Apartment News The Resources You Want — The Representation You Need — Since 1961
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•
VOL. LIX
• December 2019
AAOC Legislator of the Year Assemblyman Tyler Diep See Pages 38
In this issue AAOC Legislator of the Year Assemblyman Tyler Diep.... 38 AAOC Salutes Retiring State Senator Jeff Stone.............. 40 Risk Management 101, Part Two.................................... 42 Aging Properties: Are they still worth keeping?............. 50
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Apartment News The Resources You Want — The Representation You Need — Since 1961
aaoc.com
•
VOL. LIX
•
December 2019
Contents AAOC Education & Events
Departments
5 General Membership Meeting New Location
4 President’s Message — Passing the Torch
19 AAOC Holiday Cruise
6 Executive Director’s Message — Reflections on a Year of Change
23 AAOC Trade Show & Conference
8 Sacramento Report — Implementing AB 1482
48 Welcome Home OC Workshop
Features
14 Orange County Legislative Watch — The Rent Control Protest Industry
26 October General Membership Meeting Recap
16 Legal Corner
32 AAOC 2020 Multifamily Housing Forecast Recap
20 Dear Maintenance Men
By Nicholas Dunlap
24 Craig’s Corner — Now that Rent Control is here…
3 6 AAOC Multifamily Mingle Recap 38 AAOC Legislator of the Year Assemblyman Tyler Diep 40 AAOC Salutes Retiring State Senator Jeff Stone 42 Risk Management 101, Part Two
By Eric D. Jarvis
50 Aging Properties: Are they still worth keeping? By Timothy Gorman
76 Congratulations CRHP Graduates!
52 The Benefits of AAOC Membership 53 Welcome New Members 54 PSC Corner — Coasterra Pest Control/ Titanium Restoration 55 Product & Service Council’s Service Provider Directory 59 Product & Service Council’s Contact Index 72 Advertisers’ Index — Category 74 Advertisers’ Index — Alphabetical
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 2019 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.
December 2019
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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 n Executive Director – David J. Cordero n 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 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 John Tomlinson n First Vice President Alan Dauger n Second Vice President Rick Roshan n Vice President Legislative Council Nicholas Dunlap n Treasurer Nick Lieberman n Secretary Frank Alvarez n Sergeant at Arms Stephen C. Duringer, Esq. n Immediate Past President Nicholas Dunlap n
Directors n n n n
Julia Araiza Vicki Binford Randy Combs Laurel Dial
n n n
Marie Kaplan Craig Kirkpatrick Nathan Poth
DECEMBER 10 - Board of Directors Meeting Tuesday, 6:00 pm, AAOC Offices 17 - Holiday Cruise Tuesday, 5:30–8:00 pm, Electra Cruises (See Page 19) 24 - Christmas Holiday Tuesday, Office Closed 25 - Christmas Holiday Wednesday, Office Closed
JANUARY 1 - New Year’s Holiday Wednesday, Office Closed 21 - General Membership Meeting Tuesday, 7:00–9:00 pm, NEW LOCATION — Courtyard by Marriott (MacArthur Place, Santa Ana) 30 - Welcome Home OC Informational Workshop Thursday, 10:00–11:30 am, AAOC Offices (See Page 48)
FEBRUARY 6 - Trade Show Exhibitor Boot Camp Thursday, 9:00–11:00 am, AAOC Offices 11 - Board of Directors Meeting Tuesday, 6:00 pm, AAOC Offices 17 - President’s Day Holiday Monday, Office Closed 18 - General Membership Meeting Tuesday, 7:00–9:00 pm, Courtyard by Marriott (MacArthur Place, Santa Ana) 26 - Fair Housing Seminar Wednesday, 9:00 am–12:00 pm, AAOC Offices 27 - Multifamily Mingle Thursday, 5:30–8:00 pm, Location T.B.D.
MARCH 17 - Board of Directors Meeting Tuesday, 6 pm, AAOC Offices 25 - Trade Show Exhibitor Move-In Wednesday, 12– 6 pm, OC Fair & Event Center/ Office Closed 26 - 49th Annual Trade Show & Conference Thursday, 8:30 am–3 pm, OC Fair & Event Center/ Office Closed
Directors Emeriti n n n n n
Ronald Berg David A. Cossaboom Jerry L’Ecuyer William R. Gorman Larry L. Lollman
n n n n
Ray Maggi Robert C. Shaw Robert B. Thompson Dean Zarkos
December 2019
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PRESIDENT’S MESSAGE B y J ohn T omlinson
Passing the Torch
P
lease allow me a moment to thank the Apartment Association of Orange County membership and Board of Directors for allowing me to serve as your president this past year. While it has been a difficult year legislatively for the rental-housing industry, I can promise you that I will remain involved next year by continuing to work with our Legislative Committee, our state legislative advocate, Ron Kingston, to fight for your interests. I also want to thank you for your continued support of the association and its staff and volunteers who working so diligently to protect our livelihood and industry. Nicholas Dunlap, our Immediate Past President and current Vice President of the Legislative Committee, will be stepping down as director on December 31, 2019. Mr. Dunlap is running for a seat on the Fullerton City Council and, having been an elected official myself, I know the time commitment and effort necessary to run a successful campaign
— especially in one of the largest cities in Orange County. Mr. Dunlap has served AAOC with dedication and distinction for more than decade and he will be recognized by joining many of our past presidents as a Director Emeritus. I know he will also be staying involved with the association as time permits. Our incoming President, Frankie Alvarez, has been a longtime member, dedicated volunteer, and director. Knowing Mr. Alvarez for some time, I can assure you that he will serve the association honorably and with vigor, assuredly surpassing all possible expectations. I also wanted to take a moment to commend members of AAOC who have partnered this year with Orange County United Way and its Welcome Home OC program to help end our county’s homelessness crisis. By making quality, affordable rental units available to homeless individuals who are part of the program and in possession of a federal housing voucher, they are helping to
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December 2019
make a difference in the lives of those most in need and providing them stability as they work to restore their lives. One of our very own, Craig Kirkpatrick, wrote an article on November 10, 2019 entitled, “Let’s tell our vets, ‘Welcome Home,’” which can be seen in its entirety on our AAOC Facebook page. Finally, I hope you enjoyed or AAOC Multifamily Mingle event last month and that you are planning to join us for our Holiday Cruise and Dinner on Tuesday, December 17. Tickets are still on sale by visiting www.AAOC.com. I wish you and your family very Happy Holidays and a prosperous New Year. John Tomlinson
AAOC is on the move…
New General Membership Meeting Location! Starting in January 2020… AAOC General Membership Meetings will be held at the Courtyard by Marriott in Santa Ana.
8 MacArthur Place, Santa Ana, CA 92707
N W
E S
December 2019
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EXECUTIVE DIRECTOR’S MESSAGE B y D avid J. C ordero E xecutive D irector
Reflections on a Year of Change
G
ratitude. This best describes my thoughts and feelings about 2019 and the many changes that have occurred over the past year — both anticipated and unanticipated. Last December, I was looking ahead to 2019 with great anticipation of my February wedding and then moving with my kids into our new family home. Those were going to be my big life changes for the year. A wedding and a move. Two very manageable and minimally stressful activities, right? Well, what I had not anticipated was receiving a phone call, out of the blue, wanting to gauge my interest in being considered for the executive director position at the Apartment Association of Orange County. That initial call led to a series of interviews and then a formal offer being extended the weekend before the wedding. Like that, my plans for 2019 and my career trajectory had changed. Now, as I approach my ninth month back at AAOC, and with the end a year upon us, I wanted to take a moment to share with you the things that I am most grateful for as your Executive Director. First, I am grateful for the love and support of my wife who encouraged me on my journey back to AAOC and who continues to support all that I am doing to advance the association and serve its members. Her immediate support when I told her about the opportunity to potentially come home and take the helm of the association made the interview process and my ability to accept
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the job, if offered, easier. I am also grateful to be working for a board of directors that functions effectively as a team and whose commitment to the AAOC membership and the greater rental-housing industry is second to none. I am also grateful for the confidence and trust the board placed in me when it asked me to guide the day-to-day operations of the association. We have an outstanding leadership team in place, one that provides the direction and support needed for AAOC to continue to grow and thrive, and I am eager for all that lies ahead in 2020. I am grateful for the committee members and other association volunteers who give of their time, experience, finances and other resources to help develop, implement and deliver the programs, services and events that provide value and a return on investment for our AAOC members. The success of this association is built upon member engagement and involvement. Thank you to the Education, Legislative, Membership, and Product & Service Council Committee members for all that they do throughout the year for AAOC. Thank you to our other members who volunteer for our annual trade show & conference and many of our other special events. Thank you to our members who gladly serve as workshop speakers, class instructors, event photographers, contributors to Apartment News, and more. I am grateful for our industry suppliers and other partners who not only
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December 2019
make an investment in association membership but who also make extra investments throughout the year as event sponsors. Thank you for believing in AAOC and all that it has to offer. Your commitment, as demonstrated through your sponsorship dollars, makes it possible for the association to produce quality events and meetings that benefit the entire AAOC membership. I am grateful for the outstanding professional staff that I have the privilege of working with in service to our members. The commitment and professionalism with which they do their jobs, their desire to see the association succeed and grow, and the care that they take to serve our members and to provide them with a first-class experience is exactly what an executive officer hopes to see from his or her staff. Thank you for all that you do. Finally, I am grateful for our members. AAOC exists to help its members succeed as rental housing providers and to help protect their business and property rights interests. Each year you make a choice to reinvest your hardearned dollars by renewing your membership in AAOC. I am grateful for the opportunity you give the association to continue serving you and for the confidence your place in our team to do so. May you and your family and friends enjoy a warm and festive holiday season and a prosperous New Year.
