IN THIS ISSUE From the Executive Director-----------------------------------------------4 SAAAvor the Flavor------------------------------------------------------------6 Pac Members--------------------------------------------------------------------5 Committee Meeting Calendar---------------------------------------------8 Education Calendar-----------------------------------------------------------9 San Antonio Softness Persists, but Near-Term Supply Risk Remains Limited--------------------------------------------------------10 VASH Voucher Ordinance-------------------------------------------------12 Maintenance Appreciation Event---------------------------------------17 SAAA New Members--------------------------------------------------------19 HUD’s Shift on Emotional Support Animals-------------------------21 Fiesta Mixer--------------------------------------------------------------------24
SAAAvor the Flavor
Spurs Watch Party-----------------------------------------------------------26
Executive Director Ryan Baldwin | executivedirector@saaaonline.org Finance & Accounting Rosa Peralta De Leon | rosa@saaaonline.org Communications & Marketing communications@saaaonline.org Programs, Events & Education Kennetha Banks | kbanks@saaaonline.org Membership/PAC Fundraising Clemente Sanchez | csanchez@saaaonline.org Government Relations Melissa Cabello Havrda | melissa@saaaonline.org Sarah Taylor | sarah@saaaonline.org Executive Administrative Assistant/ Office Manager Elizabeth Garza | egarza@saaaonline.org
San Antonio Apartment Association 7525 Babcock Road, San Antonio, TX 78249 OFFICE 210.692.7797 or 877.306.4108 Fax 210.692.7277 or 877.316.1984 www.saaaonline.org
Maintenance Appreciation Event
Mission: The San Antonio Apartment Association educates, communicates and advocates for professionals in the rental housing industry. The “Residence” Magazine is published monthly by the San Antonio Apartment Association, Inc. Circulated free. The San Antonio Apartment Association, Inc., expressly reserves the right, in its sole discretion, to reject advertising which may subject the San Antonio Apartment Association, Inc., to liability under statutory or common law. Contributed material does not necessarily reflect the views and opinions of the San Antonio Apartment Association. All rights reserved. Materials may not be reproduced or translated without permission. Entire contents are the © Copyright 2022 of the San Antonio Apartment Association, Inc. ADA Compliance Statement: The San Antonio Apartment Association, Inc. (“SAAA”), is committed to upholding the standards of, and strictly complying with, the Americans with Disabilities Act (the “ADA”). It is the policy of SAAA to allow Service Dogs and Service Miniature Horses to accompany the person for whom the animal is providing a service in the areas of public accommodation at the office of SAAA and at SAAA events, programs and classes.
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2026 SAAA EXECUTIVE COMMITTEE
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Alan Ross Bob Ross Realty
Kara Morkovsky Portico Property Management
Lyssette Perez Apartments.com
Maddie Patrick Indio Property Management
Tabatha Blunt Greystar Real Estate Partners, LP
Emery Johnson The Phoenix Recovery Group
Sunny Davila Kairoi Residential
Renetta Quintana Capstone Real Estate Services, Inc.
JULY 2026 | WWW.SAAAONLINE.ORG
Summer in San Antonio has a way of turning up the heat on everything — the weather, the market, and the momentum inside this Association. As I settle into my role as Interim Executive Director, I want to take a moment to share what has me excited about the months ahead and remind you of all the ways SAAA is showing up for you right now. Education Opportunities Built for Where You Are Right Now Whether you are brand new to the industry or a seasoned professional looking to sharpen your edge, SAAA has education lined up for you this summer. From nationally recognized credential courses to targeted workshops on leasing, maintenance, and leadership, our upcoming calendar is packed with opportunities to grow. I encourage you to visit www.saaaonline.org for the full schedule and to register early — seats fill quickly and these programs are among the most valuable benefits your SAAA membership delivers.
License to Network: 007 Casino Night — July 24th Shaken, not stirred — and absolutely not to be missed. Mark your calendars now for our James Bond– themed Casino Night on Thursday, July 24th, one of the most anticipated social events of the SAAA year. Think black tie energy, casino-style games, great company, and the kind of evening that reminds us all why this industry is so much more than business — it is a community. Whether you come as 007 himself or simply arrive ready to have fun, this is a night that delivers. Pre-registration is open now at www.saaaonline.org — do not wait, because this event sells out. Bring your team, bring your clients, and come ready to connect.
