A Houston pilot program created a way to design stylish homes at a fraction of the cost — and in less than half the time. Photo courtesy of BoxPrefab

For families who want to live near downtown, Houston's affordable housing deficit in and around the Inner Loop is no secret.

For thirty years and counting, Houston-based nonprofit Avenue has confronted this reality by creating affordable housing opportunities and comprehensive community development programs for families in Houston neighborhoods.

"One of our chief objectives is to help stabilize neighborhoods and give opportunities for people to stay in the neighborhoods by providing moderately-priced homes," says Robert Fiederlein, Avenue's senior director of real estate development.

After an audit of Houston's Northline neighborhood revealed the community's affordable housing shortage, the Avenue team began to explore various methods to deliver new construction to the community, through sustainable housing at affordable prices. Research of diverse construction methods led Avenue to the innovative solution of prefabricated family dwellings.

In their effort to find a smart, sustainable alternative to traditional construction, Avenue came across BoxPrefab, an innovative off-site construction company that produces precision-built prefabricated homes from design to completion.

BoxPrefab's sustainable-oriented attributes and efficient processes checked all of Avenue's 'must-have' boxes and the two entities kicked off their partnership with their premier pilot program for modular home development.

"We care a lot about bringing affordability to housing and bringing good designs to affordable housing. We were really excited to work with Avenue because we are really in tune with their mission," says Rame Hruska, BoxPrefab's co-founder. "This is a great solution for homeowners."

This housing solution is not your run-of-the-mill "affordable housing." Besides its sleek finishes and modern look, BoxPrefab's modular home design and construction process is practical and ultra-simplified. Using prefabricated components, the company specializes in building homes in a factory, a controlled environment, instead of building on-site, where the construction process is subject to external variables, like rain, inclement weather, or any labor diversions.

The BoxPrefab houses are created offsite and then set up on the property. Photo courtesy of BoxPrefab

"Reliability is a big factor for our clients. There's so many unknowns and variables, from weather to other various delays, so we can really give people a much more definitive price, time and set quality," says Hruska.

After producing the factory-built components, BoxPrefab then assembles the prefabricated modules on the home's lot. With this streamlined process, BoxPrefab is able to build homes faster and in a more systematic manner, all while reducing waste output and overall cost.

"We have confidence that if we placed higher orders, costs would go down," Fiederlein says. "This could be a way to build less costly affordable housing. Construction costs came out $130 per square foot, which is comparable to the other site-built homes that we're working on right now.

"Another thing we've learned was that we can do it in half the time as a site build," Fiederlein continues. "It takes six to seven months to build a site-built home and we completed this home in just over three months. Russell, with tighter scheduling, said he could've built quicker. We can half the time it would normally take. As you know, time is money."

BoxPrefab's construction process, fiscal efficiency and waste output reduction is exactly what Avenue was looking for in a partner. Together, the two entities successfully completed their pilot program by placing a three-bedroom-two-bathroom prefabricated home on the market in Houston's Northline neighborhood.

"We're really excited about this potential and see it as becoming a much more standard way to build," Hruska says.

Prefabricated building options are considered the future of construction, due to its increased reliability and quality in the construction process, Hruska says. Based on the success of their pilot program, Avenue anticipates investing in more modular housing in the future. BoxPrefab, while Houston-based and focused, has their sights set on expanding regionally, to service more clients with prefabricated solutions, says Russell Hruska, BoxPrefab co-founder.

"Modular is a viable path going forward," Fiederlein says. "It's going to take additional work to get there, but the pilot shows that it's certainly a method that helps to reduce costs…We're confident that it can be the way of delivering affordable housing at lower prices."

Houston will end this decade with 114,100 new apartments having been built in the last 10 years. Photo courtesy of Dolce Midtown Apartments

Houston area sees more new apartments than almost any other city

built up

You might call this the Decade of the Renter in Houston. New data shows H-Town ranks third in the U.S. for most new apartments from 2010 through 2019.

In a housing review of the 2010s published December 16, apartment website RentCafé estimates Houston will end this decade with 114,100 new apartments having been built during the 10-year span.

Houston is eclipsed by only two markets: DFW, with an estimated 149,000 new apartments, and New York City, with an estimated 125,100 new apartments added during this decade. In the rankings, Houston is followed by Washington, D.C. (113,300) and Los Angeles (98,000).

Two other Texas metros made the top 20:

  • Austin, claiming the No. 8 spot with 75,400 new apartments.
  • San Antonio, grabbing the No. 13 spot with 47,700 new apartments.

All told, the four major metro areas in Texas have added 386,200 new apartments from 2010 through 2019, RentCafé data shows. At the same time, their populations have exploded.

