Apartment News Proudly Serving the Rental-Housing Industry Since 1961
COVID-19: Laws and Regulations That Are Changing How We Do Business (See Pages 5, 30)
In This Issue The Impact of Proposition 19 on California Property Owners.......................................................8 New Year’s Resolutions #1: Get the Facts.....................28 The Top 9 Things Employers Need To Know About Cal/OSHA’s New Emergency COVID-19 Standard......30 Choose Earthquake Resilience, Not Complacency.........44
VOL. LXI • January 2021
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Apartment News Proudly Serving the Rental-Housing Industry Since 1961
VOL. LXI • January 2021
Contents AAOC Education & Events
Departments
5 General Membership Meeting
4 President’s Message — AAOC: Fighting the Good Fight and Ready for the Next Round
24 Livable Webinar
6 Executive Director’s Message — AAOC Begins its 60th Anniversary Celebration
25 Trade Show & Conference 27 Santa Ana CARES for Landlords
8 Sacramento Report — The Impact of Proposition 19 on California Property Owners
33 WelcomeHomeOC 35 Workplace Harassment Webinar 37 CRHP Education Program
14 Orange County Legislative Watch — Anaheim to Create New Affordable Housing Without Raising Taxes
39 Lunchtime Learning
16 Legal Corner
50 Fair Housing Webinar
20 Dear Maintenance Men 52 The Benefits of AAOC Membership 53 Welcome New Members
Features
54 PSC Corner — Moore Replacement / GuardTop
24 Craig’s Corner By Craig Kirkpatrick 28 New Year’s Resolutions #1: Get the Facts
By Sonya Loera
30 The Top 9 Things Employers Need to Know About Cal/OSHA’s New Emergency COVID-19 Standard Special from Fisher Phillips LLP
40 Pulse on the Marketplace — Reboot By Nick Lieberman
55 Product & Service Council’s Service Provider Directory 59 Product & Service Council’s Contact Index 72 Advertisers’ Index — Category 74 Advertisers’ Index — Alphabetical
44 Choose Earthquake Resilience, Not Complacency By Ali Sahabi
Apartment News is the official publication of the Apartment Association of Orange County. Apartment News (ISSN 0747-3435) is published monthly for the apartment-house industry. It is published at 525 Cabrillo Park Drive, Suite 125, Santa Ana, CA 92701; (714) 245-9500. Subscription rate for nonmembers is $25 per year. Copyright 2020 by Orange County Multi-Housing Service Corporation. All rights reserved.
Postmaster: Send address change to: 525 Cabrillo Park Drive, Suite 125, Santa Ana, CA 92701. Second-class postage paid at Garden Grove, California.
January 2021
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Apartment News
CALENDAR OF EVENTS
The Resources You Want — The Representation You Need — Since 1961
Published by the Orange County Multi-Housing Service Corporation, a subsidiary of the Apartment Association of Orange County. 525 Cabrillo Park Drive, Suite 125 Santa Ana, CA 92701 (714) 245-9500 • Fax (714) 245-9505 • www.aaoc.com Executive Director – David J. Cordero Editor in Chief – David J. Cordero n Advertising & Media Sales Director – Debbie M. DiBernardo n Design & Production – Dave Moeller/Graphic Angles n Printing – Sundance Press n n
The contents of the Orange County Apartment News may not be reproduced without written permission. The opinions expressed in any article in the Orange County Apartment News are those of the author and do not necessarily reflect the viewpoint of the Apartment Association of Orange County or Apartment News. This publication is designed to provide accurate and authoritative information in regard to the subject manner covered. It is provided with the understanding that the publisher is not engaged in rendering legal, accounting or other professional service. If legal service or other expert assistance is required, the services of a competent person should be sought. Publisher disclaims any liability for published articles, typographical errors, production errors or the accuracy of information provided herein. While Orange County Apartment News makes efforts to ensure the accuracy of information provided herein, publication of advertisements does not constitute any endorsement or recommendation, expressed or implied, of the advertiser or any products or services offered. We reserve the right to reject any advertising or editorial copy. NOTE: Unless stated otherwise permission to reprint magazine articles is granted on the condition that full credits are given to the author or to other sources and to Apartment News.
MISSION STATEMENT
To promote, protect and enhance the rental housing industry by providing programs and services that enable our members to operate successfully, and by supporting our members’ interests legislatively in order to preserve private property rights.
BOARD OF DIRECTORS Officers
President First Vice President n Second Vice President n Vice President Legislative Council n Treasurer n Secretary n Sergeant at Arms n Immediate Past President n n
Frank Alvarez Craig Kirkpatrick Rick Roshan John Tomlinson Randy Combs Laurel Dial Marie Kaplan John Tomlinson
Directors n n n
n Tim Gorman Julia Araiza n Nathan Poth Alan Dauger Stephen C. Duringer, Esq.
JANUARY 1 - New Year’s Day Friday, Office Closed 12 - Board of Directors Meeting Tuesday, 6 pm, Online 18 - Martin Luther King, Jr. Day Monday 19 - General Membership Meeting Tuesday, 7–9 pm, Webinar (See Page 5) 26 - Welcome Home OC Tuesday, 10–11:30 am, Webinar (See Page 33) 28 - Lunchtime Learning Thursday, 12–1 pm, Webinar (See Page 39)
FEBRUARY 4 - Trade Show Exhibitor Boot Camp Thursday, 9–10:30 am, TBD 8 - RUBS 101 featuring Livable Monday, 1–2 pm, Webinar (See Page 24) 9 - Board of Directors Meeting Tuesday, 6 pm, Online 15 - Presidents’ Day Holiday Monday, Office Closed 16 - General Membership Meeting Tuesday, 7–9 pm, Webinar 25 - Lunchtime Learning Thursday, 12–1 pm, Webinar
MARCH 3 - *Trade Show Exhibitor Load-In Wednesday, 12–5 pm, OC Fair & Event Center 4 - *Trade Show & Conference Thursday, 8:30 am–3 pm, OC Fair & Event Center (See Page 25) 9 - Board of Directors Meeting Tuesday, 6 pm, TBD 23 - Workplace Harassment Certification Tuesday, 9–11 am, Webinar (See Page 35) 24 - Certified Rental Housing Provider (Week #1) Wednesday, 8:30 am–12:30 pm, Webinar (See Page 37) 25 - Lunchtime Learning Thursday, 12–1 pm, Webinar 31 - Certified Rental Housing Provider (Week #2) Wednesday, 8:30 am–12:30 pm, Webinar *Contingent upon state and county health regulations allowing public gatherings
Do you know… AAOC Membership Counselors are on hand to give members general guidance to help with day to day operations of your property?
Directors Emeriti n n n
Ronald Berg David A. Cossaboom Nicholas Dunlap
n n n
Jerry L’Ecuyer William R. Gorman Ray Maggi
January 2021
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PRESIDENT’S MESSAGE B y F rank A lvarez P resident
AAOC: Fighting the Good Fight and Ready for the Next Round
F
or sixty years, the Apartment Association of Orange County (AAOC) has been the vanguard protecting our rights and freedoms as rental property owners and operators. Thankfully, in the ever-changing and increasingly treacherous political and regulatory landscape in which we own, manage, and maintain our investments, AAOC and its team of professionals are here to help us — a simple phone call or email away. And now, more than ever, this is particularly important on the legislative front. The COVID-19 pandemic completely altered the State Legislative calendar and agenda in 2020, as well as the public’s participation in the legislative process. AAOC encountered significant challenges as it sought to engage on key rental-housing bills last year. The Capitol Building itself was closed for much of the time, which not only resulted in fewer voices being heard on the bills during committee hearings but also limited the ability of individuals and groups to meet with legislators and their staff members during the truncated legislative session. Conducting meetings via telephone or Zoom became the “new norm” but this is no substitute for in-person engagement, not to mention incredible difficult to get scheduled given limited staff and member availability. Sadly, more of the same could be in store for this year. This will be a critical year for the rental-housing industry and member
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engagement will be needed more than ever. While bill introductions have only just begun, here is a recap of some of the AAOC opposed bills that died in 2020 but which could return in 2021: AB 828 (Ting) — Temporary moratorium on foreclosures and unlawful detainer actions: COVID-19 AB 828 would have implemented a statewide moratorium on evictions and foreclosures in early spring 2020. AB 1436 (Chiu) Tenancy: rental payment default: mortgage forbearance: state of emergency: COVID-19 AB 1436 would have given tenants five months from the end of the state of emergency for COVID-19, or 12 months after April 1, 2021 (whichever comes first) to repay back owed rent. AB 1703 (Bloom) Residential real property: sale of rental properties: right of first offer AB 1703 would have imposed a statewide “right of first-refusal” mandate on rental property owners.
AB 2406 would have required all property owners who accept any federal or state funds related to COVID-19 to provide very specific information to an online rental registry portal.
AB 2501 (Limon) COVID-19: homeowner, tenant, and consumer relief AB 2501 would have required a mortgage servicer to automatically
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January 2021
extend a 180-day forbearance for delinquent mortgage payments during the COVID-19 emergency. SB 1410 (Caballero) COVID-19 emergency: tenancies SB 1410 would have required property owners to offer a “tenantowner COVID-19 eviction relief agreement” to defer rent due for a number of years.
Unfortunately, the one bill that had the largest impact on our industry was negotiated behind closed doors in the Governor’s Office, had no debate, and was passed by the Legislature on the last day of session and was signed by the Governor at midnight:
AB 3088 (Chiu) Tenancy: rental payment default: mortgage forbearance: state of emergency: COVID-19 Specifically, this bill created two separate repayment periods for unlawful detainers; 1) A protected period form March 1, 2020 until August 31, 2020. Rent is due for this period, and property owners are required to provide a written form declaration to renters informing them that rent is due but they cannot be evicted if they claim they have a COVID-19 financial hardship. 2) A transitional period from September 1, 2020 until January 31, 2021 during which a renter President’s Message — continued on page 13
General Membership Meeting Tuesday, January 19, 2021 • 7–9 p.m.
Legal Corner… Live! (Online) Sponsored by:
AAOC is pleased to welcome back Stephen C. Duringer, Esq. for his 11th Annual Legal Corner, Live! If you’ve read his monthly legal column in Apartment News magazine,
attended his standing-room-only seminars at AAOC’s Trade Show & Conference, or retained his services for an unlawful detainer proceeding, you know that Stephen C. Duringer knows the law and is extremely effective in helping rental-property owners and operators navigate California’s increasingly treacherous legal waters. Join us online, as he shares his knowledge and experience, and provides the latest legal information you need to know. Get “briefed” on: New Laws for 2021 Current COVID-19 related laws & requirements Fair Housing: What’s new and how to comply Emerging Issues Affecting the Rental-Housing Industry Q&A: Have your legal questions answered
Featuring:
Please Note: This meeting will be presented exclusively online. Members will need to register at www.AAOC.com to access the webinar.
Stephen C. Duringer, Esq. Also, we will install the 2021 AAOC Board of Directors.
As an AAOC member, you also receive representation from our affiliate associations, the National Apartment Association and California Rental Housing Association.
www.AAOC.com
January 2021
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EXECUTIVE DIRECTOR’S MESSAGE B y D avid J. C ordero E xecutive D irector
AAOC Begins its 60th Anniversary Celebration
T
he Apartment Association of Orange County (AAOC) begins this month the observance of its 60th anniversary. And while it is not one of those “milestone” anniversaries that carries with it great pomp and circumstance, it is still a significant moment in our association’s history and one that provides an opportunity to acknowledge and reflect upon its contributions and achievements, as well as the impact it has had over the past 60 years. The Orange County Apartment House Association was founded in 1961 after a group of Orange County apartment owners met with leaders from the Long Beach Apartment Association to begin laying the groundwork for an association that would serve Orange County‘s emerging rental-housing market. The mission of this new association was simple, “To serve as a nonprofit mutual protection and benevolent organization of income-property owners dedicated to the orderly progress of Orange County in general and, in particular, to the protection, preservation, and profitable operation of private capital invested in income property.” While the association’s name has changed, its membership base has diversified, its scope of services has expanded, and its geographic area has grown during this time, its core mission has remained unchanged. The Apartment Association of Orange County remains committed to serving income property owners who wish to protect and preserve their investment in
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income property. Of course, this commitment has expanded over time to include segments of the rental-housing industry and the AAOC membership that simply did not exist in those early days — professional property management companies and countless businesses that provide wide-ranging products and services to rental property owners and operators. As part of our commemoration of AAOC’s 60th anniversary this year, we will highlight in the pages of Apartment News each month some of the moments, issues, and key figures who have helped to define the association since its founding in 1961. I look forward to taking some trips with you down memory lane and increasing my knowledge and appreciation of AAOC and the ways it has served its members over the years. Also, as we kick off the new year, I want to make sure you get a few early dates on your calendar.
General Membership Meeting (January 19, 2021)
Join us online for our 11th Annual Legal Corner, Live! featuring Stephen C. Duringer. As usual, Steve will provide an update on the new laws affecting rental-housing providers and answer your questions. We will also formally install our 2021 Board of Directors. Register online at www.AAOC.com.
Sexual Harassment Prevention Training (February 23, 2021)
www.aaoc.com
State law mandates that businesses January 2021
with five or more employees provide sexual harassment prevention training to its employees within six months of hire and promotion, and then every two years thereafter. If you have employees who have never received this training or who are due for their two-year recertification, be sure to register them for this online class. Register online at www.AAOC.com.
2021 Trade Show & Conference (March 4, 2021)
We are moving forward with plans to present the AAOC Trade Show & Conference on Thursday, March 4, 2021 at the OC Fair & Event Center. The show will likely be presented outdoors this year, which provides an opportunity for us to do some things a little differently while remaining focused on showcasing the latest and greatest products and services, the best service providers in the multifamily industry, and dynamic seminars aimed at keeping you informed and educated on the issues of the day. Register online at www.AAOC.com.
Certified Rental Housing Provider Certification Course (March 24 – June 2, 2021)
This 11-week, comprehensive, online training course is perfect for both new and experienced rental-housing providers. If you are an Apartment Owner, Resident Manager, Regional Property Director’s Message — continued on page 14
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SACRAMENTO REPORT B y R on K ingston
The Impact of Proposition 19 on California Property Owners
O
n November 3, 2020, Americans not only voted for the next President of the United States of America, but also for their own state and local government officials and ballot measures. One such measure in California was Proposition 19, which was placed on the ballot by the State Legislature. According to the Secretary of State’s official Election Results of the California General Election, Proposition 19 passed with 51.1% of the vote.1 The margin between Ayes and Nays is somewhere around 360,000 votes. Considering the population of the State of California approximates 39.7 million residents and includes over 22 million registered voters; this difference is marginally thin. Nonetheless, Proposition 19 was approved and then certified on December 11, 2020.
Modern History of California’s Property Tax Assessment
Before we take a scalpel to Proposition 19’s policy language, we must first introduce to you the clever and the butcher block. So, grab your apron “’cuz” things are “gonna” get messy. Proposition 13 In 1978, California’s Constitution was amended pursuant to the approval of Proposition 13, which was put on the ballot by petition signatures. Proposition
13, also known as the “Holy Grail of the tax revolt” was developed by Howard Jarvis and was designed to: • Require properties be taxed at no more than 1% of their full cash value shown on the 1975–1976 assessment rolls and limit annual increases of assessed (taxable) value to the inflation rate or 2%, whichever was less; • Permit properties to be reassessed at 1% of their sale price and reset the limit on annual increases of assessed value upon the transfer of properties; • Prohibit the state legislature from enacting new taxes on the value or sale of properties; • Require a two-thirds vote of the state legislature to increase nonproperty taxes; • Require local governments to refer special taxes to the ballot and require a two-thirds vote of electors; and • Make the state government responsible for distributing property tax revenue among local governments.2 Proposition 58 In 1986, further amendments were made to the California Constitution that broadened the circumstances in
which California reassessed property taxes through Proposition 58, which was legislatively referred to the ballot. Proposition 58 was an amendment to Proposition 13 and applied to real estate transfers between spouses, but more importantly between parents and their children. Specifically, it prohibited property tax reassessment if a family’s primary residence, regardless of its value, was transferred between parents and their children, then limited reassessment on other real property valued at over $1 million dollars.3 Proposition 60 In the same year, 1986, voters also approved Proposition 60, which amended Proposition 13 to allow homeowners over the age of 55 to transfer the taxable value of their present home to a replacement home, if the replacement home was of equal or lesser value, located in the same county, and purchased within two years of selling the original home.4 Proposition 90 Proposition 13 was amended again in 1988, with the passing of Proposition 90, which allowed qualified homeowners age 55 or older to purchase a replacement home to a new county, but only if the new county agreed to participate in the reassessment program, pursuant to Proposition 60.5
1 https://electionresults.sos.ca.gov/returns/ballot-measures 2 https://ballotpedia.org/California_Proposition_13,_Tax_Limitations_Initiative_(1978) 3 https://ballotpedia.org/California_Proposition_58,_Real_Estate_Transfers_Within_Families_(1986) 4 https://ballotpedia.org/California_Proposition_60,_Property_Tax_Assessments_for_Older_Homeowners_(1986) 5 https://ballotpedia.org/California_Proposition_90,_Assessed_Valuation_of_Replacement_Dwellings_(1988)
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Proposition 5 November 2018’s primary election ballot included Proposition 5, which proposed another amendment to Proposition 13. The amendment would have permitted homebuyers who are either age 55 years or older, or severely disabled to transfer the taxable value of their present home to a replacement home, no matter the value of the replacement home, regardless of the county it was in, nor did it limit the number the buyer’s number of moves. The ballot measure had one committee registered in support of the measure. That committee’s campaign raised $13.22 million dollars; 77% of the amount raised by that campaign was from the California Association of REALTORS® Issues Mobilization PAC, and the other 23% was from the National Association of REALTORS®. The major opponent to the measure was the California Teachers Association and Assemblyman David Chiu (author of AB 1482 — a statewide rent control measure and AB 3088 — the legislature’s response to “assist” residential tenants during the COVID-19 pandemic) stated the measure didn’t, “add housing, and it is going to make it harder for cities and counties to pay for schools, infrastructure and public safety to the tune of $2 billion per year. We’re in the midst of the most intense housing crisis our state has ever experienced, and this proposal does nothing to address it.” Proposition 5 failed on the November 2108 ballot by a fairly wide margin with 59.78% of the vote against the measure.6 Proposition 19 In November 2020, California voters saw Proposition 5 on the ballot again, only this time it was dubbed “Proposition 19”, or the Homeownership for Families and Tax Savings for Seniors. And this
time, the measure was legislatively referred to the ballot, which again makes further constitutional amendments to Proposition 13: • Allows eligible homeowners to transfer their tax assessments anywhere within the state and allow tax assessments to be transferred to a more expensive home with an upward adjustment; • Increase the number of times that persons over 55 years old or with severe disabilities can transfer their tax assessments from one to three; • Require that inherited homes that are not used as principal residences, such as second homes or rentals, be reassessed at market value when transferred; and • Allocate additional revenue or net savings resulting from the ballot measure to wildfire agencies and counties. The California Association of REALTORS® (the recognized sponsor of the ballot proposition) upped the ante this go ‘round by spending over $45 million dollars supporting the measure, ultimately assuring its passage. Additional organizations supported the measure, which included a variety of firefighting associations, Black and Hispanic Chamber of Commerce, and senior and disability advocates. Opposition included the Howard Jarvis Taxpayer Association, Family Business Association, the League of Women Voters, and a number of Editorial Boards.7
What Is The Difference Between Proposition 5 and Proposition 19?
What Changed? Nothing, really… well, except for the language. You see, back on December 3, 2018,
when it was apparent that Proposition 5 was going to fail, the Legislature met and quickly made one final decision before the 2019-2020 Regular Session would break for the winter. With twothirds of each house, a constitutional amendment was approved, and they titled it the Home Protection of Seniors, Severely Disabled, Families, and Victims of Wildfire or Natural Disasters. This constitutional amendment would later become known as Proposition 19.8 As the State of California continues to be governed by a progressive legislative body, it has been seeking opportunities to take revenue from the State’s taxpayers through a veil of carefully crafted language turned law by preying on the emotions of the electorate. Before voters went to the polls on November 3, 2020, they likely read about Proposition 19 in the Secretary of State’s Official Voter Information Guide. When reading the “argument in favor of Proposition 19”, four talking points are noted and include: 1. Limits property taxes for seniors, wildfire victims, and disabled homeowners; 2. Closes unfair tax loopholes used by East coast investors, celebrities, and wealthy trust fund heirs on vacation homes and rentals; 3. Increased fire protection, emergency response & school funding; and 4. Democrats and Republicans support Proposition 19.9 The words used to craft the supporting arguments are very persuasive; so, even if voters read only the language IN ALL CAPS at the beginning of each talking point, they are already enticed to vote “Yes.” Why, you may ask? One, Proposition 19 — continued on page 10
6 https://ballotpedia.org/California_Proposition_5,_Property_Tax_Transfer_Initiative_(2018) 7 https://ballotpedia.org/California_Proposition_19,_Property_Tax_Transfers,_Exemptions,_and_Revenue_for_Wildfire_Agencies_and_Counties_ Amendment_(2020) 8 https://elections.cdn.sos.ca.gov/ballot-measures/pdf/aca11.pdf 9 https://voterguide.sos.ca.gov/propositions/19/arguments-rebuttals.htm
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Proposition 19 — continued from 9 because California has been devastated by wildfires in recent years and growing concern continue to garnish international headlines; and Two, because the average taxpayer does not prefer to hear about wealthy investors buying up homes in California. This causes a fear that California’s housing crisis is the fault of investors snatching up houses — houses the average California family can barely afford.