PAC Business Exchange — August 12th Right on the heels of Casino Night, we have another can't-miss event: the PAC Business Exchange on August 12th. This event brings together our supplier partners and management members in a dynamic, business-focused setting designed to make meaningful connections and drive real value for everyone in the room. It is also a directway to support SAAA's political action campaign efforts, which fund the advocacy work that protects your business every day. Details and registration are available at www.saaaonline.org.
Your Voice at Every Level of Government One of the things I am most proud of as I step into this role is the ongoing dialogue SAAA maintains with our elected officials at the City, County, and State level. This Association does not sit on the sidelines. We are at the table — speaking up for our members, for our residents, and for a rental housing industry that can continue to thrive and serve our community. Those relationships take time to build and constant attention to maintain. Our government affairs work touches everything from local ordinance proposals to state legislative sessions, and we remain committed to ensuring that the voices of multifamily professionals across San Antonio are heard clearly and consistently.
What Comes Next Over the coming months, SAAA will continue to step up. We are working to create more value at every touchpoint of your membership — from the quality of our education and events to the relevance of our resources and the strength of our advocacy. Meaningful change takes intention and collaboration, and I am grateful to work alongside a dedicated board, a talented staff team, and members who genuinely care about this industry. There is a lot to look forward to. I hope to see you at Casino Night on July 24th, at the PAC Business Exchange on August 12th, and throughout our education programming all summer long. Your engagement is what makes this Association strong. Until then, visit www.saaaonline.org to stay current on everything happening at SAAA. We are here, we are active, and we are working for you. 4
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Ryan Baldwin San Antonio Apartment Association Interim Executive Director
PERKS POLITICAL ACTION COMMITTEE
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On May 29th, SAAA members gathered at Dwight D. Eisenhower Park for an evening filled with incredible food, great conversations, and even better company. Thank you to everyone who joined us and helped make SAAAvor the Flavor a flavorful success.
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What San Antonio Veteran’s Affairs Supportive Housing Voucher Ordinance Means for Property Owners and Managers Melissa Cabello Havrda Chief Government Relations Director San Antonio Apartment Association
On May 7, 2026, the San Antonio City Council adopted a new source-of-income (“SOI”) ordinance for veterans that will directly affect owners and managers of larger rental portfolios. San Antonio is the second city in Texas to pass such an ordinance, after Ft. Worth. For covered properties, the ordinance creates a legal obligation not to deny an otherwise qualified veteran solely because that veteran uses a federal housing assistance program, including Housing Choice Vouchers (“HCV”) and HUD-VASH vouchers. Because we understood this issue might be coming up, San Antonio Apartment Association monitored the process and was heavily involved in influencing the final ordinance.
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History
How we got here In many cases, Texas law already protects landlords’ ability to choose whether they rent to those paying with a voucher, requiring them to undergo an inspection process and can often result in delayed first payments. But the law allows cities to make narrow expectations when it comes to city-funded properties as well as for veterans seeking to use either an HCV or VASH voucher, giving cities an option to either apply SOI protections to all renters in any property receiving city incentives, or apply SOI protections to veterans only, in any property within city limits. The final ordinance is narrower than the first discussed version, but it still represents a meaningful policy change for the city’s rental housing industry. It applies only to housing providers renting more than four units, uses an administrative enforcement process, and includes a six-month review by the City Manager or designee to reassess implementation. For stakeholders, the practical issue is how to operate in compliance with the new ordinance.
April 1, 2026 On April 1, 2026, Mayor Jones introduced the concept of a VASH voucher ordinance during a B Session of City Council. Anticipating the proposal, SAAA engaged with multiple Council offices to educate policymakers on the potential operational, legal, and economic impacts to the rental housing industry. At the B session, City Council reached consensus to refer the issue to the Planning and Community Development Committee (“PCDC”), chaired by Councilman Munguia (District 4), for further review and stakeholder discussion.
APRIL 27 2026 On April 27, 2026, Councilman Munguia convened a stakeholder meeting with representatives from SAAA, San Antonio Board of REALTORS (“SABOR”), and My City Is My Home, the advocacy organization that initially raised the issue with the Mayor’s Office. During the meeting, Councilman Munguia indicated his intent to move the ordinance forward for consideration by the full Council.