From April 2010 to July 2018, the DFW metro area's population soared by more than 1.1 million, according to the U.S. Census Bureau. Houston nipped on DFW's heels from 2010 to 2018, adding almost 1.08 million residents, the Census Bureau says.

During the same period, comparatively rapid growth occurred in the Austin metro area (nearly 452,000 new residents) and San Antonio metro area (more than 375,000 new residents).

As Texas' major metro areas keep experiencing a population surge, the rise of the apartment renter promises to continue.

Data from Richardson-based property management software RealPage shows construction of 22,879 new apartments had been approved from October 2018 to October 2019 in the Houston area. That's a year-over-year jump of 77.8 percent.

The numbers for DFW (19,562 permits, up 7.3 percent) and Austin (13,981, up 15 percent) were lower, but they still ranked among RealPage's top 10 metro markets for the number of apartment construction permits issued.

Within U.S. metro areas, the cities of Houston, Austin, and San Antonio ranked among the top 10 places for apartment construction permits issued from October 2018 to October 2019, according to RealPage.

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This article originally ran on CultureMap.

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Houston hospital performs first fully robotic heart transplant in the U.S.

robotic surgery

A team at Baylor St. Luke’s Medical Center, led by Dr. Kenneth Liao, successfully performed the first fully robotic heart transplant in the United States earlier this year, the Houston hospital recently shared.

Liao, a professor and chief of cardiothoracic transplantation and circulatory support at Baylor College of Medicine and chief of cardiothoracic transplantation and mechanical circulatory support at Baylor St. Luke’s Medical Center, used a surgical robot to implant a new heart in a 45-year-old male patient through preperitoneal space in the abdomen by making small incisions.

The robotic technology allowed the medical team to avoid opening the chest and breaking the breast bone, which reduces the risk of infection, blood transfusions and excessive bleeding. It also leads to an easier recovery, according to Liao.

"Opening the chest and spreading the breastbone can affect wound healing and delay rehabilitation and prolong the patient's recovery, especially in heart transplant patients who take immunosuppressants," Liao said in a news release. "With the robotic approach, we preserve the integrity of the chest wall, which reduces the risk of infection and helps with early mobility, respiratory function and overall recovery."

The patient received the heart transplant in March, after spending about four months in the hospital due to advanced heart failure. According to Baylor, he was discharged home after recovering from the surgery in the hospital for a month without complications.

"This transplant shows what is possible when innovation and surgical experience come together to improve patient care," Liao added in the release. "Our goal is to offer patients the safest, most effective and least invasive procedures, and robotic technology allows us to do that in extraordinary ways."

7 can't miss Houston business and innovation events for July

where to be

Editor's note: While many Houstonians are flocking to vacation destinations, there are still plenty of opportunities to network and learn at tech and business events for those sticking close to home this month. From an inaugural biotech summit to the 12th edition of a local pitch showcase, here are the Houston business and innovation events you can't miss in July and how to register. Please note: this article might be updated to add more events.

July 10 - Out in Tech Mixer 

Out in Tech Houston provides an inclusive networking space for LGBTQ+ people and allies working in tech. Check out this relaxed, social-mixer event, hosted on the second Thursday of every month.

This event is Thursday, July 10, from 7 to 8:30 p.m. at Second Draught. Register here.

July 14 – Latinas in Tech Coworking Day 

Connect with fellow Latinas in the industry at Sesh Coworking. Network or work alongside peers, board members and community leaders in a shared office environment.

This event is Monday, July 14, from 9-11:30 a.m. at Sesh Coworking. Find more information here.

July 17 – UTMB Innovation VentureX Summit

Attend the inaugural UTMB Innovation VentureX Summit, where innovators, entrepreneurs, researchers and investors will dive into the future of biotech. Expect panel discussions, fireside chats, a technology showcase and networking opportunities.

This event is Thursday, July 17, from 7:30 a.m.-4 p.m. at The University of Texas Medical Branch at Galveston. Find more information here.

July 17 – Open Project Night 

Collaborate on solutions for some of Houston’s most pressing issues at this month’s Open Project Night at Impact Hub Houston. Hear from guest speakers and listen to open mic pitches. July’s theme is Decent Work & Economic Growth.

This event is Thursday, July 17, from 5:30-7:30 p.m at Impact Hub Houston. Register here.

July 24 – NASA Tech Talks

Every fourth Thursday of the month, NASA experts, including longtime engineer Montgomery Goforth, present on technology development challenges NASA’s Johnson Space Center and the larger aerospace community are facing and how they can be leveraged by Houston’s innovation community. Stick around after for drinks and networking at Second Draught.

This event is Thursday, July 24, from 6-7 p.m. at the Ion. Register here.

July 30 – Ion Bike Club

Join Bike Houston at the Ion for a 45-minute guided cruise through the Ion District and Midtown. Afterward, enjoy a complimentary beer and network with like-minded riders at Second Draught.

