houston Marriott Westchase
2900 Briarpark Drive
THANK YOU TOOUR GENEROUS
LOCAL SPONSORS:Competition Events:
AAA PlumbersBest Plumbing
Century A/C SupplyThe Liberty Group
Maintenance Supply HeadquartersMcCann Total Security Solutions
Presto Maintenance Supply
Race Car Competition:FSI Construction Inc.Perfect Surface Inc.
Post-CompetitionAwards Ceremony Luncheon:Camp Construction Services
Trash N DashValet Waste
Maintenance Mania pg 16.qxp_11-13_04_0601_BookstaffH 2/17/16 8:09 AM Page 1
T
T
T
T
Owner/Management Executive of the Year
Independent Owner of the Year
Supplier of the Year
Portfolio Supervisor of the Year
Marketing/Training Director of the Year
Administrative Support Staff of the Year
On-site Manager of the Year (in three categories)
Assistant On-site Manager of the Year
Leasing Consultant of the Year
Maintenance Supervisor of the Year
(in two categories)
Maintenance Technician of the Year
Nominate the best of the best forthe HAA Honors Property Awards!
Don’t miss out on nominating your star property!T
TT TT
T
T
E ach year, HAA selects the top industry professional in each of 13 categories from nominations made by management company executives, supervisors, coworkers, vendors and friends. Any HAA member can nominate a deserving industry professional. The nomination process is a simple one – go to the online nomination forms on the HAA website at www.haaonline.org and fill out the information requested.
All of the nominees and winners will be recognized at the Honors Awards ceremony in June, with photos to be published in the ABODE magazine.The deadline for individual nominations is April 22. See www.haaonline.org for details. For further questions, contact HAA at 713-595-0300.
Hurry! The DEADLINE for property awardnominations is Friday, April 1.
Awards will be based on size, age and style of the property.For nomination forms and more information,
including award criteria, log on at www.haaonline.org.
T
Then it’s time to nominate your star people!T
TTTT
TT
T
honor nomination pg 18.qxp_Layout 1 2/17/16 8:11 AM Page 1
SCHEDULE AND FEES are subject to change without priornotification. Notice of cancellation is required two days in advance to receive arefund, less a $15 administrative fee. Seats are guaranteed on a first-come,first-served basis when payment and registration are received in advance ofthe program. Unless otherwise indicated, courses are held in either theCamden and Michael Stevens Interests Room or the Direct Energy and LibertyPersonnel & Executive Search Room at the Dinerstein Reed Prokop EducationCenter, 4810 Westway Park Blvd. on the second floor of the HAA Office
Building. Seating is limited. You must pre-register. For more information and to register, go online at www.haaonline.org.
Notice to Attendees: All pre-registered no-shows will be billed. Foradmittance into HAA/HAF events, payments will be required at thedoor if not received prior to the event. Start times listed above include a 30-minute registration period. Notice of cancellation is required twodays prior to the event for a refund, less a $15 administrative fee.
MARCHCAM: Management ofResidential IssuesWednesday, March 28:30 a.m. to 5 p.m.Sponsored by Brook FurnitureRentalProgram Fee: $999/memberTuition can be broken down intotwo payments of $500, due onMarch 2 and 31. First-time CAMcandidates must begin programwith first course on Wednesday,March 2.A generalized overview of the roleof an apartment propertymanager, this program includesinformation on customer service,occupancy management,property and personal security,emergency management andresident relations.
CAS: Management ofResidential IssuesWednesday, March 28:30 a.m. to 5 p.m.Program Fee: $625/full programTuition can be paid per module$125This program is a generalizedoverview of the role of anapartment property manager,this program includesinformation on customer service,occupancy management,property and personal security,emergency management andresident relations.
CAM: Legal ResponsibilitiesThursday, March 38:30 a.m. to 12:30 p.m.Sponsored by PPG PaintsProgram Fee: $999/memberTuition can be broken down intotwo payments of $500, due onMarch 2 and 31. First-time CAM
candidates must begin programwith first course on Wednesday,March 2.Protect yourself and yourcompany from unnecessary legalliability by attending this crucialmodule. Topics covered withinthis section include equalopportunity employment, OSHA and hazardous materials,lease and evictions, and vendor contracts.
CAM: Risk ManagementThursday, March 31:30 p.m. to 5 p.m.Sponsored by SignalRestorationProgram Fee: $999/memberTuition can be broken down intotwo payments of $500, due onMarch 2 and 31. First-time CAMcandidates must begin programwith first course on Wednesday,March 2.Learn to prevent avoidableaccidents and assess risk inadvance. Areas of study include:minimizing risks to residents,including crime prevention andenvironmental hazards;minimizing risk to staff; how toeffectively handle an emergency;and liability and insurance.
CAS: Risk ManagementThursday, March 31:30 p.m. to 5 p.m.Program Fee: $625/full programTuition can be paid per module$125.Learn to prevent avoidableaccidents and assess risk inadvance. Areas of study include:minimizing risks to residents,including crime prevention andenvironmental hazards;minimizing risk to staff; how toeffectively handle an emergency;and liability and insurance.
Apple: CORE – Session IITuesday, March 158:30 a.m. to NoonSponsored by Brook FurnitureRentalProgram Fee: $50/memberAnnual property subscriptionsavailable. “On the Telephone” with Patty Morgan SeagerSee Page 22 for details.
CAM: Human ResourcesWednesday, March 168:30 a.m. to 5 p.m.Sponsored by Texscape ServicesProgram Fee: $999/memberTuition can be broken down intotwo payments of $500, due onMarch 2 and 31. First-time CAMcandidates must begin programwith first course on Wednesday,March 2.A crucial element of study for anyproperty manager, this day-and-a-half long module (March 19 &20) covers in detail the manynuances of employment law,including FMLA, Title VII andOSHA. Employment practicesincluding recruiting, hiring andterminations, as well as payrolladministration and employeetraining are also discussed.
CAM: Research, Analysis andEvaluationThursday, March 178:30 a.m. to 5 p.m.Sponsored by FoundationSpecialistsProgram Fee: $999/memberTuition can be broken down intotwo payments of $500, due onMarch 2 and 31. First-time CAMcandidates must begin programwith first course on Wednesday,March 2.
IROC Breakfast –MarchFriday, March 187:30 a.m. to 10 a.m.Sponsored by Horisons Program Fee: $25/non-membersTopic to be announced.
Certified Pool Operator Course(2 days) In SpanishTuesday, March 228:30 a.m. to 5 p.m.Sponsored by PoolSureProgram Fee: $349See Page 23 for details.
Leasing 101 (Day-and-a-half)Tuesday, March 298:30 a.m. to 4 p.m.Program Fee: $65 if payment isreceived by March 29; $75 at the doorNEW CONTENT! An in-depthintroduction to the apartmentindustry for new leasingprofessionals as well asindividuals looking to learn moreabout the industry as a career.HAA members currentlyemployed in the industry beginclass as noon with lunch.Attendees seeking employmentbegin class at 9 a.m. This day-and-a-half program is all new andincludes new lease paperworkcurriculum. Topics include:greeting & qualifying thecustomer; executing the leasecontract; overcoming objectionsand closing techniques; anoverview of Fair Housing; andmore. Students who completethe course receive a certificateand a list of placement agenciesand HAA member managementcompanies.
CAM: Fair HousingThursday, March 318:30 a.m. to 12:30 p.m.Sponsored by PPG Paints
/ See Education, Page 25
www.haaonline.org March 2016 ABODE 19
UpcomingEducation From the HAA EDUCATION DEPARTMENT
Educ jan pg 19,25.qxp_Layout 1 2/17/16 8:13 AM Page 1
MARCH2 CAM/CAS: Management ofResidential IssuesWednesday, March 28:30 a.m. to 5 p.m. See www.haaonline.org for details.Sponsored by Brook FurnitureRental
Expo Committee MeetingWednesday, March 29 a.m. Email [email protected] details.
Ambassador ONE Society Wednesday, March 24 p.m. Sherlock’s Baker St. Pub10001 Westheimer, 77042. All supplier members welcome.Contact Amanda [email protected] for details.
3CAM: Legal ResponsibilitiesThursday, March 38:30 a.m. to 12:30 p.m. See www.haaonline.org for details..Sponsored by PPG Paints
CAM/CAS: Risk ManagementThursday, March 31:30 p.m. to 5 p.m. See www.haaonline.org for details.Sponsored by Signal Restoration
4HAA Better Government Fund Luncheon Friday, March 411:30 a.m. to 1 p.m.Contact Mercedes for details at [email protected] by Reliant
6-9NAA Capitol ConferenceSunday, March 6 throughWednesday, March 9 Washington, D.C.Visit www.naahq.org for details.
9Resident Relations Committee B Wednesday, March 92 p.m.
11HAA Volleyball TournamentFriday, March 11Gates open at 12:30 p.m. tournament at 2 p.m.Third Coast Volleyball Club, 5652 Forney.See Page 6 for details.Sponsored by Century A/C Supply,CORT Furniture Rental, TPI Construction and Brook Furniture Rental
14CAM ExamMonday, March 1411:30 a.m. Contact the Education Departmentat [email protected] for details.
15APPLE Core Session II: On the Telephone with Patty Morgan SeagerTuesday, March 158:30 a.m. to noon. See Page 22 for details. Sponsored by Brook FurnitureRental
16CAM: Human ResourcesWednesday, March 168:30 a.m. to 5 p.m. See www.haaonline.org for details.Sponsored by Texscape Services
17CAM: Research, Analysis andEvaluationThursday, March 178:30 a.m. to 12:30 p.m. See www.haaonline.org for details.Sponsored by Foundation Specialists
Area Council: ConroeThursday, March 1711:30 a.m. to 1 p.m. Contact Lauren Owens [email protected] for detailsand to register. See ad at right.Sponsored by Texscape Services
18IROC Breakfast Friday, March 187:30 a.m. to 10 a.m. Sponsored by Horisons LLC
22Certified Pool Operator Course in SpanishWednesday, March 228:30 a.m. to 5 p.m. See Page 23 for details.Sponsored by PoolSure
23Leadership Lyceum Session 3Wednesday, March 239 a.m. to 1 p.m.Contact Susan for details at [email protected].
25HAA Offices ClosedFriday, March 258:30 a.m. to 5 p.m. The HAA Offices will be closed inobservance of Good Friday.
29-30Leasing 101 Tuesday, March 298:30 a.m. to 4 p.m.* and Wednesday, March 30 8:30 a.m. to noon. New content for 2016! *NOTE: Students not yet employedin the industry begin at 8:30 a.m. onthe first day. HAA member employ-ees begin with lunch at noon. The course concludes at noon the second day.
29HAA Better Government Fund Luncheon Tuesday, March 2911:30 a.m. to 1 p.m.Contact Mercedes for details at [email protected] by Behr ProcessCorporation
30Legislative Committee Wednesday, March 303:30 p.m.
Board Meeting Wednesday, March 304:30 p.m. Sponsored by Valet Waste
31CAM/CAS: Fair HousingThursday, March 318:30 a.m. to 12:30 p.m. See www.haaonline.org for details.Sponsored by American Painting & Renovations
CAM: Property Maintenance for ManagersThursday, March 311:30 p.m. to 5 p.m. See www.haaonline.org for details..Sponsored by Foundation Specialists
Calendar HAA Schedule for MARCH and APRIL
UNLESS OTHERWISE NOTED,all events meet at our Dinerstein Reed Prokop Education Center, 4810 WestwayPark Blvd., second floor, in either the Direct Energy and Liberty Personnel & Executive Search or the Camden and MichaelStevens Interests Room. Meetings located at the HAA Offices, 4810 Westway Park Blvd., first floor, will be held in the Redi Carpetand Winograd Families/Judwin Properties Conference Room. See www.haaonline.org for an interactive calendar.
MARCHS M T W T F S 1 2 3 4 56 7 8 9 10 11 1213 14 15 16 17 18 1920 21 22 23 24 25 2627 28 29 30 31
APRILS M T W T F S 1 23 4 5 6 7 8 910 11 12 13 14 15 1617 18 19 20 21 22 2324 25 26 27 28 29 30
20 ABODE March 2016 www.haaonline.org
Take a seat at the tableto support your businessand our industryHAA Better Government FundLuncheons, March 4 and March 29, and the Top GolfFundraiser on April 28See www.haaonline.org/haabgf or contact Mercedes [email protected] for details.
calendar pg 20,21.qxp_Layout 1 2/17/16 8:16 AM Page 1
APRIL1Supplier Education Program:Speed Dating with the PSCFriday, April 19 a.m. to 11 a.m.See Page 67 for details.Sponsored by the Product ServiceCouncil
Blood DriveFriday, April 19 a.m. to 1:30 p.m.Contact HAA at 713-595-0300 for details.
Honors Awards PropertyNominations DueFriday, April 1Nominations are due by 5 p.m.See Page 18 for details.