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SACRAMENTO REPORT B y R on K ingston
Implementing AB 1482 Statewide Rent Control and Just Cause Evictions
A
B 1482 is now state law. It creates a statewide program of rent control (formally referred to as “rent cap”) and just cause eviction on approximately 90% of apartments. If your rental property is already subject to a local rent control/just cause ordinance, it will continue to be regulated by that local rent control / just cause ordinance subject to issues pertaining to amendments and legal interpretations that will have to be resolved either through future legislation, litigation or a provision in AB 1482 as will be explained in this article. The provisions of AB 1482 have at least five (5) different effective and/or retroactive dates, depending on a property’s particular circumstance. You will need to review your circumstances to determine if your rental property is covered by AB 1482 and, if so, which effective dates apply to you and what you need to do to comply with the various requirements that are stated in AB 1482 on or before November 25, 2019. Understanding whether your rental property is covered by, or exempt from, AB 1482 and how AB 1482 applies to your property requires your immediate attention. As soon as possible we are suggesting that you consult your real estate attorney and tax professional to determine what, if any steps, you need to take to ensure a compliance with state and local laws on rent control and just cause for termination of tenancy.
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1. RENT CONTROL VACANCY DECONTROL AB 1482 does not change existing law. AB 1482 does not limit rent increases when the last original tenant is no longer in possession of the rented premises. ENFORCEMENT There is no expressly stated enforcement mechanism; however, any jurisdiction that does not now have a “rent board” may form such a board. This is the same as under current law. Until such time that a jurisdiction forms a rent board, any disputes will need to be settled between the rental property owner and the tenant informally or through a superior court lawsuit. RELATIONSHIP OF AB 1482 TO LOCAL RENT CONTROL/JUST CAUSE ORDINANCE If your rental property is located in, but currently exempt from, a local rent control/just cause ordinance, your property may become subject to the requirements of AB 1482 but still remain exempt from the local ordinance. RENTAL PROPERTIES THAT ARE SUBJECT TO AB 1482 • Effective January 1, 2020, annual gross rent increases will be limited to five percent (5%) plus the regional Consumer Price Index (CPI) where your rental property is located or ten percent (10%), whichever is less calculated on the lowest gross rental rate charged for that dwelling
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December 2019
at any time during the 12 months prior to the effective date of the increase. In determining the monthly rent, rent discounts, incentives, concessions or credits given by the rental property owner is excluded from the calculation of rent. • CPI means the percentage change from April 1 of the prior year to April 1 of the current year in the regional CPI Index. • For example, the correct CPI for the Los Angeles and Orange County Area can be found on the United States Bureau of Labor Statistics website www.bis.gov/regions/west/newsrelease/consumerpriceindex_ losangeles.htm. CURRENTLY THE CPI for Los Angeles and Orange County IS 3.33840%. • Be precise when calculating the CPI rent amount. • If the tenant remains in occupancy over any 12-month period, annual gross rent increases may be made in two (2) increments during the year but, together may not exceed the maximum annual rent increase. Generally speaking, most rental property owners will elect to increase rent once during the 12-month term. • If gross rent was increased between March 15, 2019 and December 31, 2019, the increase cannot exceed five percent (5%) plus your regional
CPI or 10 percent, whichever is less. • If the gross rent increase exceeded the allowable amount, the gross rent during this time period, the gross rent effective January 1, 2020 will be calculated based on the lowest gross rental amount plus the allowable increase as of March 15, 2019. • If the rent increase during this time period exceeded the maximum amount, notice to the tenant should be issued on or before November 25, 2019 so that the adjustment is effective on January 1, 2020. • A rental property owner is not liable for any corresponding rent that exceeds the maximum rent that can be charged on and after January 1, 2020. • It is very important that if there is to be a monthly rent adjustment that the rental property owner or property manager
issue a written notice of change of terms and conditions 30 days prior to January 1, 2020 PLUS the time period to deliver the notice (thus, on or before November 25, 2019). • If gross rent was increased between March 15, 2019 and December 31, 2019, in an amount less than the allowable increase, rent may be increased twice within 12 months of March 15, 2019 up to the allowable amount. • Tenants may not sublease the property in an amount that exceeds the allowable rent. • If your property is currently exempt from a local rent control/just cause ordinance. But your property is a not an owner-occupied duplex or multi-family property, it may be, or may become, subject to the requirements of AB 1482. • There is no “banking” of rent provision.
December 2019
• There is no provision for recovery of expenses associated with substantial rehabilitation. This includes no recovery of government mandated or ordered improvements such as seismic retrofit. However, rental property owners may still charge the tenant for tenant caused damage. RENTAL PROPERTIES THAT ARE EXEMPT FROM AB 1482 RENT CONTROL REQUIREMENTS: • Residential real property that is alienable separate from the title to any other dwelling unit (generally single-family residences and condominiums), provided that the following apply: • The owner is not any of the following: — A real estate investment trust as defined by Section 856 of the Internal Revenue Code; Sacramento — continued on page 10
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to the rent limits imposed by Section 1947.12 of the Civil Code and is not subject to the just cause requirements of Section 1946.2(c)(7) of the Civil Code. This property meets the requirements of Sections 1947.12(c)(5) and 1946.(e)(7) of the Civil Code and the owner is not any of the following: (1) a real estate investment trust, as defined by Section 856 of the Internal Revenue Code; (2) a corporation; or (3) a limited liability company in which at least one member is a corporation.”
Sacramento — continued from 9 — A corporation1; or — A limited liability company in which at least one member is a corporation. • Owner occupied duplexes and owner-occupied single-family residences with ADUs. • Deed Restricted Properties with respect to affordable housing for persons or families of very low, low, or moderate income as defined. • Housing that has been issued a Certificate of Occupancy within the last 15 years.
• Dormitories • Properties that are no older than 15-years since the certificate of occupancy was issued.
o For leases or rental agreements made after July 1, 2020, the agreements shall contain this statutory language. If such agreements do not have this statutory language, a notice of change of terms and conditions containing the statutory language must be served.
• If you own an exempt residential rental property, you need to take the following steps to ensure that you are exempt from AB1482: • If you do not already have a written rental agreement or lease, you need to take the steps to obtain or impose such a document by July 1, 2020. If the terms of the written rental agreement or lease are substantially the same, the tenant is not required to sign the contract. Existing law regarding notice time periods are required. • For your current residents, and/ or for leases or rental agreements made prior to July 1, 2020, that do not have the required statutory language, an owner may, but is not required to, serve a notice, of a change of terms and conditions that contains the following statutorily required language:
“This property is not subject
1 There is no exception for “S corps”.
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If a notice is served, it needs to be served 30 or 60 days prior to August 1, 2020 as circumstances warrant. Tenants are not required to sign this notice.
• The statutory language should be stated in 12-point font size in notices and lease rental agreement documents. 2. JUST CAUSE PROVISIONS PROVISIONS DO NOT APPLY TO RENTAL UNITS WHERE: • The first twelve (12) months of a tenancy or, the first twenty-four (24) months where an additional adult tenant is added to the lease or rental agreement before the existing tenant has continuously and lawfully occupied the premises for twenty-four (24) months before the just cause provisions are applicable. • (1) Local just cause ordinances were adopted prior to September 1, 2019
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December 2019
and (2) New or amended enacted on or after September 1, 2019 that are “at least” as restrictive as AB 1482. • Properties that are exempt from AB 1482’s rent control provisions. NOTICE LANGUAGE • The following required statutory language must be provided to all tenants and arguably, should be in 12-point type:
“California law limits the amount of your rent can be increased. See Section 1947.12 of the Civil Code for more information. California law also provides that after all of the tenants have continuously and lawfully occupied the property for 12 months or more or at least one of the tenants has continuously and lawfully occupied the property for 24 months or more, a landlord must provide a statement of cause in any notice to terminate a tenancy. See section 1946.2 of the Civil Code for more information.”
