Houston-grown partnership completes innovative pilot program promoting affordable housing

innovating an impact

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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Houstonian Dr. Bernard Harris named to Astronaut Hall of Fame

out of this world

University of Houston alumnus Dr. Bernard Harris, who was the first Black astronaut to walk in space, is being inducted into the Astronaut Hall of Fame.

The induction ceremony will be held May 31 at the Kennedy Space Center Visitor Complex in Cape Canaveral, Florida.

“Being inducted into the Astronaut Hall of Fame is a tremendous honor, made even more special by the fact that it comes from my peers,” Harris says in a UH news release. “This recognition isn’t just about my accomplishments. It is also a testament to the teamwork and dedication of everyone who shared this amazing journey with me along the way.”

Harris and former astronaut Peggy Whitson, who spent more time in space than any other woman, will join 109 other astronauts inducted into the Hall of Fame. The Astronaut Scholarship Foundation selects the honorees.

Harris, a Texas native who spent much of his childhood in Houston and San Antonio, earned a bachelor’s degree in biology from UH in 1978 and went on to medical school. After completing his residency at the Mayo Clinic and a fellowship at NASA’s Ames Research Center, he joined NASA as a clinical scientist and flight surgeon. He was chosen for the astronaut training program in 1990 and became an astronaut a year later.

In 1993, Harris flew his first mission on Space Shuttle Columbia, during which he conducted research and experiments in physical and life sciences. During his second mission, on Space Shuttle Discovery in 1995, Harris became the first Black astronaut to walk in space. In total, Harris logged 437 hours in space and traveled over 7 million miles.

After leaving NASA, Harris founded the Houston-based investment firm Vesalius Ventures to support emerging medical technology and devices. He also focuses on philanthropy through The Harris Foundation, a Houston-based nonprofit that empowers socially and economically disadvantaged students and communities.

“Space exploration has always been about pushing boundaries, inspiring future generations and proving that the impossible is achievable,” Harris says. “I am grateful for the opportunities that I have been given, and I hope to continue empowering others to reach for the stars.”

Texas ranks as top U.S. manufacturing hub, behind only one state

By The Numbers

Texas ranks among the country’s biggest hubs for manufacturing, according to a new study.

The study, conducted by Chinese manufacturing components supplier YIJIN Hardware, puts Texas at No. 2 among the states when it comes to manufacturing-hub status. California holds the top spot.

YIJIN crunched data from the U.S. Census Bureau, International Trade Administration, and National Association of Manufacturers to analyze manufacturing activity in each state. The study weighed factors such as number of manufacturing establishments, number of manufacturing employees, total value of manufacturing output, total manufacturing exports and manufacturing’s share of a state’s gross domestic product.

Here are Texas’ figures for those categories:

  • 19,526 manufacturing establishments
  • 847,470 manufacturing employees
  • Total manufacturing output of $292.6 billion
  • Total manufacturing exports of $291.9 billion
  • 11.3 percent share of state GDP

According to Texas Economic Development & Tourism, the state’s largest manufacturing sectors include automotive, tech, petroleum, chemicals, and food and beverage.

“The Lone Star State is truly a manufacturing powerhouse,” the state agency says.

In an October speech, Texas Gov. Greg Abbott praised the state’s robust manufacturing industry.

“We are proud that Texas is home to a booming manufacturing sector,” he said. “Thanks to our strong manufacturing sector, ‘Made in Texas’ has never been a bigger brand.”

Houston is a cornerstone of Texas’ manufacturing industry. The region produces more than $75 billion worth of goods each year, according to the Greater Houston Partnership. That makes Houston the second-ranked U.S. metro area for manufacturing GDP. The more than 7,000 manufacturing establishments in the area employ over 223,000 people.

“As one of the most important industrial bases in the world, Houston has access to many global markets thanks to its central location within the U.S. and the Americas,” the partnership says.

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This story originally appeared on our sister site, EnergyCapitalHTX.

Houston's top 25 business and civic leaders named by local organization

HTown leaders

As part of its 25th anniversary celebrations, the Center for Houston’s Future has named its first-ever group of Top 25 Business/Civic Leadership Forum Alumni, including energy transition CEOs and legendary craft brewery founders.

The group was selected from among 1,400 alumni of the Center for Houston's Future's Leadership Forum, which hosts two cohorts per year, bringing together leaders from across industries to focus on issues critical to the long-term success of Greater Houston.

The individuals will be honored throughout the year, starting with an event this Thursday, March 20, at the Junior League of Houston called Leaders for Houston’s Future: Women Who Stand Apart, and culminating in the signature Dinner & Conversation event this fall.

Earlier this year, the organization selected an honor roll of 75 Leaders Who Stand Apart before naming the list of 25. See the honor roll here.

“Both our Top 25 and the honor roll of 75 Leaders are a testament to the amazing group of leaders working for the good of our region every day,” David Gow, the center’s CEO and president, said in a statement. “They are also a reflection of the Center’s historical and ongoing commitment to develop, inspire and connect leaders across all facets of our region.

Gow is the founder and chairman of Gow Media, InnovationMap's parent company.

The Top 25 Business/Civic Leadership Forum Alumni list includes:

  • Laura Bellows, president and board chairman, W.S. Bellows Construction
  • Richard Campo, chairman and CEO, Camden Property Trust
  • Anne Chao, co-founder, Houston Asian American Archive
  • Donna Cole, founder, president and CEO, Cole Chemical & Distributing
  • Suzan Deison, CEO, president and founder, Greater Houston Women's Chamber of Commerce
  • Amanda Edwards, principal, The Community Based Solutions Firm
  • Bob Eury, retired president and CEO, Central Houston, Inc.
  • Sidney Evans II, senior advisor, business affairs, Reliant Energy
  • Roland Garcia, shareholder, Greenberg Traurig LLP
  • Cullen Geiselman, board chair, Houston Parks Board
  • Bernard Harris Jr., former NASA astronaut
  • Winell Herron, senior vice president of public affairs, diversity and environmental affairs, H-E-B
  • Paul Hobby, founder and managing director, Genesis Park
  • Laura Jaramillo, executive director, LISC
  • Melanie Johnson, president and CEO, Collaborative for Children
  • Laura Murillo, president and CEO, Houston Hispanic Chamber of Commerce
  • Wilhelmina "Beth" Robertson, president, Cockspur, Inc. and Westview Development Inc.
  • Judson Robinson III, president and CEO, Houston Area Urban League
  • Kimberly Sterling, principal, Sterling for Good
  • Y. Ping Sun, of counsel, Yetter Coleman LLP
  • Bobby Tudor, founder and CEO, Artemis Energy Partners
  • Brock Wagner, founder, Saint Arnold Brewing Company
  • Barron Wallace, public finance partner and practice group co-Head, Bracewell LLP
  • Marc Watts, president, The Friedkin Group
  • Beth Wolff, founder and chairman, Beth Wolff Realtors

Eury, Sun and Wolff serve on the center’s board of directors.

“I’m grateful to be included on the Top 25,” Wolff said in the release. “I cannot stress enough what an extraordinary opportunity it is to participate in the Leadership Forum and focus on Houston’s future. Fellow cohort members become friends and colleagues working together in service of the community.”

This week's panel will feature Cole, Geiselman and Herron. They will be joined by Lharissa Jacobs, executive director of Fit Houston, who made the top 75 list. Frances Castañeda Dyess, president of the Houston East End Chamber of Commerce, will moderate.

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