5APPLE Leadership Session I: Hiring Games: Hiring, Training andRetaining Today’s Top Talent withMegan OrserTuesday, April 58:30 a.m. to noon. See Page 22 for details. Sponsored by CORT Furniture
6CAM: MarketingWednesday, April 68:30 a.m. to 5 p.m. See www.haaonline.org for details.Sponsored by For Rent MediaSolutions
Expo Committee MeetingWednesday, April 69 a.m. Email [email protected] details.
Ambassador ONE Society Wednesday, April 64 p.m. Sherlock’s Baker St. Pub10001 Westheimer, 77042. All supplier members welcome.Contact Amanda [email protected] for details.
7Maintenance ManiaThursday, April 78 a.m. to 1 p.m. Houston Marriott WestchaseSee Page 16 for details and sponsors.
11-12Leasing 101 Monday, April 118:30 a.m. to 4 p.m.* and Tuesday, April 12 8:30 a.m. to noon. New content for 2016! *NOTE: Students not yet employedin the industry begin at 8:30 a.m. onthe first day. HAA member employ-ees begin with lunch at noon. The course concludes at noon the second day.
13-16TAA Education Conference & LoneStar Expo in HoustonWednesday, April 13 throughSaturday, April 16George R. Brown Convention Center1001 Avenida De Las AmericasVisit www.taa.org for details.
20CAM/CAS: FinanceWednesday, April 208:30 a.m. to 5 p.m. See www.haaonline.org for details.Sponsored by Presto MaintenanceSupply
Resident Relations Committee A Wednesday, April 202 p.m.
21CAM ReviewThursday, April 218:30 a.m. to 4 p.m. See www.haaonline.org for details.
HAA Next: Mix-N-MingleThursday, April 216:30 p.m. to 8:30 p.m. Contact Emily Hilton for details at [email protected]. Sponsored by Hoffer FurnitureRental & Sales
22Leadership Lyceum Session 4Friday, April 229 a.m. to 2 p.m.Contact Susan for details at [email protected].
Honors Awards IndividualNominations DueFriday, April 22Nominations are due by 5 p.m.See Page 18 for details.
26APPLE Core Session III: Fair Housing with Jackie RamstedtTuesday, April 268:30 a.m. to noon. See Page 22 for details. Sponsored by Brook FurnitureRental
Area Council: Baytown Tuesday, April 2611:30 a.m. to 1 p.m. Contact Lauren Owens [email protected] for detailsand to register.
28Top Golf Fundraiser for HAABGFThursday, April 28Noon to 4 p.m. Top Golf - Katy1030 Memorial Brook Blvd., 77084Please note this event is open tosponsors and players only, No spec-tators. See www.haaonline.org fordetails and sponsors.
29It’s the Law LuncheonFriday, April 2911:30 a.m. to 1 p.m. Contact the Education Departmentat [email protected] for details. Sponsored by Ameritex Movers
Please note that dates and times are subject to change. Check the calendars atwww.haaonline.org for the most up-to-date information.
www.haaonline.org March 2016 ABODE 21
Conroe Area Managers Meeting • Thursday, March 17Towers Woodland Apartments, 366 Farm to Market 1488 Road,Conroe, TX 77384Subject: What’s Next For Conroe? Guest Speaker Fred Welch,Greater Conroe Economic Development Council
Free for area managers and staff. RSVP to Lauren [email protected] by March 14 to guarantee a lunch.
Strength
NetworkEducation
in
Outreach
Numbers
calendar pg 20,21.qxp_Layout 1 2/17/16 8:17 AM Page 2
Grow your career withthe right ideas, the bestadvice and watch your future blossom –Grab an APPLE!
22 ABODE March 2016
APPLE is sponsored by
APPLE features some of the best nationally acclaimed speakers in the industry. Individual sessions are priced at only $50 each, a real stealfor quality education.Annual Property Subscriptions are also available with unlimited attendance forall on-site property staff to all sessions at discounted prices:• Only $199 per year per property for properties with fewer than 200 units• Only $399 per year per property for properties with 200 to 350 units.• Only $450 per year per property for properties with more than 350 units.
APPLE: Core Session 2March 15On the Telephone,Are You Sending
Busy Signals or Making Connections?With Patty Morgan SeagerIn this interactive workshop, we will discuss:the importance of being engaged and pres-ent, establishing trust, building rapport andincorporating powerful questioning skills withyour future resident while on the telephone.We'll also cover art of recognizing cues formaking a connection, building value, and cre-ating urgency during your conversation. You’llembrace tips and proven strategies on to howeffectively set an appointment and drive moretraffic to your door!
APPLE: LeadershipSession IApril 5The Hiring Games:Hiring, Training &
Retaining Today’s Top TalentWith Megan OrserIf you’re paying attention to the country’s eco-nomic recovery, you will find that the multi-family industry will face a 15,000-per-yearshortage of talent starting this year. Over thepast year, professional recruiters and savvymanagers have needed to make changes in
how they recruit talent, and that’s only thehalf of it! Filling the position only addressesthe immediate issue and doesn’t address thelong-term challenge of finding the right fit foryour organization’s pursuits. What if you couldrecruit only qualified talent and conduct a bet-ter interview? Attend this groundbreakingsession where we will address recruitmenttrends and breakthrough recruitment effortsto help you lay the foundation of building asuccessful team.
APPLE: Core Session 3April 26Fair Housing With Jackie Ramstedt
Dealing with Fair Housing gray areas hasbecome a nightmare. Running communitieswith good, solid polices that keep us out ofhot water has been our only defense againstever-increasing claims. Now concerns areresurfacing in areas such as linguistic profil-ing, disparate treatment and impact, leasingor renewal deals, ADA requirements and chal-lenges to occupancy limits, which are confus-ing at best. How can we take the fear factorout of our front-line people and help them toface day-to-day challenges with confidence,clarity and support from the top down? Howour people feel about what they know is ouronly weapon against these claims.
Take a bite out of these education opportunitiesand enroll for 2016 today. Contact the HAA Education Department [email protected] or register
online at www.haaonline.org.
Here’s a taste of the next sessions:
apple pg 22.qxp_Layout 1 2/17/16 8:18 AM Page 1
Be in the Know: Get Certified
How W
ell
Do You
Know Your
Pool?
The Certified Pool Operator Certification, better known as CPO, will dispel the myths in pool care and tremendously reduce chemical expenses and extend the life of your pool.
Successful completion of this course offers apartment industry personnel a five-year certification from the National Swimming Pool Foundation and ensures pool chemicals are being used properly and when appropriate.
Recommended for anyone working with pools, this course is also a great course for property managers. Make sure you are up-to-date on local codes to help reduce risk and liability by attending this informative session.
Certified Po
ol Operator
(CPO) Certi
fication in S
panish
Tuesday an
d Wednesda
y, March 2
2-23
8:30 a.m. –
Registratio
n
9 a.m. to TB
A – Progra
m
Fee: $349 (inclu
des textboo
k, exam adm
inistration
fee, and br
eakfast and
lunch for tw
o days)
Location: H
AF Dinerste
in Reed
Prokop Edu
cation Cent
er,
4810 West
way Park B
lvd.,
off Clay Ro
ad east of t
he Beltway
Register online at www.haaonline.org.
Sponsored by Poolsure
In Spanish!
www.haaonline.org March 2016 ABODE 23
CPO certification pg 23.qxp_Layout 1 2/17/16 8:18 AM Page 1
HAA Better Government Fund LuncheonTuesday, January 7 at the HAF DinersteinReed Prokop Education Center
The BGF met for its first official meeting ofthe year focusing on the 2016 electionschedule and the candidates.
WE’RE ALL ABOUT BETTER GOVERNMENT Threats from government are coming at the apartmentindustry at a rapid pace. The HAA Better Government Fund, the political action committee of the Houston ApartmentAssociation, needs your help to fight bad legislation. HAA members can participate in the HAA Better Government Fund PAC,also known as HAABGF, on several levels. 2016 registration forms are now available! To join, renew or learn how to becomeinvolved with the BGF, see online at www.haaonline.org or contact Mercedes Sanchez at [email protected].
On the Scene with the HAA BETTER GOVERNMENT FUND
24 ABODE March 2016 www.haaonline.org
BGF pg 24.qxp_Layout 1 2/17/16 8:19 AM Page 1
Education, continued fromPage 19
Program Fee: $999/memberTuition can be broken down intotwo payments of $500, due onMarch 2 and 31. First-time CAMcandidates must begin programwith first course on Wednesday,March 2.A comprehensive guide to thisever-changing topic, discussionsinclude Fair Housing laws andregulations, including two casestudies; familial status review;occupancy standard; disabilityprovisions; Fair Housingmarketing and advertising; aswell as federally-assisted housingand Section 8 regulations.
CAS: Fair HousingThursday, March 318:30 a.m. to 12:30 p.m.Program Fee: $625/full programTuition can be paid per module$125Sponsored by AmericanPainting & Renovations Inc.A comprehensive guide to thisever-changing topic, discussionsinclude Fair Housing laws andregulations, including two casestudies; familial status review;occupancy standard; disabilityprovisions; Fair Housingmarketing and advertising; aswell as federally-assisted housingand Section 8 regulations.
CAM: Property Maintenance forManagersThursday, March 311:30 p.m. to 5 p.m.Sponsored by FoundationSpecialistsProgram Fee: $999/memberTuition can be broken down intotwo payments of $500, due onMarch 2 and 31. First-time CAMcandidates must begin programwith first course on Wednesday,March 2.Maintenance is for the managertoo! Learn about the importanceof building a team approach,using a contractor and thebidding process, exterior andinterior maintenance,preventive maintenance andmaintenance safety.
APRILAPPLE: Leadership – Session ITuesday, April 58:30 a.m. to NoonSponsored by CORT FurnitureProgram Fee: $50/memberAnnual property subscriptionsavailable.“The Hiring Games: Hiring,Training & Retaining Today’s TopTalent” with Megan Orser.See Page 22 for details.
CAM: MarketingWednesday, April 68:30 a.m. to 5 p.m.Sponsored by For Rent MediaSolutionsProgram Fee: $999/memberTuition can be broken down intotwo payments of $500, due onMarch 2 and 31. First-time CAMcandidates must begin programwith first course on Wednesday,March 2.Strengthen your marketingmuscle by attending thisinformation packed module.Areas of study include thedifference between marketingand advertising, conductingmarketing research, and how toproduce a marketing plan.
Maintenance ManiaThursday, April 7Program Fee: $55Location: Houston MarriottWestchase, 2900 Briarpark DriveA hands-on competition eventdedicated to the celebration ofHAA's maintenance and serviceprofessionals. From faucet repairto ceiling fan replacement, comecheer on your favoritemaintenance tech as HAAcompetes against the region for achance to send a representativeto the NAA National Competitionin San Francisco. See Page 16 for details.
Leasing 101 (Day-and-a-half)Monday, April 118:30 a.m. to 4 p.m.Program Fee: $65 if payment is received by April 11; $75 at the doorNEW CONTENT! An in-depthintroduction to the apartmentindustry for new leasing
professionals as well asindividuals looking to learn moreabout the industry as a career.HAA members currentlyemployed in the industry beginclass as noon with lunch.Attendees seeking employmentin the industry begin class at 9a.m. This day-and-a-half programis all new for 2016 and includesnew lease paperwork curriculum. Topics covered include: greeting& qualifying the customer;executing the lease contract;overcoming objections andclosing techniques; an overviewof Fair Housing; and more.Students who complete thecourse will receive a certificate, aswell as a listing of placementagencies and HAA membermanagement companies.
CAM/CAS: FinanceWednesday, April 208:30 a.m. to 5 p.m.Sponsored by PrestoMaintenance SupplyProgram Fee: $999/memberTuition can be broken down intotwo payments of $500, due onMarch 2 and 31. First-time CAMcandidates must begin programwith first course on Wednesday,March 2.Conquer your fears of finance byattending this highly informativemodule. Topics covered in thissection include: investmentobjectives; how to add value toan existing investment; a basicmathematics refresher; as well asfinancial statements, budgets,and property valuation.
CAM ReviewThursday, April 218:30 a.m. to 4 p.m.A hands-on review for those CAMdesignates intending to take theCAM Exam.
HAA NEXT: Mix-N-MingleThursday, April 216:30 p.m. to 8:30 p.m.Location: TBASponsored by Hoffer FurnitureRental & SalesMeet the NEXT Generation ofHAA Leadership. Start your NewYear off right! This niche groupwithin HAA is dedicated to thenetworking and professional
development needs of HAAmembers 35 and younger.Network with your peers at thisFREE and festive event and growyour career together among thenext generation of HAAleadership. Learn how to getplugged in to the powerful HAAnetwork. Discover volunteeropportunities and speednetworking activities with youngHAA members from acrossHouston just like you. Learn aboutprofessional development andcareer enhancement.Complimentary drink ticket, doorprizes and more.