• To comply with this requirement: • For existing tenancies, notice must be given no later than August 1, 2020 (tenants are not required to sign the notice); • For new leases or rental agreements that do not include this statutory language (or for oral leases or rental agreements), this written notice is to be given on or after July 1, 2020. Failure to deliver this notice in the prescribed manner invalidates a no-fault eviction. TWO TYPES OF JUST CAUSE TERMINATIONS • “At fault” terminations are defined as: • Non-payment of rent; Sacramento — continued on page 12
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• Material breach of terms and conditions of lease or rental agreement; • Maintaining or permitting a nuisance; • Refusal to execute a written extension or renewal of the lease for an additional term of similar duration with similar provisions; • Criminal activity on the rental property; • Criminal threat on or off the property directed at the owner or the owner’s agent; • Assigning or subletting the premises in violation of lease terms; • Tenant’s refusal to allow entry to the premises as authorized by law; • Using the premises for an unlawful purpose as described by applicable law; • Employee or licensee’s failure to vacate the premises following termination of employment; • Tenant’s failure to vacate the premises after tenant’s delivery of notice of the tenant’s intention to vacate the premises. • BEFORE ISSUING A NOTICE TO TERMINATE FOR A CURABLE BREACH, the tenant must receive a written notice (a new form to fit this requirement should be used) and opportunity to cure (another new form) pursuant to paragraph (3) of Section 1161 of the Code of Civil Procedure. Once again, the tenant is not required to sign either one of these forms. • If the violation is not timely Apartment News
– Other work that can safely be performed without having the property vacated.
• “No fault” is defined as:
• Committing waste;
12
– Minor repairs; or
cured, a three (3) day notice to quit without an opportunity to cure may be served to terminate the tenancy.
Sacramento — continued from 10
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• Owner (or specified owner’s relatives) intent to occupy the rental property • Owner withdrawal of the property from the rental market (not defined in AB 1482) • Owner compliance with court or government agency order for the tenant(s) to vacate the property — LIMITATION: If a court or government agency determines that the tenant is “at fault” for habitability related issues, the tenant shall not be entitled to a relocation payment of one months’ rent which is based on the last month’s rent • Owner intends to demolish or “substantially remodel” the rental property. — Substantial remodel work that requires a tenant to vacate the rental property for at least thirty (30) days and includes: – Abatement of specified hazardous materials; – Replacement or substantial modification to any structural, electrical, plumbing, or mechanical system that requires a permit from a government agency. — Cosmetic improvements alone do not qualify as a substantial remodel. Cosmetic improvements include: – Painting; – Decorating; December 2019
• When completing a “no fault” termination, the tenant is entitled to receive the equivalent of one (1) month’s rent through either a direct payment or a waiver of the last month’s rent. • If a “no fault” termination notice is served, the tenant is entitled (regardless of income) to a relocation payment to one month’s rent which at the owner’s option can be either: — A rent waiver; or — A payment of one month’s rent.
In either case, the proper procedures must be followed.
• If the tenant fails to timely move out, the tenant is liable for these damages in an unlawful detainer complaint. THIRD PARTY PROPERTY MANAGEMENT AB 1482 has substantial impacts on how third-party property managers do business. This topic is beyond the scope of this article. SUNSET PROVISION AB 1482 is repealed (“sunsets”) as of January 1, 2030. Copyright© 2019 CalStrategic Copyright© 2019 California Political Consulting Group, 1107 Ninth Street, Suite 711, Sacramento, CA 95814 916.447.7229 • www.CALPCG.com Ron Kingston is President of the California Political Consulting Group (CalPCG). For Questions regarding this article, please call the AAOC at (714) 245-9500
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ORANGE COUNTY LEGISLATIVE WATCH B y B ill C hristiansen , V ice P resident of G overnment A ffairs
The Rent Control Protest Industry
T
he resurgence of public calls for rent control has been driven by a series of progressive, nonprofit organizations that must create a constant housing “crisis” to keep their non-profit fundraising efforts lucrative and to recruit additional volunteers. A non-profit fundraising “campaign” is much more successful when there’s an emotional emergency to “solve” the crisis-of-the-day. These organizations have created an industry around their
protests, thus an industrial complex of protestors in favor of rent control. Many of our current state legislators have been recruited and elected by these same organizations. In California, most of these progressive, non-profit organizations are based in San Francisco and the Bay Area. One of the largest is called “Tenants Together.” It is a tenants’ union. It claims to stand for renters’ rights, but it is simply a tenants’ union organizing arm
and a fundraising vehicle for a group of closely aligned organizations, including the Democratic Socialists of America and The Public Interest Law Project. Here in Orange County, the local non-profit organizations hire professional “community organizers” to recruit and build local volunteer databases. The volunteers are then used to protest at city council meetings and hold press conferences. They use old-school union organizing techniques while trying to
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create additional tenants’ unions. We recognize the faces of many of the same protestors who travel to different cities to protest. They are often bussed around to make it look like there is a larger grassroots effort than really exists. One of the largest of these non-profits in Orange County is Orange County Communities Organized for Responsible Development (OCCORD) which is the non-profit arm of the UNITE HERE, Local 11 union. It organizes “protestors” to show up at Anaheim and Santa Ana City Council meetings and give endless, scripted public comments aimed at intimidating the city council members. They have tried to recruit activists in other local cities as well. Thankfully, the interest has been very low. Orange County does not have the same number of large, non-profit activist organizations as Los Angeles and San Francisco, but our local progressive nonprofits still need to keep their members agitated. Last month, the Tenants Together activists tried to get both the Anaheim and Santa Ana City Councils to “implement” AB 1482 before it takes effect on January 1, 2020. This was simply an organizing tool to keep their volunteers active at the end of the year, a time when the holiday season takes away much of the energy from angry protests. Our Orange County elected officials are generally savvy to the ways of the protest industry and largely ignore their tactics. However, we must always be wary of these non-profits and professional community organizers. These organizations are always on the lookout for the next “rent gouging” or “eviction crisis” so they can agitate their volunteers to push the politicians into reacting. The rent control protest industry will be very active when the California Legislature reconvenes in January and through the November 2020 elections. This is why it is important for us to continue educating our local elected officials about the world of multifamily housing, so they will make informed decisions prior to casting votes on issues important to our members and our industry.
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8:37 AM
LEGAL CORNER B y S tephen C. D uringer , E sq .
Questions & Answers My kids are finally grown, on their own and out of the house. It seemed a shame to let their old room just sit idle, so I rented it out to what I thought was a quiet hard-working grad student. I thought the company would do me good and I could sure use the extra income. Well, this quiet hard-working grad student wasn’t really quiet, hard working or a grad student! I can’t say for sure what he does, but he doesn’t go to school, work or go anywhere for that matter. He hasn’t left the house in weeks; he just sits around and listens to his blasted stereo and television. He pays his rent, but he is getting on my nerves! Just last night he told me not to even think of asking him to leave because he knew the eviction laws and said he could stay in my house for months, maybe even a year! Is this true, how long must I endure this nightmare?
In the case of a single lodger in a house where there are no other lodgers, the owner of the house can remove the lodger without using the formal eviction procedures. You may give your unwanted
lodger written notice that he cannot continue to use the premises. The amount of notice will be the same as the number of days between rent payments. That is, if the lodger pays rent weekly, then you may give him seven days-notice, if monthly, then thirty. When the notice expires, the lodger has no further right to remain in the owner’s house and he may be removed as a trespasser. One of my elderly residents recently fell and broke her hip, and it looks like she won’t be getting around very well ever again. She has been living in our building for many years and I would hate to see her move, everyone loves her. Her daughter asked if I would install grab bars in the shower and in the bathroom, and kind of implied that I must do it at my expense because of the ADA requirements, whatever they are. Now this resident is very sweet, but I just cannot afford to spend the money, my husband and I are barely mak-
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ing it as it is. Do I have to allow my resident to install the grab bars and do I have to pay for the cost?
A landlord must allow a disabled tenant to make reasonable modifications to the rental unit to the extent necessary to allow the tenant full enjoyment of the premises. The tenant, not the landlord, must pay for the modifications. As a condition of making the modifications, you may require the tenant to enter into an agreement to restore the premises to their original condition upon termination of the tenancy. You cannot require an additional security deposit in this situation, but you can require the tenant to pay a reasonable estimate of the restoration cost into an escrow account. Since I relocated to the west coast, I have served as the onsite manager for a twentyfour unit building. After a number of evictions for non-payment of rent, the owner and I have come to the conclusion that individuals on federal or state subsidy are less than stellar residents. I understand that someone may fall on hard times, but we have never had a good experience with a resident that received government assistance. The owner has asked me to refuse renting to individuals receiving federal or state subsidies. Can I do this?