What Does Proposition 19 Actually Do? Seniors, Wildfire Victims, and Disabled Homeowners Proposition 19 also amends the law to allow other homeowners to avoid property tax reassessment at time of sale. Homeowners who qualify are those who are the age of 55 or older, severely disabled, or a victim of a wildfire or natural disaster. Proposition 19 expands Proposition 60 transfers to three transfers per lifetime in any county and can be utilized when the purchase price of the replacement property is greater than the purchase price of the original property. In the case of property purchased with a higher value than the original property, the new taxable value would be equal to that of the taxable value of the original property plus the difference in value between the sales price of the original property and the sales price of the replacement property. The new law expands the persons these transfers are available to by including victims of wildfire or other natural disasters. Although, the language reads well and seemingly offers more freedoms for seniors, the disabled, and victims of natural disasters when seeking replacement homes, two questions come to mind. One, for the seniors who do not move into an assisted living facility and the severely disabled who are on a fixed income, how do they afford to move multiple times and how would this affect the real estate market, in terms of houses for sale? Two, when a home-
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owner becomes victim to natural disaster and has lost every tangible item collected over decades of time (let’s not even discuss the insurance issues), how does that homebuyer afford to make multiple moves when she has to rebuild…start all over? Real Property Inheritance Transfers According to the California Association of REALTORS® the median sales price of a single-family home in the state as of October 2020 was $711,300. It is argued that many homeowners that utilize the provisions of Proposition 19 should be slim-to-none, unless they decide to move due to reasons associated with health or family. Children that inherit their parent’s property will likely move into their parent property due to locational needs, family circumstances, job performance and many other legitimate decisional factors, and Proposition 19 should accelerate sale of property. Sale of properties in this situation will benefit many, including the government. Renters at many levels may be adversely affected. Renters may be witness to a shrinking housing supply and increases in rent. Current law permits parents the ability to transfer their principal residence of unlimited value plus up to $1 million of adjusted base year value of any non-principal residence properties to their children without triggering reassessment. Proposition 19 severely limits these non-reassessment transfers. Effective February 16, 2021 the parent to child reassessment exclusion will be limited to the principal residence of the parent and will require that the child utilize the property as their own principal residence. Additionally, even if the child utilizes the residence as their own, there is a cap of $1 million on the exclusion. Is it realistic to assume the child will retain ownership of the property? Many would suggest the child will sell the property. Second, the probability of two of more children moving into the parent’s residence will be slim! Third, children are unlikely to move
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into their parent’s residence if they already own and occupy a residential unit of their own. The changes in the law will not be an issue if the children sell the family home, rental properties, or commercial properties following the demise of their parents. Additional financial planning will not be required. Section 101 of the Internal Revenue Code provides that properties that a person owns and receives a stepped-up basis following a (parents) demise, will not be an issue in this situation. On the other hand, if the home is given to the children during the parent’s lifetime the adjusted basis of the parent carries over to the children and they essentially inherit the parent’s capital gains. The ability to receive a step up in basis on properties owned by a parent can save tens of thousands of dollars in capital gains taxes and is often far better than potentially saving thousands of dollars in property taxes by gifting property at this time. If the parent owns a vacation home that children will most likely retain when the parent dies, concern with the potential capital gains taxes should not be of concern. It may be worth taking into consideration gifting the property to the children before February 21, 2021 either as an outright gift or in an irrevocable trust. If you have rental properties and or investment properties in excess of $1 million, parents should consider placing those assets into a limited liability entity and gifting the fractional interests to the children or grandchildren to protect the current assessed value from reassessment upon the parent’s death. If one is planning on transferring non-principal residential property (rentals) to one’s children or are currently utilizing a qualified personal residence trust (QPRT) with a vesting date after February 16, 2021 there are financial planning options that must be immediately explored. The window to make pre-Proposition 19 transfers is Proposition 19 — continued on page 12
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Proposition 19 — continued from 10 limited and prompt attention should be of great importance. Fiscal Effects Heavy-handed arguments were made in support of Proposition 19 and they were in reference to creating additional resources for the State’s fire protection and management. These additional resources would come from the reassessment of property taxes pertaining to homes being passed from parents to their children. The Legislative Analyst’s Office (LAO)10, however, analyzed the measure and noted concerning information regarding the revenue earned versus the cost of making such a drastic constitutional amendment. The LAO projects that approximately $65 billion dollars are raised each year for local governments through property taxes. The LAO projects that the constitutional amendment will increase the annual revenue, which means that local governments could gain tens of millions of dollars of property tax revenue annually. Yet, in the same analysis, the LAO notes that it is likely that counties would probably need to hire new staff and make computer upgrades to carry out the measure, which could increase county costs by tens of millions of dollars.11 Admittedly, the LAO also projects that if revenue increases over the years,
the financial gains to local governments and schools could grow to a few hundred million dollars annually. The question, however, is how fast the growth rate will increase. Legislators and government officials, alike, have acknowledged the housing crisis; when the average homebuyer is forced to rent due to the inability to afford the purchase price, how many homes will actually sell? Funding Pursuant to the constitutional amendment, no later than September 15, 2022, and each subsequent September thereafter, revenue received from the additional property taxes will be transferred from the general fund to the California Fire Response Fund equal to 75% of the amount received and calculated by the State’s Director of Finance. Of the amount received, 15% shall be transferred to the County Revenue Protection Fund and shall be used to reimburse eligible local agencies with a negative gain.12 75 + 15 = 90; so, if the math is correct, then only 10% of the additional amount received from property taxes as a result of Proposition 13 would be allocated for schools, State-wide! According to basic math, if there was an additional state revenue of $10 million received and calculated by the Director of Finance then 10% of $10 million is $1 million dollars. There are
10 The California Legislature’s Nonpartisan Fiscal and Policy Advisor 11 https://lao.ca.gov/ballot/2020/Prop19-110320.pdf 12 https://elections.cdn.sos.ca.gov/ballot-measures/pdf/aca11.pdf
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January 2021
58 California counties; $1 million / 58 counties = $17,241.58. Each county would receive $17,241.58 for their schools. Now let’s imagine for a moment how many schools there are in Los Angeles County. How would $17,241.58 be allocated to each school? Rental Housing Market Financial planning, implementation, confusion in language and many other aspects pale in comparison to the impact on rental housing, notably affordable rental housing. One of the ever-present issues that will be tested will be if residential rents will rise, single family rentals will be sold to owner-occupants, or revenues will shrink as a result of Proposition 19. It may be appropriate to closely watch the practical implementation of the ballot measure. There is a compelling argument that tens of thousands of single-family properties will be sold as a result of Proposition 19. Constitutional Concerns With the passage of Proposition 13, over 40 years ago, came the prohibition on the state legislature from enacting new taxes on the value or sale of properties. While it is known that the legislature did not technically enact a new tax on the value or sale of properties, it did enact a constitutional amendment, subject to the approval of the California electorate, to substantively change
Proposition 13. The language in the measure intentionally caused confusion among the electorate, was created at the time when the electorate was primarily focused on the national elections and was not fully vetted and not completely analyzed. One could argue that the national pandemic took center stage along with wildfires affecting millions of Californians. Additionally, proponents argued that taxes were needed to pay for wildfire suppression and assistance which this measure addressed…even if the total amount of new tax dollars would not substantively make any difference. As California continues its progressive march forward, its citizens become guinea pigs for the “Art of Words”. Just how long will it be before we are all mere puppets on a string? Ron Kingston is President of California Strategic Advisors and Legislative Advocate for the Apartment Association of Orange County. For questions regarding this article, please call AAOC at (714) 245-9500.
President’s Message — continued from 4 who has not made rental payments cannot be evicted so long as they pay 25% of their rent either monthly or in the aggregate by January 31, 2021. I am grateful for the professional staff that AAOC has assisting us in our local rental property operations as well as defending our interests in Sacramento. This assistance and representation is why so many rental-housing providers have joined the association over the past 60 years, and I have a feeling that this will be a year in which we need AAOC more than ever.
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3:23 PM
ORANGE COUNTY LEGISLATIVE WATCH
Anaheim to Create New Affordable Housing Without Raising Taxes.
T
he City of Anaheim rolled out in mid-November an innovative, new affordable housing program for the city that targets the overlooked “middle market” of renters who are working families but cannot afford to live and work in the same town. The program was the brainchild of a workforce housing committee chaired by Anaheim City Councilman Trevor O’Neil, and is part of a new, larger program run by the California Statewide Development Authority designed to help cities finance housing and infrastructure projects or assist publicprivate partners in buying or projects that benefit the community. AAOC members Nicholas Dunlap and Craig Kirkpatrick and I had the honor of participating in the first housing stakeholders’ meeting and providing multifamily industry input to help in the crafting of the city program. Councilman O’Neil plainly described the working parts by saying, “We authorized a state agency to issue tax-exempt bonds to purchase the properties (the first financial key to making this work). The properties were then restricted for workforce (affordable) housing and taken off the tax rolls (the second financial key). Finally, the bonds are paid with the rents collected, and there is no risk to the city or the taxpayers.” Extremely Simple. “The only downside is that there’s a loss of the property taxes because the newly affordable developments get taken off the tax roll for years,” said O’Neil.
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“However, when they are eventually refinanced or sold, Anaheim would likely recoup the lost tax dollars within 15 years, by cashing out the equity, or after thirty years when the city owns them outright.” Anaheim voted to participate in the state program in November and has initially planned to lower rents for all 1,017 participating apartment units. The move is designed to help cities meet their goals for housing middleincome residents who are earning between 80 and 120 percent of the area median income. The 1,017 units are located in the city’s Platinum Triangle and downtown areas. “The city won’t have to lay out any cash, and it won’t be on the hook to repay borrowed money that will finance the switch to affordable status,” said O’Neil. “As I see it, it’s a great example of a public-private partnership to produce affordable housing very inexpensively.” The Anaheim program would give preference to people who already live or work in the city. Only Carson, Long Beach and Yolo County have so far joined Anaheim in taking advantage of this state new program. Los Angeles, Oakland and San Jose may follow suit early in 2021. In an interview with the Orange County Register, Jon Penkower, director of the California Statewide Communities Development Authority, explained that most tax credits, bonds and other housing subsidies are aimed at building or buying homes for people on the lowest
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B y B ill C hristiansen , V ice P resident of G overnment A ffairs
end of the income spectrum. But there hasn’t been a program specifically to help people who earn a middle-class income but can’t afford rent in the area where they work. The other great feature is that anyone can stay in their unit until their lease ends. And any current tenants who qualify for the reduced lease can have their rents lowered. The Orange County Register further explained, “the program will operate like a public works project. Cities join a joint powers authority, which can issue bonds that are sold to investors. Then, the cash from the bond sale is used to buy housing, which is owned by the joint powers authority and exempt from property taxes. The bond debt is repaid with tenants’ rents and the proceeds of any refinancing or sale of the housing.” This is a rare and exciting opportunity to watch cities do something that helps their community without costing their taxpayers a dime.
Director’s Message — continued from 6 Supervisor, or Operations Team Member, this class is for you! Our instructors are industry leaders and seasoned professionals who will equip you with the knowledge and tools that will help you grow and thrive. Register online at www.AAOC.com.
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LEGAL CORNER B y S tephen C. D uringer , E sq .
Questions & Answers I have always heard that I should post my rental criteria in a conspicuous place so that applicants can plainly see whether or not they are qualified before they submit their application. I typically require that the applicants combined income exceed three times the rent, however I might make exceptions. Also, in years past, a foreclosure on an applicant’s credit report was an automatic disqualifier, but after attending your tenant screening class, I have reconsidered. With so many exceptions to my rental criteria, my sign would be huge! How do I handle this?
Yes, it is a good practice to post your rental criteria in a conspicuous place. The details and specifics of your rental criteria, however, do not need to be included, as these details and specifics are not necessarily static, that is, they may change or evolve over time depending on your situation. For example, your three times income requirement may work fine if you have a single vacancy and a dozen applicants, how-
ever it may be a bit too restrictive in the present economy, or in the event you have three vacancies, your phone has not rung in days, and you have only received a single application in the past two weeks. Every owner should establish the following as their general rental criteria. A qualified applicant should: i) have a verifiable and positive credit history; ii) have a verifiable and positive past tenancy history; iii) have sufficient and verifiable income to meet his or her present and future financial obligations; and iv) should not pose a risk of harm to the rental property or to others. These general rental criteria can and should be applied equally and fairly to all applicants, and in compliance with all fair housing rules. Once applied, the best applicant should be accepted, not necessarily the first to apply.
A landlord and tenant can agree, in writing by the rental agreement, to allocate responsibility for minor repairs between them. Often landlords and tenants may agree that certain items, amenities, will be the tenant’s responsibility to maintain. These may include refrigerators, washing machines, pools or spas, air conditioning, and minor plumbing issues.
What types of repairs can I require the tenant to take responsibility for?
The short answer is yes. There are several measures you can, and should, take to protect yourself. First and foremost, ensure that the pool and the gate/ enclosure conform to all state and local codes and ordinances. The gate should be self-latching and should be checked to ensure that it closes properly. Review your insurance policy with your insurance broker to ensure that your coverage is adequate; consider an umbrella policy as well. Your insurance broker can counsel you on coverage limits; consider $3,000,000 as a minimum. Finally, you should include as part of your rental
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I just put my single-family house on the rental market and have agreed to rent it to a nice family of four; mom, dad and two kids, two and five. The parents seem responsible enough and I’m sure they will make great tenants, but I am concerned because the house has a pool. Is there anything I can do to protect myself from liability should one of the children fall in and drown?
Legal Q&A — continued on page 18
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Legal Q&A — continued from 16 documents an addendum to the lease in which the tenant acknowledges the dangers of the pool, agrees to ensure that all gates are kept closed, and agrees to periodically verify that the selflatching gate functions properly. Consider requiring that your tenants procure renters liability insurance as well. These requirements should be a part of your rental policies for a property with a pool, regardless of whether or not your tenants have children. Just opened up the mail, and what do you suppose was in it? A notice from my bank informing me that one of my tenant’s rent check was returned unpaid because he placed a stop payment on it. Imagine that, it is now mid-month, no warning, no phone call, the deadbeat did not even have the courtesy of letting me know he was going to stop payment on his check. It kind of makes sense though, he asked a couple of
weeks ago if I would let him out of his lease early, guess his girlfriend has a nicer place and he wanted to move in with her. I called his phone number, got a recording saying that it had been disconnected. His cell phone works, got his voice mail, and left a message. I’m guessing that when I swing by later today, it will be empty. What do I do now? I don’t want to make any mistakes; can I just change the locks if he’s out?
You have a couple of issues that you need to resolve, first the issue of return of possession of the premises, and then, of course, getting you paid. If the tenant appears to have vacated when you visit the unit, then you must follow certain procedural rules before you simply change the locks. Ideally, you will be able to contact the tenant on his cell or at work. If you make contact, ask that the tenant confirm that he is out by faxing or emailing you written confirmation. If you are able to confirm that he has moved out, you will not have to follow the abandoned real property
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notice requirements and will be able to retake possession immediately. If, when you visit the unit and find that it is vacant, and if the rent is due and unpaid for fourteen days, and the tenant has not voluntarily surrendered possession, then you must serve a written notice of Belief of Abandonment of Real Property. The notice can be posted on the premises and mailed by regular mail to the tenant’s last known address, your property. You must wait eighteen days before you retake possession. If the tenant does not reply, in writing, by informing you of his address for service of an unlawful detainer within eighteen days, then you may retake possession, and change the locks. Once you regain possession, prepare the security deposit disposition form. If he skipped mid lease, he would owe the balance of the term, or until you mitigate your damages by reletting the unit, whichever occurs first. Hang on to the tenant’s check that was returned by the bank. Stop payment orders are only effective for six months, unless renewed by the maker, which rarely happens. That means, in six months and a day, you can redeposit the check, and if there are sufficient funds, the check will clear. This article is presented in a general nature to address typical landlord tenant legal issues. Specific inquiries regarding a specific situation should be addressed to your attorney. Stephen C. Duringer is the founder of The Duringer Law Group, PLC, one of the largest and most experienced landlord tenant law firms in the country. The firm has successfully handled over 300,000 landlord tenant matters throughout California and has collected over $300,000,000 in debt since 1988. The firm may be reached at 714.279.1100 or 800.829.6994. Please visit www.DuringerLaw.com for more information.
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DEAR MAINTENANCE MEN
B y J erry L’E cuyer & F rank A lvarez
Dear Maintenance Men:
I am starting my planning for a major kitchen cabinet remodeling project in my rental units. However, I am having a difficult time making material and design decisions. What recommendations can you give? Allen
Dear Allen:
When doing a kitchen or bath remodel, material selection and a cohesive and functional design is important. Kitchen and bath rehabs are some of the most expensive work you can do in an apartment unit and proper planning is a must. In order to appeal to a larger segment of the population, try to keep the interior color scheme to neutral earth tones. Cabinetry quality varies greatly. Don’t let the cabinet fronts fool you. Manufactures designed their cabinets to look good at first glance. Keep in mind, being in a rental environment, the cabinets also need to hold up to abuse. Look at the actual construction of the cabinet box or frame. You do not need to use custom cabinets to fit your existing layout. Using prefabricated modular cabinetry can greatly reduce the time and cost to have a finished kitchen or bathroom. Using real wood cabinet fronts with 3/8” plywood sides is essential for durability. The drawer fronts and sides should be connected with a dovetail or other positive lock construction. Drawers that are held together by nails and cabinets built with particle board will not hold up to tenant abuse.
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On a side note, if you are gutting the kitchen or bathroom, use this time to relocate and add more electrical outlets and under-cabinet lighting.
Dear Maintenance Men:
I need to do some caulking in my apartment building, both inside and outside the units. I need some advice. The hardware store carries a large number of caulk types and I don’t know what to buy!!! Can you help explain the different types of caulk and where to use them? Frank
Dear Frank:
We understand. It can be confusing. Let us try to break down the most common caulk types and when and where to use them. 1. Acrylic Latex Caulk (Painter’s Caulk): Inexpensive, easy to use, water cleanup. Not for use in damp locations such as bathroom or kitchen or outdoors. Designed to be painted over. 2. Vinyl Latex Caulk: Easy to use, water cleanup and can be used outside. Not very flexible; use in expansion joints is not recommended. 3. Acrylic Tile Sealant: Easy to use, water cleanup. The sealant is perfect for bathroom and kitchens and other wet locations. It is mold and mildew resistant. Paintable. 4. Siliconized Acrylic Sealant: Easy to use, soap and water or solvent
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January 2021
cleanup. Perfect for porcelain tile, metal, and glass. It is similar to Acrylic Tile Sealant, but tougher and longer lasting. 5. Pure Silicon: Best for non-porous surfaces. Long lasting, indoor/ outdoor caulk. Super flexible and strong. Harder to use than any of the above caulks. Solvent cleanup. Mold and mildew resistant. Could smell until cured. 6. Butyl Rubber: Best use is outdoors. Messy to use. Perfect for sealing roofs, valleys, gutters, flashing, and foundations. Moisture and movement tolerant. Sticks to anything. Cleanup with solvents. 7. Elastomeric Latex Caulk: Water cleanup. Longest lasting caulk. Great adhesion to almost all surfaces and can stretch close to 200%. Elastomeric caulk is very tolerant to wide temperature and weather extremes. It is most often used outdoors. This caulk can bridge gaps up to 2 inches wide and deep. The caulk dries very quickly, so tool the caulk immediately after application.
Dear Maintenance Men:
I have a toilet that runs every ten or twenty minutes. I have replaced the fill valve and the flapper valve. I have even scrubbed under the rim! In other words, all the items I can think of that Maintenance Men — continued on page 22
January 2021
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Maintenance Men — continued from 20 are replaceable in the tank are new. What else should I be looking at? Sam
Dear Sam:
You replaced all the easy ones. When all else fails on a toilet leak down issue, it is time to put on your rubber gloves and get an adjustable wrench. Chances are the problem lies with the Flush
Valve Seat. The rubber flapper valve seals against the flush valve seat (the big hole at the bottom of the tank) to either keep the water in the tank or let the water out of the tank. The seat may have a burr, crack or calcium deposits that allow a small amount of water to seep past the rubber flush valve. Sanding the seat to remove the burr or calcium deposit is a short-term solution that rarely solves the problem for long. A permanent solution is to replace
the flush valve. Start by turning off the water supply, completely empty the tank and remove the water line. Remove the two or three bolts holding the tank to the toilet bowl. Turn the tank upside down and remove the large nylon or brass nut that holds the flush valve to the tank. Install the new flush valve. Be sure the tank bottom is clean and no debris gets between the new valve’s rubber gasket and the tank. Tighten the large nut on the outside of the tank and you are ready to reassemble the tank and bowl and put the toilet back into action. When reassembling the tank to the bowl, install new rubber washers and bolts. We need Maintenance Questions! If you would like your maintenance question answered in the “Dear Maintenance Men” column, please email it to DearMaintenanceMen@gmail.com If you need maintenance work or a consultation for your building or project, please contact Buffalo Maintenance, Inc. to schedule an appointment. We are available throughout Southern California and can be reached at 714-956-8371. For more information, visit www.BuffaloMaintenance.com Frank Alvarez is a licensed contractor and the Operations Director and Co-Owner of Buffalo Maintenance, Inc. He has been involved with apartment maintenance and construction for more than 30 years and frequently serves as a guest lecturer and educational instructor. Frank also serves as president of the Apartment Association of Orange County (AAOC) and chair of the AAOC Education Committee. Frank can be reached at (714) 956-8371 or Frankie@ BuffaloMaintenance.com. Jerry L’Ecuyer is a real estate broker and a Director Emeritus of the Apartment Association of Orange County. He is a past president and longtime board members of the association, in addition to having served as chair of its Education Committee. Jerry has been involved with apartments as a professional since 1988.