APPLE: Core – Session III: FairHousingTuesday, April 268:30 a.m. to NoonSponsored by Brook FurnitureRentalProgram Fee: $50“Fair Housing” with JackieRamstedtSee Page 22 for details.
It’s the Law LuncheonFriday, April 2911:30 a.m. to 1 p.m.Sponsored by Ameritex MoversInc.Program Fee: $25Join HAA's Legal Counsel HowardBookstaff for lunch and a legaldiscussion in a casualenvironment allowing forquestions and answers. Topic to be announced.
For more on HAA EducationCourse and NAA Designationofferings, visit online atwww.haaonline.org.
www.haaonline.org March 2016 ABODE 25
Want to see current and previousissues of ABODE online? Go tohttp://issuu.com/haa_abode.
Educ jan pg 19,25.qxp_Layout 1 2/17/16 8:14 AM Page 2
FEW DISAGREE, in Washington andthroughout the country, that there’s somethingspecial about the New Year and its unlimitedpotential. President Obama took to the air-waves to detail a wide-ranging agenda in hisfinal State of the Union Address on January 12.NAA and NMHC issued a related media state-ment focused on teeing up our own agenda forthe administration, HUD and Congress by out-lining the “Apartment Industry’s Top 2016 Pol-icy Priorities.”Yet, it’s also important to look back at all that
we accomplished together with you, our mem-bers, in 2015. There’s a lot to be proud of be-cause our hard work resulted in critical changesthat will benefit our $1.3 trillion industry, andthe 38 million residents that call an apartmenthome, for years to come.From securing the extension of key expired
tax provisions, to successfully advocating forvital Section 8 Housing Voucher Program re-forms, to helping ensure beneficial changes tothe Foreign Investment in Real Property Tax Act– ultimately, these and other significant accom-plishments helped reduce your costs, improveyour productivity and save you time.Let’s take a closer look at how our 2015 ad-
vocacy helped make a lasting difference.Below is just a handful of the key advocacy suc-cesses that we worked closely with NAA andNMHC leadership, and our members, to ac-complish last year:
Tax Policy• Secured the permanent or long-term
extension of expired tax provisions that willsignificantly benefit the apartment housing industry, including bonus depreciation, smallbusiness expensing and the Low-IncomeHousing Tax Credit.
• Removed barriers to foreign investment byadvocating successfully for the permanent in-crease from 5 to 10 percent of the ownershipstake that a foreign investor can take in a U.S.publicly-traded REIT without triggering FIRPTAand helped secure the removal of the taxpenalty that FIRPTA imposes on pension fundsinvesting in U.S. real estate.• Ensured renewal of the Energy Efficient
Commercial Buildings Deduction and EnergyEfficient New Homes Tax Credit through 2016.• Shaped key changes to legislation overhaul-
ing partnership audits to ensure multifamilycapital flows are not disrupted.• Simplified the IRS’s application of so-called
repair regulations that address how expenses inconnection with acquiring, maintaining andimproving tangible property should be treatedfor tax purposes.• Commissioned ground-breaking research
on like-kind exchanges and commercial build-ing depreciation to educate policymakers onthe key role these provisions play in multifamilyhousing development.
Finance & Capital Markets• Helped ensure the reauthorization of the
EB-5 “Jobs for U.S. Visa” Immigrant InvestorProgram through September 2016, which is avital source for multifamily project investment.• Worked with FHFA to boost 2015 multifam-
ily loan purchases to more than $40 billionfrom the initial $30 billion multifamily loancaps imposed on Fannie Mae and Freddie Mac.• Delayed implementation of a damaging
margining proposed rule that would increasethe industry’s financial and operational costsby providing overview to federal financialregulators.• Requested modifications to Dodd-Frank
Wall Street Reform and Consumer ProtectionAct provisions that impact commercial mortgage-backed securities holding multi-family debt.
Affordable Housing• Obtained increased funding for numerous
HUD affordable housing programs, includingthe Section 8 Project-Based Voucher and afford-ability-focused preservation programs.• Secured expansion of the Rental Assistance
Demonstration (RAD) to 185,000 units, which isdesigned to reverse the trend of lost affordableunits by accessing private capital to make up forfunding shortfalls.• Simplified the income verification process
for the Section 8 Housing Voucher Program andreduced administrative burdens by enabling re-certification of rent and income calculationsevery three years versus annually for residentson fixed incomes.
Fair Housing• Submitted an amicus brief to the U.S.
Supreme Court arguing that disparate impactliability could trigger discrimination claims forlegitimate business practices, despite no inten-tion of singling out a particular group protectedby the Fair Housing Act.• Requested regulatory clarifications and
other guidance from HUD on specific disparateimpact operations practices to address apart-ment industry concerns related to uninten-tional discrimination.
Business & Property Operations• Secured enactment of a long-term reautho-
rization of the Terrorism Risk Insurance Act(TRIA) to ensure that apartment owners haveaccess to affordable terrorism insurance.
2015 = SUCCESSIt’s important to look back at all NAA accomplished
together with you, our members.
IndustryUpdate from the NATIONAL APARTMENT ASSOCIATION and the NATIONAL MULTIHOUSING COUNCIL
26 ABODE March 2016 www.haaonline.org
Did you know you have access to more member benefits than just the lease contract and forms?If you’re receiving this magazine, your company has joined and made your company and YOU part of thelargest local apartment association in the nation! Every employee of your team is a member of HAA andalso a member of the TAA and NAA. Check us out online at www.haaonline.org. This is YOUR HAA!
naa update pg 26,27.qxp_Layout 1 2/17/16 8:21 AM Page 1
• Attained enactment of bipartisan cybersecu-rity legislation that establishes voluntary cyberthreat information sharing between the publicand private sectors and includes strong liabilityand anti-trust protections for participatingapartment firms and other businesses.
• Secured the passage of bipartisan patent re-form legislation by the House and Senate judici-ary committees, which would help curbunsupported patent infringement claims thatare a costly drain for the multifamily industry.
Military Housing• Achieved enactment of legislation to limit
the basic allowance for housing reduction to 1percent in 2015 and eliminated other changes tomilitary housing benefits.
Energy & Environment• Advocated for science-based definition
for waters subject to federal jurisdictionunder the Clean Water Act to limit runawayregulatory costs.
• Opposed the Energy Department’s one-size-fits all gas furnace efficiency rule thatwould result in expensive and technically in-feasible ventilation requirements for manymultifamily properties.
• Secured enactment of a key provision in theEnergy Efficiency Improvement Act of 2015 es-tablishing a new, voluntary program to identifyspaces in commercial buildings that haveachieved certain levels of energy efficiency aspart of the Tenant Star program.
• Advocated for common-sense lead regula-tions by streamlining the training requirementsfor the recertification of workers who disturblead and provided detailed comments on lead inthe public and commercial rule.
Construction & Development• Advocated for building codes and standards
that are technologically feasible, cost-effectiveand reflect the unique characteristics of the mul-tifamily industry.
• Blocked unnecessary changes to the ICC codes.
• Identified proposals to address concernsraised about apartment fires.
Research & Analysis• Secured critical funding for the U.S. Census
Bureau’s American Community Survey thathelps the multifamily industry in estimating theeconomic impact of apartment homes and en-sured that the mandatory nature remained in-tact despite continued attempts to allowvoluntary responses.
Provided by NMHC as part of the NAA/NMHCJoint Legislative Program.
www.haaonline.org March 2016 ABODE 27
naa update pg 26,27.qxp_Layout 1 2/17/16 8:21 AM Page 2
Katy Area Council MeetingThursday, February 4 at Verona at The Reserve
The strategic growth committee started out 2016 in Katy with a bang as more than 55 areamanagers, assistant managers and supervisors attended the first meeting for a presentationby Katy’s Economic Development Marketing Manager Chris Tanea on the “Future of Katy.”The presentation included special guests Daniel Fein, Martin Fein Interests, as well as JeffForward and Kelly Hammons from the Katy – Community Impact Newspaper. A huge thankyou to property manager Cami Schulze and her team at Verona at the Reserve for their wonderful hospitality in hosting our event!
HAA IS REACHING OUT to better serve our members by bringing targeted networking andeducational events to different parts of our 12-county service area.Contact strategic growth coordinatorLauren Owens at [email protected] to sign up for these FREE, management-only eventswhere you canlearn about issues affecting your area and network with your fellow managers. Want to host an event? We arelooking for member properties to host Area Council meetings.Contact [email protected].
On the Road with the HAA STRATEGIC GROWTH COMMITTEE
28 ABODE March 2016 www.haaonline.org
outreach pg 28.qxp_Layout 1 2/17/16 8:22 AM Page 1
On the Scene Photos by DEBORAH NIX, HAA Staff
30 ABODE March 2016 www.haaonline.org
Thank you to our generous supplier sponsors:TPI Painting Inc.Horisons LLCHD SupplyHomeMe Inc.The Liberty GroupCrestmark Construction ServicesCORT Furniture RentalGemstar Construction & DevelopmentCentury A/C SupplyBrook Furniture Rental Inc.FSI Construction Inc.AAA PlumbersMaintenance Supply HeadquartersAmeritex Movers Inc.Valet WasteReliantGreen Mountain EnergyTexas Apartment Pool ServicesFoundation SpecialistsThe Urban Foresters LLCCamp Construction ServicesPresto Maintenance SupplyPower ExpressCoreLogicBettencourt Tax Advisors LLCTrash N DashBest Plumbing LLCBehr Process CorporationPPG PaintsCraven Carpet Inc.Texscape ServicesHoffer Furniture Rental & SalesPerfect Surface Inc.PoolsurePavecon Ltd.Meyer Smith Inc.Brandt Electrical Services Inc.For Rent Media SolutionsAmerican Painting & Renovations Inc.Signal RestorationMirrorMate FramesOutdoor ElementsRichmond & Associates LandscapingMcCann Total Security SolutionsTrend Brand Solutions
“Market Your Brand” Sponsorship AuctionThursday, January 21 at the HAF Education Center
Our generous supplier members saddled up for the January SponsorshipAuction, raising more than $153,000 for HAA’s education and member-ship offerings. Events in the roundup included the Top Golf PACFundraiser, Volleyball, Maintenance Mania, Education Conference andExpo, Honors Awards, Bowling Tournament and tons of educational sem-inars and courses. New members arrived early for the Auction 101 sessionto find out how to bid, what was for sale and how it all works. A bigthanks to our auctioneers, Starla Turnbo and Mike Koch. Interested inbecoming a sponsor? HAA will have another auction on June 30. Visit theHAA website at www.haaonline.org/sponsor for more information.
auction pg 30,31,32.qxp_Layout 1 2/17/16 8:32 AM Page 1
www.haaonline.org March 2016 ABODE 31
auction pg 30,31,32.qxp_Layout 1 2/17/16 8:25 AM Page 2
On the Scene Photos by DEBORAH NIX, HAA Staff
32 ABODE March 2016 www.haaonline.org
“Market Your Brand” Sponsorship Auction
For more information or to subscribe, contact RCR at 713-595-0330,e-mail [email protected] or visit us online at www.haaonline.org/rcr.
Rental Credit Reporting has an eagle eye on the basics. RCRgives your staff immediate access to information about
which residents are in good standing and who has receivedtheir deposit refund. RCR also tells you who hasn’t paid rent
or who has broken a lease.Don’t miss out on this basic information
that can tell you a whole lot more about a renter than just a credit score.
auction pg 30,31,32.qxp_Layout 1 2/17/16 8:27 AM Page 3
On the Scene Photos by DEBORAH NIX, HAA Staff
HAA”Bee-GF” Spelling BeeSponsored by Brandt Electrical Services and FSI Construction Inc.and produced by HAA NEXTThursday, February 4 at the HAF Education Center
It was a packed house for the Houston Apartment Association BetterGovernment Fund/NEXT’s first ever Spelling Bee. Members were a buzzas they competed per table with the rights to buy hard and easy wordsavailable, with all money raised to be donated to our association PAC. Congratulations to the winning speller, Richard Hester ofSouthhampton Management.
1
1
34 ABODE March 2016 www.haaonline.org
spelling bee pg 34,35,36.qxp_Layout 1 2/17/16 10:10 AM Page 1
www.haaonline.org March 2016 ABODE 35
spelling bee pg 34,35,36.qxp_Layout 1 2/17/16 8:29 AM Page 2
On the Scene Photos by MARK HIEBERT, Hiebert Photography
HAA”Bee-GF” Spelling Bee
36 ABODE March 2016 www.haaonline.org
spelling bee pg 34,35,36.qxp_Layout 1 2/17/16 8:30 AM Page 3
Are you ready to tell your story? Inour January article, we challengedyou to expand your brand aware-ness online by adding your repu-tation to new platforms. Where
else can you tell your story? Be sure to set up accounts with more than
just Facebook and Twitter. Have you startedopening accounts and establish a presencefor your community on Yelp, Google Plus andothers? We have talked to managers who areplaying the waiting game – wishing and pray-ing for a positive review to materialize.Marketing is about taking action and develop-ing a clear-cut plan with deliverables and to-do items. Find a place where you know youwill grow search engine optimization (SEO)and make moves in that direction. It is amazing how easy it is to upload, post
and tweet, blog and share positive brand
messages with the proper tag to find yourown words on a page one Google searchwithin minutes. Once you select your newonline spaces, you can begin to fill them withyour story.