No. Owners typically select residents on the basis of their ability to pay the rent. As you know, the purpose of income Legal Q&A — continued on page 18
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Legal Q&A — continued from 16 qualification is to ensure that the tenant will be able to pay the rent. However, the source of the tenant’s income may not be used as part of the selection process, and the income qualification policy must be applied equally to all residents. Although the source of the income may not be used to disqualify a prospect, provided it is legal, the prospect must meet all of your other criteria in order to qualify. My tenant and I have been on good terms for the last five years. The tenant has failed to pay this month’s rent. It is now the 20th of the month, and I haven’t seen my tenant, or the rent. Actually, it’s been a while since he showed his face around these parts. I’m pretty sure he left the premises, but he hasn’t returned the keys. Since I have not seen him and he owes me money, can I change the locks and re-rent the premises?
No. Under most circumstances, California law requires that a landlord can only retake possession of a property following the voluntary surrender by the resident, pursuant to a judgment for possession, and enforcement of that judgment can only be accomplished through the Sheriff, or by compliance with the Belief of Abandonment of Real Property procedural requirements. Initially, if a tenant surrenders keys to the premises, you may legally re-enter and change the locks. However, when a landlord has a reasonable belief that the tenant has vacated, and the tenant’s outstanding rent has been due and unpaid for at least 14 days, then the landlord may post a Notice of Belief of Abandonment of Real Property. Once the Notice of Abandonment of Real Property has been posted and mailed to the tenant, and 18 days have expired, the landlord may retake possession of the property without resorting to the courts.
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 285,000 landlord tenant matters throughout California and has collected over $200,000,000 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
longer lasting.
Dear Maintenance Men:
I need to do some caulking at my apartment unit, both inside and outside. While at the hardware store, I noticed there are many different types of caulk available. I found it hard to make a decision on which caulk to buy for my needs. Can you give a bit of insight on which caulk does what and why? Frank
Dear Frank:
We understand! It seems every week there is a different type of caulk available for use. Let us try to break down the most common of 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 bathrooms, kitchens 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 bathrooms, kitchens and other wet locations. It is mold and mildew resistant. Paintable. 4. Siliconized Acrylic Sealant: Easy to use, soap and water or solvent cleanup. Perfect for porcelain tile, metal and glass. It’s similar to acrylic tile sealant, but tougher and
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Apartment News
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 want to create a seating and relaxing area in the middle of my building’s courtyard. My thoughts are to use decomposed granite and eliminate the current grass area. How do I go about installing the surface without making a mess or a future headache for myself? Bryan
Dear Bryan:
Decomposed granite or DG for short is
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a great way to add a durable, natural and water wise surface. A few things you need to know before you get started. The key word in DG is “Decomposed.” In other words, this granite is decomposing. There are three options: 1) Raw DG for flower beds; 2) Stabilized DG for walkways; and 3) Resin-coated DG for driveways. For your purpose, you need to use a stabilized DG for walkways. It has a binder mixed into the DG. Non-stabilized DG is much cheaper but will, of course, decompose and create dust when dry, and slush when wet. To properly install DG, dig down three inches overall and use a wood, rock or brick border to keep the edges of the DG from crumbling. As an option, lay down a weed barrier cloth under the DG. Apply DG in one-anda-half inch layers, water down (don’t flood), then tamp or use a heavy roller to compress the DG. Wait eight hours between layers to let the DG settle. Repeat the above for each subsequent layer. When installed properly, the DG surface will be rock hard, stable, dust free and will allow water to drain.
Dear Maintenance Men:
I have a resident who is complaining that the garbage disposal smells. I have tried running lemon slices and ice cubes to clean the disposal unit. It works for a short time, but the smell comes back. What steps do you recommend for Maintenance Men — continued on page 22
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December 2019
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21
the debris that have collected and wash with soap and water.
Maintenance Men — continued from 20 resolving this problem? Barbara
Dear Barbara:
The smell may come from a number of places. 1. The first and easiest to check is the rubber splash guard that keeps things from falling into the disposal. Remove the rubber splash guard and turn it inside out. Clean out
2. Use a small toilet type bush with soap and scrub the inside of the garbage disposal. This will remove any slime build-up. (For safety reasons, shut the garbage disposal off at the breaker or pull the plug.) 3. Remove the drain trap and clean out any sludge. Many times, the horizontal pipe between the trap and
the wall may have hard deposits coating the inside of the pipe. The deposits will collect food and debris that may slow the drains considerably. 4. If you have a dishwasher, check the drain line leading from the air-gap or dishwasher to the garbage disposal. It may be full of sludge that will cause a smell to come through the air-gap located next to the faucet. Clean or replace any pipes with deposits or sludge. Check both drain lines for the above problems. 5. Now, if you wish, run the garbage disposal with a few slices of lemon and it should smell good and remain that way. Once in a while, throw some ice cubes in the garbage disposal unit to help scrape away any debris. We need Maintenance Questions!!! If you would like to see your maintenance question 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 & construction for more than 20 years. Frank is the incoming president of the Apartment Association of Orange County. He is also a lecturer and educational instructor and serves as co-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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December 2019
The Apartment Association of Orange County PRESENTS
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Commentary from a Broker, Owner and Manager Perspective
Now that Rent Control is here…
I
n my last column, I addressed issues ranging from the lack of affordable housing in California to analytics pointing to a rosy future for our apartment rents and operations. However, knowing our legislators were working feverishly on enacting a rent control bill — AB 1482, I stated the rules of owning and operating our apartment investments were changing. This month, I will address the rent cap aspect of the bill which takes effect January 1, 2020. Our legislators pointed to the fact rents are so high that a majority of our residents in California are paying over 30% and many over 50% of their monthly incomes on rent. I wonder how many homeowners are paying similar percentages toward their monthly housing costs. Lawmakers cited rent control would cure everything from the high cost of housing to rent gouging to homelessness. So, despite the people of California resoundingly defeating Proposition 10 in 2018, our legislators passed AB 1482 by wide margins in both houses. We know that rent control is not the answer. Building enough housing units to keep up with demand is. There are many examples that building adequate supplies of housing solves and/or averts these problems. One example is the Houston Metro Area, which has a quarter of the population of California but has built more apartments and condos in the last 10 years than California has statewide. For many years, large num-
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bers of Californians have moved to Houston and other cities across the nation looking for affordable housing along with lower taxes, fewer regulations, etc. Building enough housing to keep up with demand keeps housing affordable! But I digress. In a nutshell, AB 1482 effectuates statewide rent control on properties 15 years or older, not already subject to rent control. The bill’s author, Assembly Member David Chiu, maintains AB 1482 will help eight million renters. However, a Zillow analysis found that only 7% of California renters would have benefitted in 2018 from the cap that AB 1482 places on apartment rent increases. As we know, this cap limits increases to 5% +CPI. Currently, the April 2019 CPI for our area is 3.3384%. The kneejerk reaction would be to raise rents by 5% + 3.3384%, but let’s think this through. I think we can all agree that newspaper headlines trumpeting $400 and $500 rent increases certainly hurt our cause and portrayed landlords in a less than positive light. Headlines and news stories about landlords, across the state, raising rents to the maximum limit would do the same. Most of us who have been diligent in giving rent increases have probably averaged 3%-to-5% annual rent growth and are probably near market rents. I’m not sure at what point rents above market would cause my tenants to move, but the market usually dictates what we can charge. Moreover, the recession
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December 2019
that many have been predicting will impact our annual rent increases. For owners whose rental units are grossly below market — rent control may or may not cause them to get proactive to catch up with the market. In summary, AB 1482 might not greatly impact our ability to raise rents, to keep up with our expenses, at least for now. I haven’t addressed just cause evictions or other provisions in AB 1482, but the most troublesome aspect of this bill might be the fact that government is slowly (or quickly) getting more involved in our business. Is this just the beginning of more government meddling? The bill doesn’t address enforcement, to ensure the provisions of AB 1482 are being followed. How will this be administrated and how will it be funded? Most cities that already have rent control, have rent control boards that are basically funded by owners and taxpayers. It’s hard to fathom how rent control will solve California’s many housing challenges and how a few bad actors were enough to warrant this bill and its unintended consequences, but it is the mandate by which we now have to operate. And while AB 1482 does have a 10-year sunset provision, don’t hold your breath that it will happen. New York’s various iterations of rent control and rent stabilization date back to1943 and have gone from bad to worse.
