The PACE Awards

Categories & Eligibility

To ensure meaningful and fair competition, the Property Management Association categorizes entries so that communities compete against comparable assets.

Properties are grouped based on the following criteria:

Property Type

• Lease-Up: Communities less than one year old or not yet stabilized at the time of entry.
• Market Rate: Stabilized communities with at least 75% of units rented at prevailing market rates.
• Senior: 55+ communities with at least 75% senior occupancy. Includes affordable, market-rate, and mixed-income communities.
• Affordable: Communities participating in a government-funded, insured, or sponsored housing program resulting in at least 75% of units rented below market rate.

Year Built

• Vintage: Properties constructed prior to 1990. Vintage communities are evaluated separately to ensure fair comparison with similar assets.

Geographic Eligibility

Properties must be located within PMA’s service area:

• Washington, DC
• Maryland
• Virginia

PACE boundaries typically extend:

• North to Columbia, MD
• South to Woodbridge, VA
• East to Annapolis, MD
• West to Leesburg, VA

Communities outside of published boundaries may apply; however:

• Acceptance is contingent upon receiving at least four entries within that submarket.
• PMA reserves the right to determine evaluation feasibility based on entry volume.

Average Rental Rate

Properties are further categorized by average rental rate, as reported during the application process.

Rental rate bands ensure that communities compete against assets operating within comparable pricing tiers.

Scoring & Award Determination

• Only one award is presented in each category.
• If minimum scoring standards are not met, no award will be presented in that category.
• Judges evaluate communities using established scoring criteria focused on:
  • Exterior Curb Appeal
  • Interior First Impression (Reception Area, Leasing Center, Front Desk/Lobby)
  • Management and Property Operations
  • Building Interior and Common Area Appearance
  • Resident Services and Common Area Amenities
  • Available Unit Tour
  • Maintenance Practices

Eligibility Requirements

To be eligible for the 2026 PACE Awards, properties must:

• Be professionally managed
• Be operational and available for a surprise onsite evaluation
• Submit a completed entry form and applicable fee
• Remain in good standing with PMA (for member rate eligibility)

Not Sure Where You Fit?

If you have questions about categorization or eligibility, PMA staff is available to assist prior to entry submission.

Entry Fees & Policies

PACE Entry fees are invoiced upon submission and are due within 30 days of receipt.

We encourage early registration to take advantage of discounted rates and allow adequate preparation time for your onsite team.

Payment Terms

• An invoice will be issued upon entry submission.
• Payment is due within 30 days.
• Entries may not be scheduled for evaluation until payment is received.

Withdrawal & Transfer Policy

In keeping with PMA’s Event and Program Policies:

• PACE entries may be withdrawn or transferred, but are not refundable.
• All transfer requests must be submitted:
  • More than 30 days prior to evaluation scheduling, and/or
  • At least 90 days prior to the Awards Ceremony.

Approved transfers may be applied to another eligible property within the same management company.

Evaluation Availability Policy

PACE evaluations are conducted through a surprise onsite visit by a pair of trained judges.

Properties must be operational and available for evaluation during the designated evaluation window.

• Communities unavailable for evaluation after receiving proper notice will forfeit participation.
• Entry fees will not be waived or refunded in these cases.

PACE visits:

• Occur Tuesday through Friday
• Between 9:00 a.m. and 5:00 p.m.
• Will not take place during the first seven days of the month or on Federal holidays

Category Minimum Standards

PACE honors only truly exceptional properties.

• Only one award is presented per category.
• If minimum scoring standards are not achieved, no award will be presented in that category.

This ensures the integrity and prestige of the PACE Awards.

Timeline & Evaluation Process

The PACE Awards are designed to recognize operational excellence through a structured, consistent, and professional evaluation process. Below is what participating properties can expect in 2026. 

2026 Timeline

February 15 – April 15, 2026

PACE Regular Entry Period: Submit your property’s entry at the regular rate during this window.

April 16 – April 30, 2026

Extended Entry Period: Final opportunity to enter PACE 2026 at the extended deadline rate. No entries will be accepted after April 30.

June 9 – Late September 2026

PACE Evaluation Period: Evaluations begin June 9 and are conducted onsite through a surprise visit from a pair of trained PACE judges.

November 20, 2026

PMA Annual Awards Ceremony Winners will be announced at the PACE & EPIC Awards Luncheon at the North Bethesda Hotel & Conference Center.

The Evaluation Process

PACE evaluations are designed to reflect the authentic prospective resident experience while assessing operational excellence across multiple performance areas.

Surprise Visit Format

• Evaluations are conducted by two trained judges.
• Judges arrive unannounced during the evaluation window.
• Visits occur Tuesday through Friday.
• Evaluations take place between 9:00 a.m. and 5:00 p.m.
• Visits will not occur during the first seven days of the month or on Federal holidays.

This format ensures fairness and consistency across all participating properties.

What Judges Evaluate

Judges assess each community using an established scoring rubric focused on:

• Exterior Curb Appeal
• Interior First Impression (Reception Area, Leasing Center, Front Desk/Lobby)
• Management and Property Operations
• Building Interior and Common Area Appearance
• Resident Services and Common Area Amenities
• Available Unit Tour
• Maintenance Practices

Each property is evaluated against defined performance standards to ensure objective scoring.

Scoring Standards

PACE honors only truly exceptional properties.

• Only one award is presented in each category.
• If minimum scoring standards are not achieved, no award will be presented in that category.

This preserves the integrity and prestige of the PACE Awards.

Preparing Your Team

Because visits are unannounced, participating properties are encouraged to:

• Maintain consistent readiness throughout the evaluation window
• Ensure leasing and maintenance teams understand PACE standards
• Review the PACE Prep Kit and Sample Score Sheet

For many communities, preparing for PACE becomes a catalyst for stronger daily operations and team accountability.