Pick Two McDonald’s is running a campaign called
“Pick 2.” Let’s use it for a second quarter mar-keting goal. Pick two places to tell your storyand set up the account. Keep in mind whichreview sites are strongest in your area of thecountry and pick those. If you want to befound in Google, pick Google platforms toshare your story.1. Google+2. YelpIt is always a good idea to set up the
account with a generic email address, [email protected] and your property
name for the password. Be consistent anddon’t make the passwords personal or hard toguess. You could be reassigned to anothercommunity and this plan needs to be knownand managed by the property team. Always remember that effective reputation
marketing includes well-crafted responses toboth positive and negative reviews. An excel-lent management team response can be aspowerful as a review posted by a resident.
Toni’s First Rule of Engagement is RESPOND.Are you guilty by omission? If there has been
a review posted, people want to hear yourside. They want to understand your position.In the court of public option you can be guiltyby omission if you do not respond to posts.Responding is 100 percent within your con-trol, so don’t wait. Whether a post is positiveor negative, you can simply say thank you oryou’re sorry! Leaving a post with no responseis unprofessional and leans the public to findyou guilty by omission. According to Oxford Law Dictionary, “guilty
by omission” means “a failure to act.” When aperson is bound to do, or act, but doesn’t doit, or deliberately neglects it, it's called omis-sion. It is your duty to honestly represent yourcommunity in the court of the online. Wherever the conversation exists, we will
help you understand how to identify the site,set up a profile, then deliver a professionalrepresentation of your community and company. This effort will go a long way inattracting the highest quality of future resi-dents to your community.
38 ABODE March 2016 www.haaonline.org
Graphic courtesy of J Turner Research
Imag
e b
y P
ich
etw
/Dre
amst
ime.
com
mindy toni pg 38,39.qxp_Layout 1 2/17/16 8:35 AM Page 1
How To Define Your Total Online ReputationBegin by consolidating the comments,
reviews and posts, along with your responsesfor an easy summary review. You will want toknow everything that is posted online,accompanied by your response for thoroughreputation management. It is time consum-ing to consolidate what is said online aboutyour community. You will need severalsearch options to identify and explore sitescontaining information or comments aboutyour community. Go to www.google.com,www.yahoo.com, www.bing.com. Conduct a series of searches about your communityincluding: • your community by name, • community name with the word “reviews,” • community address only, • and community address with the word “reviews.”Then do the following:1. Make a list of all the links directing traffic
to your site on the first three pages of thesearch results from each site. (Prospective res-idents typically never go past page three.)2. Copy and paste special unformatted all
the user generated comments or reviewsposted into your consolidation documentbelonging to each link.NOTE: There are online platforms that will
find this information and create a dashboardfor easy response. Some companies offer a sin-gle dashboard to see and respond to reviewsfrom one place. It’s a convenient and moreefficient use of your time if budgets allow.You should now have a Word document
with a consolidated list of all the locationswhere your property is shared online with thetext from each post. This will be your workingfile for responding to all online reviews.
Seeing the location of the reviews along withthe review post will allow you to draft yourresponse alongside the review post. Onceyour responses have been edited andapproved, they can then be posted by usingthe link to return to the online post. Ready-Set-Respond!
Responsive StatementBegin by collecting all of the author’s sug-
gestions that you can reference as you writeyour review responses. Your company mightconsider building a platform for collabora-tions between communities. Facebook andPinterest both allow secret groups and boardsthat can become a shared space in your com-pany, where everyone can post their respons-es as examples for others to explore. Think ofit like building a Hallmark rack of messagesothers can explore until they find the rightcopy for their response. Then they can per-sonalize the message for their specific needs. It’s helpful to begin with a working response
and then adjust it for your community andsituation. We all share common themes inwhat we face in the reviews. Sharing ideasbuilds a stronger response message catalog. IMPORTANT NOTE: Never use the exact
same response twice. Always customize! Thefuture resident will be visiting multiple sites. If they see the same response word-for-wordon two sites, you will lose credibility. Peopleare not looking for computer-generated auto-responses. They want to read sincereresponses from a real person with compas-sion and intelligence.
Get CreativeCollaboration can also happen between
platforms. In the marketing plan for KateGood’s Houston lease-up Vargos, she had
great Facebook reviews, but she wasn’t gettingthe response on Yelp that she wanted. Insteadof waiting, she took action by capturing herfabulous Facebook reviews as JPEGs anduploaded them to the property’s Yelp listingunder images. Be creative! Don’t wait to findout what other people are thinking, takeaction and write your story.Once you have posted the review, don’t
wash off your hands just yet. Responding to areview may be like starting a conversation,continue to monitor the thread and close theconversation. You also need to be consistentwith tracking, collating and responding. While making a list of review sites and
ILSs, be cognizant of their national presenceand dominance in your state or region. For instance, Google+ is stronger on the EastCoast and Midwest rather than on the WestCoast. As you strategize to enhance your digital curb appeal, be sure to account forthese regional nuances and to close conversa-tions with the reviewers. For examples of successful sentences you
can use to respond to reviews go towww.jturnerresearch.com for a download ofresponses courtesy of Toni Blake.
This article is Part 2 of aseries by Toni Blake(www.totallytoni.com) andMindy Price (www.jturn-erresearch.com) introduc-ing dynamic digital curbappeal strategiesdesigned to inspire a posi-tive online reputation anduser-generated content.Stay tuned for our nextarticle in this series in thecoming months ahead.
Ready, Set, Go!
In Part II of this series, expand your reach and learn how to respond the right way.
By TONI BLAKE, TotallyToni.com, and MINDY PRICE, J Turner Research
www.haaonline.org March 2016 ABODE 39
mindy toni pg 38,39.qxp_Layout 1 2/17/16 8:35 AM Page 2
apartment luxury location address amenities affordable phone hours pool icemaker air wifi clubhouse deposit pet-friendly fitness center apartment luxury location address
phone hours pool icemaker air conditioning wifi clubhouse deposit pet-friendly fitnes luxury location address amenities affordable phone hours pool icemaker air conditioni pet-friendly fitness center apartment luxury location address amenities affordable ph air conditioning wifi clubhouse deposit pet-friendly fitness center apartment luxury ties affordable phone hours pool icemaker air conditioning wifi clubhouse deposit pet apartment luxury location address amenities affordable phone hours pool icemaker apar luxury location address amenities affordable phone hours pool icemaker air conditioni pet-friendly fitness center apartment luxury location address amenities affordable ph apartment luxury location address amenities affordable phone hours pool icemaker air clubhouse deposit pet-friendly fitness center apartment luxury location address ameni location address amenities affordable phone hours pool icemaker air conditioning wifi pet-friendly fitness center apartment luxury location address amenities affordable ph air conditioning wifi clubhouse deposit pet-friendly fitness center apartment luxury address amenities affordable phone hours pool icemaker air conditioning wifi clubhousdeposit pet-friendly affordfitness center apartment luxury location address amenities phone hours pool icemaker air conditioning wifi clubhouse deposit pet-friendly fitnes apartment luxury location address amenities affordable phone hours pool icemaker air clubhouse deposit pet-friendly fitness center apartment luxury location address ameni hours pool icemaker air conditioning wifi clubhouse deposit pet-friendly fitness cent location address amenities affordable phone hours pool icemaker air conditioning wifi pet-friendly fitness center apartment luxury location address amenities affordable ph air conditioning wifi clubhouse deposit pet-friendly fitness center apartment luxury amenities affordable phone hours pool icemaker air conditioning wifi clubhouse deposi center apartment luxury location address amenities affordable phone hours pool icemak clubhouse deposit pet-friendly fitness center apartment luxury location address ameni hours poolapartment luxury location address amenities affordable phone hours pool ice wifi clubhouse deposit pet-friendly fitness center apartment luxury location address phone hours pool icemaker air conditioning wifi clubhouse deposit pet-friendly fitnes location address amenities affordable phone hours pool icemaker air conditioning wifi clubhouse deposit pet-friendly fitness center apartment luxury location address ameni hours pool icemaker air wifi clubhouse deposit pet-friendly fitness center apartment amenities affordable phone hours pool icemaker air conditioning wifi clubhouse deposi fitness center apartment luxury location address amenities affordable phone hours poo luxury location address amenities affordable phone hours pool icemaker air conditioni pet-friendly fitness center apartment luxury location address amenities affordable phone hours pool icemaker apartment luxury location address amenities affordable phon pool icemaker air conditioning wifi clubhouse deposit pet-friendly fitness center apa luxury location address amenities apartment luxury location address amenities afforda hours pool icemaker air conditioning wifi clubhouse deposit pet-friendly fitness cent luxury location address amenities affordable phone hours pool icemaker air conditioni deposit pet-friendly fitness center apartment luxury location address amenities affor icemaker air conditioning wifi clubhousedeposit pet-friendly affordfitness center apa address amenities affordable phone hours pool icemaker air conditioning wifi clubhous pet-friendly fitness center apartment luxury location address amenities affordable ph pool icemaker air conditioning wifi clubhouse deposit pet-friendly fitness center apa address amenities affordable phone hours pool icemaker air conditioning wifi clubhous fitness center apartment luxury location address amenities affordable phone hours poo conditioning wifi clubhouse deposit pet-friendly fitness center apartment luxury loca affordable phone hours pool icemaker air conditioning wifi clubhouse deposit pet-frie apartment luxury location address amenities affordable phone hours pool icemaker air clubhouse deposit pet-friendly fitness center apartment luxury location address ameni hours pool icemaker air conditioning wifi clubhouse deposit pet-friendly fitness center apartment luxury location address amenities affordable phone hours poo
40 ABODE March 2016 www.haaonline.org
Ph
oto
by
Die
go
Vit
o C
ervo
/Dre
amst
ime.
com
Keywords
sprout keywords pg 40,41,42.qxp_Layout 1 2/17/16 8:36 AM Page 1
ir conditioning ess amenities affordable ness center apartment oning wifi clubhouse deposit
phone hours pool icemaker ry location address ameni- pet-friendly fitness center
partment oning wifi clubhouse deposit
phone hours pool icemaker ir conditioning wifi enities apartment luxury
ifi clubhouse deposit phone hours pool icemaker
ry location ouse ies affordable
ness center ir conditioning wifi enities affordable phone
enter apartment luxury ifi clubhouse deposit
phone hours pool icemaker ry location address
osit pet-friendly fitness maker air conditioning wifi
enities affordable phone icemaker air conditioning
ss amenities affordable ness center apartment luxury
ifi enities affordable phone
nt luxury location address osit pet-friendly
pool icemaker apartment oning wifi clubhouse deposit
hone hours
apartment rdable phone enter apartment oning wifi clubhouse fordable phone hours pool apartment luxury location
ouse deposit phone hours
apartment luxury location ouse deposit pet-friendly pool icemaker air
ocation address amenities riendly fitness center
ir conditioning wifi enities affordable phone
pool
W ith digital marketing rapidlyevolving, it’s hard enough tostay current with the latestdigital strategies, let aloneimplement them. You
already have so much on your plate thatwhen someone asks you, “So, what are youdoing to improve digital marketing?” youwish you could have an air bubble with someangry-looking emojis.I want to let you in on the secrets to crafting
the ultimate digital marketing strategy. I’mnot going to put you to sleep with stats or rea-sons why you need digital marketing, becauseif you are reading this article, I’m sure youalready know you need it. You are ready tolearn how to actually pull it off and I amhappy to share that with you.In this article you will find a summary with
actionable items to put to work in your com-munity today. The goal is for you to read thisarticle and come away with a better under-standing of how digital marketing works sothat you can pull it off yourself or find theright vendors and ask the right questions.
Actionables for any form of marketingwhere the customer is NOT looking for you
Outreach marketing: Traditional media isn’tdead! By doing outreach marketing you are
creating more touchpoints with your cus-tomers, where they see your brand name,website and phone number. This all increasesthe chances that they will google you.
Social media ads: Create ads that drive traf-fic to your website. Target your specific neigh-borhood, age groups and other lifestyle inter-ests to create the perfect ad.
Use hashtags that matter: The point of ahashtag is to communicate with an audiencethat is already talking about a specific inter-est. Find trending hashtags in your city anduse those instead of creating unique hashtagsfor every post. This will expand the reach ofyour post.
Actionables for any form of marketingwhere the customer is already lookingfor you or something similar to youKeep in mind that that two overall themes
play into how Google and other searchengines rank you:
Skimming your website: A website is devel-oped almost like a newspaper, and Google istrying to evaluate whether your website hasthe right content in the right places to beseen as relevant by a person searching forthose words.