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October General Membership Meeting Recap
T
he Apartment Association of Orange County’s (AAOC) General Membership Meeting in October — the final meeting of 2019 — got into the spirit of the Halloween season with a focus on all things spooky and scary, including a panel discussion entitled, “Property Management Horror Stories.” AAOC president-elect Frank Alvarez (Buffalo Maintenance), Denise Arredondo (JLE Property Management) and Gabe Jones (Checkpoint ID) comprised the panel of multifamily industry
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Apartment News
experts who covered a wide range of topics and discussed some of their experiences dealing with some of the scarier and unpleasant aspects of multifamily property management. They also provided practical tips and valuable nuggets of information to the nearly 100 members in attendance. Jones spoke first and talked about the evolution of fake IDs and the sophistication of drivers’ licenses which has made it harder to determine if they are authentic. Cards today often contain a
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December 2019
mixture of fake and real information and fake ones are harder to detect upon simple viewing. Her company, Checkpoint ID, takes the guess work out of the equation and has the capability of detecting these cleverly executed but fake documents. Jones also relayed an interesting statistic, that three percent of the individuals who provide identifications to take apartment tours are “fake.” Additionally, because tenant Meeting Recap — continued on page 28
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From left to right: AAOC Executive Director David Cordero, Denise Arredondo (JLE Property Management), Gabe Jones (Checkpoint ID), and Jennifer Barragan (ACP Management Co.).
Meeting Recap — continued from 26 evictions can sometimes cost $5,000 to $10,000, fully verifying the identity of prospective tenant is critically important. Arredondo followed and focused on the importance of keeping all files, secured and locked, to protect ones’ business and the identities and sensitive information of both tenants and prospective tenants. She relayed a story of a rental property owner, whose tenant records were left accessible, in the garage of the owner’s home. She emphasized that it is the property owner’s obligations and responsibility to protect these documents. She also dis-
cussed how rental property owners and operators need to be knowledgeable in Fair Housing laws. She explained that even innocent sounding questions by an owner or manager about someone’s accent, or their children, cannot be asked, and reminded the audience that Fair Housing representatives “shop” owners to see if they are complying with the laws. Arredondo also emphasized the importance of conducting timely unit inspections to ensure the safety of the residents and the entire community, citing how during one such inspection, she discovered a Christmas tree stored next to a gas water heater. She concluded her talk
Tim Gorman (WR Gorman & Associates) and Judy Downey take a break from their discussion of rental property market trends to pose for a photo.
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Apartment News
From left to right: Jennifer Barragan (ACP Management Co.), AAOC PresidentElect Frank Alvarez (Buffalo Maintenance, Inc.), and Stefanie Koslosky (The Liberty Group).
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with a helpful suggestion about having personal protection equipment — extra clothes, gloves, goggles, masks — always at the ready, in the event of an emergency or some other situation. Alvarez then began his remarks, reflecting on how we are living in an increasingly sophisticated “world of fraud” — with savvy scammers working the system, finding ways to live in their units, rent free. He emphasized the importance of securing knowledgeable professional management companies to be the front line of defense in weeding out predators and fraudsters. He Meeting Recap — continued on page 30
Two members of the JLE Property Management team pose with AAOC board member Randy Combs (Keller Williams).
December 2019
December 2019
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AAOC members filled the room to hear our panel of experts share their “Property Management Horror Stories” and what they learned from them.
Meeting Recap — continued from 28 also pointed out that mold, lead and asbestos claims are another leading scam tactic, with insurance companies quick to pay out claims, in order to avoid more costly litigation, regardless of whether the claim has merit. He also recommended that owners “pass the torch” of rental property operation to their children and involving them earlier, ensuring that they understand and can apply proper property management and maintenance techniques. Overall, he recommended that everyone being proactive, not reactive, in all approaches of property management. Piggy backing on Arredondo’s advice regarding unit inspections, Alvarez also stressed the necessity of
Gabe Jones (Checkpoint ID) discusses ways to combat identity theft with an AAOC member.
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Apartment News
also inspecting garages. He pointed out that garages are only for cars, not property storage, and that improper use of garages can create a fire hazard. He also shared how fire marshals, once viewed as foes, are now viewed increasingly as partners in an inspection and safety role, and how they should be called upon if situations arise. He finished his remarks by touching upon the pesky topic of bed bugs, emphasizing that all units must be pest free, that professional help should be called upon to effectively eradicate pests, and that it is important to hit all units, as bugs travel. Finally, the meeting concluded with an announcement that the AAOC General Membership Meeting are moving to a new location in 2020. Starting in January, the meetings will
be held at the Courtyard by Marriott (8 MacArthur Place, Santa Ana, CA 92707), located just west of the 55 Freeway off MacArthur Boulevard. The meeting time will remain 7 to 9 p.m. on the third Tuesday of the month. AAOC would like to extend a sincere thank you to WR Gorman & Associates, Chase Bank and Farmers Insurance for their sponsorship of the October General Membership Meeting. We couldn’t have these meetings and other member events, without the continual support of these Product & Service Council members and sponsors. We look forward to seeing you at our next General Membership Meeting on Tuesday, January 21, 2020 at 7 p.m. at our new location — The Courtyard by Marriott in Santa Ana.
AAOC Executive Director David Cordero sets the stage for an evening of “Property Management Horror Stories” with Gabe Jones (Checkpoint ID), Denise Arredondo (JLE Property Management) and Frank Alvarez (Buffalo Maintenance).
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December 2019
AAOC 2020 Multifamily Housing Forecast Recap Panel Concludes: Rental & Economic Forecast Remains Strong Despite Legislative Threats
S
ome of the most active players in today’s multifamily housing market recently took time to participate in the Apartment Association of Orange County’s 2020 Multifamily Housing Forecast, held on October 30
at the Pacific Club in Newport Beach. Now in its fourth year, the event was moderated by AAOC Immediate Past President Nicholas Dunlap and featured an expert panel comprised of Marshall Boyd (Interstate Equities
BY NICHOLAS DUNLAP
Corporation), Jerry Fink (Bascom Group), Jeremy Fitzl (L’Abri Management), Paul Julian (Advanced Real Estate Services) and John Williams Forecast Recap — continued on page 34
From left to right: Jennifer Barragan (ACP Management Co.) and AAOC board From left to right: AAOC 2020 Multifamily Forecast co-sponsor Michael Rey member Nick Lieberman (Bona Fide Mortgage) take a break from their pre(Rey Insurance) and AAOC board member Julia Araiza (Pacifica Company) breakfast networking for a photo. eagerly await the beginning of the program.
From left to right: Bill Christiansen (AAOC), Melissa Ke (CLAHB Properties) and Kathy Tavoularis (Office of the Orange County Auditor-Controller).
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Thank you, Chase Bank Multifamily Lending, for its co-sponsorship of the AAOC 2020 Multifamily Forecast.
December 2019
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Multi-family housing is a multi-generational business, just ask Michael and Larry Newman (Rondell Homes).
The AAOC 2020 Multifamily Forecast panelists and moderator Nicholas Dunlap were all smiles after sharing so much positive news about the Orange County multifamily real estate market.
Forecast Recap — continued from 32 (Avanath Capital). The takeaway from this year’s forecast is that values, driven by near low rates and steady rent growth, should remain strong and see continued growth in 2020. As the multifamily market continues to attract cash-heavy buyers from the stock market, the investment fundamentals for some are looking less like a financial investment and more like a straight purchase, in that the returns and other metrics just don’t make sense. The panelists concluded that while the signing into law of statewide rent cap legislation AB 1482 was bad, voter passage of the looming 2020 state ballot initiative, being referred to as “Proposition 10: Version 2.0” would be much worse. Panelist John Williams shared that the recent passage of statewide rent control in New York has puzzled the market and that while prices have yet to decline, transactions are slowing as buyers look elsewhere. Long term, investors see strength in the multifamily market, both in Orange County and in core markets across the United States. Expect things to remain stable through the Presidential election next November, and likely beyond if President Trump wins re-election. If we see a “regime change” in Washington D.C., that could prompt consequential
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Apartment News
From left to right: Marshall Boyd (Interstate Equities), Jerry Fink (Bascom Group), Jeremy Fitzl (L’Abri Management, Inc.), Paul Julian (Advanced Real Estate), and John Williams (Avanath Capital Management, LLC.) comprised AAOC’s expert panel of multifamily real estate investors.
Thank you, CBRE, for its co-sponsorship of the AAOC 2020 Multifamily Forecast.
changes to housing/tax policy and likely also affect investors. AAOC would like to thank the panelists for their participation and the sponsors of the 2020 Multifamily
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December 2019
Housing Forecast — Chase Multifamily Lending (Scott Schweer, Executive Director), CBRE (Dan Blackwell), Opus Bank, and Rey Insurance Services — for helping make the event possible.