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January 2021
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CRAIG'S CORNER B y C raig K irkpatrick , V ice P resident , M organ S kenderian I nvestment R eal E state G roup
Commentary from a Broker, Owner and Manager Perspective
How COVID-19 is Changing Our Industry — Part 2
T
he COVID-19 pandemic has created both temporary and permanent changes in all walks of life and most industries, including rental housing. Many of the second quarter trends have reverted to the mean while others have not. For instance, football referees are again using their manual whistles instead of the electronic variety. Apartment rent collections are still consistent with past year’s numbers, but office and retail are still suf-
fering. After a drop, rent levels have stabilized except in those expensive markets where professionals working at home continue to leave downtown units because they no longer need to be close to work and nearby entertainment and dining amenities are closed or restricted. The flight to affordability is still happening — think moving from OC to the IE. Let’s take a look at a few of the trends relating to our industry. According to the owners with whom
I’ve spoken, rent collections have been strong since March and have firmed up lately despite expiration of CARES relief funding which many believed would only temporarily buoy rent payments. This trend is consistent nationwide. Likewise, the overall vacancy factor in OC has dropped from a Q2 spike of 6% back to about 5% in Q3. Rents have stabilized and have risen from $2,040 Changing — continued on page 26
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January 2021
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Changing — continued from 24 to $2,068 during the third quarter. After a second quarter drop in rents, these levels are up slightly from where they were on March 1. Moreover, Costar’s rent forecast shows a bottoming at $2,028 in 2021-Q1 vs. the $1,970 they were forecasting three months ago. Taking a quick look at the sales side of things in OC’s apartment market, Costar’s analytics show that sales price/ unit averaged $379,354 in Q4-19 and $387,899 in Q3-20. They forecast a bottoming in Q1-21 at $375,415 per unit, which translates to a mere 2.3% drop. Sales volume has been a different story compared to these benign analytics and figures. Costar showed sales volume in Q4-19 to be $362M, and falling to $111M in Q3-20, but has forecasted stabilization followed by a slight
increase in the short-term. Does this indicate there was too much uncertainty with the effects of, not only COVID, but legislation and November ballot propositions as well? Lending has tightened up. While rates for apartment loans remain at historic lows, underwriting has tightened. Loan amounts are reduced by, instead of calculating vacancy factors from 3%–5% to using 10%, and also raising debt coverage ratios from 1.15 to 1.25– 1.35. This can reduce the loan amount significantly. Lenders are also requiring larger reserves set aside and smaller cash out amounts. With the uncertainty that reigns, who can blame them? All of these trends I talked about in this article and last are impacted by COVID and its effects on our economy. Many are predicting a K-shaped recovery where many households are relatively
unharmed by COVID and experience starkly different economic progress than others who are working in leisure, hospitality, travel, etc. While unemployment in the county has compressed, the full impact on the economy is unknown. With Orange County recently re-entering the Purple Tier of tighter restrictions, the economy’s recovery and our industry are not out of the woods. Conditions may continue to be bumpy. And let’s not forget our state legislators. Despite the recent defeats of Proposition 15 and Proposition 21 on the General Election ballot, it’s hard to forecast what they will seek to legislate in order to help renters. If you would like to chat with me about any of this, please email me at: ctk@morganskenderian.com.
DECEMBER 2020 SNAPSHOT RENT COLLECTIONS
MULTIFAMILY SOCAL SURVEY DAN BLACKWELL & TEAM
Responses were collected from owners with properties located primarily in Orange County, and bordering regions of Los Angeles County. The dataset primarily includes Class B & C properties ranging from 5-85 units. The average of all properties in survey is approximately 25 units. Our December survey results are summarized as follows:
3%
94.7% Average Rent Collected (April - December 2020)
97%
Collected
Delinquent/Outstanding
W W W. MULTIFAMILYSOCAL .COM 26
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CARES CARES for for Landlords Landlords Success Stories
Success Stories
The CARES for Landlords grant program to date has disbursed $432,433 for 11 different residential property owners to assist The CARES for Landlords grant program to date has disbursed 176 households in paying their past-due rent.
$432,433 for 11 different residential property owners to assist When a residential rental property company recently 176 households in paying their past-due rent. knocked on its tenants' doors in Santa Ana, residents got a pleasant surprise.
When a residential rental property company recently knocked on its tenants'wasn't doorsthere in Santa Ana, residents The property manager to collect unpaid rent, many owed after being financially got awhich pleasant surprise. impacted by COVID-19. Instead, they learned that all of their past-due rent had been paid through the City property manager thereprogram. to collect unpaid ofThe Santa Ana's CARES forwasn't Landlords
rent, which many owed after being financially impacted by COVID-19. Instead, they learned that all Some screamed, some cried, some said a prayer. And of their past-due rent had been paid through the City there were many smiles of joy and relief. of Santa Ana's CARES for Landlords program.
HOW CARES FOR LANDLORDS WORKS
The CARES for Landlords Program covers at least 80 Some screamed, somerent cried, some said a prayer. And percent of the monthly owed to participating there were many smiles of joy and relief. CARES for Landlords helps pay past-due rent that is owed landlords since April 1, 2020, provided that they agree to do the following: from tenants who have been financially impacted by • Not pursue the remaining 20% of rent owed for the COVID-19. This program helps the property owners of months covered under the program. The CARES for Landlords Program covers at least 80 residential rentalFOR units LANDLORDS recoup most of the rent they are HOW CARES WORKS • Not increase rent for the unit for a specified period. owed while removing the burden of often months of backpercent of the monthly rent owed to participating • Not assess late fees for the past due rent paid by rent from tenants. The payment is a grant that doesn't landlords since April 1, 2020, provided that they agree the program. CARES for Landlords helps pay past-due rent that is owed need to be paid back. It is just one of several forms of to do the following: from tenants who have been financially by financial assistance provided by the Cityimpacted of Santa Ana • Not pursue the remaining 20% of rent owed for the through theThis Santa Ana CARES COVID-19. program helpsprogram. the property owners of
residential rental units recoup most of the rent they are owed while removing the burden of often months of back- • • rent from tenants. The payment is a grant that doesn't need to be paid back. It is just one of several forms of financial assistance provided by the City of Santa Ana For more information, through the Santa Ana CARES program. please call
months covered under the program. Not increase rent for the unit for a specified period. Not assess late fees for the past due rent paid by the program.
714-667-CARE (2273) or visit www.santa-ana.org/CARES
For more information, please call 714-667-CARE (2273) or visit January 2021
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New Year’s Resolutions #1: Get the Facts
R
inging in the New Year often brings a time of reflection. It is a doorway between the past and the future. As a part of this tradition, many of us, whether we admit it or not, tend to make some resolutions. As we enter 2021, putting the past behind us and looking forward into the future seems to be a little more daunting. What types of resolutions should any of us even consider? For apartment owners and investors, perhaps the very first resolution on the list should be: Get the Facts. In many ways, this is a continuation of what we learned in 2020. First came the passage of AB 1482 and what we at WR Gorman & Associates termed the “New Norm.” Yet even before there was time to figure out all of the ramifications, not to mention the new rules and regulations, the pandemic struck. Along with COVID-19 arrived another “New Norm” — one that has impacted all of us on many different levels. No longer did following the rules mean avoiding litigation and fines, it could actually put at risk our own lives and those with whom we came into contact with. However, the real challenge — as it continues to be — is that the rules keep changing. This is where getting the facts becomes so very important. Now, more than ever, you need to be cultivating expert and reliable resources. Know and call upon those who have their fingers on the pulse of what is happening. Listen carefully and don’t just rely
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on one point of view or source of information. If you hear or read something that you think is alarming, start doing some research. Remember, there are usually at least two, if not more, sides to an issue or, even, in the way that the facts are reported. Read your Apartment News magazine, check the AAOC website and, in the case of day-to-day management questions, have the AAOC office on speed dial. They may not have all the answers, but they have an extensive network of resources. Make sure, as well, that you have the facts about your own property. Watch your income and your expenses. Track delinquencies and late payments carefully so that you are not caught unaware. Yes, filling vacancies is much more challenging. Know in advance what rules you will need to follow. Although now may not be the time to raise rents, you should still be tracking what rents are being charged for other comparable apartments in your area. This is also not the time to be neglectful regarding ongoing maintenance and landscaping. Yes, costs are higher and everything takes a lot more time, effort and energy to accomplish. However what you ignore today will still be there tomorrow and the likelihood is that the situation will not improve, but only worsen. And, don’t forget the ownership side. Whether you are still building your wealth through real estate, relying upon the cash flow as part of your income stream or simply holding on for the
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January 2021
By Sonya Loera
benefit of your heirs now is not the time to be ignorant of either the market or the trends. Returning to an often-repeated theme in our office — quantify, quantify and quantify. Obtain not just the asking, but the sold prices on comparable properties. Analyze the trends and find out what various experts are expecting will happen. Accept the realities and know the facts about your position. Look, too, at your options, make some projections and run the numbers. Undertaking this process does not mean refinancing, selling, exchanging or anything else. It really is just a matter of getting the facts. As Bill recently wrote in a letter he sent to his friends and clients, “We live in an age where information is powerful currency and knowledge is power.” So, what’s the best 2021 New Year’s Resolution? Get the facts. About the Author: Sonya Loera joined WR Gorman & Associate in 2013. With a background in accounting she serves as not only officer manager, but also as property manager, transaction coordinator and real estate agent. Founded in 1972 by William (Bill) R. Gorman, this Brea-(CA)-based firm focuses on personalized wealth building through real estate. With a client-first philosophy, the firm serves as a n expert resource for informed decision-making and transitioning that creates sustainable legacies for investors and their heirs.
January 2021
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The Top 9 Things Employers Need To Know About Cal/OSHA’s New Emergency COVID-19 Standard The Cal/OSHA Standards Board adopted [in mid-November] an emergency standard related to COVID-19 prevention in the workplace, imposing some significant requirements on California employers. Most notably, the new rule finalized on November 19 provides that employees excluded from work for having or being exposed to COVID-19 must continue to be paid while they are off work. Employers do not have a lot of time to comply with the new mandates. Following adoption of the emergency proposal, the Standards Board will submit the language to the Office of Administrative Law, which will have 10 days to review and approve the proposal. Therefore, this complex new standard may be in effect by as soon as November 29. [Ed. Note: The Office of Administrative Law approved the emergency regulation and filed it with the Secretary of State on November 30. The emergency regulation became immediately effective as of that date.] The emergency regulation will be in effect for 180 days, and can be extended. It is anticipated that Cal/OSHA will move forward with regular and permanent rulemaking on this topic during this period of time. This new standard will require California employers to take immediate action on many COVID-19 fronts. So what do California employers need to know? Here are the top nine takeaways for California employers — including
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specific recommendations about what you need to do in response to each new obligation.
The Basics: Who’s Covered? And Who’s Excluded?
Over the past several months, Cal/ OSHA has published several general and industry-specific “guidance” documents related to COVID-19. However, this latest step represents the most significant formal rulemaking action by Cal/OSHA to adopt a standard that will be binding and enforceable against California employers. The new emergency standard applies to all employees and places of employment. However, it does not apply to the following: • Places of employment with one employee who does not have contact with other persons. • Employees working from home. • Employees already covered by Cal/OSHA’s aerosol transmission standard (applicable generally to certain health care facilities, laboratories and others).
1. Written COVID-19 Prevention Program
The emergency standard requires California employers to prepare, implement, and maintain a Written COVID19 Prevention Program (WCPP) similar to Injury and Illness Prevention Programs (IIPP) required by Title 8 of the California Code of Regulations sec-
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January 2021
tion 3203. Indeed, the standard provides that the newly required WCPP may be integrated into an employer’s existing IIPP or maintained in a separate document. The required elements as outlined by Emergency Standard for WPPs include the following: 1. System for communicating; 2. Identification and evaluation of COVID-19 hazards; 3. Investigating and responding to COVID-19 cases in the workplace; 4. Correction of COVID-19 hazards; 5. Training and instruction; 6. Physical Distancing; 7. Face coverings; 8. Other engineering controls, administrative controls, and personal protective equipment; 9. Reporting, recordkeeping, and access; 10. Exclusion of COVID-19 cases; and 11. Return to work criteria. Many California workplaces have already implemented COVID-19 plans fulfilling previous requirements to reopen. For months, we have advised California employers to develop and implement a written COVID-19-specific addendum into their IIPPs, which the emergency standard now requires. Standard — continued on page 32
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Standard — continued from 30 However, the new WCPP requirements will likely take considerable time and effort to amend even those existing plans to ensure compliance. Although several WCPP elements mirror IIPPs, many requirements significantly change or expand what businesses likely have encountered or implemented previously. For example, paragraph 1 (system for communicating) requires employers to “describe procedures or policies for accommodating employees with medical or other conditions that put them at increased risk of severe COVID-19 illness.” Under paragraph 2, employers with indoor locations must “evaluate how to maximize the quantity of outdoor air and whether it is possible to increase filtration efficiency to the highest level compatible with the existing ventilation system.” Under paragraph 3, employers must “offer COVID-19 testing at no cost to employees during their working hours to all employees who had potential COVID-19 exposure in the workplace.” And for personal protective equipment, employers must “evaluate the need for respiratory protection in accordance with section 5144 [Respiratory Protection] when the physical distancing requirements…are not feasible or are not maintained,” indicating that many employers not familiar with (or previously subject to) section 5144, must evaluate and potentially implement the use of respirators. What You Should Do Next — Employers without current COVID-19 plans should act quickly to develop a compliant WCPP, and implement effective new procedures addressing the requisite elements. Employers with existing COVID-19 plans will want to thoroughly assess such plans to determine the steps needed to cure deficiencies. Additionally, all employers should continue to follow this rapidly developing COVID-19 situation regardless of the planning stage. For further information or assistance in preparing a
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WCPP, contact your Fisher Phillips attorney, any attorney in our California offices, or any member of our COVID19 Taskforce.
2. Notice of Potential COVID-19 Exposure and Cases
In responding to COVID-19 cases (as defined below), employers must meet several notice requirements laid out in the new standard. Many of these requirements overlap with those already in the CA COVID-19 Employer Playbook, as well as AB 685’s notice and reporting requirements. Specifically, the new standard requires employers give notice of the potential COVID-19 exposure within one business day to all employees who may have been exposed, their authorized representatives, and independent contractors and other employers who were present during the high-risk exposure period. The high-risk exposure period generally begins 48 hours before onset of symptoms or specimen for the positive test. While the new standard does not require this notice be written, AB 685 does. In addition, AB 685 identifies a slightly different group who must receive this notice, as it specifies all employees (as well as their exclusive representatives) and employers of subcontracted employees who were on premises at the same worksite, not independent contractors or just those employees who may have been exposed. The new standard makes clear employers must give such notice without revealing any personal identifying information of the COVID-19 case. Such information generally must be kept confidential, with one key exception. The new standard makes clear that unredacted information and medical records related to a COVID-19 case may be provided upon request to the local health department, CDPH, the Division, the NIOSH, or as otherwise required by law. This is important because AB 685 and the new standard require the report-
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January 2021
ing of such confidential information to the local health department within 48 hours of a COVID-19 outbreak at a worksite (generally three cases). AB 685 only requires employers report the qualifying individual’s name, number, occupation, worksite, business address, and NAICS code. However, the new standard also requires employers report the total number of cases, as well as the hospitalization and/or fatality status. Both AB 685 and the new standard require the employer to continue to give notice to the local health department of any subsequent COVID-19 cases at the workplace. In addition to these reporting obligations, the new standard requires employers to report to the Division any COVID-19 related serious illnesses or deaths that occur in the workplace or in connection with employment. Employers must also ensure they are recording and tracking the appropriate information for all COVID-19 cases in accordance with this new standard. Related to AB 685’s other requirement to notify all employees, their exclusive representatives, and employers of subcontracted employees of the disinfection and safety plan, the new standard similarly requires employers to inform their employees and their authorized employee representatives of COVID-19 cleaning and disinfection protocols. What You Should Do Next — Due to the prompt notice and reporting required by the new standard, employers should consider preparing to comply by developing template notices that they may customize when COVID-19 cases arise in the workplace to help ensure they are able to meet the tight deadlines. For assistance in preparing such notices, contact your Fisher Phillips attorney, any attorney in our California offices, or any member of our COVID-19 Taskforce. Fisher Phillips has prepared sample notices and can work with you to tailor to your particular workplace. Standard — continued on page 34
You’re invited to attend an informative virtual workshop to learn more about WelcomeHomeOC. This program provides sound business benefits to rental property owners who want to help better their community and is a key component to ending homelessness in Orange County. At this workshop, you will have the opportunity to hear from AAOC members and other rental property owners and operators who have already signed up as WelcomeHomeOC partners, as well as from housing experts from the Orange County Housing Authority and nonprofit supportive services providers. You will learn the specifics involved in becoming a part of the program, and have the opportunity to ask questions of our team.
United to End Homelessness is a community-wide collaboration bringing together the county’s top business, philanthropic, governmental, faith-based, and nonprofit leaders committed to ending homelessness in Orange County. To learn more about the program, visit WelcomeHomeOC.org.
Tuesday, January 26, 2021 10 am to 11 am
Virtual Zoom Workshop Zoom workshop link will be sent to registrants.
EMPOWERED BY
UnitedtoEndHomelessness.org
Ref 01262021
RSVP by Jan. 25 to Kristine Peters at KristineP@UnitedWayOC.org or 949.263.6139.
#EndHomelessnessOC
Standard — continued from 32 3. Physical Distancing
The new standard provides that all employees shall be separated from each other by at least six feet. There are two exceptions to this requirement: (1) where the employer can demonstrate that six feet of separation is not possible, and (2) momentary exposures while employees are in movement. If the employer demonstrates that it is not possible to maintain a distance of at least six feet, individuals shall be as far apart as possible. Also, the standard provides that at fixed work locations where it is not possible to maintain physical distancing, the employer shall install “cleanable solid partitions” that reduce transmissions between employees. The standard specifies that other methods of physical distancing include telework or other remote work arrangements, reducing the number of persons in an area at one time, staggered arrival and departure, and adjusted work processes. Additionally, the standard requires employers to implement various cleaning and disinfecting procedures. What You Should Do Next — Many California employers have already adopted physical distancing requirements at the workplace, often in response to local public health orders. Employers should review their current physical layout to ensure they are meeting the required physical distancing standards. Employers should consider a variety of methods of physical distancing (such as staggered schedules) where maintaining physical distance creates feasibility challenges.
4. Face Coverings And Personal Protective Equipment (PPE)
The emergency standard requires employers to provide face coverings and ensure that they are worn by employees over the nose and mouth when indoors, when outdoors and less than six feet away from another person, or when required by public health authorities. The standard also specifies that face
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shields are not a replacement for face coverings, although they may be worn together for additional protection. Moreover, an employer is prohibited from preventing an employee from wearing a face covering when not required, unless it would create a safety hazard. The standard does provide exemptions from wearing face coverings as follows: • When an employee is alone in a room. • While eating and drinking, provided employees are at least six feet apart. • For employees wearing respiratory protection. • Employees who cannot wear face coverings due to a medical or mental health condition or disability, or who are hearing-impaired or communicating with a hearing impaired person (but they must wear an effective alternative, such as a face shield with a drape on the bottom). • Specific tasks that cannot feasibly be performed with a face covering. But, there is a big caveat regarding employees who do not wear a face covering or face shield for any reason. They must be at least six feet apart from others unless the unmasked employee is tested at least twice weekly for COVID-19. Unfortunately, the emergency standard is silent regarding whether employees can bring their own face coverings to use at the workplace (which is becoming increasingly common). Hopefully, this issue will be addressed in future guidance or permanent rulemaking. For now, the standard is ambiguous on this point. Regarding personal protective equipment, the emergency standard requires employers to evaluate the need for personal protective equipment to prevent exposure to COVID-19 hazards, such as gloves, goggles, and face
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January 2021
shields, and provide such personal protective equipment as needed. What You Should Do Next — If you have not already done so, you should immediately implement a face covering requirement where applicable and communicate this requirement to your employees. Any employee who indicates the need for an exemption from such a requirement should be evaluated on an individual basis. Where an exemption exists, you should ensure that unmasked employees can be six feet apart from others at all times or be tested twice weekly for COVID-19. Finally, you should review whether additional personal protective equipment is needed.
5. Exclusion Of COVID-19 Cases — And NEW Paid Time Off Requirement
The new standard requires employers to ensure that “COVID-19 cases” (those who have tested positive or have an order to isolate from public health authorities) are excluded from the worksite until they have satisfied the return to work criteria (discussed below). COVID Exposures — What about employees who may not have COVID19 but may have been exposed? The emergency regulation requires for employees with COVID-19 exposure to be excluded from the worksite for 14 days after the last known exposure. However, employees need not be excluded from the worksite by the employer (as long as the local health department has not isolated them) if they are temporarily reassigned to work where they do not have contact with other persons. Paid Time Off — The new emergency standard also has a staggering new mandate that employees excluded from work must continue to be paid while they are off work. The regulation provides that employers shall “continue and maintain an employee’s earnings, seniority, and all other employee rights and benefits, including the employee’s right to their former job status.” Standard — continued on page 36
SEXUAL HARASSMENT Are Your Employees Up to Date on Prevention Training? Senate Bill 1343 requires that all California employers with five or more employees provide sexual harassment prevention training to both supervisory and non-supervisory employees. Training must take place within six months of hire or promotion and every two years thereafter. This Workplace Harassment Training will cover: n Sexual Harassment
n Sex Discrimination
n Prevention of Claims
n Title VII Civil Rights Act
n Investigating Complaints
A Certificate of Completion will be provided to each attendee who completes the training.