Your popularity: Just like high school, thesearch engine is a popularity contest. Themore people are talking about you (news
Digital marketing for your property means paying careful attentionto your customers’ wants and needs.By REBECCA ROSS, Sprout Marketing
www.haaonline.org March 2016 ABODE 41
Count
sprout keywords pg 40,41,42.qxp_Layout 1 2/17/16 8:36 AM Page 2
sites, bloggers, listings and social media) the more you are seen as relevant, and the more real estate you can take up in the search engine.
Both of those feed one big action item:Keyword list: Start a relevant keyword list
so that you know what keywords you needto incorporate into your website and otheronline channels. Remember, you are onlylooking for people who are looking for you.Examples:
• Luxury Apartments in City, State• Affordable Apartments in
Neighborhood, City• Apartments in School District• Apartments in Downtown, CityMake sure you are presenting a united
front on your listings. Make sure your prop-erty name, address, phone number, hours,etc., are the same across all listings, evensocial media.
Actionables for any form of marketingwhere the customer has already found you
Create a website with a central purpose:What is your priority, sales or retention? The answer to that will drive your websitestrategy.
Create multiple areas to convert: If some-one wants to convert now, let them! Don’tcreate barriers to entry.
No doesn’t always mean no: If they don’twant you now, it doesn’t mean they won’twant you later. Set up the infrastructure tocontinue marketing to traffic that doesn’tconvert immediately.
Make sure your website is up to code:Literally. Look at things like your headlines,mobile-friendly areas and filenames of yourimages to start!
Rebecca Ross is branding
director for Sprout Marketing,
www.watchyourbusiness
sprout.com, a boutique
marketing and consulting
agency dedicated to the multifamily indus-
try. Sprout specializes in creating market-
ing and retention strategies for apartment
communities nationwide and serves a
range of clients from individual rental own-
ers to large management companies with
branding, logo development, social media
management, reputation response and
outreach marketing services.
42 ABODE March 2016 www.haaonline.org
sprout keywords pg 40,41,42.qxp_Layout 1 2/17/16 8:37 AM Page 3
44 ABODE March 2016 www.haaonline.org
Imag
e b
y Fo
tovi
ka/D
ream
stim
e.co
m
Check Avoid costly mistakes by creating and adhering to a list of essential everyday tasks.By BARBARA SAVONA, Sprout Marketing
sprout checklist pg 44,45.qxp_Layout 1 2/17/16 8:39 AM Page 1
Do you ever feel like you aremoving so fast that you start tomake “dumb” mistakes at work?What about your teams? Do youfeel like sometimes you give
them the same instructions and they con-tinue to miss the same steps?If this happens to you, then you will espe-
cially like this article. I’m sharing a littlereview of one of my favorite books, TheChecklist Manifesto by Atul Gawande. At ourfirm, we are obviously big fans of the book.In fact, we created our Sprout LeasingBlueprint: The Handbook as a completemanual of easy-to-follow checklists.
One Change MattersEvery year, complications related to sur-
gery result in one million deaths and leavemore than seven million people disabled.The World Health Organization created afocus group to see if a single change imple-mented across a variety of hospitals per-forming a variety of surgeries, could reducethe risk.In 2007, eight hospitals were selected to be a
part of the research. The hospitals chosenranged from facilities located in extremelyhigh-income areas to others located in com-pletely impoverished countries. One solutionwas proposed and the trial was started. It ini-tially lasted for three months. The resultswere so astounding that they continued thetrial for three additional months.By implementing one change, the hospi-
tals saw a 36 percent drop in major compli-cations, and deaths fell by 47 percent. Wethink that’s one heck of a solution!
So what was that one change? Well, youmight have guessed it by the title of thebook: a checklist. Now, you might think thatthere is no way one checklist could do this,but it did. It was drilled down to 19 criticalsteps that had to be done for every surgery.There were checks and balances built in. To get the nitty-gritty details, you’ll have toread the book.
Why the Checklist?As humans, our memory fails us some-
times. We lose focus, especially when doingmundane or routine tasks. We skip stepsbecause we think they aren’t critical. It’s forthese reasons that we make “dumb” mis-takes. It’s for this reason that we show up tothe office sometimes and the balloonshaven’t been put out front, or the tour routehasn’t been walked or the lights aren’t on inthe model unit.It’s frustrating when we make mistakes. We
think: “I’ll try harder. I’ll be more focused.I’ll continue to drill down on my team.” Butthe mistakes continue.What if, instead, we take a lesson from
Gawande’s playbook? What if we take a lookat daily processes that can become mun-dane or routine and create simple checklistswith critical steps? Here are a few ideas forchecklists to implement on site:• Ready for Business Checklist (what
needs to happen every day for our commu-nity to be ready for people to visit it)• Telephone Techniques (what makes a
good phone call and what information arewe trying to gather)
• Follow-Up Procedures (what type of follow-up gets done when)• Reputation Response (proper proce-
dure for responding to reviews, commentsand feedback)• Shutting Down the Office (critical
steps to make sure everything is shut down correctly)• Keeping Advertising Sources Up-to-
Date (what gets checked and when)• Makeready Checklist (create one for
maintenance and one for leasing staff)• Signing a New Lease or RenewalThese are just a few of our ideas. What else
can you make a checklist for? Remember, inorder for your checklist to be effective, it hasto be to-the-point, practical and able to beused in hectic situations. Even the mostbasic checklist can get outdated, so contin-ue reviewing and refining.
Barbara Savona is co-
founder and CEO of Sprout
Marketing, www.watchyour-
businesssprout.com, a bou-
tique marketing and consult-
ing agency dedicated to the multifamily
industry. Sprout specializes in creating
marketing and retention strategies for
apartment communities nationwide and
serves a range of cli-ents from individual
rental owners to large management com-
panies with branding, logo development,
social media management, reputation
response and outreach marketing services.
www.haaonline.org March 2016 ABODE 45
Yourself
sprout checklist pg 44,45.qxp_Layout 1 2/17/16 8:40 AM Page 2
If you outreach market effectively, theprospects will come. So what’s the secret tobeing effective? It starts with a smile,includes targeted marketing pieces and fungoodies and ends in follow-up. Let’s take a
closer look at these ingredients.
Befriend the GatekeeperSmile, then smile some more. Walking into a
business can be daunting – however, hardly any-body can resist returning a nice smile. Your atti-tude toward outreach marketing makes a differ-ence as well. Always remember that you’re notbothering someone – you represent the buyingpower of hundreds of families in the communityand you’re offering a mutually beneficial part-nership. So smile like you mean it!
A smile will only get you so far. Your objectiveis much more than leaving a stack of fliers. You’llwant to practice your presentation so that you’recomfortable and able to overcome potentialconversation stoppers. Not only do you want tobecome the gatekeeper’s friend, you want to seeif anyone is currently looking for a new home, as well as branding your community and building rapport. It’s also a great time to locatesupport for your resident events through cross-promotional activities.
46 ABODE March 2016 www.haaonline.org
Imag
e b
y Ir
sto
ne/
Dre
amst
ime.
com
NeighborhoodNetwork
Reach out and build relationships withthe businesses in your community toboost your marketing and leasing success.By TASA BALDERRAMA, Sprout Marketing
sprout networking pg 46,47.qxp_Layout 1 2/17/16 8:40 AM Page 1
Your first visit might feel like a total disas-ter. Perhaps you muddled through it.Whenever I make pancakes, the first one isalways a failure. So if you mess up on thefirst visit, toss it out like the first failed pan-cake and try again. Just remember, peoplewill forget what you say, but they will neverforget the way you make them feel. So if youshow a genuine interest in them, arrive andleave with a smile, you’re doing better thanyou think.
Bull’s-eyeSince each business or niche demographicis different, your message must be differentfor each target. One flier or marketing cam-paign does not fit all. In order to influencepurchasing, you must pull at their heart-strings. This requires you to identify and cre-ate a definable marketing strategy so you’renot striking the air. When was the last timeyou drove around the neighborhood orGoogled surrounding businesses? Where doyour residents work and play? What isimportant to the demographic – location,price, amenities, lifestyle? Armed with thisinformation, you can create collateral thattargets your demographic.
Make Yourself MemorableWould you go to a dinner empty-handed?Never! So why would you visit a businesswithout a little hospitality? Goodies opendoors and make friends, and they also getyou remembered. What kind of goodies? Thetrick is for them to be unexpected or uncon-ventional. Make sure you get credit for themand label each item with your community’sinformation. Anything that helps you standout from the crowd can help you get yourfoot in the door.You also want to be memorable in a goodway. Be sure to dress for success. We recom-mend dressing one step above the business-es you’re visiting.
Follow-up FunYou can’t follow up if you don’t document,document, document. Taking good notes isparamount. You’ll want to record the busi-ness name, location, time of visit, whatgoodies you left, whom you spoke with andany personal details about the person orconversation. Don’t be afraid to ask for theirbusiness cards, either.Now, make sure you schedule time to fol-low up with interest. You’re creating a sus-
tainable route. This is not a one-time dealwhere you can expect a rush of instant traf-fic. Outreach marketing is about brandingyour community in the surrounding areaand staying on their minds. Feel like you’redone? It’s time to do it all over again.
Tasa Balderrama is vice
president of sales and devel-
opment at Sprout Marketing,
www.watchyourbusiness
sprout.com, a boutique mar-
keting and consulting agency dedicated to
the multifamily industry. Sprout specializes
in creating marketing and retention strate-
gies for apartment communi-ties nation-
wide and serves a range of clients from
individual rental owners to large manage-
ment companies with branding, logo
development, social media management,
reputation response and outreach market-
ing services.
www.haaonline.org March 2016 ABODE 47
sprout networking pg 46,47.qxp_Layout 1 2/17/16 8:41 AM Page 2
48 ABODE March 2016 www.haaonline.org
Big ImpactSmall Budget
mirror mate bath pg 48,49,50.qxp_Layout 1 2/17/16 8:41 AM Page 1
Make a splash in the bath with easy updates.Story and photos by LISA HUNTTING, MirrorMate Frames
www.haaonline.org March 2016 ABODE 49
Just as with homebuyers, updated kitchens and bathstop the list of features that can attract – and helpretain – renters. Many upgrades can be done as units change over that don’t require tear-outs or major renovations.
A clean, bright, freshly-painted bathroom goes a long way andgoes the extra mile to truly impress renters. Changes in thebathroom will project an updated, modern feel throughout theentire unit. When units turnover, seize the opportunity to makeupgrades to this all-important room. “A full overhaul isn’t always necessary,” explains interior
designer and award-winning home stager Kate Hart. “Small,affordable modifications can have a big impact on the overallappeal of the bath – and unit as a whole.” Take a bathroom from standard to standout with these
easy upgrades:
LightingLighting fixtures can instantly date a place. Are the vanity
lights blinding potential renters with bare-bulb, Hollywood-style lighting from the 1980’s? Replace them with a more currentand popular three-light, vanity light with etched glass shades.This size fixture works well in almost any bathroom. Mount thefixture with the etched glass shades pointing up for more ambi-ent light or facing down for task lighting.
Faucets and AccessoriesFaucets can be the jewelry of the bath and are easy to change
out. Ditch dated plastic knob handles for something featuringstylish, elegant lines. For a modern look, try something in thestyle of Moen’s Arris line in chrome featuring geometric andtubular lines. If the space is more traditional, look to Moen’sRothbury line for inspiration in a single faucet.Coordinate finishes so drawer pulls, faucets, lighting and towel
bars match. It will pull the space together and give a harmo-nious feel to the bathroom. Achieve a hotel-inspired look with the addition of little luxu-
ries. A curved shower bar adds valuable space in the shower,and a massaging, multi-speed or rain showerhead provides adesired amenity that is appreciated on a daily basis. Just twistoff the old showerhead and replace in minutes.
CountertopsIf budget and time allow, consider solid surface counters in
higher-end properties. Today’s engineered stone is durable,eco-friendly and hygienic. New styles are practically indistin-
mirror mate bath pg 48,49,50.qxp_Layout 1 2/17/16 8:42 AM Page 2
guishable from marble or limestone with a material that isn’t porous,won’t stain and are easy to clean. While these counters may be more costly upfront, they are built to stand the test of time –and renters.
PaintThe most popular color palette for bathrooms today are serene blues,
light grays and greens. Go beyond basic white by incorporating a color likeSherwin William’s Sea Salt or Benjamin Moore’s Quiet Moments. Thesesoothing colors will give the feeling of a retreat space in the unit. A hint ofcolor in just one room, like the bathroom, elevates the space and bringswarmth and personality to the unit.