December 2019
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35
AAOC Multifamily Mingle Recap
M
attract enthusiastic first-time attendees and mingle veterans alike. Looking ahead to 2020, AAOC will be taking the Multifamily Mingle on the road and visiting other exciting locations throughout Orange County.
ultifamily professionals from across Orange County gathered on Thursday, November 14, inside Aqua Lounge at The Fashion Island Hotel, for the Apartment Association of Orange County’s final
Multifamily Mingle of the year. The free industry networking event, which provides a fun, relaxing environment to connect with industry colleagues, while enjoying some tasty appetizers and beverages, continues to
Joel Hager (Hager Properties) heads over to the buffet area to sample some tasty appetizers.
AAOC’s Multifamily Mingle is the place to be for multifamily professionals who are looking to network and have some fun.
From left to right: Howard Chien (Kastle Systems) and Corey Lee (Laundry Up) From left to right: Gabriel Cortez and Gabriela Fisk (Farmers Insurance), enjoyed getting to know one another. Valerie Sargent (Yvette Poole & Associates) and Andreas Ciric (All About Painting) get acquainted with one another.
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From left to right: Marilyn Rowe (Rowe Properties) and Robert Monahan enjoyed meeting with their fellow multifamily professionals.
Keep your eyes open for event notifications in Apartment News, in your email inbox, and via AAOC’s social media channels, and be sure to invite your industry colleagues. Let’s keep the momentum building in 2020.
From left to right: Olga Biedak-Yorkartz and Elizabeth Russell take a break from their conversation for a photo.
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AAOC Legislator of the Year Assemblyman Tyler Diep
T
he Apartment Association of Orange County (AAOC) is pleased to announce Assembly-
man Tyler Diep as its 2019 Legislator of the Year. Assemblyman Diep has been a longtime friend to AAOC and the
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rental-housing industry. He serves as Vice Chair of the Assembly Housing and Community Development Committee and this year was an early opponent of the rent cap legislation AB 1482 (Chiu). He voted “NO” on the bill in committee and when it was taken up on the Assembly Floor. Assemblyman Diep maintained open lines of communication with AAOC throughout the year, resulting in the association not only being kept apprised as AB 1482 progressed but in AAOC Legislative Committee Chair Nick Dunlap also being able to work closely with him to track and respond to these changes and infuse facts and good data into the policy discussions and political debates. Assemblyman Diep also graciously spoke at the AAOC General Membership Meeting in September and provided association members with an update on the bill and its ramifications, following its passage by the State Legislature. Tyler Diep was first elected to the California State Assembly in November 2018 to represent the 72nd District, which includes the Orange County cities of Fountain Valley, Los Alamitos, Seal Beach, Westminster, portions of Garden Grove, Huntington Beach, and Santa Ana, and the unincorporated areas of Midway City and Rossmoor. Diep is proud to call himself a strong taxpayer advocate and the Orange County Taxpayers Association recognized him in 2017 with its “Rose Award,” for his opposition to new and higher taxes. Diep’s priorities in the Tyler Diep — continued on page 46
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AAOC Salutes Retiring State Senator Jeff Stone
T
he Apartment Association of Orange County (AAOC) wishes to extend a fond farewell to
State Senator Jeff Stone (R-Temecula) and express its thanks for his friendship and longstanding support of the
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multi-family housing industry. Senator Stone recently accepted a presidential appointment to serve as Western Regional Director of the United States Department of Labor. As a legislator, Stone embraced the philosophy of a fiscally responsible, less intrusive, and more efficient and responsive government for its citizens. The two-term state senator was especially supportive of the multifamily industry this year during the Senate Floor vote on AB 1482 (Chiu). Prior to the vote, Senator Stone rose to the microphone and spoke in strong opposition to the rent cap legislation. He pointed out that developers would have no reason to build new housing if they couldn’t earn a reasonable return on their investment. “We’ll see even a greater housing crisis because of the low supply of housing,” Stone said. “Either this will force our constituents to join a 60,000 homeless population that we see in the L.A. area, or they will simply just move to another state.” Stone said AB 1482 will be the “most severe rent control in the history of our state,” emphasizing that small apartment owners would be hit the hardest because they don’t have enough “political juice” to be exempted from the bill like many of the large, regional and statewide property owners. Senator Stone is a life-long Southern Californian who has been a strong advocate for property rights and a longtime friend of AAOC, often taking time to consult on trends and concerns Jeff Stone — continued on page 46
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41
Risk Management 101, Part Two
I
t’s every landlord’s nightmare: A tenant who can’t, or won’t, pay the rent. You’ve invested in your property. You are obligate to continue to pay taxes, insurance, a mortgage, and maintenance, and you depend on that income. You provided a home for your tenant and you have a right to expect that tenant to keep their end of the deal. Now you’re involved in a time consuming and emotionally draining eviction process. In the best situations,
you will pay some legal fees and lose some rent. In the very worst situations, you could spend thousands in legal fees and lose half a year of rent before you get your property back. It’s clear that the risk of a tenant who fails to pay rent is a risk that needs to be managed. In business, risks are generally managed in ways that fall into one of four categories: 1. Risk Avoidance 2. Risk Mitigation 3. Risk Retention 4. Risk Transfer Some of these risk management strategies will not be very useful for landlords, while others can bring tremendous advantages in managing the risk of the non-paying tenant. In part one of this article last month, we discussed the first two risk management strategies: Risk Avoidance and Risk Mitigation. In this part two of this
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BY ERIC D. JARVIS, ESQ. FOUNDER OF REASSURERENT
article, we will look at Risk Retention and Risk Transfer, and come to a conclusion about which strategies are best when a tenant can’t — or won’t — pay the rent.
3. Risk Retention — Accept it
The opposite of risk avoidance, risk retention is the strategy that says, “OK, I’ll take that risk.” Accepting risk occurs when one looks at and recognizes the risk, but then decides it is not so bad that it is necessary to avoid it, or to spend money on managing it. For example, there is always a risk that a water pipe may leak in your unit. However, you don’t avoid the risk by shutting of the water supply, and you don’t mitigate the risk by hiring someone to constantly watch the pipes. Most people just acknowledge that it is a potential risk, and know that they will simply deal with it if and when it happens. Risk retention is relatively inexpenRisk Management — continued on page 44
December 2019
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Risk Management — continued from 42 sive. There is no up-front cost to accepting the risk, and no cost of systems or controls. However, risk retention is best for minor risks. Those risks that are real but not so potentially damaging that they would cause a significant negative impact in terms of cost or effort. The nonpayment of rent by a tenant is, by contrast, central to the business of being a landlord, simply accepting and retaining the risk of a defaulting tenant would be very damaging and have a significant negative impact. Risk retention is therefore not a recommended strategy to manage this risk.
4. Risk Transfer — Transfer it
Risk transfer is a risk management strategy that involves shifting the risk away from yourself, to someone else. This is usually done through an insurance policy, which is a contract where the insurance company agrees to accept a risk in exchange for the payment of
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money. The money paid for this transfer of risk is called premium. When a property owner purchases fire insurance for his building, he pays a premium to the insurance company, who in turn assumes the risk of that building burning down — if it does burn down, the insurance company will reimburse the owner for the loss. Risk transfer is ideal for those risks that can be very damaging have a significant financial impact, even if the likelihood of it happening is quite small. For example, the U.S. Fire Administration (part of FEMA), estimates that there were 380,900 residential fires in 2015. The U.S. Census reports that there were 124,590,000 households in 2015. The likelihood of a house fire in 2015 was therefore just 0.31% in 2015. Yet, because the impact of a house fire is so devastating, almost every one of those households bought fire insurance! The Orange County Register reports that 499,010 unlawful detainer cases were filed over the last three years in California. The average time to get a tenant out of a unit is 2 months and can be as long as 6 months. For many landlords, the lost rents, legal fees, and other expenses can be devastating. If the landlord could transfer that risk to an insurance company, who would pay the legal expenses of the eviction, and reimburse the landlord for the lost rent, the landlord would have the best outcome out of all of these risk management strategies. Risk transfer is therefore the best strategy for managing the risk of
the tenant who can’t, or won’t, pay the rent. ReassureRent tenant default insurance is an insurance policy that is exactly designed for this risk.