This event is Wednesday, July 30, from 5:30-7:30 p.m. at the Ion. Register here.

July 31 – Bayou Startup Showcase

Hear pitches from startups and small businesses from Rice University’s OwlSpark and the University of Houston’s RED Labs accelerators at the 12th annual Bayou Startup Showcase. Read more about this year’s teams here.

This event is Thursday, July 31, from 3:30-7 p.m. at the Ion. Register here.

Houston researchers: Here's what it takes to spot a great new idea

houston voices

Having a “promotion focus” really does create a mental lens through which new ideas are more visible.

Key findings:

  • New ideas can be crucially important to businesses, driving innovation and preventing stagnation.
  • Recognizing those ideas, though, isn’t always easy.
  • Nurturing what is known as “promotion focus” can help managers spot fresh ideas.

Whenever the late surgeon Michael DeBakey opened a human chest, he drew on a lifetime of resources: the conviction that heart surgery could and should be vastly improved, the skill to venture beyond medicine’s known horizons and the vision to recognize new ideas in everyone around him, no matter how little formal training they had.

Appreciating new ideas is the heartbeat of business as well as medicine. But innovation is surprisingly hard to recognize. In a pioneering 2017 article, Rice Business Professor Jing Zhou and her colleagues published their findings on the first-ever study of the traits and environments that allow leaders to recognize new ideas.

Recent decades have produced a surge of research looking at how and when employees generate fresh ideas. But almost nothing has been written on another crucial part of workplace creativity: a leader’s ability to appreciate new thinking when she sees it.

Novelty, after all, is what drives company differentiation and competitiveness. Work that springs from new concepts sparks more investigation than work based on worn, already established thought. Companies invest millions to recruit and pay star creatives.

Yet not every leader can spot a fresh idea, and not every workplace brings out that kind of discernment. In four separate studies, Zhou and her coauthors examined exactly what it takes to see a glittering new idea wherever it appears. Their work sets the stage for an entirely new field of future research.

First, though, the team had to define their key terms. “Novelty recognition” is the ability to spot a new idea when someone else presents it. “Promotion focus,” previous research has shown, is a comfort level with new experiences that evokes feelings of adventure and excitement. “Prevention focus” is the opposite trait: the tendency to associate new ideas with danger, and respond to them with caution.

But does having “promotion focus” as opposed to “prevention focus” color the ability to see novelty? To find out, Zhou’s team came up with an ingenious test, artificially inducing these two perspectives through a series of exercises. First, they told 92 undergraduate participants that they would be asked to perform a set of unrelated tasks. Then the subjects guided a fictional mouse through two pencil and paper maze exercises.

While one exercise showed a piece of cheese awaiting the mouse at the end of the maze (the promise of a reward), the other maze depicted a menacing owl nearby (motivation to flee).

Once the participants had traced their way through the mazes with pencils, they were asked to rate the novelty of 33 pictures — nine drawings of space aliens and 24 unrelated images. The students who were prepped to feel an adventurous promotion focus by seeking a reward were much better at spotting the new or different details among these images than the students who’d been cued to have a prevention focus by fleeing a threat.

The conclusion: a promotion focus really does create a mental lens through which new ideas are more visible.

Zhou’s team followed this study with three additional studies, including one that surveyed 44 human resource managers from a variety of companies. For this study, independent coders rated the mission statements of each firm, assessing their cultures as “innovative” or “not innovative.” The HR managers then evaluated a set of written practices — three that had been in use for years, and three new ones that relied on recent technology. The managers from the innovative companies were much better at rating the new HR practices for novelty and creativity. To recognize novelty, in other words, both interior and external environments make a difference.

The implications of the research are groundbreaking. The first ever done on this subject, it opens up a completely new research field with profound questions. Can promotion focus be created? How much of this trait is genetic, and how much based on natural temperament, culture, environment and life experience? Should promotion focus be cultivated in education? If so, what would be the impact? After all, there are important uses for prevention focus, such as corporate security and compliance. Meanwhile, how can workplaces be organized to bring out the best in both kinds of focus?

Leaders eager to put Zhou’s findings to use right away, meanwhile, might look to the real-world model of Michael DeBakey. Practice viewing new ideas as adventures, seek workplaces that actively push innovation and, above all, cultivate the view that every coworker, high or low, is a potential source of glittering new ideas.

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This article originally appeared on Rice Business Wisdom.

Jing Zhou is the Mary Gibbs Jones Professor of Management and Psychology in Organizational Behavior at the Jones Graduate School of Business of Rice University. Zhou, J., Wang, X., Song, J., & Wu, J. (2017). "Is it new? Personal and contextual influences on perceptions of novelty and creativity." Journal of Applied Psychology, 102(2): 180-202.