MirrorsConsider the biggest focal point in the bathroom – the mirror. Is it
without a frame, showing unattractive clips? Framed mirrors have cometo be expected in today’s bathrooms. A frame transforms the basic sheetmirror into a statement piece. Retrofit frames are specially designed tobe installed on top of the wall mirror for an easy, custom makeover. Adding a frame can also rectify the issue of desilvering on bathroom mir-
rors. It’s common for the edges of plate glass mirrors to appear dark andjagged over time. This is due to repeated exposure to moisture and cleaningsupplies in the bathroom. The best option is to retain the mirror that is onthe wall and simply add a frame to it. Many plate glass mirrors are glued tothe wall, making them difficult to remove and dispose of. The addition of aframe serves a dual purpose – covering the desilvering and adding high-end detail to the mirror.
Northgate Oaks Apartments in Houston recently upgraded 17 units afternew management took over the apartments. “The units are already beautiful but we wanted to start adding some
upgrade aspects right away,” explains Erin Hoxie, manager at NorthgateOaks Apartments. “Choosing to add mirror frames was easy since it justadds the perfect touch to really make the units look like a home. Everyprospect we have toured in these units has loved them and really helped uslease the units.”Northgate Oaks Apartments also added some other top of the line ameni-
ties like USB plugs, Wi-Fi thermostats and tile backsplashes in the kitchenduring these upgrades.
In the eyes of a renter, custom upgrades are indicative of the overall quali-ty of the unit and provide modern convenience and appeal. It’s the bellsand whistles that one property has over another that can sway a renter.Most are simple changes that maintenance teams can make in a matter ofhours – and provide an almost immediate return on the investment.
Lisa Huntting is the president and inventor of MirrorMate,
the go-to-solution for framing bare, plate glass mirrors. The
patented frame design allows the custom-cut frame to
press directly onto mirror, covering clips that hold the mir-
ror and raw edges. Frames are available in more than 65
styles and have been used for more than a decade to update mirrors in
major hotels and apartments across the country. Visit www.mirrormate
commercial.com for more or contact Houston-based Sales Representative
Jennifer Devine at [email protected] or 832-741-4277.
50 ABODE March 2016 www.haaonline.org
mirror mate bath pg 48,49,50.qxp_Layout 1 2/17/16 8:42 AM Page 3
52 ABODE March 2016 www.haaonline.org Groceery image by Seralexvi/Dreamstime.com
Paythe Rent
nova mgmt pg 52,53,54.qxp_Layout 1 2/17/16 8:46 AM Page 1
A management company and supplier work together toprovide convenient rent payment options for residents.By JOELLE POLISKY, Corporate Communications
www.haaonline.org March 2016 ABODE 53
with
Groceries? the
R esearch shows that the most effective way to beat temptation is nothaving to face it in the first place. By the end of 2013, Neal Vermarealized that his company, Nova Asset Management, was going tolose about $40,000 during that year to employee theft. The situa-tion was discouraging. When residents would come into the rentaloffice to pay their monthly rent, some brought cash or blankmoney orders.“We have good people at our sites, but the temptation of cash or
blank money orders was simply too great for some employees –they filled out the blank money order and deposited the moneyinto a personal account,” Verma said.As president and co-founder of Nova Asset Management, which
owns and manages more than 6,000 apartment units throughoutthe Houston metropolitan area, Verma knew there had to be a bet-ter way. When he started researching options, he and his team con-sidered developing a vending machine that would accept rentchecks, but the development process would be long and expensiveand would involve time- and energy-consuming trial and error.
Convenient and Secure PaymentsAfter Verma explained this dilemma to an associate at property
management software provider RealPage, the companyapproached him with the opportunity to beta test a new system.Starting in early 2014 and using the company’s eMoney Order sys-tem, Nova Asset Management now uses a third-party system tosave money (and avoid temptation). Nova residents can now paytheir rent at any of the 24,000 retail stores in the network.“I think that it’s a good system for people that do not have
Internet service at home,” said resident Xochlit Rendon. “It seemsto be faster, since all you do is give the coupon, and they processyour payment quickly.”Under the new system, payments are no longer received at the
front office. Instead, residents pay rent and fees at their choice of
nova mgmt pg 52,53,54.qxp_Layout 1 2/17/16 8:46 AM Page 2
convenient third-party outlets like grocery stores that have part-nered with RealPage, the third-party provider.
“Many of our residents were already accustomed to paying thingslike their utility bills at these stores, so it was a natural transition,”Verma said. “The day we flipped the switch, everything changed.Before, we were losing anywhere from $30,000 to $50,000 to theftevery year. We completely shut off the ability to pay rent and fees at the front office, so the risk of theft or robbery went to zero overnight.”
The new system enabled residents to pay only the amount owedto store clerks. A clear audit trail of every payment eliminated anyroom to manipulate payments. Unauthorized credits given at thesites also came to a sudden halt. An authorized person at the homeoffice approves any requests for credits or concessions.
Benefits for Management and ResidentsBut the bigger savings were measured in hours. Verma said the
cost and time to set up the system were minimal.“The results from using a third-party offsite payment system have
been remarkable in every way,” Verma said. “The cost to transitionan apartment community into the new eMoney Order system onlytook about $300 per site. Time-wise, we were able to make theswitch in less than two months per site.”
Matt Davis, senior vice president of payments at RealPage, saysthe system provides a fantastic service for both residents and thecompany’s property management clients.
“Residents no longer have to purchase money orders and bringthem back to the front office when they can just make a simplecash payment at a nearby convenient retail location,” Davis said.“And the properties reduce the risks and hassles of handling cash or money orders on site. It’s truly a win-win solution duringrent cycle.”
Since Nova Asset Management began using the eMoney Ordersystem, the company hasn’t lost any rent money to employee theft.Plus, the company had previously employed 17 bookkeepers, eachof whom was spending about 80 percent of his or her time process-ing payments. Now they are spending only 20 percent of their timeon bookkeeping, which allows them to do many more things. Thebookkeeping savings added nearly $200,000 annually to Nova AssetManagement’s bottom line.
“Through attrition, we have also reduced our headcount, as wenow have some smaller properties without a bookkeeper and otherproperties that share bookkeepers,” Verma said. “All in all, we’vesaved a lot of money because of this system. It’s a win-win for usand our residents.”
Founded in 1991, HAA member Nova Asset Management man-
ages apartment properties and office buildings in the Houston
area with more than 6,000 apartment units and numerous office
buildings currently under management. RealPage is a leading
provider of property management software solutions for the
multifamily housing industry. For more information about the
company or its eMoney Order system, visit www.realpage.com.
54 ABODE March 2016 www.haaonline.org
“The day we flipped the switch, everythingchanged. Before, we were losing anywherefrom $30,000 to $50,000 to theft every year.We completely shut off the ability to pay rentand fees at the front office, so the risk of theft
or robbery went to zero overnight.”
nova mgmt pg 52,53,54.qxp_Layout 1 2/17/16 8:47 AM Page 3
On the Scene Photos by MARK HIEBERT, Hiebert Photography
Installation & New Year GalaSponsored by Presenting Sponsor Camp Construction Servicesand Premier Sponsors Arbor Contract Carpet, CrestmarkConstruction Services and DirecSupply Inc.Saturday, January 16 at the Sugar Land Marriott
More than 900 members filled the Sugar Land Marriott’s GrandBallroom for the “#PurpleProm” gala celebration installing incoming2016 President Alison Hall, the Executive Committee, Board of Directorsand Product Service Council.
1
1
56 ABODE March 2016 www.haaonline.org
2
3
4
2 3
4
gala pg 56,57,58,59,60,61,62,63.qxp_Layout 1 2/17/16 9:06 AM Page 1
www.haaonline.org March 2016 ABODE 57
gala pg 56,57,58,59,60,61,62,63.qxp_Layout 1 2/17/16 9:07 AM Page 2
On the Scene Photos by MARK HIEBERT, Hiebert Photography
Installation & New Year Gala
58 ABODE March 2016 www.haaonline.org
gala pg 56,57,58,59,60,61,62,63.qxp_Layout 1 2/17/16 9:07 AM Page 3
www.haaonline.org March 2016 ABODE 59
gala pg 56,57,58,59,60,61,62,63.qxp_Layout 1 2/17/16 9:08 AM Page 4
On the Scene Photos by MARK HIEBERT, Hiebert Photography
Installation & New Year Gala
60 ABODE March 2016 www.haaonline.org
gala pg 56,57,58,59,60,61,62,63.qxp_Layout 1 2/17/16 9:11 AM Page 5
www.haaonline.org March 2016 ABODE 61
gala pg 56,57,58,59,60,61,62,63.qxp_Layout 1 2/17/16 9:11 AM Page 6
On the Scene Photos by MARK HIEBERT, Hiebert Photography
Installation & New Year Gala
62 ABODE March 2016 www.haaonline.org
gala pg 56,57,58,59,60,61,62,63.qxp_Layout 1 2/17/16 9:12 AM Page 7
www.haaonline.org March 2016 ABODE 63
gala pg 56,57,58,59,60,61,62,63.qxp_Layout 1 2/17/16 9:12 AM Page 8
On the Scene Photos by MARK HIEBERT, Hiebert Photography
State of the Industry BreakfastSponsored by Costar Apartment Network and
For Rent Media SolutionsTuesday, January 26 at the Hilton Post Oak
HAA and industry leaders, including Stacy Hunt of Greystar, Ric Campoof Camden, Bruce McClenny of Apartment Data Services, PatrickJankowski of the Greater Houston Partnership and Cyrus Bahrami of Alliance, assessed the current and future state of Houston’s apartment market.
1
64 ABODE March 2016 www.haaonline.org
1
2
2
state industry pg 64,65.qxp_Layout 1 2/17/16 10:11 AM Page 1
www.haaonline.org March 2016 ABODE 65
state industry pg 64,65.qxp_Layout 1 2/17/16 9:17 AM Page 2
OWNERS Belarbor ApartmentsLatricia Johnson6060 Belarbor Houston, TX 77033713-731-0553Belarbor Apts James Ward – Barak Schurr Inc.7095 Hollywood Blvd. #675 Los Angeles, CA 90028323-785-4972Chesapeake Village Condos KBC Maverick LLCDeborah Kopp13051 Taylorcrest Houston, TX 77079-6125713-885-4650Windsail Bay Apartments Kingdom Equity ManagementJacob Kronman12458 Briar Forest Drive Houston, TX 77077-2932713-213-4499Kensington ApartmentsReferred by Del Walmsley Nodel ParksRichard Nodel3000 Town Center #540 Southfield, MI 48075-1173248-355-1550White Oak Estates Springwood ApartmentsJeyrizon Aguirre2412 Craigmont St.Houston, TX 77023-5322713-926-3922Whisper Walk TownhomesSpringwood Apartments Strategic ManagementPartnersCrystal Stokes4025 Wetherburn Way #350 Norcross, GA 30092770-799-9916Redstone Vista Apartments
SUPPLIERS Action Window Coverings Inc.Steve Perry Jr.14699 Brown Rd Tomball, TX 77377281-351-5553Blinds, Window Shades, WindowTreatments – Specialty Shaped American Risk InsuranceCompanyCarlos Lynn4669 Southwest Fwy. 7th Floor Houston, TX 77027-7150713-559-0715 Chesapeake Facility ResourcesJames Young Jr.12430 Hodges St. Houston, TX 77085240-603-1069General Contractors, PressureWashing – Equipment & Service Citi Fence & ConcreteRosa MoralesP.O. Box 16387 Houston, TX 77222-6387(832) 834-6143Concrete Contractors, Fences,Gates & Gate-Operating Devices,WeldingReferred by Jacob Kunath, CAS Conex RecyclingChris Therriault1550 Westborough Drive #7307 Katy, TX 77449-1550346-213-5173Recycling Services, WasteReduction/Disposal/RecyclingReferred by Debra Knight, CAS Coss Communications LLCDylan T. Herrera1505 Falling Leaf DriveFriendswood, TX 77546-4619281-482-5123911 Phone Service, ElevatorMaintenance & Repair
Earth First LandscapesKatie Pearson25290 Beckendorff Road Katy, TX 77493-6564832-493-9257Landscape Contractors, LandscapeDesignersReferred by Sarah Fox
FunFlicks Outdoor MoviesDarrell Landers9600 Great Hills Trail #150W Austin, TX 78759713-401-9733Rentals – Outdoor Movies,Entertainment Heritage Construction Co. LLCTim Austin921 W. New Hope #102 Cedar Park, TX 78613-6785512-528-5559Roofing Contractors, GeneralContractors JD Herberger & Associates PCJacob Herberger11767 Katy Fwy. #920 Houston, TX 77079-1782281-920-4700Eviction Service, Legal Services J Hernandez GeneralContracting Services LLCAda Hernandez13401 Murphy Road #B Stafford, TX 77477-4307281-499-5440General Contractors, Cabinets,Carpenters, Carpet Installation,Counter Tops, GraniteReferred by Rose Martinez, CAM One Hour Air Conditioning &HeatingRamon Cuevas4455 W. Sam Houston Pkwy. North Houston, TX 77041-8207281-560-6311A/C Contractors, HeatingContractors Rainbow InternationalWestsideMontzerrat Pichardo12843 Ashford Brook DriveHouston, TX 77082-2140956-701-8647Carpet Cleaning – Equipment &Supply, Cleaning Specialists – Bio-Hazardous Material, Fire/WaterDamage RestorationReferred by Courtney Lindley-Vitek, CAM SignaramaFrank Chimaobi12579 Westheimer Houston, TX 77077281-741-7929Banners, Flags & Pennants, Signs
Spectrum DHIZach HubenakP.O. Box 419 Barker, TX 77413-0419281-558-7233Locks & Locksmiths, Doors & DoorProducts Ted W. Allen & AssociatesKeith SobolikP.O. Box 1967 Cypress, TX 77410281-378-7500Insurance, Insurance Consultants Teton Buildings LLCTim Host2701 Magnet Houston, TX 77054-4509713-351-6300Building Contractors, Turnkey-Complete Texas First LandscapingServicesWillie SykesP.O. Box 821087 Houston, TX 77282619-788-2670WasteReduction/Disposal/Recycling,Landscape Contractors Tiger GasMichael CrenshawP.O. Box 303 Humble, TX 77347-0303281-577-8264Balloons – Novelty & Toy, Helium
Welcome Mat Introducing JANUARY NEW MEMBERS
66 ABODE March 2016 www.haaonline.org
ALL SUPPLIER MEMBERS are listed online at haabuyersguide.com, searchable by product/service category or company name.