Conclusion
We have reviewed the four primary categories of risk management strategies used by professional risk managers. We’ve applied these strategies to the risks of property owners, in particular to the risk of the non-paying tenant. Risk avoidance and risk acceptance seem the least desirable strategies to employ. Risk mitigation by credit reports and security deposits is the current strategy of the industry but cannot protect against future changes in economic circumstances. Only risk transfer, using an insurance policy like ReassureRent, which covers the legal expenses of eviction and which actually reimburses lost rental income, provides the most complete protection against the tenant who can’t, or won’t, pay the rent. About the Author: Eric D. Jarvis is the founder of ReassureRent, the exclusive provider of tenant default insurance. Eric is also an attorney, who, prior to his 20 years as an insurance and risk management professional, practiced landlord/tenant law in Southern California. ReassureRent can be reached at (833) 3TENANT (833-383-6268), and at www.reassurerent.com/AAOC.
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Tyler Diep — continued from 38
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!!
Assembly include, “…common sense infrastructure spending, promoting job growth and creation, continuing a strong commitment to public safety, and protecting access to health care.” Prior to his election to the State Assembly, Diep was twice elected to the Westminster City Council and was unanimously selected by his city council colleagues as vice mayor. He also served as a director of the Midway City Sanitation District and as a senior advisor with the California State Board of Equalization and the California Department of Tax and Fee Administration. Assemblyman Diep is a leader who has demonstrated an unwavering commitment to the core values and principles that AAOC values most. As deals were being cut in Sacramento and pressure was being applied to legislators to compromise on AB 1482, Tyler Diep stood firm and did not waver in his support for private property rights and
keeping government involvement in check. The Apartment Association of Orange County appreciates all that Assemblyman Tyler Diep has done this year in the defense of the rental-housing industry and it is pleased to honor him as its 2019 Legislator of the Year.
Jeff Stone — continued from 40 facing the industry. As an apartment owner for 35 years, himself, Stone has always been aware of the threats facing rental-property owners and was able to utilize this insight in speaking out against the constant, senseless threat of legislation. AAOC salutes Senator Jeff Stone for his service to our state and for his efforts on behalf of the rental-housing industry and wishes him well in his new role with the Department of Labor.
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You’re invited to attend an informational workshop to learn more about WelcomeHomeOC. This program provides sound business benefits to rental property owners and operators 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.
Thursday, January 30 10 am to 11:30 am
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December 2019
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Aging Properties: Are they still worth keeping?
I
n my September article, I addressed physical deterioration issues and, in November, the financial impact of ignoring a need for major repairs and/or of not updating features and amenities. With AB 1482 instituting statewide rent controls and just cause evictions, owners now have another compelling reason to take a long, hard look at their properties — particularly the older ones. Although there are a few exemp-
tions, rent increases at most multifamily properties are to be capped at 5%, plus an average of 2.5% for inflation. Some owners may think, “Wow, a 7.5% annual increase is more than I’ve been asking. I’ll be fine.” However, such an attitude may be misleading. Many owners have not consistently raised rents that are now far below market value. Concurrently, all too often, they have also let their properties deteriorate. Their thinking is: “Why invest
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if tenants are not complaining and their rents are under market?” On top of everything else, many Orange County multifamily properties were constructed in the 1960’s. It is only a matter of time until significant improvements will be needed to extend the useful life of those buildings. Owners can’t directly pass these costs along to their tenants and, now, with AB 1482, large rent increases are off limits. All of this is a recipe for disaster! Although AB 1482 does include a sunset clause, that does not occur until 2030. So, as you look at your property today, you need to consider what possible major repairs are likely to be required before the law reverts back, assuming the legislature does not extend it. How many years will it be before the roof can no longer be patched, but has to be replaced? Will decks and/or driveways need re-sealing or repairing? Will the exteriors need repainting?
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What about the trim? And, don’t forget the HVAC units. On top of that — are there pending local code revisions that are going to force you to incur additional costly compliance updates? Also, what is going to happen to property values? Currently interest rates are low and, although there has been some softening in prices, there are still buyers. However, the likelihood of the market remaining at what are still historic highs is questionable. Even if you are in a 100% equity position and figure you can ride out any market downturn, what will you do should there be a need for a major repair? Remember, if values go down and, as many believe, interest rates go up — obtaining a loan to cover such costs may not be feasible. Do you have sufficient reserves or are you really willing to divert other savings? If you take a ten-plus year view of your property, you also have to consider what this aging process will be doing to the neighborhood where your property is located. Rent control, by its very nature, does not encourage owners to reinvest and upgrade their properties. In fact, most areas tend to deteriorate more quickly. Think, too, about your own personal situation. If you are a hands-on owner, do you really want to be responding to those middle-of-thenight plumbing calls for another ten years? Will you even be able to do so? And, what will happen if someone else needs to take over? With rent control, will the property be able to cash-flow any type of added management and/or repairman burden? With AB1482’s just cause provision, evicting tenants to make renovations will also be more expensive and risky. As currently written, if tenants have lived in an apartment for a year or longer, the bill requires payment of a relocation fee equal to one month’s rent. This fee has to be paid within 15 days of giving notice — i.e. prior to the actual move-out date. Thus, there is a possibility that a resident can take the
money and then refuse to move out, requiring the owner to go through lengthy and costly court proceedings. What’s the bottom line? If you own an older property that has not been kept market competitive, you need to do some serious thinking and get some expert advice as to your options. When all is said and done, these properties may not be worth the headache!
About the Author: Tim Gorman is a Commercial Real Estate broker with the WR Gorman Team at Keller Williams Commercial, a division of WR Gorman & Associates, Inc. With a focus on wealth building through real estate, the Brea-based brokerage became the exclusive commercial agents for Keller Williams Irvine, in 2018. The firm also has agent representation in Keller Williams offices in Yorba Linda and Anaheim Hills.
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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
– 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
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Coasterra Pest Control
Titanium Restoration
With qualified and top-notch service, Coasterra Pest Control is the right choice for your residential and commercial pest control needs. We are highly experienced and have the skills needed to protect your home and business from those irritating and, at times, terrifying pests. Coasterra is the smarter approach to pest control! Whether you are looking for a recurring pest control service, a one-time service, or even a FREE inspection, Coasterra is here to help. You need to know that you will be working with a licensed professional whom you can trust to provide the absolute best service at the best price. At Coasterra, customer service is number one; our friendly representatives answer the phone with a smile and are always happy to help. With Coasterra, you get the service that you deserve! We communicate efficiently with our clients. You will receive an email two days before the service, a text message the day before and your technician will always call when he is 30 minutes away. Upon arriving home, you will see a door hanger on your door that specifies all treated areas and there will be a service report with a picture of your technician and invoice in your email. Coasterra provides free re-treats in between services to make sure your home or business remains pest free. Regular treatments are critical in maintaining protective barriers and preventing infestations from reoccurring. If you see more than the occasional pest around your home, simply call us for a complimentary re-treat! Call today to discuss any service listed below: • Free Estimates • Monthly pest control Services • Bi-Monthly pest control Services • Quarterly pest control Services • Bed Bug Services • Bee Services • Roach Clean Out Services • Rodent Control Services • One-time general pest control services We can be reached at 714-551-6730 and we’re here to help. Ask us about our 100% money back guarantee!
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Titanium Restoration is a family-owned business that has been serving Orange County, the Inland Empire and Los Angeles residential properties in water restoration for over 15 years. Our certified, licensed IICRC technicians will work directly with you to provide 24/7 immediate response to your property restoration and renovation service needs. At Titanium Restoration, we strive to build long-term relationships with all valued customers. Our top priorities include competitive pricing, safety, quality and exceptional customer service. Our mission is built upon the foundation of three basic principles: integrity, loyalty, and commitment, to ourselves, to each other and to our customers. Our company is experienced to work with apartment management companies by measuring, documenting and submitting all legal paperwork. Our experienced, highly qualified technicians are able to properly assess any property damage, which makes the progression of restoration quicker. Titanium Restoration takes full responsibility to prevent the customer from becoming stressed about the process. Water is one of the most damaging components that can compromise the structural and environmental safety of your home or rental property. The risk of mold growth and unsound walls makes it crucial to take immediate action. Water damage, if left untreated, will spread very quickly throughout the building and increase the chance of permanent damage. We always aim to exceed expectations, because for us it’s not just about fixing property, it’s about giving our clients comfort and safety.
Services provided by Titanium restoration: • Board-up/tarp-up • Sewage cleanup • Complete water extraction • Fire, water and flood clean up • Mold remediation • Cleaning services • High pressure cleaning • Smoke and odor removal Please contact Victor Martinez at titaniumrestoration@ gmail.com or (714) 290-5875, for any questions or to schedule an on-site visit to examine your damaged property. Let Titanium Restoration help you with your water damage issues!