Date:
Tuesday, March 23, 2021
Time:
9:00–11:00am
Presented By:
Location: Webinar Cost:
Members — $55 Non-Members — $75 Colin Calvert Fisher & Phillips, LLP
Register Online: www.aaoc.com Registrations not cancelled 24 hours in advance will be charged
January 2021
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Standard — continued from 34
6. General Testing Requirements
While California recently mandated COVID-19 supplemental paid sick leave for employers with 500 or more employees (with the enactment of AB 1867), it is unclear what authority, if any, Cal/OSHA has to mandate what is essentially a paid time off requirement. This requirement also does not appear to be limited to one occurrence, meaning an employee could potentially be excluded from the worksite multiple times. The employer is required to maintain earnings and benefits during each period of time. There are two potential exemptions to this “maintained earnings” requirement: • The requirement does not apply to any period of time during which the employee is unable to work for reasons other than protecting persons at the workplace from COVID-19 transmission. • The requirement does not apply where the employer “demonstrates” that the COVID-19 exposure is not work-related. However, the regulation does not specify what it means to “demonstrate” that the exposure is not work-related, or to whom this demonstration must be presented. Employers are also required to provide any employees excluded from the worksite with information on the benefit entitlements. What You Should Do Next — You should immediately work to develop protocols and processes to exclude employees from the worksite who are COVID-19 cases or who may have been exposed. The requirement to continue to provide pay and benefits is significant and controversial. There could be legal challenges questioning the authority of Cal/OSHA to mandate such a requirement. However, in the meantime, it is best to work closely with employment counsel to evaluate whether such a requirement applies, and whether either of the above-described exemptions from this requirement are satisfied.
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The emergency standard provides testing obligations and requirements that will apply to all employers. In addition, as discussed below, employers who experience COVID-19 “outbreaks” have additional testing responsibilities. First, the regulation provides that if testing is required under any portion of the regulation, the employer shall inform the effected employees of the reason for the COVID-19 testing and the possible consequences of a positive test. Second, when there has been even one COVID-19 case in the workplace, the employer must offer free COVID19 testing during working hours to all employees who have potential COVID19 exposure in the workplace. Finally, employers may not use COVID-19 testing as an alternative to face coverings when face coverings are otherwise required. What You Should Do Next — Employers should develop a system for complying with the new testing requirements of the rule, including establishing a relationship with a provider of COVID-19 testing. Employers should also prepare the notice requirement to employees who are tested, explaining the reason for the testing and the possible consequences of a positive test.
7. Return-To-Work Criteria
The emergency standard sets forth the criteria that must be satisfied before COVID-19 cases (those who have tested positive or have an order to isolate from public health authorities) can return to work. COVID-19 Cases with Symptoms — Employees who are COVID-19 cases with symptoms shall not return to work until: • At least 24 hours have passed since a fever of 100.4+ has resolved without the use of fever-reducing medications; • COVID-19 symptoms have improved; and • At least 10 days have passed since
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January 2021
symptoms first appeared. COVID-19 Cases Without Symptoms — COVID-19 cases who tested positive but never developed symptoms shall not return to work until a minimum of 10 days have passed since the date of specimen collection of their first positive COVID-19 test. Orders to Isolate or Quarantine — If a public health authority issues the order to isolate or quarantine, the employee shall not return to work until either period of isolation or quarantine is lifted. If no period is specified, then the period shall be 10 days from the time the order to isolate was effective, or 14 days from the time the order to quarantine was effective. Most significantly, the emergency standard provides that a negative COVID-19 test shall not be required for an employee to return to work. Therefore, California employers will not be permitted to insist that COVID19 cases take a test before returning to the job. What You Should Do Next — Employers should develop a protocol for ensuring that employees who have been excluded from work due to COVID-19 are allowed to return when the aforementioned criteria are satisfied. Employers should communicate these return to work criteria to employees, including at the time employees are excluded due to COVID-19 cases or exposure, and develop a system for requiring employees to confirm that the return to work criteria have been satisfied.
8. Outbreaks
We’ve already seen “outbreak” definitions and requirements set forth in other CA COVID-19 related laws and guidance such as AB 685, SB 1159, Employer’s Playbook and local orders. The new regulation adds yet another twist to this, imposing substantial testing, investigation, correction and notification requirements on employers Standard — continued on page 38
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Standard — continued from 36 when there is an “outbreak” in the workplace. This is defined as either: “Multiple COVID-19 Infections and COVID-19 Outbreaks,” which applies to a place of employment that has been identified by a local health department as the location of a COVID-19 outbreak or when there are three or more COVID-19 cases in an exposed workplace within a 14-day period, or “Major COVID-19 Outbreaks,” which applies when there are 20 or more COVID-19 cases in an exposed workplace within a 30-day period. COVID-19 “Outbreak” Testing Requirements — Under the Multiple COVID-19 Infections and COVID-19 Outbreaks scenario, employers shall provide COVID-19 testing to all employees at the exposed workplace during the period of the outbreak or the relevant 14-day period. This testing must be offered at no charge, during employee working hours, and immediately upon being covered by this outbreak definition. Employers must then offer this same testing again one week later for the same employees. After the first two required COVID-19 tests, employers shall provide continuous COVID-19 testing of employees who remain at the workplace at least once per week, or provide testing more frequently if recommended by the local health department. If a “Major COVID-19 Outbreak” occurs, employers shall provide testing for all employees present at the exposed workplace during the relevant 30-day period(s) and who remain at the workplace. This testing must be offered at no charge, during employee working hours, and twice a week or more frequently if recommended by the local health department. In addition to the onerous COVID19 testing requirements, employers with an outbreak under either of these definitions shall also exclude all COVID-19 cases and employees with a COVID-19 exposure, conduct an
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investigation of the COVID-19 illness, and provide specific notice the local health department within no longer than 48-hours after knowledge of the outbreak. There are also hazard assessment and correction criteria depending on the outbreak definition at play, including, but not limited to assessing updates to ventilation systems, evaluating halting operations. If one of the two outbreak definitions is met, the requirements of the particular outbreak apply until there are no new COVID-19 cases detected in a workplace for a 14-day period. What You Should Do Next — You should evaluate all the requirements imposed when an outbreak occurs and have protocols for testing, employee exclusion, investigation, assessment, correction and notice in place and ready to go if needed.
9. Employer-Provided Housing and Transportation
The emergency regulation also provides some special rules for employers that provide housing and transportation to employees. These provisions will apply most commonly to agriculture, but will also potentially apply to any business (such as certain hospitality employers) that provide housing and/or transportation to their workers. If you provide housing for employees, you will be required to implement priority housing assignments based on individuals who work together on the same crew or shift. Additionally, you must be able to ensure sufficient space in the units to permit social distancing while the employees are in the various units, and you are responsible for ensuring the units are cleaned at least once a day. If residents are exposed to COVID-19, you must isolate that employee by providing a private bathroom, sleeping area, cooking and eating facility. If you provide transportation, employees must be screened before boarding, sit at least three feet apart, and wear face coverings during transportation.
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January 2021
What You Should Do Next — Employers in industries that provide employee housing or transportation should carefully review the provisions of the new standard that apply to the provision of those benefits. Many of these requirements will necessitate the purchase of equipment or other investments that will be costly to implement.
Next Steps
California employers will need to take immediate heed of these new requirements. While some of the emergency standard provisions reflect public health orders or previous Cal/OSHA voluntary guidance that many employers are already following, there are many specific requirements that are new and significant. Unfortunately, there is not a lot of time for California employers to act. As discussed above, this new standard may go into effect as early as November 29. And as a formal Cal/OSHA emergency standard, the stakes for compliance are now much higher. Cal/OSHA may now cite and pursue significant civil penalties against an employer who does not comply with the new requirements. [Ed. Note: As noted above, the emergency regulation became effective as of November 30.] Fisher Phillips will continue to monitor the rapidly developing COVID-19 situation and provide updates as appropriate. Make sure you are subscribed to Fisher Phillips’ Alert System to get the most up-to-date information. For a more thorough analysis of the many issues you may encounter from a labor and employment perspective, we recommend you review our FP BEYOND THE CURVE: Post-Pandemic Back-To-Business FAQs For Employers and our FP Resource Center For Employers. For further information, contact Christine Baran at (949) 798-2165 or cbaran@fisherphillips.com. Standard — continued on page 58
Presents
LUNCHTIME LEARNING
with Laura Lemansky
Fraud Prevention Tips for The New Year Rental fraud is an ever-present threat in multifamily communities across the country, and the fraudsters are becoming increasingly sophisticated and brazen. Thankfully, advances in technology are helping rentalhousing providers fight back against fraud as well as protect the safety of their property, their residents, and their staff. Find out how you can stay on top of these threats and what resources are available to you. Plus, share your own experiences and find out what has worked for your fellow rental-housing providers.
Date: Time: Location: Cost:
Thursday, January 28, 2021 12 –1 p.m. Zoom Webinar Free!
Hosted By:
Laura Lemansky Senior Director of Sales Rentgrata
Register Online by January 27 www.AAOC.com Zoom link will be provided upon registration.
Guest Panelist:
Gabe Jones Director of Business Development CheckpointID January 2021
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Pulse on the
A Quarterly Review of Key Financial
3rd Quarter 2020 Update Apartment Data
Orange County
USA
Data Source Qualifications
3rd Qtr 2018
3rd Qtr 2019
3rd Qtr 2020
3rd Qtr 2018
3rd Qtr 2019
3rd Qtr 2020
36
42
32
3,435
3,717
2,587
$309 Million
$281 Million
$149 Million
$49.8 Billion
$49.4 Billion
$23.6 Billion
• Actual Average Cap Rate
4.03
4.59
4.01
5.70
5.63
5.58
• Average Gross Rent Multiplier
17.16
15.19
14.53
14.04
13.59
13.34
• Price per Square Foot
$371.02
$332.43
$291.84
$168.89
$160.74
$155.83
• Price Per Unit
$334,154
$246,372
$287,587
$165,770
$161,447
$153,703
$2,069
$2,142
$2,111
$1,363
$1,426
$1,417
Annual Effective Rent Growth
2.3%
3%
–1.7%
3%
3%
–1.3%
Concession Percentage
2.8%
2.9%
3.9%
3.2%
3.2%
4.8%
Source: RealPage, Inc. www.realpage.com Primarily 100 unit + properties; “concession percentage” is the percentage of units offering concessions.
Average Occupancy Rate
96.2%
96.6%
96.4%
95.8%
96.3%
95.7%
Source: RealPage, Inc. Source: US Bureau of Labor Statistics; uses private sector wages, last month of quarter; not seasonally adjusted
Total Apartment Sales Transactions Total Sales Volume
Average Rent Level
Average Monthly Employee Wages** Apartment Building 2–4 Units Permits Issued by total # of units 5+ Units (not buildings)**
$4,363
$4,705
$5,086
$4,139
$4,268
$4,398
443
524
N/A
9,800
10,900
N/A
3,020
5,858
N/A
98,900
122,500
N/A
Source: Co-Star www.costar.com 5 unit + properties
Source: U.S. Census Bureau: Privately owned, new construction
Consumer Price Index*
3.9%
3.0%
1.2%
2.3%
1.7%
1.4%
Source: U.S. Bureau of Labor Statistics; % change using last month of quarter versus same month one year previous
Unemployment Rate**
4.2%
3.9%
13.4%
3.7%
3.5%
7.9%
Source: U.S. Bureau of Labor Statistics; reflects last month of quarter
Pulse on the Marketplace is produced and edited exclusively for Apartment News by Nick Lieberman, President, Bona Fide Mortgage and AAOC Board Member. For questions or comments: (949) 651-0999, or nlieberman@cox.net * For CPI, “Orange County” includes Orange, Los Angeles, and Riverside Counties. ** For Apartment Building Permits, Average Monthy Employee Wages and Unemployment Rate, “Orange County” includes the Los Angeles– Long Beach–Anaheim, CA Metropolitan Statistical Area.
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www.aaoc.com
January 2021
Marketplace
Data for the Apartment Investor
REBOOT
BY NICK LIEBERMAN
Good Riddance, 2020.
T
hat’s certainly the general consensus, regardless of social or political leanings. Coronavirus wrecked the year, to state the obvious. Whether directly or indirectly, it touched almost everyone, striking at the physical, mental and/or financial health of masses of Americans, crushing numerous business sectors and compromising the economic wherewithal of state and local governments across the nation. And, of course, January 2021 is by no means the end of Covid’s impact, but assuming, as expected, vaccines eventually become a gamechanger, the new year will be about picking up the pieces, re-channeling attention into things nonCovid, and, to an extent, re-engineering how lives and industries will be configured in a new, post-Covid age. But through all this it would seem that the rental housing sector has held its own and would appear to be one of the more intact asset classes given the depth of the damage to many others. As the adjacent chart shows, though rent growth went negative in the third quarter of 2020 compared to a year earlier, it was a marginal dip, with rents down a skinny 1.7% year over year in Orange County and just 1.3% nationwide. That’s a relatively palatable hit compared to declines of 15–25% that some were worried about last spring. Moreover, notwithstanding Covid induced unemployment spikes when Q3 2020 ended—13.4% were out of work in OC, while national unemployment stood at 7.9%—apartment tenants were
largely paying their rents and occupancy levels remained above historical averages, with the county at 96.5% occupancy (a 3.5% vacancy rate) and the nation at 95.7% (4.3% vacancy rate). Clearly, demand for rental housing remains high, with limited supply available in the marketplace. This structural supply-demand relationship bodes well for multi-family investments. The same can’t be said for office and retail where Covid has collapsed demand for space at many properties. But while the fundamentals appear solid for apartments, Covid repercussions in the near term are still a concern. Investors are closely eyeing pandemic related proposed legislation in Sacramento that could potentially establish eviction moratoriums and/or enable tenants to defer making rent payments. Any such developments could throw multifamily revenue projections into flux.
Fannie / Freddie expand loan limits in 2021 by 7.4%
Notwithstanding Covid, 1–4 unit property values got an assist late last year from Fannie Mae and Freddie Mac as the two US government controlled mortgage agencies announced new 2021 loan limits that will enable qualified borrowers to borrow 7.4% more than was allowed under the 2020 limits, putting some added octane into the tank of residential property values. Compare that disproportionately robust 7.4% pop in loan amounts to the tepid 1.4% CPI annual inflation rate as January 2021
of Q3 2020. Old and new loan Fannie/ Freddie limits are detailed below.
Conforming loan amounts 1 unit 2 unit 3 unit 4 unit
2020 limit $510,400 $653,550 $789,960 $981,700
New limit $548,250 $702,000 $848,500 $1,054,500
Hi-Balance conforming loan amounts 1 unit 2 unit 3 unit 4 unit
2020 limit $765,600 $980,325 $1,184,925 $1,472,550
New limit $822,375 $1,053,000 $1,272,700 $1,581,750
Together, Fannie and Freddie account for over 50% of 1–4 unit residential property loans made in the US. Their willingness to underwrite substantially larger loan balances in 2021 bolsters valuation models in the 1–4 unit marketplace, and by extension helps 5+ unit projects also, whose values are incrementally enhanced when smaller properties experience price appreciation.
Launching 2021
Hopefully the new year brings a kind of societal grounding after the discombobulation of 2020… a symbolic reboot if you will, and a release point for the trauma of the past year. Turnover in the White House is a further shifting of gears and a suggestion of starting afresh. Here’s to traction and forward momentum in the year ahead.
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ORANGE COUNTY HYDRO - JET & ROOTER SERVICE, INC.®
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Last year, L.A. Hydro-Jet & Rooter Service, Inc. quickly responded to a resolved 100,000 commercial and industrial drain problems.
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January 2021
ORANGE COUNTY HYDRO-JET ORANGE COUNTY HYDRO - JET ® & ROOTER SERVICE, ,INC. INC. & ROOTER SERVICE
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Mainlines:
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1st line. 2nd line. 3rd line.
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1st 80 ft.
additional footage @ $1.00/ft.
R/R Toilets: R/R Trap: Difficult access charge: Roof Vent or 2 man charge add: Plumbing Hourly Labor Rate:
$95.00 $15.00 $45.00 $95.00 $95.00
ADDITIONAL SERVICES HYDRO JETTING 2 hour minimum on job sites
$425.00
Each additional hour prorated at $125 per hour
CAMERA INSPECTION / ELECTRONIC LINE LOCATION
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All secondary line All mainlines Toilets
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January 2021
Fax: (818) 768-4324
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04/20
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43
Choose Earthquake Resilience, Not Complacency Webinar Series Shows How to Become Resilient
S
ome scientists and economists say the COVID-19 pandemic, a rare, severe and widespread crisis, sparked widespread belief in hindsight that everyone should have seen it coming and been better prepared. This year has been unprecedented — in our lifetimes, at least. Earlier societies are said to have been hit harder in previous pandemics. The Bubonic Plague of 1347–51 killed tens of millions including between 30% and 50% of
BY ALI SAHABI
Europe’s population, according to the National Institutes of Health (NIH). The Spanish Flu of 1918–19 killed some 50 million people around the world, the NIH estimates. In the case of COVID-19 were we lulled by advances in modern medicine into thinking this could not happen to us? Could such a complacent attitude translate to earthquakes? Will it take another catastrophic quake to make us
realize we need to be better prepared?