WelMat mar pg 66.qxp_Layout 1 2/17/16 9:25 AM Page 1
Resident Relations, continued from Page 14
The resident contacted the office aroundAugust 10 to discuss her move-out chargesand to dispute the carpet charge, as well as toget specifications on the water billing. At thattime, property personnel agreed to meet herin the middle on the cost of the carpet re-placement, because the bedrooms carpetwere not damaged and would not haveneeded to be replaced had the living roombeen in better condition. The cost of the car-pet replacement was reduced by half of whatwas initially charged. Upon further review,property personnel also reduced the finalwater bill which was initially charged throughthe lease ending August 2, 2013. It was revisedto reflect the actual move-out date on theapartment rather than the lease-end date.Management felt the resident was charged ac-cordingly. Enclosed were copies of the move-out statement, lease and resident’s notice ofintent to move out.
The Committee’s DecisionThe committee decided in favor of manage-
ment with an adjustment made. The commit-tee stated at the time the walk through wasperformed, both parties had agreed to thesmall area on the living room carpet that wasdue to heavy traffic. The committee notedmanagement did not provide an invoice of theoriginal carpet installed at move in, so the car-pet charge of $464.39 has been removed andchanged to the $75 quoted by managementfor cleaning. After the adjustment was made,and with other charges justified, the residentowes the property $105.42.
The HAA Resident Relations Committeesprovide an impartial review of resident com-plaints using the documentation provided byboth the resident and management. When thecommittee finds in favor of the resident, weappreciate a direct response from the prop-erty to the resident within two weeks and acopy of the payment sent to HAA for ourrecords. When the committee finds in favor ofthe resident, management may file an appeal.When the committee finds in favor of theproperty 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 toHAA to speak to a trained consultant Wednes-days from 9 a.m. to 1 p.m., and Thursdays andFridays from 9 a.m. to 1 p.m. and 2 p.m. to 4p.m. Residents can also be directed online towww.haaonline.org/renters.
www.haaonline.org March 2016 ABODE 67
Speed Dating with the PSC
Reach Out andLearn
Get networking with HAA and your Product Service Council! All supplier members are welcomed to jointhis free event, featuring a fast-paced “speed dating” format with members of the HAA vendor board. Come joinyour supplier leaders in a fun and informative format to learn more about HAA and the multifamily industry.
Speed Dating with the PSCFriday, April 18:30 a.m. to 9 a.m. – Registration and Breakfast9 a.m. to 11 a.m. – “Speed Dating” ProgramHAF Education Center, 4810 Westway Park Blvd.(Located off Clay Road and Beltway 8)FREE for Suppliers. Register online at www.haaonline.org.Sponsored by the HAA Product Service Council
res relations pg 14,67.qxp_Layout 1 2/17/16 8:08 AM Page 2
BEAR WITH US!The society kicked off their first outreach project and networking meeting.
The Ambassador ONE Society HAA’sWELCOMING COMMITTEE
Mark your calendars and join us! Meetings are held on the first Wednesday of each month:
March 2 April 6 May 4 June 8July 6 August 3 September 7
October 5 November 2
68 ABODE March 2016 www.haaonline.org
1
2
1. HAA Ambassadors kick off their firstcommunity outreach project with a
donation to 911 Bears, a program that
collects teddy bears for local first
responders to help make a child’s
potentially traumatic experience more
"”bearable.”
2. The Ambassaodor “ONEs of theMonth” Candis Mohr and Marivel
Bownds, who tied with 11 points each.
ambass pg 68, 69.qxp_Layout 1 2/17/16 9:25 AM Page 1
3. Team HAAppy Campers is in
first place with 51 points.
5. Team Amped UP is in
second place with 24 points.
4. Team Prestige Worldwide is
in third place with 22 points.
3
4
5
www.haaonline.org March 2016 ABODE 69
ambass pg 68, 69.qxp_Layout 1 2/17/16 9:26 AM Page 2
The following owner/management companies have added the listed properties to their portfolios:• Alliance Residential Company: Broadstone Falcon Landing, 386
units at 3300 Falcon Landing Blvd in Katy • Belarbor Apartments: Belarbor Apartments, 50 units at
6060 Belarbor St. • Capstone Real Estate Service Inc.: Monterra Park Apartments, 394
units at 4000 Watonga. • CLMS Management Services LP: Dominion Square Apartments,
136 units at 1001 Pinemont.• DMDG Properties LLC: Johanna Court Apartments, 39 units at 1928
Johanna Drive.• Eureka Multifamily Group LP: Sterlingshire Apartments, 200 units
at 9002 Sterlingshire.• Adara Communities: The Commons at Vintage Park, 252 units at
9721 Cypresswood Drive. • Gatesco: Broadway Casa Apartments, 150 units at 8405 Broadway.• Greystar: Dominion Post Oak Apartments, 230 units at 2323 McCue;
High Point Uptown, 277 units at 807 S. Post Oak Lane; DomainMemorial, 313 units at 14800 Memorial Drive; Elan 99 West, 360 units at23400 Kingsland Blvd. in Katy; Elan Heights, 327 units at 2222 White OakDrive; and Elan Memorial Park, 258 units at Westcott and Washington.• In the Loop Management: 935 Byrne Apartments, 30 units at
935 Byrne.• KBC Maverick LLC: Windsail Bay Apartments, 48 units at 3141 S.
Broadway in La Porte. • Kingdom Equity Management: Kensington Apartments, 10 units at
5532 and 5534 Eskridge St. • Linebacker Equity Management: Alegra Palms Apartments, 172
units at 801 Allen Genoa South.• The Lynd Company: Vista Arbor Square Apartments, 320 units at
10301 Sandpiper; Sandpiper Apartments, 286 units at 10402 Sandpiper;Sandridge Apartments, 504 units at 4025 Burke Road in Pasadena; RoyalOaks Apartments, 434 units at 6200 Marinette Drive; Park TexasApartments, 612 units atm11911 Martin Luther King Blvd.; The PointeApartments, 517 units at 4101 S. Shaver in Pasadena; Pines of WestburyApartments, 940 units at 12500 Dunlap; Pine Forest Apartments, 161units at 17103 Clay Road; Maxey Village Apartments, 409 units at 666Maxey Road; Las Palmas Apartments, 145 units at 7170 Parker Road;Crystal Springs Apartments, 191 units at 5900 Selinsky; Cranbrook ForestApartments, 261 units at 13875 Ella Blvd.; The Broadmoor Apartments,235 units at 10215 Beechnut; and Ashton Oaks Apartments, 544 units at201 Hackberry in Clute.• Milestone Management: Park at Northgate Apartments, 248 units at
26325 Northgate Crossing in Spring, and Emerson Park ApartmentHomes, 354 units at 1799 FM 528 in Webster. • Mill Creek Residential Trust: Sola Uptown River Oaks Apartments,
317 units at 70 E. Briar Hollow Lane. • Q10 Property Advisors: Jacinto Palms Apartments, 123 units at
10202 Challenger 7 Drive in Jacinto City. • Qrh Prop One LLC: Terrace Vine Apartments, 104 units at 3819
Meeks Drive in Orange. • Robbins Property Associates: The Retreat at Cinco Ranch, 268 units
at 3306 S. Fry Road in Katy.• Rockstar Capital Management LLC: Logan's Pointe Apartments,
256 units at 3700 Garth Road in Baytown. • Sarisa Properties LLC: Pino del Sol Apartments, 53 units at 13919
Texarkana.• Sizemore True Vine Properties: Octavia Property I, two units at 6114
Octavia St.70 ABODE March 2016 www.haaonline.org
PortfolioChanges
prop news pg 70,71.qxp_Layout 1 2/17/16 9:31 AM Page 1
• SouthStar Management LLC: Radius atShadow Creek Ranch Apartments, 350 units at2400 Business Center Drive in Pearland. • Springwood Apartments: Whisper Walk
Townhomes , one unit at 6401 Deihl Road, and Springwood Apartments, 14 units at 7823 Detroit.• Strategic Management Partners: Redstone
Vista Apartments, 274 units at 22715 ImperialValley Drive. • Sumar Realty Corporation: Winsome Court,
104 units at 6111 Winsome Lane.• T&N Enterprises GP LLC: Mira Vista
Apartments, 352 units at 12803 NorthboroughDrive.• Tarantino Properties Inc.: Brookfield
Apartments, 250 units at 14230 Wunderlich Road.• Vernonville Asset Management: Orleans
Place Apartments, 97 units at 5918 Schroeder.• Villa Serena Communities: One Westfield
Lake Apartments, 246 units at 2800 HirschfieldRoad in Spring; Rockridge Station Apartments,292 units at 855 Greens Road; Rockridge SquareApartments, 148 units at 17715 Wayforest Drive;Rockridge Springs Apartments, 440 units at17435 Imperial Valley Drive; Rockridge PlaceApartments, 881 units at 16818 City View;Rockridge Park Apartments, 154 units at 850Harvest Time Lane; Rockridge CommonsApartments, 59 units at 17206 Imperial ValleyDrive; and Rockridge Bend Apartments, 216 unitsat 770 Greens Road. • Westlake Housing LP: The Villas on
Woodforest Apartments, 240 units at 451 MaxeyRoad; Villas in the Pine Apartments, 236 units at15001 Crosswinds Drive; and Villas at Pine LakeApartments, 198 units at 5301 N. Sam HoustonPkwy. East.• Windsor Communities: Windsor at
West University Apartments, 425 units at 2630 Bissonnet.
Meeks + Partners has promoted Trevor Meeks,AIA, to partner. Hire Priority has named one of the 5000
fastest-growing companies in America by Inc.
Longtime HAA member KathySmith passed away on September29 in Fort Worth. She began hercareer in property managementwith the Dinersteins before pur-
chasing staffing firm Rozelle and Associates. She was HAA’s Product Service Council Presidentin 1998.
In the News
www.haaonline.org March 2016 ABODE 71
In Memorium
prop news pg 70,71.qxp_Layout 1 2/17/16 9:31 AM Page 2
A HOME IN PARADISEElan 99 West offers residents a lavish lifestyle.
“On Site with ABODE” features a randomly selected member property each month.Property:Elan 99 West ApartmentsOwner/Management: GreystarLocation: 23400 Kingsland Blvd., Katy, which is located on the west side ofthe Grand Parkway with frontage on Kingsland Boulevard and Cobia DriveUnits: 360Built: 2016Web: www.elan99west.comInteresting features:Greystar is opening their new luxury apartment communi-ty this year in Katy that has been designed with a vacation ambiance. From a massage spa room and an infinity pool equipped with cabanas and grilling sta-tions to aesthetic walking trails that surround a lake, residents might forget they’reat home.
“We are delighted to announce the opening of Elan 99 West,” managing direc-tor of development for Greystar Trent Conner said. “The community has beendesigned with resort-style amenities, upgraded finishes and beautiful outdoorgathering spaces to provide our residents with a highly-desirable lifestyle.”
Amenities are often one of the most alluring features an apartment commu-nity can offer its residents and potential residents. Elan 99 West offers unparal-leled amenities such as an Aqua Massage Spa room and a community club-house that includes a resident lounge, game room, 24-hour fitness facility and akid zone. It’s a pet-friendly community so of course Greystar made sure toinclude a fenced in dog park. Strolling along the walking trails and the pedestri-an bridge is another activity residents and their pets can enjoy together.