APRIL 28, 2026 On April 28, 2026, the PCDC formally considered the ordinance. During committee deliberations, Councilwoman Dr. Sukh Kaur (District 1) introduced amendments that significantly reduced the severity of the proposed enforcement provisions and exempted property owners operating fewer than five units. These amendments were adopted by the committee and forwarded to the full Council.
MAY 7, 2026 The ordinance, including the PCDC-approved amendments, was subsequently agendized for the May 7, 2026 A Session. During the May 7 A Session, the Mayor proposed an amendment that would have removed the exemption for owners with fewer than five units and eliminated the reduced penalty structure adopted by PCDC. That amendment failed, and the ordinance containing Councilwoman Dr. Kaur’s revisions passed unanimously. 12 JULY 2026 | WWW.SAAAONLINE.ORG
What the Ordinance Says The adopted ordinance states that a housing provider within the jurisdiction of the City of San Antonio that rents more than four units is prohibited from refusing to lease or rent a housing accommodation to a veteran because the veteran’s lawful source of income includes funding through a federal housing assistance program. The ordinance defines federal housing assistance programs as federally assisted housing under 24 C.F.R. § 5.100 and specifically includes HCV and VASH.
The City's FAQs for property owners and managers puts the rule plainly: subject owners “cannot deny an applicant or end a tenancy on the basis that the veteran uses a housing voucher if they are otherwise qualified.” That language is important because it makes clear the ordinance is not about forcing owners to rent to everyone. It is about preventing rejection when the voucher is the reason, and the only reason, for the denial.
Covered Parties Coverage begins at five or more rental units. Owners of four or fewer units are exempt, which means the ordinance does not reach many small landlords, duplex owners, or single-family rental operators. Applies apartment communities, professional management companies, and scattered-site owners whose combined holdings meet the threshold. It is worth noting, All HUD federal housing assistance programs as defined in 24 C.F.R. § 5.100 are covered, including both HCV and HUD-VASH. If a property has received city incentives since May 2021, the Housing Voucher Incentive Policy already requires voucher acceptance at that property regardless of veteran status. In other words, some owners were already operating under a separate voucher-related requirement before this ordinance passed.
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What Stays the Same The ordinance does not eliminate normal screening. Owners can still apply legal, reasonable, and legitimate qualification standards, including Income Credit Criminal history Rental history Background checks SAAA strongly recommends documenting those criteria so there is a clear record that the same standards are being applied to all applicants. That distinction matters for stakeholders. The ordinance is not a mandate to approve every voucher holder. It is a rule against using the voucher itself as the disqualifying factor when the applicant is otherwise qualified.
How Enforcement Works Enforcement is complaint-based. A veteran who believes they were denied housing because of voucher use can file a complaint through 311, the Neighborhood and Housing Services Department’s Fair Housing Division, or the Office of Compliance, Opportunity, and Access. City staff then investigate and notify the parties of the outcome. City staff does not have a way of tracking which San Antonio rental units fall under the ordinance. NHSD’s Director Veronica Garcia explained the city will investigate complaints made by veterans who allege discrimination and then determine whether the owner owns five or more units. The ordinance uses an escalating civil penalty structure. The first offense brings a written warning, the second requires mandatory compliance training, the third results in a $500 administrative fee, and later violations can trigger additional $500 fees and referral to the City Attorney’s Office. The city makes clear that these penalties are civil, not criminal.
From Original Proposal to Final Ordinance The version that passed is much different from the original proposal. The original proposal included all properties, regardless of the number of units. The original proposal also included an immediate fine at the first finding of discrimination with a potential Class C misdemeanor charge. For reference, Ft. Worth’s ordinance includes a Class C misdemeanor. SAAA worked tirelessly to advocate for the changes that would help our industry and veterans alike. Council ultimately narrowed the ordinance to properties with more than four units, removed criminal framing, and replaced an immediate fine structure with a stepped enforcement system. A first-time finding of SOI/VASH voucher discrimination now results in training instead of a fine, which is a meaningful change from instant punishment to education. The final version also includes a six-month reassessment by the City Manager or designee, which gives Council an early opportunity to revisit the policy’s effect. This is important because City Staff will present six months of data showing the effectiveness or even the necessity of the ordinance. The six-month marker is in November of 2026.