Risks to Orange County
Orange County apartment owners in 2020 have experienced the financial hardship that comes when disaster forces the closure of businesses, which leads to high levels of unemployment. An earthquake disaster here could result in much of the same — with the Resilience — continued on page 46
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January 2021
Lic. No. 847279 B1 & C39
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ASHEVI
ma, WA
Total Offering Amount $8,3 98,000.00 Leverage 0.00% Type of Asse t Data Center Offering Stat us
LLE DST
Location: Ashe ville Total Offering , NC Amount $4,9 Leverage 00,000.00 0.00% Type of Asse t Self Storage Offering Stat us Fully
Fully Funded
Funded
HE ALTH CARE IV
DST Location: Mult iple Total Offering Locations 1 Amount $13, Leverage 183,211.00 50.24% Type of Asse t Medical Offic Offering Stat e us Fully Funded
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PORT OR WALGR CHARD Location: Port EENS DST Orchard,
Total Offering
Leverage
WA
Amount $5,9 25,500.0 0.00% Pharmacy Fully Funded
Type of Asse t Offering Stat us
Monthly Income Potential
0
BE ACH
RTUNIT I
HOUSE
HE AL PORTFOTHCARE LIO 2 DS Location: Mult T iple Locations 2
Total Offering Amount $15, Leverage 661,000.00 0% Type of Asse t Port folio Offering Stat us Fully Funding
DIVERS DIALYS IFIED
IS DST Location: Mult iple Total Offering Locations 3 Amount $22, Leverage 449,000.00 55.45% Type of Asse t Medical Port Offering Stat folio us Fully Funded
GLENW
OOD DS
T GRAND Location: Atlan ta, WESTSID AT Total Offering GA E DST Amount $55 Location: Kiss Leverage ,403,834.00 imm Total Offering ee, FL 58.95% Type of Asse Amount $74, t Leve 444,763.00 rage Mul Offering Stat tifamily us 55.82% Type of Asse Fully Funded t Multifamily Offering Stat us Fully Funded
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G DST Location: Loui sbur Total Offering g, NC Amount $4,9 Leverage 24,000.00 0.00% Type of Asse t Medical Offic Offering Stat e us Fully Funding
Multifamily, Self Storage, Industrial and Mobile Homes
WINCH ES MOB TER
DST Location: Winc hest Total Offering er, VA Amount $5,0 Leverage 74,000.00 0.00% Type of Asse t Medical Offic Offering Stat e us Fully Funded
CHAR WALGR LOTTE
Location: Char EENS DST lotte Total Offering , NC Amount $5,4 Leverage 36,250.00 0.00% Type of Asse t Pharmacy Offering Stat us Fully Funded
FAIRWA Y DST
Location: Lawr enceville, Geor Total Offering gia Amount $32, Leverage 105,000.00 57.09% Type of Asse t Multifamily Offering Stat us Fully Funded
All-Cash/Debt-Free Offerings
Funded
GRA DOMIN ND IO
FRESEN PORT IUS
FOLIO Location: Capi tol Total Offering Heights, MD; WA, D.C. Amount $10, Leverage 000,000.00 46.80% Type of Asse t Port folio Offering Stat us Fully
ton-Salem NC
Total Offering Amount $2,7 Leverage 35,250.00 0.00% Type of Asse t Industrial Offering Stat us
1000 CHARLE WEST STON DS Location: Char T leston, SC
Total Offering Amount $45 Leverage ,775,000.00 54.66% Type of Asse t Multifamily Offering Stat us Fully Funded
Plus get a FREE book on 1031 Exchanges! Call today at 1.855.899.4597
FRITO LA Y DC
MSA Location: Ster ling, Total Offering VA Amount $6,9 Leverage 96,739 0% Type of Asse t Industrial Offering Stat us Fully Funded
GERBER
8%
ROAD TI C
Location: Ashe ville Total Offering , NC Amount $12, Leverage 427,419.00 0% Type of Asse t Self Storage Offering Stat us Fully Funded
POOLER
TIC
Location: Pool er, Total Offering GA Amount $13, Leverage 867,027.00 Type of Asse 0% - All-Cash/Debt-Free t Self Storage Offering Stat us Fully Funded
GREENV IL ZIPS DS LE
T Location: Gree nvill Total Offering e, SC Amount $4,4 Leverage 80,585.00 Type of Asse 0% - All-Cash/Debt-Free t Industrial Offering Stat us Fully Funded
BOJANG
LES DST
Location: Nash ville MSA, Atlan Total Offering ta Amount $5,9 MSA Leverage 21,522.00 Type of Asse 0% - All-Cash/Debt-Free t
Offering Stat
Fast us Lmtd. Avai Food l.; Accepting Fund
Preferre d Return*
NET LE ASE INCO ME FUND
18 LLC Location: Mult iple Total Offering Locations 5 Amount $50, Leverage 000,000.00 TBA Type of Asse t Income Fund Offering Stat us Acce pting Funds
SE ATTLE
HIGH RI ATHENS DGE
DST Location: Athe ns, Total Offering GA Amount $18, Leverage 695,000.00 54.23% Type of Asse t Multifamily Offering Stat us Fully Funded
WINSTO N SA FEDE X LE M DST Location: Wins
Fully Funded
Non-Recourse Financing from 40-85% Loan to Value Cash Out Refinance - Defer Your Taxes and Receive Liquidity Potential
MARYL MEDIC AND AL
DST Location: Balti more, MD Total Offering Amount $2,3 Leverage 14,580.00 0.00% Type of Asse t Medical Offic Offering Stat e us Fully Funded
N DST Location: San SONO Anto POIN TEMA Total Offering nio, TX Amount $56 DST Location: Kiss Leverage ,898,729.00 imm Total Offering ee, FL 59.17% Type of Asse Amount $44 t Leverage ,533,951.00 Multifamily Offering Stat us 57.77% Type of Asse Fully Funded t Multifamily Offering Stat us Fully Funded
Funded
NET PORTFO LE ASE LI
O 15 DS Location: Mult T iple Total Offering Locations 4 Amount $58, Leverage 790,000.00 53.07% Type of Asse t Port Offering Stat folio us Fully
DS
T Location: Jack BIG CREE sonv Total Offering ille Beach, FL K DST Amount $51, Location: Alph Leverage 576,436.00 aret Total Offering ta, GA 58.61% Type of Asse Amount $84 t Leverage ,455,103.00 Multifamily Offering Stat us 57.86% Type of Asse Fully Funded t Multifamily Offering Stat us Fully Funded
AX IS WES T DS
T Location: Orla ndo, FL Total Offering Amount $69, 900,683.00 Leverage 54.93% Type of Asse t Multifamily Offering Stat us Fully Funded
Tenants include Amazon, FedEx, Dollar General, Walgreens, CVS, Fresenius, and More
ES
ACQUISI TI
ON FUND
Location: Mult iple Total Offering Locations 6 Amount $10, Leverage 000,000.00 TBA Type of Asse t Acquisition Offering Stat Fund us Acce
RAINIE
R
DST THISTLE Location: Seat tle, TOWNHO WOOD Total Offering WA MES DS Amount $7,13 Location: Clar T Leverage 5,372.00 ksvil Total Offering le, TN Type of Asse 0% - All-Cash/Debt-Free Amount $5,2 t Leverage 25,798.00 Multifamily Offering Stat us Lmtd. Avai Type of Asse 0% - All-Cash/Debt-Free l. Accepting t Funds Mult Offe ifam ring Status ily *Preferre
MISS POTTER OULA PA
RK DST Location: Miss oula Total Offering , MT Amount $5,4 Leverage 55,319 Type of Asse 0% - All-Cash/Debt-Free t Multifamily Offering Stat us
1 - Hea pting Funds City, UT lthcare IV DST : Elmhurs t, IL; Okla 2 - Hea homa City lthcare , OK; Dall Por tfolio as, TX; 3 - Dive 2 DST: Rale Salt Lake rsified Dia igh, NC; TX; Sinton, Houston TX; King lysis DST: Fort , TX; Wes sport, TN; Wor t Jordan, 4 - Net Mar tin, TN; th, TX; The Woo UT Lea dlands, Middletown Parts Mok se Por tfolio 15 DST: , NY; Ypsi TX; Grand Prai Dollar Genena, IL; CVS Pha Advanc lanti, MI; rie, Eupora, Gadsde eral Saint Ama rmacy Bolingbe Auto Parts Nor MS n, cros rook, IL; Dollar BatoAL; Dollar Gen nt, LA; Dollar Gen Dollar Gen s, GA; Advanc eral e Auto eral Bato Sug eral Hobby Lob n Rouge, LA; Freseniu ar Creek, MO; Doll n Rouge, LA; Hammond, LA; IN; Walgreeby Brunswick, s Medical Doll ar Care St. General Goshen ar General ns Indepen GA; Indiana Louis, MO; , IN; Fam dence, MO; polis Osteopa 5 - Net Goo ily dwil thic Walgree LouisvilleLease Income ns ArlingtonHospital, Inc. l Skokie, IL; Fun Indianapoli , TX WA; Sea Industrial 19 DST d 18 LLC: E-Co s, mmerce Tacoma ttle Multifamily Louisville, KY; Dist DST Sea Port Orc Data hard Pha ribution DST Akro Distribution Center DST ttle, WA; rmacy Miss n, OH; DST Roc Tacoma, WA; Flats LLC Phoenix oula multifamily DST Port Orchard k Spri Pharma DST , Shrevep Austin, TX; Omahangs, WY; Texa ort, LA; Map s Industria cy DST Phoenix Missoula, MT; MSA DST Thistlew , l AZ; lewo DST Cou Wyomin ood tow Uvalde, g nhomes od DST Maplewo ncil Bluf fs, IA; Shre TX; 6 - Acquisi DST Clar od, MO; veport PhaAustin 305 ksvi Airp lle, TN ort Medical rma Wyomin tion Fund LLC DST Chic cy DST g Dulles DistDistribution DST: Missoula multifam ago, IL; Roc ribution DST Ster k Springs, WY; ily DST Missoula ling, VA; , MT; NYC Seattle Mul Airport Med Met ical DST tifamily DST Sea ro DST; Chicago ttle, WA; , IL
This material does not constitute an offer to sell nor a solicitation of an offer to buy any security. Such offers can be made only by the confidential Private Placement Memorandum (the “Memorandum”). Please read the entire Memorandum paying special attention to the risk section prior investing. IRC Section 1031, IRC Section 1033 and IRC Section 721 are complex tax codes therefore you should consult your tax or legal professional for details regarding your situation. There are material risks associated with investing in real estate securities including illiquidity, vacancies, general market conditions and competition, lack of operating history, interest rate risks, general risks of owning/operating commercial and multifamily properties, financing risks, potential adverse tax consequences, general economic risks, development risks and long hold periods. There is a risk of loss of the entire investment principal. Past performance is not a guarantee of future results. Potential cash flow, potential returns and potential appreciation are not guaranteed. Securities offered through Growth Capital Services member FINRA, SIPC Office of Supervisory Jurisdiction located at 582 Market Street, Suite 300, San Francisco, CA 94104. d return
is not gua
ranteed
and is sub
Fully Funded
ject to ava
ilable cas
h flow.
Fully Funded
accomplishments. Optimum Seismic has teamed up with a coalition of leading business organizations and government officials to launch a monthly webinar series, “The Resilience Advantage,” to help educate property owners, businesses and community leaders about threats they face, and steps to take to avoid social and economic disaster. Each episode features a special video on the topic plus a panel of recognized experts addressing risks, building safety, social concerns, and business and economic impacts. Partners in the series include the L.A. Area Chamber of Commerce, L.A. County Economic Development Corporation, Los Angeles County Business Federation and U.S. Resiliency Council. USC researchers estimate the eightcounty region of Southern California could suffer property damage of $113 billion in a major earthquake — with additional business-related impacts of $68 billion or more. Recent estimates
Resilience — continued from 44 added ruin of extensive damage and/or destruction of apartment buildings themselves. Active earthquake faults in Orange County run along the coast and mountain ranges, hitting places such as Huntington Beach and Yorba Linda. The hillside communities of Laguna Beach, San Clemente and Santiago Canyon are prone to landslides that can be triggered in a major earthquake. Many other areas are subject to liquefaction, which dramatically increases the potential impact of seismic waves on a building.
Important Webinar Series
Although it has been years since our last earthquake disaster, we know the next “Big One” is coming. Fortunately, there are many around the world – including here in California — who are working to address earthquake resilience issues, challenges and
have put damages caused by a magnitude-7 earthquake on the Puente Hills fault at more than $252 billion, with thousands killed and hundreds of thousands displaced. Upcoming webinars will be held from 11 a.m. to 12:30 p.m. Thursday, January 21, and Wednesday, February 17 — with others planned throughout the year. For more information, visit optimumseismic.com/the-resilienceadvantage. Recent videos and webinars are also posted there for those who missed any of the series. Visit optimumseismic.com for more information or call us at 323-978-7664 . About the Author: Ali Sahabi, a licensed General Engineering Contractor (GEC), is an expert in seismic resilience and sustainability. He is Co-Founder of Optimum Seismic, Inc., which has completed more than 3,500 seismic retrofitting and renovation projects for multifamily residential, commercial, and industrial buildings throughout California.
Sondance Painting 1132 E. Katella Avenue, Suite A-16 Orange, CA 92867 Phone (714) 532-2588 • Fax (714) 532-2466 www.apexwindowdecor.com Family owned for generations!
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Also Available: • Fauxwood Blinds • Woven Wood Shades • Aluminum Mini Blinds
46
Apartment News
• Roller Shades • Shutters • Vinyl Mini Blinds
www.aaoc.com
January 2021
APARTMENT– RESIDENTIAL COMMERCIAL INTERIOR – EXTERIOR FULL JANITORIAL, MAINTENANCE & CLEAN UP SERVICES
NEAT, FAST, HONEST
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Rooter & Plumbing Inc. LICENSE #703820
Servicing all of Orange County California Rooter & Plumbing offers a wide variety of plumbing and drain cleaning services; electronic leak detection, backflow testing/service, gas and custom repiping, water heater repair and replacement to all sewer and drain clearing needs. *Account Price
Regular Price
Kitchen, Lavy, Tub, Laundry, Toilet Auger ............................ $76.50...................................... $109.50 BASIC SERVICE CALL .................................................................................. $76.50...................................... $109.50 MAIN LINE Ground Level Clear-Out, 3" or 4" up to 140' ........................................ $86.50...................................... $109.50 SLAB LEAK* Locate, Excavate, Repair, Back Fill & Concrete Patch .................. $795.00.................................. $1075.00 Backflow Testing/Service ................................................................................................................ Call for pricing Hydrojetting .................................................................................................................................................... Call for pricing
Water Heaters
30 Gallons Gas Water Heater ...................................................................................................... Avg. Price $1095.00 40 Gallons Gas Water Heater ......................................................................................................Avg. Price $1095.00 50 Gallons Gas Water Heater ...................................................................................................... Avg. Price $1150.00 *100 Gallons Gas Water Heater 78,000 – 83,000 BTU Commercial Rated .............................. Call for pricing *100 Gallons Gas Water Heater 199,000 BTU Commercial Rated .......................................... Call for pricing * Direct access, copper plumbing. Prices subject to change without notice.
Trenchless Sewer Repair Cracks in clay, lead, cast iron and plastic pipes • Licensed, bonded and insured • One year written guarantee, parts and labor • 30 days on most drain cleanings
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calrooter@yahoo.com Same day credit available — We accept major credit cards
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3% charge on all credit card transactions
See us on line at: www.calrooter.com
January 2021
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48
Apartment News
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January 2021
APARTMENTS | RESIDENTIAL | HOA | COMMERCIAL
Buffalo Maintenance Inc. The Apartment Specialist
WE ARE YOUR TRUSTED SOURCE AND SUPPORT TEAM
PROTOCOLS PROCEDURES TRAINED TECHS LICENSED CERTIFIED INSURED
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714.956.8371
| www.BuffaloMaintenance.com
Licensed & Insured, CA LIC# 1010967
January 2021
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49
Are You Playing Fair? Learn the value of complying with Fair Housing laws! This seminar will provide current, comprehensive information on state and federal Fair Housing laws to avoid costly discrimination lawsuits. Topics include: n Successful Fair Housing business practices and tools for maximizing profits and minimizing liabilities n Answers to your questions about how Fair Housing laws apply to tenants with disabilities, families with children, support animals, and more! n How to update your management policies and property rules to comply with Fair Housing Laws n How Fair Housing can serve as a resource for owners and managers Instructor: Fair Housing Council of Orange County Date:
Monday, April 26, 2021
Time:
9:00 am to 12:00 pm
Location: Zoom Webinar Cost:
$80 AAOC Members & Fair Housing Partners $100 Non-AAOC Members
Fair Housing Council of Orange County
** Cost includes Fair Housing Certificate
Reservations not cancelled 24 hours prior to webinar will be charged. Enrollment fee must be paid prior to event.
3 CEC Points
Register Today — (714) 245-9500 or www.aaoc.com 50
Apartment News
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January 2021
Where else but at…
For all of your apartment needs
VERTICAL BLINDS (We customize to your opening onsite) MINIBLINDS (Aluminum or vinyl 1”, 1.5” or 2”) Faux wood miniblinds 2” (Call for pricing) We can fix your old rail and purchase vane per piece or set Gas or Electric: 20” 24” & 30” Brownstove, Hotpoint, Amana, GE & Whirlpool
Vinyl Planks 6–12mil
General Wire Replacement Cables: 3/8”; ½”, 25’, 50’, 75’ or 100’, Regular head, DH or DDH
Walloven: Brown or GE CLOSETDOORS: VINYL OR MIRRORED 24GA Steel, 1pc top channel & bottom track, 26GA frame molding, cameo white prefinished panel, steel braces are glued to each panel for added strength & rigidity & prevent warpage
Dishwasher: 18” or 24” Hotpoint or Frigidaire
VERTICAL MAILBOXES: 3, 4, 5, 6, or 7 doors
Hill Bros & Life Paint Decks (Magnesite & Concrete)
Wall Furnace
Nylon or Polyester 17oz–30oz
Thru-the-Wall A/C: 12k BTU (115V/220V) Frigidaire, Friedrich, Garrison
WE CARRY:
Medicine Cabinet
Range Hoods: 24”, 30”, 36”, 42”; White, bisque, black, S/S Vented or non-vented
American Standard,
1) APPLIANCES: stoves, air conditioners, wall furnaces; dishwashers; Bradford White, & Reliance OTR microwave; wall ovens, cooktops; water heaters, range hoods & appliance parts 2) FLOORING MATERIALS: carpet, vinyl sheet, vinyl planks, 6-12mil wear layer, 12x12 & 18x18 tile 3) PLUMBING: toilets; kitchen and bathroom faucets; shower valves, repair parts for Mixet, Pfister, MOEN & Delta 4) ELECTRICAL: ceiling fans, indoor & outdoor light fixtures, repair parts Window screen repair parts 5) LOCKSETS: entry, double or single cyl deadbolts, privacy and passage locks; dummy knobs 6) REPAIR PARTS: for windows, kitchen drawers & cabinets, shower doors, screening materials, exhaust fan motors 7) VARIOUS OTHER NEEDS: garbage disposers, exhaust fan motors, vertical mailboxes, closet doors, medicine cabinets, cutting boards, deck paints, maintenance coating paints, vertical blinds sets & parts; hose bibs and lock, cleaning chemicals
Come On Down Check Us Out! 7472 Orangewood Ave., Garden Grove, CA 92841
(888) 255-6726 • Fax (714) 379-0380 www.orcoaptsupplies.com/
January 2021
COOKTOPS: 24”; 30” & 36”
www.aaoc.com
Apartment News
51
The Benefits of AAOC Membership Founded in 1961 as a nonprofit trade organization, the Apartment Association of Orange County represents the interests of those involved in owning, managing and maintaining rental property. Membership is open to all owners of residential income-producing property. Whether you own one or one hundred units, the AAOC is here to serve your needs. As a one-stop resource for information and specialized rental property services, the AAOC offers a host of benefits, including: – Free consultation from our trained membership counselors – Up-to-date rental and legal forms – Thorough resident screening services – Legislative representation aimed at protecting your investment and defending your property rights, both at the state and local levels
52
Apartment News
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January 2021
– Special seminars on topics such as taxes, property maintenance and management, fair housing and much more – Informative monthly membership meetings covering a variety of topics throughout the year – The rental-housing industry’s premier trade show and conference held on an annual basis – A free subscription to the very magazine you’re holding right now, Apartment News
A SPECIAL WELCOME TO OUR NEWEST MEMBERS! Elizabeth Do Team
New PSC Members GuardTop, LLC Jeff Luzar 32834 Pacific Coast Hwy, Suite 210 Dana Point, CA 92629 (949) 218-4319 info@guardtop.com
Montague Units Rafidi Properties Samantha Mo
Do you know…
B OP C For details about membership, please call Membership Services at (714) 245-9500, or visit us on the web: www.aaoc.com
BTUC
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January 2021
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Apartment News
53
Featuring
Product & Service Council Members
GuardTop
Moore Replacements Since 1982, Moore Replacements has been serving
GuardTop produces high-quality asphalt sealcoat mate-
Orange County and surrounding areas, as a trusted window
rial distinguished by its deep and long-lasting color, firm
replacement company. Locally owned and operated, Moore
body and excellent durability. Since 1983, our chemists and
Replacements has a highly skilled, experienced, professional
technical staff have carefully guarded the product’s formula
and friendly team that is undoubtedly focused on meeting
and maintained a high standard of quality and consistency.
and exceeding the needs and wants of every client. Most
GuardTop is made with the environment in mind. Our
importantly, Moore Replacements provides high-quality
formula incorporates recycled materials and is free of haz-
service for the best possible value.
ardous volatiles and carcinogenic additives. All of GuardTop’s
Many years of innovative and quality projects have been
sealcoat products play a vital role in our carbon footprint
completed around Southern California by Moore
and have unique formulations to include environmentally
Replacements, which signifies the company’s dedication to
friendly materials. GuardTop offers various sealcoat options
provide the best window replacement service in the area. In
ranging from GuardTop sealcoat, GuardTop Ultra,
addition to window replacement, the team at Moore
RoadShield, CoolSeal by GuardTop ®, LSTR and TRMSS
Replacements provides many other services including
(tire rubber modified surface sealer) to service residential
repairing fogged or broken glass and sliding glass doors,
streets, parking lots, highway shoulders and county roads. Asphalt is an expensive investment and can greatly
installing pet doors and screen doors, and more. The owner, Mike Moore, started working in the glass
improve the value of homes in neighborhoods as well as the
business in 1977 for a small company in Huntington Beach.
overall aesthetic. Asphalt without any maintenance will last
In 1982, he founded Moore Replacements. His intention,
10 years, by applying GuardTop products and adopting a
and main goal, has always been to promote the high-quality
regular pavement maintenance program the lifespan
services he is able to provide for residential properties
increases to 30 years.
within the area. He started this through booth displays at
GuardTop also manufactures CoolSeal by GuardTop
the Orange County and San Diego Fairs for years and then
which is a high-performance, water-based, asphalt emul-
went on to work with a variety of companies in the housing
sion sealcoat designed to achieve lower surface tempera-
industry.
tures through its lighter color and reflectivity. CoolSeal is
Having worked for a majority of major home builders,
applied like conventional sealcoats to asphalt surfaces to
apartment complexes, property management companies,
protect and maintain the quality and longevity of the sur-
realtors and homeowners, in cities from the border of Mexico
face. While most cool pavements on the market are polymer
to Goleta, Inland Empire, Riverside and Los Angeles Counties,
based, CoolSeal is a water-based, asphalt emulsion. CoolSeal
he now has the knowledge and experience to lead a successful
meets Environmental Protection Agency (EPA) and LEED
company of his own. He is licensed, bonded and insured.
requirements of 33 percent reflectivity and can last longer
Furthermore, he is excited to share his services and expertise
than conventional sealcoats. CoolSeal has a proven track
with you. Call us today to schedule a complimentary estimate,
record of reducing surface temperatures up to 40 degrees F
or visit our website at www.MooreReplacements.com
and can reduce ambient temperatures by 2 degrees F.
Moore Replacements
54
To learn more about GuardTop products please visit our
www.MooreReplacements.com
website at www.guardtop.com or call 877-9GUARDTOP to
(714) 963-0505
speak with a sales representative.
Apartment News
www.aaoc.com
January 2021
PRODUCT & SERVICE COUNCIL’S
Service Provider Directory (Please see Product & Service Council Contact Index for contact information) All Product & Service Council Members have signed a Code of Ethics stating that they shall provide the rental-housing industry with the highest standard of integrity, honesty and professionalism.
Access Control Solutions
Asphalt Sales & Service
Carpentry
A.S. Wise, Inc.
GuardTop, LLC Oliver Mahon Asphalt Rose Paving LLC
AMS Construction Buffalo Maintenance, Inc. Buildian Construction Services, Inc.
Attorneys
Carpet Sales & Service
Duringer Law Group, PLC Fisher & Phillips Kimball, Tirey & St. John LLP Company Newmeyer & Dillion, LLP ReassureRent Schiff & Shelton David S. Schonfeld, A Professional Law Corp. Wesierski & Zurek, LLP
Orco Apartment Supply, Inc. R&B Wholesale Distributors, Inc.