Elan 99 West has convenient access to the Grand Parkway, I-10, EnergyCorridor, nearby highly accredited Katy ISD schools and top rated hospitals saysBetsy Valdes, the Director of Real Estate for Greystar. Also mentionable, is itsproximity to a variety of local restaurants and shopping at LaCenterra, Katy MillsMall and City Centre.
Residents can choose from one, two or three-bedroom floorplans ranging insize from 673 to 1,452 square feet of living space. The interior finishes of theapartments include quartz countertops, stainless steel appliances, upgradedlighting and hardwood flooring. Inside every unit, residents will find featuressuch as gourmet kitchens, glass front custom cabinetry, nest thermostats, nineto eleven foot ceilings, spacious walk-in closets, private patios or yards and fullsize washers and dryers.
72 ABODE March 2016 www.haaonline.org
On Site with ABODE
On Site mar pg 72.qxp_Layout 1 2/17/16 9:32 AM Page 1
Want to see current and previous issues of ABODE online? Go to http://tinyurl.com/HAAlibrary orhttp://issuu.com/haa_abode. Or view this issue on your iPad or smartphone at
http://issuu.com/haa_abode/docs/abode_mar2016.
A/C Supplies
Century A/C Supply . . . . . . . . . . . . . . . . . . . . . . . . . .54281-530-2859 . . . . . . . . . . . . . . . . . .www.centuryac.com
Carpet Cleaning – Equipment & Supply
Namco Manufacturing . . . . . . . . . . . . . . . . . . . . . . . .5800-634-5816 . . . . . . . . . . . . . . . .www.namcomfg.com
Carpet Installation
Dixie Carpet Installations . . . . . . . . . . . . . . . . . . . . .7281-261-6334 . . . . . . . . . . . . . . . . .www.dixiecarpet.com
Collection Agencies
Alexander-Rose Associates Inc. . . . . . . . . . . . . . .42713-644-4441 . . . . . . . . . . .www.alexanderrose-inc.com
SWC Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71972-300-1700 . . . . . . . . . . . . . . . . .www.swcgroup.com
Concrete Contractors
Citi Fence & Concrete . . . . . . . . . . . . . . . . . . . . . . . .70832-834-6143 . . . . . . . . . . . . . . . . . . . . . .www.citifence.net
Electric Contractors
Affordable Quality Electric . . . . . . . . . . . . . . . . . . .13713-695-5992 . . . . . . . . . . . . . . . . .www.acuityelectric.com
Brandt Electrical Services Inc. . . . . . . . . . . . . . . .29281-693-3383 . . . . . . . . . . .www.brandtelectrical.com
Fire Alarm Systems
American Fire Systems . . . . . . . . . . . . . . . . . . . . . .47713-466-9898 . . . . . . . . . . .www.americanfiresys.com
Foundation Contractors
Foundation Specialists . . . . . . . . . . . . . . . . . . . . . . .14832-767-1115 . . . . . . . . .www.foundationexperts.com
Gates & Gate-Operating Devices
Meyer Smith Inc. (Houston Gate) . . . . . . . . . . . . .12713-862-7339 . . . . . . . . . . . .www.meyersmithinc.com
General Contractors
Camp Construction Services . . . . . . . .Back Cover713-413-2267 . . . . . . . .www.campconstruction.com
Cotton Commercial USA Inc. . . . . . . . . . . . . . . . . .10877-511-2962 . . . . . . . . . . .www.cottoncompanies.com
Crestmark Construction Services . . . . . . . . . . . .43713-426-6161 . . . . . . . . . . .www.crestmarkservices.com
FSI Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . .33832-767-1115 . . . . . . . . . . . . .www.fsiconstruction.com
Gemstar Construction & Development . . . . . . .51281-821-1195 . . . . . .www.gemstarconstruction.com
MultiFamily Services . . . . . . . . . . . . . . . . . . . . . . . . . .5713-266-9100
RENCON . . . . . . . . . . . . . . . . . . . . . .Inside Back Cover713-666-3636 . . . . . . . . . . . . . . . . . . . . . .www.rencon.com
TPI Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1713-668-7986 . . . . . . . . . . . . . . . . . . . . . . .www.tpiinc.com
Glass – Plate, Window, Etc.
Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .42713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com
Insurance
Harco Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71713-681-2500 . . . . . . . . . . . . . . . . . . .www.harco-ins.com
Landscape Contractors
Outdoor Elements . . . . . . . . . . . . . . . . . . . . . . . . . . .50713-955-0990 . . . . . .www.outdoorelementstx.com
Locks & Locksmiths
CKI Wholesale Lock Supply . . . . . . . . . . . . . . . . . .67713-462-0704 . . . . . . . . . . . . . . . . . . . . .www.ckilock.com
Pest Control
Apple Termite & Pest Control . . . . . . . . . . . . . . . .42713-880-3322 . . . . . . . . . . . . . . . . . .www.applepest.com
Resident Screening Service
CoreLogic . . . . . . . . . . . . . . . . . . . .Inside Front Cover888-297-8821 . . . . . . . . . . . . . . . . . . .www.corelogic.com
Resurfacing
Perfect Surface . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .27713-952-0202 . . . . . . . .www.perfectsurfaceinc.com
Roofing Contractors
State Roofing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .73281-293-7000 . . . . . . . .www.stateroofingtexas.com
Screens
Ameristar Screen and Glass . . . . . . . . . . . . . . . . . .71713-683-6767 . . . . . . . . . . . . .www.ameristarglass.com
Security Control Equipment/Systems
SentriForce . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .55888-671-2202 . . . . . . . . . . . . . . . . .www.sentriforce.com
Television – Cable
Comcast . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2800-XFINITYwww.comcast.com/xfinitycommunities
Trash Hauling
Waste Management . . . . . . . . . . . . . . . . . . . . . . . . .67713-354-5230 . . . . . . . . . . . . . . . . .www.thinkgreen.com
Tree Services
Metro Tree Services . . . . . . . . . . . . . . . . . . . . . . . . . .37281-846-3780 . . . . . . . . . . . . . . . . . . . .www.mettree.com
Video Products & Services
Virtual Leasing Systems . . . . . . . . . . . . . . . . . . . . . .15281-738-1222 . . . . .www.virtualleasingsystems.com
HAA Products & Services
Rental Credit Reporting . . . . . . . . . . . . . . . . . . . . . .32713-595-0330 . . . . . . . . . . . . . . . . . . . .www.haaonline.org
74 ABODE March 2016 www.haaonline.org
Index of Advertisers By CATEGORY
ad index mar pg 74.qxp_Ad Index pg 74 2/17/16 9:34 AM Page 1
•
Occupancy (%
)
Rental Rate (¢/sq.ft./mo.)
Dec 13
Jan 14
Feb 14
Mar 14
Apr 14
May 14
Jun 14
Jul 14
Aug 14
Sep 14
Oct 14
Nov 14
Dec 14
Jan 15
Feb 15
Mar 15
Apr 15
May 15
Jun 15
Jul 15
Aug 15
Sep 15
Oct 15
Dec 15
History of Effective Rental Rate & Occupancy for All Units
SnapshotOccupancy: 90.4%Price: $967/mo.Rental Rate: 110.0¢/sq.ft./mo.Size: 879 sq.ft.
Past 12 Months:4.0% rental rate growth11,749 units absorbed
Operating Supply:2,611 communities607,605 units
Recently Opened (12 months):76 communities21,510 units
Under Construction:98 communities27,941 units
Proposed Construction:57 communities16,576 units
Hottest Submarkets Over the Past Three Months Annualized % of Market Rental Rate Rank Submarket Absorbed Growth %1 Northeast Houston/Crosby 7.0% 1.0%2 Downtown 1.7% 3.1%3 Friendswood/Pearland East 2.6% 1.3%4 Braeswood/Fondren SW 8.6% 0.0%5 I-69 North 8.1% 0.1%
Concessions Total Units % of Average CitywideClass w/Concessions Total Units Special EffectAll 173,844 29% -2.1% -6.6%A 62,557 45% -4.0% -8.2%B 58,956 26% -1.3% -4.9%C 41,807 23% -1.1% -4.6%D 10,524 18% -0.8% -4.5%
One Month Free = -8.33%
– 90.0
– 89.0
– 88.0
– 87.0
THE FIRST TABLE ABOVE GIVES A SNAPSHOT of the current market conditions. The graph displays the overall occu-pancy and effective rental rates over the past 24 months. These statistics are derived from a continuous survey of all apartment communities inthe Houston region. The effective rental rates are the calculated net of concessions and utility adjustments. The second table lists the five hottestsubmarkets in the Greater Houston area. There are a total of 41 submarkets, and the ranking is based on the best combination of rental rategrowth and absorption over the past three months. The third table distributes and analyzes concessions (specials) by classification. Concessionsgenerally are represented by three types of specials: move-in, months free or floor plans. The effect of these specials is captured and prorated overa lease term to arrive at a percentage reduction in market or street rents.
HOUSTON
94.0 –
92.0 –
96.0 –
98.0 –• •
• •• •
• • •• • • •
• •• • •
• • • • • •
MarketLine By BRUCE MCCLENNY, President, ApartmentData.com
ApartmentData.com has beenproviding apartment data andmarketing products since 1986.ApartmentData.com coversTexas’ four largest metro areasand provides real-time accessfor property specific informa-tion, market surveys and historic submarket data formore than 1.3 million apart-ment units. For more informa-tion, contact Bruce McClennyat 800-595-8730. © 2016 ApartmentData.com
TEXAS Dallas/Ft. WorthOccupancy: 92.9%Price: $974/mo.Rental Rate: 112.1¢/sq.ft./mo.Size: 869 sq.ft.
Past 12 Months:7.6% rental rate growth17,488 units absorbed
Operating Supply:2,816 communities646,103 units
San AntonioOccupancy: 90.1%Price: $868/mo.Rental Rate: 102.7¢/sq.ft./mo.Size: 845 sq.ft.
Past 12 Months:4.2% rental rate growth3,943 units absorbed
Operating Supply:819 communities170,193 units
AustinOccupancy: 91.8%Price: $1,139/mo.Rental Rate: 130.8¢/sq.ft./mo.Size: 871 sq.ft.
Past 12 Months:6.4% rental rate growth8,690 units absorbed
Operating Supply:851 communities194,482 units
www.haaonline.org March 2016 ABODE 75
Marketline pg 75.qxp_Layout 1 2/17/16 9:35 AM Page 1
www.haaonline.orgTotal visits . . . . . . . . . . . . . . . . .17,906Visitors . . . . . . . . . . . . . . . . . . . .12,072Most visited pages: 1. Jobline Board2. Rental Credit Reporting3. Rental Owner Complaint Form
HAA JoblineApply button cicks . . . . . . . . .4,284Job postings for the month . .124Resume postings . . . . . . . . . . . . .323Job seeker signups . . . . . . . . . . . .141
Twitter @HAAOnline www.twitter.comFollowers . . . . . . . . . . . . . . . . . . .4,871
Linkedinhttp://tinyurl.com/2667pprHouston Apartment AssociationGroup followers . . . . . . . . . . . . .1,377
Facebookhttp://tinyurl.com/2ae7gnqHouston Apartment AssociationGroup members . . . . . . . . . . . .1,747
ONLINE STATISTICS for the Houston Apartment Association Website and Social Media
Back Page with News from around the COMMUNITY
76 ABODE March 2016 www.haaonline.org
Join the Houston Apartment Association to raise funds for the HoustonChapter of the American Red Cross. The event returns to the HoustonSportsplex, 12631 South Main (just south of Post Oak).
Recruit and register your team today. Each team consists of threemen and three women with an option of one male and one femalealternate. Each team will compete in five field events, and teammembers must work for HAA member companies. The top threeteams, based on the field events, will be awarded medals after thefinal competition.
Friday, May 139 a.m. – Registration10 a.m. to noon – CompetitionNoon to 1 p.m. – Lunch1 p.m to 2 p.m. – Tug-O-War
Team of Six: $400 (includes lunch)$20 Spectator fee (includes lunch)Advance registration and payment are required. The deadline is Tuesday, May 5.
Register online at www.haaonline.org/sportschallenge. For moreinformation, contact Susan at [email protected].
Thank you to our sponsors:AAA Plumbers, Apple Termiteand Pest Control, ArborCarpet Care, CampConstruction Services, DirectEnergy, HD Supply, HirePriority, The Liberty Group,Rasa Floors and RentPath
Grab thewhole family!Join the HAAFun Run Join us for a Fun Runand Walk at the HAAoffices on Saturday,
June 4. We will have a designated closed course within theWestway Park Business Park with both a 1K and 5K route.
See upcoming ABODEs and www.haaonline.org for more!
Backpage pg 76 mar.qxp_Layout 1 2/17/16 9:36 AM Page 1
Houston Apartment Association4810 Westway Park Blvd.Houston, Texas 77041
Return Service Requested
camp ad Back Cover.qxp_Layout 1 2/19/16 7:11 AM Page 1