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What San Antonio’s VASH Voucher Ordinance means to you Property Owners/Managers Pay Heed
Six-Month Review
For covered operators, the biggest risk is not just a formal violation. It is a training gap. A leasing agent who gives a blanket no-voucher answer, an intake form that reflects outdated policy, or an inconsistent denial explanation can all become compliance problems if they involve a covered property. If a veteran applicant passes the same screening criteria used for other applications, the voucher itself is not a basis for denial. A housing provider can still decline based on: Credit history Rental history Prior evictions Background checks Pet policies Smoking policies Any other lawful and consistently applied screening criteria
The ordinance directs the City Manager or designee to provide an update to City Council six months after passage. That review will shape the next phase of the policy debate. If complaints are high, compliance is weak, or the city believes the rule is not improving access, Council may consider revisions. The City will likely review how many potential violations were reported, how many founded infractions were incurred, whether voucher acceptance rates improved or declined, and any economic or other unplanned consequences came into effect. Possible changes could include a broader threshold, modified penalties, or additional implementation tools. For stakeholders, the next six months should be treated as a monitoring period. How owners respond now may affect what the ordinance looks like later.
If you own or manage an apartment community in San Antonio, SAAA has recommendations to reduce your exposure: Evaluate and update screening procedures Written policies should be consistent with ordinance Screening criteria should be documented and consistently applied to all potential residents. Your application process must treat voucher holders the same as any other applicant once income-to-rent ratios are calculated correctly. Only tenant's share of rent is what counts toward affordability. Staff training No covered housing provider should include no section 8 or no VASH vouchers on a listing or posting of a rental unit. Any agent stating they do not accept Section 8 or VASH vouchers on a phone call or in writing is a violation. Owners and managers should review advertising language, leasing scripts, application procedures, and staff training immediately. They should also keep records showing that denial decisions are based on lawful screening criteria, not source of income. In a complaint-driven system, documentation is your first line of defense. 15 JULY 2026 | WWW.SAAAONLINE.ORG
BOTTOM LINE For owners and managers with five or more units, San Antonio has created a new compliance expectation. You may still screen applicants using lawful criteria, but you may not refuse a veteran solely because that veteran uses a federal housing assistance program to pay rent. The safest course is straightforward: updating policies, training staff, documenting decisions, and preparing for a complaint process that starts with a warning but can escalate if violations continue. The ordinance is now in force, and the city has made clear it will be watching implementation closely.
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FRIDAY
July 24, 2026 5:30 pm - 8:30 pm
Norris Centers in San Antonio 618 NW Loop 410, Suite 207 San Antonio, 78216
Elite Sponsor
Maintenance Appreciation Lunch
On June 5th, maintenance professionals came together at Mission County Park for an afternoon of food, fun, and connection. Thank you to our incredible maintenance teams for everything you do to keep our communities running.
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Dietrich Electrical Services
GoodTrash
Maple Brooks Benefits
Robles Cleaning Services
HandyGreen LLC
Circular Services
Certified Apartment Staffing
(dba Balcones Recycling)
Vantage Bank
Matrix Construction Services
Hill Country Refresh
Complete Landscapes
Signature Legacy Promotions
LS Landscapes
HUB International
Voskos Security Group LLC
Raze Roofing
Hardscapes of Texas
Clean General Contracting
MyBids.net
& Consulting
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JUNE 2026 | WWW.SAAAONLINE.ORG
On May 22, 2026, Craig W. Trainor, HUD’s Assistant Secretary for Fair Housing and Equal Opportunity, issued an internal memorandum directed to the enforcement staff of HUD’s regional offices around the country with major ramifications for the rental housing industry. This direction states that for Fair Housing Complaints regarding animal-related reasonable accommodations, FHEO will find reasonable cause and recommend charges only for those cases involving animals trained to provide disabilityrelated assistance; in other words, accommodations for emotional support animals will no longer be scrutinized if the animal is purported to be simply an “emotional support animal.” Recognizing that “an entire industry has emerged to convert pets into emotional support animals” such as written verifications from a counselor based simply on an online questionnaire, HUD is now taking the position that “defining an assistance animal as an animal trained to assist with a disability is the best guarantee of evenhanded enforcement of the Fair Housing Act.” THE HUD MEMORANDUM GOES ON TO STATE THAT: “In light of these standards, [HUD] will find reasonable cause for failure to provide a reasonable accommodation involving the waiver of a pet policy only where the animal has been individually trained to perform work or perform tasks directly related to the complainant’s disability (emphasis added). While requests to waive pet policies for animals trained to perform specific disability related services are presumptively reasonable, requests to waive pet policies for untrained ESAs are not (emphasis added). [HUD] no longer expects housing providers to categorically extend accommodations for trained assistance animals to untrained ESAs. By prioritizing the most meritorious cases involving trained assistance animals, [HUD] can responsibly utilize its enforcement discretion to deploy enforcement resources consistent with the best reading of the law.