Accounting Services HMWC, CPAs & Business Advisors
Accounting Software Yardi Systems Inc.
Answering Service Anyone Home
Antimicrobial Services BioSweepOC
Apartment Market Research Data ALN Data Apartment SEO CBRE Multifamily SoCal – Dan Blackwell & Team Yardi Systems Inc.
Cleaning Service Titanium Restoration Services Company
Coin-Operated Laundry Equipment ACE Commercial Laundry Equipment, Inc. All Valley Washer Service Inc. CSC Service Works L and D Appliance Corp. National Service Company R&B Wholesale Distributors, Inc. WASH Multi Family Laundry Systems
Bath Restoration or Renovations
apartments.com RentPath Zillow Group Rentals
Baldwin Construction Buffalo Maintenance, Inc. California Bath Restoration FSI Construction HandyCrew Services, Inc. OC Professional Maintenance Team South Coast Construction & Repair Titanium Restoration Services Company
Apartment/Student Housing
Boiler Systems
ARIZE Kairos Investment Management Company LaundryUp Renter’s Legal Liability RokitNow Titanium Restoration Services Company Vesync
Ameri-Cal Repipe and Plumbing, Inc. DCM Services, Inc ICF for SoCalGas Multifamily Energy Efficiency Rebates Ironwood Plumbing, Inc. Spicer Mechanical Water Heater Man, Inc.
Apartment Rental Publications & Services
Appliances Sales, Service & Leasing ACE Commercial Laundry Equipment, Inc. Consolidated Appliance Rentals Expressions Home Gallery L and D Appliance Corp. National Service Company Orco Apartment Supply, Inc. R&B Wholesale Distributors, Inc.
Buying Group Optim Real Estate Services Company PAS Purchasing Solutions
Collections Duringer Law Group, PLC David S. Schonfeld, Attorney at Law Kimball, Tirey & St. John LLP Company
Communications Cox Communications ICF for SoCalGas Multifamily Energy Efficiency Rebates TouchPoint
Concrete Maintenance & Repair AMS Construction Buffalo Maintenance, Inc. OC Concrete LLC Rose Paving LLC Oliver Mahon Asphalt
Cabinets/Refinishing Andersen Cabinets Buffalo Maintenance, Inc. S M Painting Corp. South Coast Construction & Repair The Door & Window Company
January 2021
PSC Service Provider Directory — continued on page 56
www.aaoc.com
Apartment News
55
PSC Service Provider Directory
Electric Vehicle Products & Services
Graphics
continued from page 55
Yardi Systems Inc.
Direct Signs and Designs
Construction
Environmental Consulting & Training
Handyman
AAA Restoration AMS Construction Angelo Termite and Construction Baldwin Construction Buffalo Maintenance, Inc. Buildian Construction Services, Inc. FSI Construction GuardTop, LLC HandyCrew Services, Inc. Ingersoll Rand KD Electric Company McCormack Roofing Weatherproofing & Construction Newport Exterminating OC Concrete LLC OC Professional Maintenance Team Optimum Seismic, Inc. Rose Paving LLC
American Environmental Specialists, Inc. Mesa Artificial Turf/Garage Doors
Buffalo Maintenance, Inc. HandyCrew Services, Inc. HOMEE, Inc. OC Professional Maintenance Team S M Painting Corp.
Consulting
Financial Planning
Flood Relief Specialists ICF for SoCalGas Multifamily Energy Efficiency Rebates Investment Capital Real Estate Optim Real Estate Services Company
HMWC, CPAs & Business Advisors
Content Restoration
Fire & Flood Restoration
AMS Construction
BioSweepOC BluSky Restoration Contractors, LLC Commercial Restoration Company Millan’s Restoration, Inc. PRC Restoration Restoration Management Company Service First Restoration Inc.
Countertops Buffalo Maintenance, Inc. California Bath Restoration
Deck Coatings, Magnesite Repairs, Waterproofing AMS Construction Buffalo Maintenance, Inc. McCarthy Roofing WICR Waterproofing & Decking
Drain Cleaning Ameri-Cal Repipe and Plumbing, Inc. California Rooter & Plumbing LA Hydro-Jet & Rooter Service, Inc. Total Rooter & Plumbing
Draperies/Blinds/Window Coverings Apex Window Décor Orco Apartment Supply, Inc. R&B Wholesale Distributors, Inc.
Drug & Alcohol Testing TAG / AMS, Inc.
Electrical HOMEE, Inc. KD Electric Company Orco Apartment Supply, Inc. R&B Wholesale Distributors, Inc.
Energy Management
Environmental Services Alliance Environment Group/Airtek Indoor Air Solution American Environmental Specialists, Inc. BioSweepOC Pacific Environnemental & Abatement Solutions, Inc. Strategic Sanitation Services
Estate Planning Kimball, Tirey & St. John LLP Company
Evictions ReassureRent
Fencing & Gates Buffalo Maintenance, Inc.
Fire Safety Black Bird Fire Protection, Inc.
Fitness Equipment Opti-Fit Fitness Solutions
Flooring Urban Surfaces
Garage Doors
Apartment News
Expressions Home Gallery HandyCrew Services, Inc. Ingersoll Rand L and D Appliance Corp. OC Professional Maintenance Team R&B Wholesale Distributors, Inc. Spicer Mechanical
Insurance Brian Berg Insurance Services, Inc. Deans & Homer, Renter’s Insurance Dick Wardlow Insurance Brokers Farmer’s Insurance — Theresa Simes Agency Flood Relief Specialists Insurent ISU — The Olson Duncan Agency NFP Property & Casualty ReassureRent Rey Insurance Services, Inc. The Liberty Company Brokers, Inc.
Internet Services Apartment SEO apartments.com Cox Communications RentPath Zillow Group Rentals
Investments Kay Properties & Investments Company Morgan Skenderian Investment Real Estate Group Company
Mesa Artificial Turf/Garage Doors
Janitorial
General Contractor
Strategic Sanitation Services
Angelo Termite and Construction Baldwin Construction BluSky Restoration Contractors, LLC Buffalo Maintenance, Inc. Buildian Construction Services, Inc. EmpireWorks Reconstruction and Painting FSI Construction HandyCrew Services, Inc. HOMEE, Inc. OC Concrete LLC OC Professional Maintenance Team PRC Restoration Service First Restoration Inc. S M Painting Corp.
Kitchen Renovations
YoKartz LLC
56
Heating & Air Conditioning
www.aaoc.com
January 2021
Baldwin Construction Buffalo Maintenance, Inc. California Bath Restoration
Landscapes/Hardscapes BrightView Landscape Services, Inc.
Lead Removal Pacific Environnemental & Abatement Solutions, Inc.
Lending Institutions
Paint Sales & Service
Property Management
Alfa Investments & Loans CBRE Multifamily SoCal – Dan Blackwell & Team Chase Multifamily Lending Citizens Business Bank Pacific Premier Bank Redwood Mortgage LTV Mortgage Capital The Bank of Southern California
Behr Paint Buildian Construction Services, Inc. EmpireWorks Reconstruction and Painting HandyCrew Services, Inc. OC Professional Maintenance Team R&B Wholesale Distributors, Inc. S M Painting Corp. West Coast Drywall & Paint
Lighting
Pest Control
KD Electric Company
Access Exterminator Service, Inc. Angelo Termite and Construction Bugs Away Exterminators Greentech Heat Solutions Lloyd Pest Control Newport Exterminating The Bee Man
AIM Properties Allen Properties API Property Management Consensys Property Management Company DM Smithco Dunlap Property Group JLE Property Management L’Abri Management, Inc. LoCali Management Group The Management Works Optim Real Estate Services Company Prestige Property Management ProActive Realty Investments Reynolds Realty Advisors Roberts Management & Investments Satellite Management Company South Coast Real Estate & Property Management Sullivan Property Management SVN / Vanguard — Cameron Irons WIRE Associates
Magnesite Repairs Buffalo Maintenance, Inc.
Mailboxes Orco Apartment Supply, Inc. R&B Wholesale Distributors, Inc.
Maintenance, Repairs, Products Buffalo Maintenance, Inc. Evolution Building Efficiency FSI Construction GuardTop, LLC HandyCrew Services, Inc. HOMEE, Inc. ICF for SoCalGas Multifamily Energy Efficiency Rebates Ingersoll Rand KD Electric Company OC Professional Maintenance Team WICR Waterproofing & Decking Yardi Systems Inc.
Marketing Direct Signs and Designs Geiger Promotional Products Company Jetty RentVision Zumper
Mold Remediation
Pet Waste Community Pet Solutions
Pipe Restoration
Property Management Software
Ameri-Cal Repipe and Plumbing, Inc.
Plumbing, Contractors & Supplies Ameri-Cal Repipe and Plumbing, Inc. California Rooter & Plumbing HOMEE, Inc. ICF for SoCalGas Multifamily Energy Efficiency Rebates Ironwood Plumbing, Inc. Orco Apartment Supply, Inc. Orange Coast Plumbing, Inc. R&B Wholesale Distributors, Inc. Total Rooter & Plumbing
Pool/Spa Service & Repair Clear Expectations, Inc.
Private Investigations
ARIZE Anyone Home Appfolio, Inc. Parking Boss Rentler RokitNow Vesync Yardi Systems Inc.
Property Management Staffing & Training Approved Real Estate Career Strategies NPM Staffing an InterSolutions Company Renoir Staffing, LLC The Liberty Group
Rain Gutters
FPK Security, Inc.
Argos Homes Systems McCarthy Roofing
American Environmental Specialists, Inc. BioSweepOC Millan’s Restoration, Inc. Service First Restoration Inc.
PSC Service Provider Directory — continued on page 58
Moving & Mobile Storage Yardi Systems Inc.
Multi-Family Advisory Services CheckpointID Optim Real Estate Services Company
Odor Removal BioSweepOC Millan’s Restoration, Inc. Strategic Sanitation Services
Outdoor Furniture & Refinishing Bassett Outdoor Contract Patio Guys
Run Credit Checks via the INTERNET
24/7 and SAVE! Interested? Call AAOC to set up your one-on-one demonstration TODAY!
(714) 245-9500 January 2021
www.aaoc.com
Apartment News
57
PSC Service Provider Directory
Resident Services
Towing
continued from page 57
FunFlicks Outdoor Movies
Real Estate/Investments
Roofing
Dedicated Transportation Services TO’ and MO’ Towing
Alfa Investments & Loans CBRE Multifamily SoCal – Dan Blackwell & Team DM Smithco Gorman & Associates Investment Capital Real Estate Kairos Investment Management Company Kay Properties & Investments Company Marcus & Millichap Morgan Skenderian Investment Real Estate Group Company Pacific Premier Bank Prestige Property Management ProActive Realty Investments Realtors Commercial Alliance of Orange County (RCAOC) SVN / Vanguard — Cameron Irons WIRE Associates
AMS Construction Buildian Construction Services, Inc. Guardian Roofs by Sudduth Construction Inc. McCarthy Roofing McCormack Roofing Weatherproofing & Construction ProWest LLC Royal Roofing.com (RWS&P, Inc.)
Real Estate Broker
Signage
Assure by Remote Ally
CBRE Multifamily SoCal – Dan Blackwell & Team KW Commercial Morgan Skenderian Investment Real Estate Group Company Optim Real Estate Services Company
Direct Signs and Designs
Water Heaters
Staffing Service
Reconstruction
AMS Construction
AAA Restoration AMS Construction Baldwin Construction Commercial Restoration Company EmpireWorks Reconstruction and Painting FSI Construction Millan’s Restoration, Inc. Service First Restoration Inc. WICR Waterproofing & Decking
Sustainability/Green Energy
California Rooter & Plumbing DCM Services, Inc ICF for SoCalGas Multifamily Energy Efficiency Rebates Orco Apartment Supply, Inc. R&B Wholesale Distributors, Inc. Total Rooter & Plumbing Water Heater Man, Inc.
Security Services/Patrol Services ADT Multifamily ARIZE California Safety Agency FPK Security, Inc. USGI — Upland Group Vesync Yardi Systems Inc.
Approved Real Estate
Surface Restoration
NextLevel Optima
Tax & Financial Planning HMWC, CPAs & Business Advisors
Telecommunications Cox Communications
Strategic Sanitation Services Valet Living
Utilities & Sub Metering Conservice ICF for SoCalGas Multifamily Energy Efficiency Rebates Livable Southern California Regional Energy Network Company
Vending Machines Yardi Systems Inc.
Video Commercials NPM Staffing an InterSolutions Company
Video Surveillance
Waterproofing AAA Restoration AMS Construction McCormack Roofing Weatherproofing & Construction S M Painting Corp. WICR Waterproofing & Decking
Water Removal
Recycling
ATI Millan’s Restoration, Inc.
Strategic Sanitation Services
Resident Screening
Website Development/Online Advertising
Rentler Yardi Systems Inc.
Apartment SEO
Windows & Doors
AIR CONDITIONING & HEATING
Cell-909-228-9956 Service • Repair • Installations Since 1988
Joe Mottes
Did you know AAOC is on Facebook? “Like” us on Facebook to get up-to-date news, information on educational opportunities, updates on legislative activity and much more!!
Licensed, Bonded, Insured C-20 # 538090
58
Trash Services
Apartment News
www.aaoc.com
January 2021
Bear Windows Inc. Mesa Artificial Turf/Garage Doors Milgard Windows & Doors The Door & Window Company
Standard — continued from 38 This Legal Alert provides an overview of a specific developing situation. It is not intended to be, and should not be construed as, legal advice for any particular fact situation.
PRODUCT & SERVICE COUNCIL’S Service Provider Directory
Contact Index
(Please see Product & Service Council Service Provider Directory for Listings of Services) All Product & Service Council Members have signed a Code of Ethics stating that they shall provide the rental-housing industry with the highest standard of integrity, honesty and professionalism. A.S. Wise, Inc. Jean Sabga 15150 Transistor Lane Huntington Beach, CA 92649 (714) 891-1501 jsabga@aswise.net — www.aswise.net AAA Restoration Tony Munio 29850 2nd Street Lake Elsinore, CA 92532 (951) 471-5828 tony@aaa-restoration.com — www.aaa-restoration.com Access Exterminator Service, Inc. Roger Sonnenfeld 2244 N. Pacific St. Orange, CA 92865 (714) 630-6310 roger@accessext.com — www.accessext.com
See the Advertisers Index on Page 74 for the location of our ad.
ACE Commercial Laundry Equipment, Inc. Multi-Housing Division 14404 Hoover Street Westminster, CA 92683 (714) 897-4342 acelaundry@gmail.com — www.acelaundry.com
Provide Sales, Service, Leasing & Parts for Coin-Op Laundry Equipment. See the Advertisers Index on Page 74 for the location of our ad.
ADT Multifamily Christopher Martin 4161 E. La Palma Ave. Anaheim, CA 92807 (714) 858-1344 cnmartin@adt.com
All Valley Washer Service Inc. John Cottrell 15008 Delano St. Van Nuys, CA 91411 (800) 247-1100 john@allvalleywasher.com — www.allvalleywasher.com Allen Properties Frank Allen/Paul Allen/Jessica Siderius 1 Orchard Road, Suite #230 Lake Forest, CA 92630 (949) 768-6850 frank@allenproperties.net — www.allenproperties.net Property Management Services/Investments.
We provide home automation, security systems, keyless door locks & smart thermostats.
AIM Properties Don St. John 531 E. Chapman Avenue Orange, CA 92866 (714) 633-2344 don@aimproperties.net — www.aimproperties.net
Alliance Environment Group/Airtek Indoor Air Solution 900 W. 10th St. Azusa, CA 91702 Ph: (626)663-3500 billwood@alliance-enviro.com
PSC Contact Index — continued on page 60
Coin-Operated WASHERS/DRYERS
Generous Lease Commissions and Free Machines for Your Apartment Laundry Rooms Serving California Since 1956
We Offer to You: • Commission Plans • Lease Plans • Purchase Plans • Apartments • Condominiums • Any Type of Location
NATIONAL SERVICE 845 N. Commerce St. Orange, CA
1-800-473-8812 • 714-633-1811 www.apartmentlaundry.com
January 2021
www.aaoc.com
Apartment News
59
PSC Contact Index — continued from page 59
ALN Data Samantha Wallace 2611 Westgrove Drive, Suite 104 Carrollton, TX 75006 (972) 931-2553 x 218 Samantha@alndata.com — www.alndata.com Apartment data and market research.
Alfa Investments & Loans Eddie Luna 19 W 3rd St Santa Ana, CA 92701 (714) 981-7177 info@alfalending.com Ameri-Cal Repipe and Plumbing, Inc. Joe Caggiano 6900 Knott Ave., Suite J Buena Park, CA 90621 (714) 694-5954 americalplumbing@yahoo.com American Environmental Specialists, Inc. Mr. James F. McClung, Jr. 15183 Springdale Street Huntington Beach, CA 92649 (714) 379-3333 admin@aeshb.com
Andersen Cabinets Brian Wang 1250 Philadelphia Street Pomona, CA 91766 (909) 895-8818 brian@andersencabinets.com — www.andersencabinets.com Angelo Termite and Construction Gregg Traum 16161 Scientific Way Irvine, CA 92618 (800) 589-8809 info@angelotermite.com
apartments.com Renee England 18201 Von Karman Ave., Suite 550 Irvine, CA 92612 (714) 313-7621 rengland@apartments.com
Anyone Home Jaime Conde 25521 Commercentre Dr #100 Lake Forest, CA 92630 (949) 916-3919 lightson@anyonehome.com
See the Advertisers Index on Page 74 for the location of our ad.
See the Advertisers Index on Page 74 for the location of our ad.
Engagement and automation tools through Contact Center and CRM software.
Consultant: Mold Investigations/Recommendations, Asbestos/Lead Testing, Training. See the Advertisers Index on Page 74 for the location of our ad.
AMS Construction 1159 Iowa Ave., Ste. K Riverside, CA 92507 (833) 267-7663 info@amsroofingconstruction.com
API Property Management Margie Tabrizi 1400 Bristol St. N Ste-245-A Newport Beach, CA 92660 (714) 505-5200 margie@apipropertymanagement.com Apartment SEO Ronn Ruiz 100 W. Broadway Ave, Suite 425 Long Beach, CA 90802 (877) 309-7363 ronn@apartmentseo.com — apartmentseo.com
#1 nationwide provider of information and advertising services.
Apex Window Décor Deepa Gorajia 1132 E. Katella Ave, Suite A16 Orange, CA 92867 (714) 532-2588 deepag@apexwindowdecor.com — www.apexwindowdecor.com Appfolio, Inc. 55 Castilian Dr Goleta, Ca 93117 (866) 648-1536 mindy.sorenson@appfolio.com Approved Real Estate
Jim Forde 4010 Barranca Pkwy, Suite 100 Irvine, CA 92604 (714) 875-0979 jim@approvedrealestateacademy.com
Argos Homes Systems Mr. James Van Dyke 11542 Knott St., Suite B-5 Garden Grove, CA 92641 (714) 894-9534 argosjvandyke@hughes.net
Seamless aluminum rain gutters, fabric awnings, mirrored wardrobe closets. See the Advertisers Index on Page 74 for the location of our ad.
Advertising firm specializing in Websites, Search & Social Media Marketing.
See the Advertisers Index on Page 74 for the location of our ad.
APARTMENT OWNERS, LANDLORDS, INCOME PROPERTY OWNERS
Employment Practices Liability Business Income Coverage Cyber Liability & Data Breach Business Crimes Insurance Guaranteed Replacement Cost Worker’s Compensation Insurance
Liability Insurance Property Insurance Umbrella Policies Equipment Breakdown Ordinance or Law Backup of Sewers & Drains
Specializing in Multi-family, Affordable Housing & Home Owner Associations
Terri Simes Premier Income Property Insurance Serving all of California & Arizona CA License #0647512 Tsimes@farmersagent.com www.farmers.com/tsimes
501 N. Golden Circle Drive, Suite #208, Santa Ana, CA 92705
Call 714-966-3000 today! Smart choices last a lifetime. 60
Apartment News
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January 2021
ARIZE Chao Wang 1065 N. Pacificenter Dr, Suite 410 Anaheim, CA 92806 (714) 479-2050 Chao.Wang@ArizeHub.com Assure by Remote Ally Eddie Conlon 4431 Corporate Center Drive, Suite 121 Los Alamitos, CA 90720 (866) 439-0318 conlon@remoteally.com ATI 3360 La Palma Anaheim, CA 92806 (714) 412-0828 Kristen.attardo@ATIrestoration.com Baldwin Construction Stephanie Harrison 464 Cataract Avenue, Suite A San Dimas, CA 91773 (909) 592-2292 sharrison@baldwincontrusction.net Bassett Outdoor Contract Jonathan Bennett PO Box 1280 Haleyville, AL 35565 (205) 486-5102 jlbennett@bassettoutdoorcontract.com Bear Windows Inc. George Torres 1055 W 7th Street Los Angeles, CA 90017 (888) 470-2645 info@bearwindows.com
Behr Paint Lori Flores 1601 E. Saint Andrew Pl. Santa Ana, CA 92705-5044 (909) 248-5132 lorflores@behrpaint.com — www.behr.com BioSweepOC Rick Hatlelid 1121 Cleveland Court Lake Elsinore, CA 92530 (949) 445-4706 rkhatlelid@biosweep.com — www.biosweepoc.com
Organic all-surface protection of pathogens, fungi and mold for up to one year.
