Affordable Homes & Communities streamlines operations from four firms to two, enhancing service delivery across 45 communities
Affordable Homes & Communities (AHC) is strategically transitioning to consolidate property management services across its portfolio. The organization is moving from four management companies to two carefully selected partners — CAPREIT and Kettler — who will oversee operations at 45 affordable housing communities. The phased transition began in August 2025 and will continue through the fall.
New Partners, Expanded Reach
Following an extensive Request for Proposal (RFP) process, AHC selected CAPREIT and Kettler based on their alignment with AHC’s mission and proven commitment to resident experience and customer service.
- CAPREIT will manage 21 properties totaling 3,019 apartments
- Kettler will oversee 24 properties, also with about 3,000 apartments
- Properties managed by AHC’s joint venture partners will remain unchanged
“This change reflects our mission to keep residents at the heart of everything we do,” said Paul Bernard, President & CEO of AHC. “CAPREIT and Kettler share our values and bring the expertise and capacity needed to elevate service delivery across our communities.”
“We are excited to join AHC in delivering resident and management services to current and future residents. CAPREIT has a long history of partnering with strong organizations like AHC to deliver world-class management,” said Jen Kadish Cassell, President at CAPREIT.
“This partnership reflects the strong alignment between our organizations in elevating resident services and advancing operational excellence,” said Cindy Fisher, President of KETTLER. “With a tailored approach and a commitment to responsiveness, efficiency, and accountability, KETTLER strives to deliver meaningful value and outstanding results for all residents living at the AHC properties we now manage.”
Phased Transition Minimizes Disruption
To ensure continuity of service, AHC is implementing the transition in phases. Many existing property staff will remain under the new management companies, preserving familiar relationships and minimizing disruption for residents.
Normal operations will continue during the transitions – so residents can still report maintenance requests, pay rent, and participate in planned activities. Importantly, no rent increases are part of this transition, and Resident Services programs will continue.
Streamlined Technology for Consistency and Efficiency
A key benefit of the consolidation is the adoption of unified technology platforms. CAPREIT and Kettler will use the same leasing and resident portal systems, creating consistent resident experience and improving operational efficiency.
“The unified platform approach will significantly enhance our ability to serve residents while streamlining internal processes,” said Sylvia Martin, VP of Asset Management. “Combined with our partners’ deep affordable housing expertise, this positions us to deliver improved maintenance, property upkeep, and community enhancements.”
Rigorous Selection Process
AHC regularly evaluates its partnerships to ensure alignment with its mission and goals. After more than three years with its current property management firms, AHC launched an extensive RFP process to identify property management partners. Evaluation criteria included:
- Resident experience and customer service
- Affordable housing expertise
- Operational capacity and resources
The process involved multiple rounds of interviews, reference checks, and cross-departmental input to ensure a thorough and inclusive decision-making approach.
“Transitions like this are complex and require significant planning,” said Martin. “We’re grateful for the dedication of all teams involved in making this as smooth as possible for our residents.”
Bernard added, “We thank our outgoing partners for their years of service, commitment to our communities, and support during the transition period.”
Resident Communication at the Forefront
AHC has prioritized resident communication throughout the transition. In August, Bernard sent letters outlining the changes and sharing the benefits with all affected residents.
“We’re committed to keeping residents informed every step of the way,” Bernard wrote. “This is the first of many communications you’ll receive, and the new property managers will provide detailed updates before any changes occur.”
With CAPREIT and Kettler onboard, AHC is poised to deliver enhanced service, streamlined operations, and a more consistent resident experience across its affordable housing portfolio in Maryland, Virginia, and Washington, D.C.
Media Contacts
Jennifer Smith
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410-685-0366