THE PRACTICAL EFFECT OF THIS MEMORANDUM IS: HUD will not consider ESAs in and of themselves as a basis for a valid Fair Housing complaint. HUD no longer expects a housing provider to waive pet fees, pet rent or pet deposits for an untrained ESA. HUD no longer expects a housing provider to extend the same accommodations to untrained ESAs as would be extended to trained service animals. HUD no longer believes that untrained ESAs should have the same benefits and waivers as trained service animals. The necessity for so-called “screening services” regarding ESAs has been substantially eliminated. Nothing in the memorandum prevents a complainant from filing their own private lawsuit if they have been illegally discriminated against, its just that HUD will not be issuing charges of discrimination for the failure of a housing provider to waive a pet fee, pet deposit or pet rent for a claimed ESA.
The memorandum goes on to say that HUD should open the rule-making process to establish specific rules to be followed for ESAs vs. Service Animals. Stay tuned for further developments as HUD has dealt a substantial blow to the ESA verification industry and the need for so-called “screening services” for pets.
© 2026 R. David Fritsche Law Offices of R. David Fritsche does not intend for the information contained in this article to be a substitute for legal advice; you should obtain counsel from your attorney regarding the information contained herein. David is an attorney with The Law Offices of R. David Fritsche, General Counsel to the San Antonio Apartment Association, Inc., and engages in the practice of landlord/tenant law and civil litigation. He can be reached at (210) 227-2726 or david@lawordf.com.
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May 15, 2026
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GO SPURS GO! 26
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Ready to adopt? Need help with a pet deposit? We can help! Neighborhood Housing Services ofSan Antonio is partnering with the Cityof San Antonio to provide pet deposit assistance to families adopting a pet from Animal Care Services.
If you... Rent your apartment or house Can attend an adoption orientation Live in the qualifying area – check through this QR code!
We may be able to cover your pet deposit! For more information, please visit nhsofsa.org
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CAREER CENTER The Texas Apartment Association Education Foundation's Room to Grow campaign is driving job seekers of all experience levels straight to the TAA Career Center—and now is the perfect time to post your open positions. As an SAAA member, you have access to an exclusive 50% discount on Basic and Enhanced job posting packages at careers.taa.org using promo code SAAA50. Whether you’re hiring onsite team members, maintenance professionals, or corporate staff, the Career Center connects you with candidates who are actively exploring career pathways in our industry. Don’t miss the chance to find your next great hire at a significant discount.
How to Use Your SAAA Discount: 1. Visit careers.taa.org and sign in. 2. Select your membership status and log in. 3. Click Post a Job and choose San Antonio from the dropdown. 4. Select your posting package and click Buy. 5. (Discount valid on Basic or Enhanced packages.) 6. Enter promo code SAAA50 in the “Have a promo code?” field and click Apply. 7. Review your total and click Complete Order. PROMO CODE
SAAA50
Your next amazing team member could be just one post away— take advantage of your member discount and start recruiting today! careers.taa.org
FEATURED RESOURCES FOR PROPERTY MANAGEMENT As a valued member of the Texas Apartment Association (TAA) community, we are excited to introduce you to the valuable resources and opportunities offered by the TAA Education Foundation (TAAEF) to help our members recruit, retain and advance talent in Texas rental housing. Through our education programs, we are committed to fostering personal and professional growth and opening doors to career pathways.