Black Bird Fire Protection, Inc. 10282 Trask Ave Ste D Garden Grove, CA 92843 (714) 462-6095 info@blackbirdfire.com BluSky Restoration Contract, LLC Jose Linares 1183 Warner Ave Tustin, CA 92780 (562) 528-8000 jose.linares@goblusky.com Brian Berg Insurance Services, Inc. 23101 Lake Center Drive, Suite 335 Lake Forest, CA 92630 (888) 791-7069 dyana@bbisinc.com — www.bbisinc.com BrightView Landscape Services, Inc. Kristina Schafer 1960 S Yale St. Santa Ana, CA 92704 (949) 438- 8528 Kristina.SChafer@brightview.com
January 2021
Buffalo Maintenance, Inc. Mr. Frank Alvarez 206 N. State College Blvd. Anaheim, CA 92806 (714) 956-8371 www.buffalomaintenance.com
See the Advertisers Index on Page 74 for the location of our ad.
Bugs Away Exterminators Craig Butler 210 E. Ellsworth Ave Anaheim, CA 92805 (714)290-1850 cbutler.bugsaway@gmail.com — www.bugsawayexterminators.com Commercial and residential pest control.
Buildian Construction Services, Inc. 621 South B Street, Suite B Tustin, CA 92780 (866) 504-0397 mark@buildianconstruction.com California Bath Restoration Carly Camacho 1920 E. Warner Ave., Suite 3P Santa Ana, CA 92705 (949) 263-0779 ccamacho@calbath.com
Complete kitchen and bath restoration and refinishing company.
California Rooter & Plumbing Mr. Mark Fowler 1905 E. Deere Ave. Santa Ana, CA 92705 (949) 222-2202
Plumbing and drain cleaning services. See the Advertisers Index on Page 74 for the location of our ad.
PSC Contact Index — continued on page 62
www.aaoc.com
Apartment News
61
PSC Contact Index —
CBRE Multifamily SoCal – Dan Blackwell & Team Daniel Blackwell 3501 Jamboree Road, Suite 100 Newport Beach, CA 92660 (949) 307-8319 dan.blackwell@cbre.com — www.cbre.com/invocmultifamily
continued from page 61
California Safety Agency Darrell Cowan 8932 Katella, Suite 108 Anaheim, CA 92804 (866) 996-6990 dcowan@csapatrol.com — www.csapatrol.com Career Strategies Ashley Loya 575 Anton Blvd, Suite 630 Costa Mesa, CA 92626 (949) 251-8811
Orange County multifamily investment property sales and 1031 exchanges. See the Advertisers Index on Page 74 for the location of our ad.
CSI recruits, staffs and in some cases trains their candidates for all onsite positions.
Chase Multifamily Lending 3 Park Plaza, Suite 1000 Irvine, CA 92614 (866) 937-7199 www.chase.com/mfl CheckpointID Gabe Jones 4100 Midway Road, Suite 1165 Carrolton, TX 75007 (757) 618-3918 emily@checkpointid.com
TOTAL
ROOTER & PLUMING, INC Phone: (714) 715-3315 totalbfrp@gmail.com / www.totalbfrp.com Lic # C36-1069122 Bonded & Insured / Serving all of orange county
drain cleaning
(kitchen, lavy, laundry, toilet)
$75.00 Main line snaking
(from 3- or 4-inch ground level access includes camera inspection)
$85.00 (discount available for multiple devices)
$75.00 slab leak repair
(locate, excavate, repair backfill & patch concrete)
$750.00 water heater install
(30-,40-,50- gallon gas avg price ground level install)
$1095.00 CALL US FOR ALL YOUR PLUMBING AND DRAIN CLEANING NEEDS prices good m-f 8am – 5pm and subject to change without notice
24 emergency service available Major credit cards accepted (3% charge)/ 0% Financing available Family owned and operated
Apartment News
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Business Banking, Apartment Loans/Commercial Loans.
Clear Expectations, Inc. Michael West 2372 Morse Avenue, Suite 505 Irvine, CA 92614 (949) 316-1116 mwest@clearexpectations.net www.clearexpectations.net/orange-county Commercial Restoration Company Jeff Mandell 9541 W. Ball Road Anaheim, CA 92804 (858) 922-3219 j.mandell@crcmail.com Community Pet Solutions 5609 Seashore Drive Newport Beach, CA 92701 (949) 288-0080 jed@communitypetsolutions.com Consensys Property Management Company Laurel Dial 1380 S. Anaheim Blvd Anaheim, CA 92805 (714) 772-4400 laureld@consensyspm.com — www.consensyspm.com Conservice Matt Gordon 750 S. Gateway Dr. River Heights, UT 84321 (866) 947-7379 communications@conservice.com Consolidated Appliance Rentals Taylor Terheggen 620 W. 135th Street Gardena, CA 90248 (310) 804-8774 taylort@apprents.com — www.apprents.com CoreLogic Lakiska Finger PO Box 9226 Coppell, TX 75019-9254 (510) 285-3983 lfinger@corelogic.com — www.corelogic.com
We are the leading screening and risk management provider for the multifamily industry.
backflow test
62
Citizens Business Bank Michael Duran 2650 E. Imperial Highway Brea, CA 92821 (714) 996-8150 mduran@cbbank.com — www.cbbank.com
January 2021
Cox Communications Alicia Gray 27121 Towne Centre Dr, Suite 125 Foothill Ranch, CA 92610 (949) 563-8163 alicia.gray@cox.com CSC Service Works Grace Madrid 14426 Bonelli Street City of Industry, CA 91746 (800) 954-9000, ext. 54302 gmadrid@cscserviceworks.com
CSC ServiceWorks delivers industry-leading laundry solutions to the multifamily industry.
David S. Schonfeld, A Professional Law Corp. 801 E. Chapman Ave. Fullerton, CA 92831 (714) 871-9004 david@evictionlaw.com — www.evictionlaw.com
Specializing in residential and commercial evicitons with flat rates and prompt, professional service.
DCM Services, Inc David Carlson PO Box 400 Pico Rivera, CA 92056 (800) 504-7103 dcmservices400@gmail.com
Flood Relief Specialists Lexi O’Leary PO Box 136 Lincoln, MI 48740 (989) 724-6622 lexi@frspecialists.com
Deans & Homer, Renter’s Insurance Debbie Halverson 110 E. Wilson Ave., Suite 102 Fullerton, CA 92832 (800) 345-2054 debbieh@deanshomer.com — www.InsureYourStuff.com Dedicated Transportation Services Richard Rodrigues 13700 Harbor Blvd., Suite B Garden Grove, CA 92843 (714) 371-3034 richthetowguy@yahoo.com www.dedicatedtransportationservices.com Dick Wardlow Insurance Brokers Matt Wardlow 233 High Street Moorpark, CA 93021 (805) 553-0505 x 320 mattw@wardlowinsurance.com — www.wardlowinsurance.com Insurance brokers specializing in apartments and commercial property. Direct Signs and Designs Stephen Flood 5151 Golden Foothill Pkwy, Suite 110 El Dorado Hills, CA 95762 916-941-8046 courtney@directsd.com DM Smithco Duane Van Handel 1940 W. Orangewood Ave., Suite 201 Orange, CA 92868 (714) 456-9147v456-9983 dvh@dmsmithco.com Dunlap Property Group Paul Dunlap 801 E. Chapman Avenue Fullerton, CA 92831 (714) 879-0111 pdunlap@dpgre.com — www.dpgre.com Duringer Law Group, PLC Mr. Stephen C. Duringer, Esq. 181 S. Old Springs Road, 2nd Floor Anaheim Hills, CA 92809 (714) 279-1100, (800) 829-6994 toll free
FPK Security, Inc. Steve Flamm P.O. Box 55597 Valencia, CA 91355 (800) 459-4068 stevef@fpksecurity.com FSI Construction Tony Whitaker 5728 Teague Road Houston, TX 77041 (562) 243-6711 tony@fsiconstruction.com — www.fsiconstruction.com
See the Advertisers Index on Page 74 for the location of our ad.
See the Advertisers Index on Page 74 for the location of our ad.
FunFlicks Outdoor Movies Chad Hunter 11000 Brimhall, Suite 56 Bakersfield, CA 93312 (877) 263-0480 chad@funflicks.com Geiger Promotional Products Company Stephanie Haydon 17822 17th St, Suite 312 Tustin, CA 92780 (714) 913-2019 shaydon@geiger.com
PSC Contact Index — continued on page 64
9350 Narnia Drive Riverside, CA 92503 LIC #975880
Imperial Roof Management, Inc, a Residential, Commercial/HOA, and Apartments roof & rain gutter maintenance business has been providing services to all of Southern California. We specialize in management properties to assist property managers and building owners in ensuring their roof & gutter system maintenance are up to date. We offer roof preventive maintenance, roof leak repairs, seamless 5” and 6” rain gutter installations, repairs, and cleanings. Call us today!
Specializes in landlord/tenant law, debt collection, eviction. See the Advertisers Index on Page 74 for the location of our ad.
EmpireWorks Reconstruction and Painting Chet Oshiro 1682 Langley Ave. Irvine, CA 92614 (888) 278-8200 coshiro@empireworks.com — www.empireworks.com Expressions Home Gallery Sherri Galusha 17138 Von Karman Ave Irvine, CA 92614 (949) 271-2085 srgalusha@morsco.com Major appliances for apartments.
Farmer’s Insurance — Theresa Simes Agency Terri Simes 17155 Newhope Street #F Fountain Valley, CA 92708 (714) 966-3000 tsimes@farmersagent.com — www.farmersagent.com/tsimes Insurance for apartments, business, auto, home, life, etc. See the Advertisers Index on Page 74 for the location of our ad.
Fisher & Phillips 2050 Main Street, Suite 100 Irvine, CA 92614 (949) 851-2424 cbaran@laborlawyers.com
(951) 509-9321 or (888) 642-3070 service@imperialroofmanagement.com
www.imperialroofmanagement.com January 2021
www.aaoc.com
Apartment News
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PSC Contact Index — continued from page 63
Go-Staff, Inc. Scott Crumrine 8798 Complex Drive San Diego, CA 92123 (858) 292-8562 Scott@go-staff.com — www.go-staff.com Gorman & Associates Sonya Loera PO Box 325 Brea, CA 92822 (714) 255-9998 info@wrgorman.com
See the Advertisers Index on Page 74 for the location of our ad.
Greentech Heat Solutions Tom Allen 4010 San Antonio Rd. Yorba Linda, CA 92886 (951) 833-6860 tom@greentechheat.com — www.greentechheat.com Heat treatment equipment & training for bedbugs.
GuardTop, LLC Jeff Luzar 32834 Pacific Coast Hwy, Suite 210 Dana Point, CA 92629 (949) 218-4319 info@guardtop.com Guardian Roofs by Sudduth Construction Inc. Helen Tredo 1010 N. Batavia St., Suite F Orange, CA 92867 (714) 633-3619 guardianroofsbookkeeping@gmail.com — www.guardianroofs.com Roofing systems for residential and commercial property for over 30 years. See the Advertisers Index on Page 74 for the location of our ad.
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HandyCrew Services, Inc. Nir Bezalel 1400 Jefferson St., Suite E Anaheim, CA 92807 (714) 509-5045 nir@ochandycrew.com — www.ochandycrew.com HMWC, CPAs & Business Advisors David Eisenman 17501 17th St., Suite 100 Tustin, CA 92780 (714) 505-9000 david@hmwccpa.com HMWC, CPAs & Business Advisors David Eisenman 17501 17th St., Suite 100 Tustin, CA 92780 (714) 505-9000 david@hmwccpa.com HOMEE, Inc. Lisa Wagner 1413 .S Howard Ave, Suite 220 Tampa, FL 33606 (310) 780-2503 lisa@homee.com ICF for SoCalGas Multifamily Energy Efficiency Rebates Leslie Diaz-Villavicencio 555 W. 5th Street, Suite 3100 Los Angeles, CA 90013 (213) 312-1716 multifamilyrebates@icf.com Ingersoll Rand Jesse Estrada 11927 Ottawa Pl. #90 Chino, CA 91710 (909) 306-9390 jesse.estrada@irco.com
www.aaoc.com
January 2021
Insurent Rob McKenny 122 East 42nd Street, Suite 3600 New York, NY 10168 (646) 843-1713 cschoenau@insurent.com Investment Capital Real Estate Ignacio Diaz, Jr. 1 Park Plaza, Suite 600 Irvine, CA 92614 (949) 201-8817 id@investmentcapitalre.com — www.investmentcapitalre.com Specializing in the purchase, sale and 1031 exchange of apartment buildings.
Ironwood Plumbing, Inc. Carl Ludwig 101 S. Kraemer Blvd., Suite 100 Placentia, CA 92870 (877) 484-7575 carl@ironwoodplumbing.com — www.ironwoodplumbing.com ISU — The Olson Duncan Agency Jim Kinmartin 25550 Hawthorne Blvd #203 Torrance, CA 90505 (310) 373-6441 jim@olsonduncan.com — www.olsonduncan.com Independent insurance brokerage representing commercial building owners and operators.
Jetty Zakk Adoum 37 W 20th Street, #1101 New York, NY 10011 (240) 422-1965 zakk.adoum@jetty.com
PSC Contact Index — continued on page 66
NEW Stain Resistant Carpet
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(714) 282-0174 731 W. Taft Avenue Orange, California 92865
Mon. – Fri. 9:00 A.M. to 5:00 P.M. Closed Saturday & Sunday LICENSE #1014622
January 2021
www.aaoc.com
Apartment News
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PSC Contact Index — continued from page 64
JLE Property Management Denise Arredondo 202 E Broadway Anaheim, CA 92805 (714) 778-0480 www.jle1.com — denise@jle1.com
KW Commercial Randy Combs 4010 Barranca Parkway, Ste 100 Irvine, CA 92604 (714) 658-3263 randycombs@kw.com
Livable Daniel Sharabi PO Box 475852 San Francisco, CA 94147 (877) 789-6027 comesave@livable.com — www.livable.com
L and D Appliance Corp. Henry Hsu 11969 Telegraph Rd. Santa Fe Springs, CA 90670 (562) 946-1105 henryh@lndappl.com — www.lndappl.com L’Abri Management, Inc. 8141 E. Second Street, Suite 300 Downey, CA 90241 (714) 826-9972 www.labri-inc.com
Lloyd Pest Control David Hinrichs 1331 Morena Blvd, #300 San Diego, CA 92110 (619) 843-6369 david.hinrichs@lloydpest.com LoCali Management Group Nathan Poth 6789 Quail Hill Pkwy, Ste 625 Irvine, CA 92603 (714) 747-9074 Nathan@livinglocali.com — www.livinglocali.com
See the Advertisers Index on Page 74 for the location of our ad.
See the Advertisers Index on Page 74 for the location of our ad.
Kairos Investment Management Company Jon Needell 30242 Esperanza Rancho Santa Margarita, CA 92688 (949) 709-8888 jneedell@kimc.com — www.kimc.com Kay Properties & Investments Company Patricia Aballe 21515 Hawthorne Blvd, 360 Torrance, CA 90503 (855) 899-4597 info@kpi1031.com KD Electric Company Derrick Laughlin 17071 E. Imperial Hwy., Suite A6 Yorba Linda, CA 92886 (714) 223-2700 derrick@kdelectric.com — www.kdelectric.com
Electrical wiring & installation for remodels, tenant improvements, new constructions & additions.
Kimball, Tirey & St. John LLP Company Deborah Biggs 2040 Main St., Suite 500 Irvine, CA 92614 (800) 564-6611 deborah.biggs@kts-law.com
Full service property management provider for 16+ units.
LA Hydro-Jet & Rooter Service, Inc. Mrs. Lorrie Baldwin 10639 Wixom St Sun Valley, CA 91352 (800) 750-4426 lbaldwin@lahydrojet.com Landcare Logic Jalin Gerber 4925 Market Street San Diego, CA 92881 (951) 316-8002 jalin@landcarelogic.com — www.landcarelogic.com LaundryUp Howard Lee 1070 N. State College Blvd. Anaheim, CA 92806 (714) 533-7835 hmlee_vp@yahoo.com — www.laundryup.com
AMS CONSTRUCTION “Your Trusted Partners”
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www.amsroofingconstruction.com LIC# 992388
Call for a FREE Inspection!
info@amsroofingconstruction.com
833-267-7663
Rated #1 Construction Company in Southern California! Excellent Customer Service & Competitive Pricing!
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January 2021
See the Advertisers Index on Page 74 for the location of our ad.
Boutique style property management.
LTV Mortgage Capital Joe Gomez 2831 Camino del Rio South, Suite #308 San Diego, CA 92108 (619) 508-9629 joe.gomez@ltvmortgage.com — www.ltvmortgage.com Marcus & Millichap Jon Giannola 19800 MacArthur Blvd Ste 150 Irvine, CA 92612 (949) 419-3200 jgiannola@marcusmillichap.com
See the Advertisers Index on Page 74 for the location of our ad.
BONA FIDE MORTGAGE Serving multi-family owners since 1983
Apartment Financing
• 2–4 units
• 5+ units
“Depend on us” Nick Lieberman Owner/President AAOC Board Member Author, Pulse on the Marketplace
(949) 651-0999
nlieberman@cox.net www.bonafidemortgage.com
McCarthy Roofing Aaron Martin 625 W. Katella Ave. #29 Orange, CA 92867 (714) 538-3330 customerservice@mccarthyroofing.com
See the Advertisers Index on Page 74 for the location of our ad.
McCormack Roofing Weatherproofing & Construction Chris Maxey 1260 N. Hancock St. Suite 108 Anaheim, CA 92806 (714) 777-4040 chrism@mccormackroofing.com — www.mccormackroofing.com See the Advertisers Index on Page 74 for the location of our ad.
Mesa Artificial Turf/Garage Doors David Vento 4915 E Hunter Ave Anaheim, CA 92807 (714) 598-1996, Ext: 2232 dvento@mesagaragedoors.com Millan’s Restoration, Inc. Demetrius Lampkin 1415 E. McFadden Ave., Suite F Santa Ana, CA 92705 800-844-5419 info@millansrestoration.com Milgard Windows & Doors Mike Mills 26879 Diaz Road Temecula, CA 92590 (951) 536-0275 mikemills@milgard.com — milgard.com
Manufacturer, aluminum/vinyl/fiberglass replacement/new construction windows and doors
Morgan Skenderian Investment Real Estate Group Company 4590 Mac Arthur Blvd., Suite 260 Newport Beach, CA 92660 (949) 251.8800 md@morganskenderian.com Multi Team Services Teresa Mendoza 17321 Irvine Blvd, #205 Tustin, CA 92780 (714) 727-6348 teresa@multiteam.net National Service Company Ms. Mary Ann Dillard 845 N Commerce St Orange, CA 92867 (714) 633-1811 mdnational@yahoo.com — www.apartmentlaundry.com
NFP Property & Casualty Eric R. Marrs 1551 Tustin Avenue, Suite 500 Santa Ana, CA 92705 (714) 975-8429 eric.r.marrs@nfp.com — www.nfp.com
Newmeyer & Dillion, LLP Rondi Walsh 895 Dove Street, 5th Floor Newport Beach, CA 92660 (949) 854-7000 rondi.walsh@ndlf.com Newport Exterminating Dara Kremer 16661 Millikan Ave Irvine, CA 92606 (949) 261-0700 darak@newportexterminating.com NEXT LEVEL Property Solutions, LLC Marie Kaplan 2030 Main Street, Suite 1300 Irvine, CA 92614 (949) 260-4775 mariek@nextlevel-ps.com — www.nextlevel-ps.com
Anything related to concrete
See the Advertisers Index on Page 74 for the location of our ad.
January 2021
Commercial, Personal & Health Insurance.
NPM Staffing an InterSolutions Company Laura Aliberti 2400 East Katella Ave., Suite 800 Anaheim, CA 92806 (949) 307-1595 laliberti@npmstaffing.com — www.npmstaffing.com OC Concrete LLC Brandon Koslosky 4320 E La Palma Ave Anaheim, CA 92807 (714) 524-6067 brandon.occoncrete@gmail.com — www.occoncrete.net OC Professional Maintenance Team Jennifer Barragan 1180 W. Ball Rd. #9134 Anaheim, CA 92812 (714) 583-8633 info@ocproteam.com
See the Advertisers Index on Page 74 for the location of our ad.
Oliver Mahon Asphalt Michelle Hogge 182 Wells Place Costa Mesa, CA 92627 (949) 548-6398 admin@olivermahon.com
PSC Contact Index — continued on page 68
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PSC Contact Index — continued from page 67
Opti-Fit Fitness Solutions Eric Konz PO Box 6716 Folsom, CA 95763 (888) 601-4350 ekonz@opti-fit.com — www.opti-fit.com Optim Real Estate Services Company Tom Gibbons 620 Newport Center Drive, 11th Floor Newport Beach, CA 92660 (949) 200-4610 tom@optimres.com Optimum Seismic, Inc. Ali Sahabi 5508 S. Santa Fe Ave. Vernon, CA 90058 (323) 605-0000 asahabi@optimumseismic.com — www.optimumseismic.com See the Advertisers Index on Page 74 for the location of our ad.
Orange Coast Plumbing, Inc. Mark Haney 1506 Clinton St. Santa Ana, CA 92703 (714) 953-1111 ocp@orangecoastplumbing.net Orco Apartment Supply, Inc. 7472 Orangewood Avenue Garden Grove, CA 92841 (888) 255-6726 orcoapt@orcoaptsupplies.com — www.orcoaptsupply.com
Carpet, appliances, electrical, plumbing, draperies/blinds, mailboxes, water heaters. See the Advertisers Index on Page 74 for the location of our ad.
Pacific Environnemental & Abatement Solutions, Inc. Kristine Ramos 12821 Western Avenue Garden Grove, CA 92841 (714) 379-5029 kristine.ramos@peas1.com — www.peasolutions.com Pacific Premier Bank Daniel Borland 17901 Von Karman Ave Suite 1200 Irvine, CA 92614 (949) 502-4325 dborland@ppbi.com — www.ppbi.com
R&B Wholesale Distributors, Inc. David Rhodes 2350 S. Milliken Ontario, CA 91761 (909) 230-5400 drhodes@rbdist.com — www.rbdist.com
Parking Boss 2911 1/2 Hewitt Ave., Suite 8 Everett, WA 98201 (866) 387-7275 help@parkingboss.com PAS Purchasing Solutions 2777 West Lane Houston, TX 77027 (214) 223-2555 kevin@pasonline.com Patio Guys Joanna Solis 2907 Oak St Santa Ana, CA 92707 800-310-4897 commercial@patioguys.com PRC Restoration Freddy Rodriguez 23839 Banning Blvd Carson, CA 90745 (562) 490-6900 info@prcrestoration.com — www.prcrestoration.com Prestige Property Management Brad Clark 1500 Adams Ave., Suite #201 Costa Mesa, CA 92626 (949) 933-1518 brad@prestige-pm.com — www.prestige-pm.com
Insurance that manages the eviction and pays you lost rent. See the Advertisers Index on Page 74 for the location of our ad.
See the Advertisers Index on Page 74 for the location of our ad.
Full Service Real Estate.
ProActive Realty Investments Rita Aguila 1913 E. 17th Street, Suite 217 Santa Ana, CA 92705 (714) 541-3138 rita@proactiveri.com — www.proactiveri.com
Property Management Multifamily & Single Homes, Real Estate Sales. See the Advertisers Index on Page 74 for the location of our ad.
ProWest LLC Tyler Abbott 22961 Triton Way, Suite B Laguna Hills, CA 92653 (602) 531-5683 protylera@gmail.com
See the Advertisers Index on Page 74 for the location of our ad.
ReassureRent Eric Jarvis 5955 De Soto Ave, Ste 250 Woodland Hills, CA 91367 (833) 383-6268 ericj@elevatemgt.com
Redwood Mortgage Mike Micci 177 Bovet Road, Suite 520 San Mateo CA 94402 (949) 793-5130 mike.micci@redwoodmortgage.com Renoir Staffing, LLC Melissa Baksic 1111 W. Town & Country Rd. #42 Orange, CA 92868 (714) 363-5658 sales@renoirstaffing.com Renter’s Legal Liability Bret Brockbank 280 South 400 West, Suite 220 Salt Lake City, UT 84101 (801) 994-0237 info@rllinsure.com Rentler Barton Strawn 200 Civic Center Drive, Suite 150 Sandy, UT 84070 (888) 222-1009 www.rentler.com/partner/aaoc — membership@rentler.com RentPath Laura Lemansky 950 East Paces Ferry Road NE, Suite 2600 Atlanta, GA 30326 (949) 943-5177 llemansky@rentpath.com RentVision Meghan Kamran 1001 S 70th Street, Suite 201 Lincoln, NE 68510 (402) 617-8368 meghan.kamran@rentvision.com Restoration Management Company Staling Ngoy 25172 Artic Ocean Dr., Suite 100 (800) 400-5058 mlopez@rmc.com — www.rmc.com
PSC Contact Index — continued on page 70
APPRAISALS & VALUATIONS ➢ Real Estate Appraisals (for: asset management, buyers, sellers, lenders, etc.) ➢ Apartments, commercial, retail, office, industrial, residential, land, etc. ➢ All of Southern California ➢ All sizes; large or small complexes ➢ Expert witness, legal proceedings ➢ 25 years of appraisal experience
Lee Walker, MAI
Lee Walker Appraisals Orange, CA 92867 68
Apartment News
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January 2021
714-744-1074 www.leewalkerappraisals.com
VA N G UA R D
COMMERCIAL REAL ESTATE ADVISORS
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OUR MISSION
Increase owner cashflow & remove the stress of management by streamlining maintenance & accounting Is your property performing to its full potential? Contact SVN Vanguard for a property evaluation
24 hour response including fire & water damage Multiple crews Small & large jobs Fully licensed, bonded & insured Insurance company approved All employees covered by worker compensation
SVN Vanguard is proud to offer our own in-house
Maintenance & Construction services
714.446.0600 • www.svnvanguard.com
January 2021
www.aaoc.com
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PSC Contact Index — continued from page 68
Rey Insurance Services, Inc. Mike Rey 27130 Paseo Espada B523 San Juan Capistrano, CA (949) 487-9661 mike@reyinsuranceservices.com — www.reyinsuranceservices.com See the Advertisers Index on Page 74 for the location of our ad.
Reynolds Realty Advisors Elizabeth Reynolds 3900 E Miraloma Ave, Suite H Anaheim CA, 92806 (866) 613-7772 Elizabeth@ReynoldsRealtyAdvisors.com www.ReynoldsRealtyAdvisors.com Roberts Management & Investments Ray Roberts 3532 Katella Ave, Suite 111 Los Alamitos, CA 90720 (562) 430-3588
See the Advertisers Index on Page 74 for the location of our ad.
See the Advertisers Index on Page 74 for the location of our ad.
RokitNow Bhavin Patel 26895 Aliso Creek Rd #B329 Aliso Viejo, CA 92656 (855) 765-4866 info@rokitnow.com — www.rokitnow.com
Text messaging services to help communicate with your customers.
Rose Paving LLC Ryan Strzalka 10200 Matern Place Santa Fe Springs, CA 90670 (562) 243-0426 rstrzalka@rosepaving.com — www.rosepaving.com Parking lot maintenance.
Royal Roofing.com (RWS&P, Inc.) Steve Pinkus 6831 Suva St. Los Angeles, CA 90201 (562) 928-1200 steve@royalroofing.com — www.royalroofing.com
Specializing in flat/low slope roofs, comp. & wood shingle and tile roofs. Solar panel installation. See the Advertisers Index on Page 74 for the location of our ad.
Satellite Management Company Paul Conzelman 1010 E Chestnut Ave Santa Ana, CA 92701 714) 558-2411 ext 124 pconzelman@satellitemanagement.com
Schiff & Shelton Laurie Schiff 3700 Campus Drive, Suite 202 Newport Beach, CA 92660 (949) 417-2211 laurie@schiff-shelton.com Service First Restoration Inc. Christian Rovsek 27071 Cabot Rd., Suite 105 Laguna Hills, CA 92653 (949) 610-9251 christian@callservicefirst.com — www.callservicefirst.com S M Painting Corp. Salvador Munguia 417 S. Associated Rd. #212 Brea, CA 92821 smpaintscheduling@gmail.com
South Coast Real Estate & Property Management 1927 Harbor Blvd., #370 Costa Mesa, CA 92627 (800) 541-1962 paul@southcoastrealestatebroker.com
See the Advertisers Index on Page 74 for the location of our ad.
Southern California Regional Energy Network Company Courtney Owen 555 W. 5th St, Ste 3100 Los Angeles, CA 90013 (903) 830-2126 courtney.owen@icf.com Spicer Mechanical Chad Hegreberg 1210 N. Jefferson #K, Anaheim, CA 92807 (714) 279-9100 chadh@spicermechanical.com — www.spicermechanical.com Strategic Sanitation Services Eric Lenning 25801 Obrero Drive #11 Mission Viejo, CA 92691 (877) 271-7909 ericl@wasteoptimize.com Sullivan Property Management Marco Vartanian 2101 E Fourth St., Suite 200A Santa Ana, CA 92705 (714) 541-0288 Ext: 217 info@sullivanpm.com — www.sullivanpm.com 40 Years of Property Management Experience in Orange County. See the Advertisers Index on Page 74 for the location of our ad.
SVN / Vanguard — Cameron Irons Cameron Irons 120 W. 5th Street #210 Santa Ana, CA 92701 (714) 446-0600 cirons@svn.com — www.svnvanguard.com
See the Advertisers Index on Page 74 for the location of our ad.
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TAG / AMS, Inc. Rick Denver 10572 Chestnut Street Los Alamitos, CA 90720 (562) 280-0177 rickdenver@tagams.com The Bank of Southern California Pam Marble 625 The City Drive, Suite 140 Orange, CA 92868 (714) 352-7475 pmarble@banksocal.com The Bee Man Jerry Bryant 25652 Taladro Circle, Suite G Mission Viejo, CA 92691 (949) 455-0123 b@beemanbuzz.com — www.beemanbuzz.com The Door & Window Company Elsa Pizana 1529 W. Alton Avenue Santa Ana, CA 92704 (714) 754-4085 elsa@thedoorandwindow.com The Liberty Company Brokers, Inc. Gary A Wells 111 Pacifica, Suite 230 Irvine, CA 92618 (949) 682-3086 gwells@libertycompany.com The Liberty Group Stefanie Koslosky 500 N. State College, Suite 1100 Orange, CA 92868 (657) 221-2340 stefaniek@thelibertygroup.com — www.thelibertygroup.com The Management Works Chip Robinson 1303 Avocado Ave #260 Newport Beach, CA 92660 (949) 644-2063
www.mgtworks.com We provide apartment property management in Southern California.
Titanium Restoration Services Company Victor Martinez P.O. Box 4584 Anaheim, CA 92801 (714) 290-5875 titaniumrestoration@gmail.com TO’ and MO’ Towing Robert Heer 518 N. Poinsettia Ave. Santa Ana, CA 92701 (714) 543-0879 rchjr@pacbell.net Towing company with 4 locations in Orange County.
Total Rooter & Plumbing 1920 W. Commonwealth #2304 Fullerton, CA 92837 (657) 217-6557 totalbfrp@gmail.com
See the Advertisers Index on Page 74 for the location of our ad.
TouchPoint Brian Maguire 13681 Newport Ave, Suite 8118 Tustin, CA 92780 (714) 614-8221 brian@touchpoint365.com — www.touchpoint365.com Urban Surfaces Krysten Stiffler 1121 Olympic Drive Corona, CA 92881 (951) 223-9845 Krysten.S@UrbanSurfaces.com — www.urbansurfaces.com USGI — Upland Group William Estela 2390 E. Orangewood Avenue #520 Anaheim, CA 92806 (855) 787-5263 westela@usg.org — www.usg.org Valet Living Briana Sellers 100 South Ashley Drive, Suite 700 Tampa, FL 33602 (813) 248-1327 briana.sellers@valetliving.com — www.valetliving.com Vesync Chao Wang 1065 N. Pacificenter Dr, Suite 410 Anaheim, CA 92806 (714) 479-2050 danica.chin@vesync.com WASH Multi Family Laundry Systems Tracy McMahon 100 N. Sepulveda Blvd., 12th Floor El Segundo, CA 90245 (800) 421-6897 Ext: 1625
WICR Waterproofing & Decking 901 E. Taquitz Canyon Way, Suite A105 Palm Springs, CA 92262 (888) 388-9427 sean@wicr.net WIRE Associates 840 Newport Center Dr #100 Newport Beach, CA 92660 (949) 677-3466 cw@newOChome.com Yardi Systems Inc. 430 S. Fairview Avenue Goleta, CA 93117-3124 (805) 699-2040 kelly.krier@yardi.com
YoKartz LLC Olga Biedak 25 Waldorf Irvine, CA 92612 (858) 354-6924 olga@yokartz.com Zillow Group Rentals Sarah Garman 1301 Second Avenue, Floor 31 Seattle, WA 98101 (206) 757-4830 rentalsevents@zillowgroup.com — www.zillow.com Zumper 49 Geary St. San Francisco, CA 94108 714) 262-4213 darcy@zumper.com
Coin-operated laundry equipment. See the Advertisers Index on Page 74 for the location of our ad.
Water Heater Man, Inc. Jim Green 570 W. Freedom Ave. Orange, CA 92865 (714) 282-7098 tommyg@waterheatermaninc.com
Water Heater/boiler service and installation.
Wesierski & Zurek, LLP Terence P. Carney Thomas B. Cummings One Corporate Park Dr., Second Floor Irvine, CA 92606 (949) 975-1000 tcarney@wzllp.com tcummings@wzllp.com — www.wzllp.com
Defense of Landlord/Tenant, Premises Liability and Employment Matters.
West Coast Drywall & Paint Aaron Fernandez 1610 W. Linden Avenue Riverside, CA 92507 (951) 778-3592 aaron.fernandez@wcdp.com
Pest Control for Professionally Managed Properties OFFICE
RETAIL
INDUSTRIAL
RESIDENTIAL
Eco-Friendly Solutions | Serving Southern California
Pest Control
Pigeon Control
Termite Control
Rodent Control
Bee Control
Gopher Control
Do you know… AAOC is non-profit?? That means YOUR dollars come back to
YOU!
1.877.522.2377 | www.AccessExt.com January 2021
www.aaoc.com
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ADVERTISERS’ INDEX
Category
See page 74 for alphabetical listings
AIR CONDITIONING & HEATING
CONCRETE MAINTENANCE & REPAIR
JM Air Conditioning & Heating............................58
AMS Construction......................................................66
APPLIANCES—REPAIRS, PARTS, RENTALS
Buffalo Maintenance, Inc.................................22, 49
FLOORING, REPAIRS, TILE
PLUMBING, CONTRACTORS SUPPLIES
Buffalo Maintenance, Inc.................................22, 49
California Rooter & Plumbing................................47
Carpet Crafts.................................................................65
Orange County Hydro-Jet...............................42, 43
Urban Surfaces.............................................................15
Total Rooter & Plumbing.........................................62 HANDYMAN
Buffalo Maintenance, Inc.................................22, 49
Lin-Ed’s Appliance Service & Repair...................70
C & C Paving Company, Inc....................................18
ORCO Apartment Supply........................................51
CONSTRUCTION
South Coast Construction & Repair....................61
R&B Wholesale Distributors, Inc. .......Back Cover
AMS Construction......................................................66
HEATING & AIR CONDITIONING
APPRAISALS/VALUATIONS
Buffalo Maintenance, Inc.................................22, 49
JM Air Conditioning & Heating............................58
Lee Walker Appraisals...............................................68 ASPHALT SALES & SERVICE
AMS Construction......................................................66 C & C Paving Company, Inc....................................18
Block & Associates......................Inside Back Cover Duringer Law Group, PLC.......Inside Front Cover BATHROOM RENOVATIONS
Buffalo Maintenance, Inc.................................22, 49 OC Professional Maintenance Team...................67 South Coast Construction & Repair....................61 BLINDS
Apex Window Decor.................................................68 BOILER SYSTEMS
DCM Services................................................................12 CABINETS/REFINISHING
Buffalo Maintenance, Inc.................................22, 49 South Coast Construction & Repair....................61 CARPENTRY
ProActive Realty Investments Inc........................60 Roberts Management & Investments...............18 South Coast Real Estate & Property Mgmt......21 Sullivan Property Management...........................76
INSURANCE
RAIN GUTTERS
Farmers Insurance —
Argos Home Systems................................................70
Theresa Simes Agency.............................................60
REAL ESTATE EDUCATION
KITCHEN RENOVATIONS
Santiago Canyon College........................................53
Buffalo Maintenance, Inc.................................22, 49
South Coast Construction & Repair....................61
REAL ESTATE INVESTMENTS
Rash Yambo Decking & Stairs...............................74
The Door & Window Company............................73
CBRE......................................................................Insert, 2
LEAK DETECTION
Kay Properties and Investments LLC..................45
California Rooter & Plumbing................................47
KW Commercial – Randy Combs........................31
COUNTERTOPS Buffalo Maintenance, Inc.................................22, 49 DECK COATINGS, MAGNESITE REPAIRS, WATERPROOFING
ATTORNEYS
PROPERTY MANAGEMENT
JLE Property Management Inc.............................17 OC Professional Maintenance Team...................67
OC Professional Maintenance Team...................67
ORCO Apartment Supply........................................51
DOORS, WINDOWS
California Replacement Windows.........................7 The Door & Window Company............................73
LENDING
DRAINS
Aarow Drain & Plumbing........................................74
Bona Fide Mortgage..................................................66
California Rooter & Plumbing................................47
Pacific Premier Bank..................................................11
DRAPERIES/BLINDS/WINDOW COVERINGS
MAIL BOXES
Apex Window Decor.................................................46
ORCO Apartment Supply........................................51
R&B Wholesale Distributors, Inc. .......Back Cover
ProActive Realty Investments Inc........................60 South Coast Real Estate & Property Mgmt......21 SVN | Vanguard Commercial Real Estate Advisors — William Webster..........................69 W. R. Gorman................................................................52
R&B Wholesale Distributors, Inc. .......Back Cover
ROOFING
AMS Construction......................................................66
DRYWALL
MAINTENANCE, REPAIRS, PRODUCTS
AMS Construction......................................................66 Sondance Painting.....................................................46 EARTHQUAKE RETROFITTING
Buffalo Maintenance, Inc.................................22, 49 OC Professional Maintenance Team...................67 R&B Wholesale Distributors, Inc. .......Back Cover
Buffalo Maintenance, Inc.................................22, 49
Optimum Seismic.......................................................19
CARPETS
Point Design Build......................................................53
MOLD REMEDIATION
Carpet Crafts.................................................................65
ELECTRICAL
American Environmental Specialists..................67
ORCO Apartment Supply........................................51
AMS Construction......................................................66
R&B Wholesale Distributors, Inc. .......Back Cover
Buffalo Maintenance, Inc.................................22, 49
COIN-OPERATED LAUNDRY EQUIPMENT
ENVIRONMENTAL SERVICES
ACE Commerical Laundry Equipment, Inc......16
American Environmental Specialists..................67
Dale’s Roofing...............................................................68 Guardian Roofs.............................................. Insert, 44 Imperial Roof Management...................................63 McCarthy Roofing.......................................................64 McCormack Roofing..................................................29 UTILITY BILLING
PAINT SALES & SERVICE
Livable..............................................................................48
AMS Construction......................................................66
WATER HEATERS
OC Professional Maintenance Team...................67
California Rooter & Plumbing................................47
Rash Yambo Decking & Stairs...............................74
ORCO Apartment Supply........................................51
S M Painting Corp.......................................................70
WINDOWS
Sondance Painting.....................................................46
AMS Construction......................................................66
National Service...........................................................59
EVICTIONS
WASH Multi Family Lanundry Systems.............13
Block & Associates......................Inside Back Cover
COLLECTIONS
Duringer Law Group, PLC.......Inside Front Cover
Block & Associates......................Inside Back Cover
FENCING & GATES
PEST CONTROL
California Replacement Windows.........................7
Duringer Law Group, PLC.......Inside Front Cover
Buffalo Maintenance, Inc.................................22, 49
Access Exterminator Service..................................71
The Door & Window Company............................73
72
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January 2021
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Apartment News
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ADVERTISERS’ INDEX
Alphabetical
See page 72 for category listings
Aarow Drain & Plumbing...........................................74
California Rooter & Plumbing...................................47
Orange County Hydro-Jet..................................42, 43
Access Exterminator Service.....................................71
Carpet Crafts....................................................................65
ORCO Apartment Supply...........................................51
ACE Commerical Laundry Equipment, Inc.........16
CBRE.........................................................................Insert, 2
Pacific Premier Bank.....................................................11
American Environmental Specialists.....................67
Dale’s Roofing..................................................................68
Point Design Build.........................................................53
AMS Construction.........................................................66
DCM Services...................................................................12
ProActive Realty Investments Inc...........................60
Apex Window Decor....................................................46
Duringer Law Group, PLC..........Inside Front Cover
Rash Yambo Decking & Stairs..................................74
Argos Home Systems...................................................70
Farmers Insurance — Theresa Simes Agency....60
Block & Associates.........................Inside Back Cover
Guardian Roofs................................................. Insert, 44
Bona Fide Mortgage.....................................................66
Imperial Roof Management......................................63
Buffalo Maintenance, Inc....................................22, 49
JLE Property Management Inc................................17
C & C Paving Company, Inc.......................................18
JM Air Conditioning & Heating...............................58
California Replacement Windows............................7
Kay Properties and Investments LLC.....................45 KW Commercial – Randy Combs...........................31
DRAINS UNBLOCKED !
Lee Walker Appraisals..................................................68 Lin-Ed’s Appliance Service & Repair......................70
Roberts Management & Investments..................18 Royal Roofing...................................................................23 Santiago Canyon College...........................................53 S M Painting Corp..........................................................70 Sondance Painting........................................................46 South Coast Construction & Repair.......................61 South Coast Real Estate & Property Mgmt.........21 Sullivan Property Management..............................76 SVN | Vanguard Commercial Real Estate
Expert Plumbing Repairs
Livable.................................................................................48
Advisors — William Webster.............................69
RESULTS OR NO CHARGE FREE ESTIMATES
McCarthy Roofing..........................................................64
The Door & Window Company...............................73
McCormack Roofing.....................................................29
Total Rooter & Plumbing............................................62
National Service..............................................................59
Urban Surfaces................................................................15
OC Professional Maintenance Team......................67
W. R. Gorman...................................................................52
Optimum Seismic..........................................................19
WASH Multi Family Lanundry Systems................13
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R&B Wholesale Distributors, Inc. ..........Back Cover
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