December 2019
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
Appliances Sales, Service & Leasing
Boiler Systems
A.S. Wise, Inc. Kastle Systems
ACE Commercial Laundry Equipment, Inc. American Appliance Rentals Appliance Warehouse Consolidated Appliance Rentals Expressions Home Gallery L and D Appliance Corp. National Service Company Orco Apartment Supply, Inc. R&B Wholesale Distributors, Inc.
Bluefrog Plumbing + Drain of Orange County DCM Services, Inc ICF for SoCalGas Multifamily Energy Efficiency Rebates Ironwood Plumbing, Inc. Spicer Mechanical Water Heater Man, Inc.
Accounting Services Ascent Multifamily, LLC HMWC, CPAs & Business Advisors
Accounting Software Ascent Multifamily, LLC Entrata HENRI Yardi Systems Inc.
Asbestos Asphalt Sales & Service
DryMaster
M & M Contracting, Inc. Rose Paving LLC
Anyone Home Entrata
Antimicrobial Services BioSweepOC
Apartment Market Research Data ALN Data Apartment SEO CBRE – OC Multifamily Cushman & Wakefield — The Bridge Multifamily Team Yardi Systems Inc.
PAS Purchasing Solutions Xpera Group
Cabinets/Refinishing
DryMaster
Acoustic Ceiling Removal Answering Service
Buying Group
Attorneys Law Offices of Sam Chandra, APC D’Egidio Shah & Townsend Duringer Law Group, PLC Fisher & Phillips Newmeyer & Dillion, LLP ReassureRent David S. Schonfeld, A Professional Law Corp. The Judge Law Firm Wesierski & Zurek, LLP
Awnings
Andersen Cabinets Buffalo Maintenance, Inc. The Cabinet Depot, Inc. MTD Kitchen S M Painting Corp. South Coast Construction & Repair The Door & Window Company
Carpentry AMS Construction Buffalo Maintenance, Inc. Buildian Construction Services, Inc. MTD Kitchen The Cabinet Depot, Inc.
Carpet Sales & Service
Apartment Rental Publications & Services
Can-Do Windows & Doors
Orco Apartment Supply, Inc. R&B Wholesale Distributors, Inc.
apartments.com RentPath Zillow Group Rentals
Bath Restoration or Renovations
Cleaning Service
Baldwin Construction Buffalo Maintenance, Inc. Cabinet Masters and Design California Bath Restoration FSI Construction South Coast Construction & Repair Symmons Titanium Restoration Services Company
Titanium Restoration Services Company
Apartment/Student Housing CallTek, Inc. Kairos Investment Management Company LaundryUp Red Capital Group RokitNow Titanium Restoration Services Company
Coin-Operated Laundry Equipment ACE Commercial Laundry Equipment, Inc. All Valley Washer Service Inc. Appliance Warehouse CSC Service Works Excalibur Laundries L and D Appliance Corp. National Service Company R&B Wholesale Distributors, Inc. WASH Multi Family Laundry Systems
PSC Service Provider Directory — continued on page 56
December 2019
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Content Restoration
Environmental Services
continued from page 55
AMS Construction
Collections
Countertops
Duringer Law Group, PLC David S. Schonfeld, Attorney at Law
The Cabinet Depot, Inc. California Bath Restoration Eurostone MTD Kitchen
Alliance Environment Group/Airtek Indoor Air Solution American Environmental Specialists, Inc. BioSweepOC Pacific Environnemental & Abatement Solutions, Inc.
Commercial Gas Grills AEI Corporation
Evictions ReassureRent
Deck Coatings, Magnesite Repairs, Waterproofing
Fencing & Gates D & D Technologies Gate Hardware
CallTek, Inc. TouchPoint
Alan Smith Pools AMS Construction Buffalo Maintenance, Inc. Smalley & Company WICR Waterproofing & Decking
Concrete Maintenance & Repair
Drain Cleaning
Black Bird Fire Protection, Inc.
Bluefrog Plumbing + Drain of Orange County California Rooter & Plumbing Coast Plumbing, Heating & Air LA Hydro-Jet & Rooter Service, Inc. Specialized Pipe Technologies Total Rooter & Plumbing
Fire & Flood Restoration
Commercial Patio Heaters AEI Corporation
Communications
AMS Construction Harvest Landscape Enterprises, Inc. M & M Contracting, Inc. OC Concrete LLC Rose Paving LLC
Construction AAA Restoration AMS Construction Baldwin Construction Buildian Construction Services, Inc. FSI Construction Harvest Landscape Enterprises, Inc. Ingersoll Rand KD Electric Company McCormack Roofing Weatherproofing & Construction OC Concrete LLC Optimum Seismic, Inc. Rose Paving LLC
Consulting Ascent Multifamily, LLC Flood Relief Specialists H & S Wealth Management/Centaurus Financial Investment Capital Real Estate Xpera Group
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Draperies/Blinds/Window Coverings Apex Window Décor Orco Apartment Supply, Inc. R&B Wholesale Distributors, Inc.
Duct Cleaning
Financial Planning HMWC, CPAs & Business Advisors
Fire Safety
BioSweepOC BluSky Restoration Contractors, LLC Commercial Restoration Company DryMaster Emergency Services Restoration, Inc. PRC Restoration Restoration Management Company Service First Restoration Inc.
Fitness Equipment
Multi Team Services
Opti-Fit Fitness Solutions Promaxima Strength & Conditioning
Electrical
Flooring
KD Electric Company Orco Apartment Supply, Inc. R&B Wholesale Distributors, Inc.
Interior Logic Group Property Services Urban Surfaces
Electric Vehicle Products
AFR Furniture Rental
American Appliance Rentals
Garage Doors
Energy Management
Mesa Artificial Turf/Garage Doors
Yardi Systems Inc.
Environmental Consulting & Training American Environmental Specialists, Inc. Energx Controls Inc. Mesa Artificial Turf/Garage Doors
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December 2019
Furniture Rental
General Contractor
Landscapes/Hardscapes
Patio Covers
Baldwin Construction BluSky Restoration Contractors, LLC Buildian Construction Services, Inc. EmpireWorks Reconstruction and Painting FSI Construction HandyCrew Services, Inc. OC Concrete LLC PRC Restoration Service First Restoration Inc. S M Painting Corp.
Harvest Landscape Enterprises, Inc. Richard Cohen Landscape
Can-Do Windows & Doors
Lead Removal
Access Exterminator Service, Inc. Accuracy Plus Termite & Pest Control Bugs Away Exterminators Coasterra Pest Control Greentech Heat Solutions IPM Tech Pest & Termite Management Pacific Pest Control Inc Skyline Pest Control The Bee Man
Handyman Buffalo Maintenance, Inc. S M Painting Corp.
Heating & Air Conditioning Coast Plumbing, Heating & Air Expressions Home Gallery Ingersoll Rand L and D Appliance Corp. R&B Wholesale Distributors, Inc. Spicer Mechanical
Insurance Brian Berg Insurance Services, Inc. Brian Case Insurance Agency Inc. Deans & Homer, Renter’s Insurance Dick Wardlow Insurance Brokers Entrata Farmer’s Insurance — Theresa Simes Agency Flood Relief Specialists FMN Capital H & S Wealth Management/Centaurus Financial Hackett Insurance Services — Farmers Insurance ISU — The Olson Duncan Agency NFP Property & Casualty ReassureRent Rey Insurance Services, Inc.
Interior Design Straight Designs
Internet Services Apartment SEO apartments.com RentPath Zillow Group Rentals
Pacific Environnemental & Abatement Solutions, Inc.
Lending Institutions Banc of California Berkadia CBRE – OC Multifamily Chase Multifamily Lending Citizens Business Bank Diversified Mortgage Company Opus Bank Red Capital Group Redwood Mortgage
Community Pet Solutions
Plumbing, Contractors & Supplies
KD Electric Company
Mailboxes Orco Apartment Supply, Inc. R&B Wholesale Distributors, Inc.
Maintenance, Repairs, Products Buffalo Maintenance, Inc. CallTek, Inc. Evolution Building Efficiency FSI Construction HandyCrew Services, Inc. Homasote ICF for SoCalGas Multifamily Energy Efficiency Rebates Ingersoll Rand KD Electric Company WICR Waterproofing & Decking
Bluefrog Plumbing + Drain of Orange County California Rooter & Plumbing Coast Plumbing, Heating & Air ICF for SoCalGas Multifamily Energy Efficiency Rebates Ironwood Plumbing, Inc. Orco Apartment Supply, Inc. R&B Wholesale Distributors, Inc. Specialized Pipe Technologies Sustainable Solutions Int. Symmons Total Rooter & Plumbing
Pool/Spa Service & Repair Alan Smith Pools Clear Expectations, Inc.
Private Investigations FPK Security, Inc.
Marketing
Property Management
Zumper
AIM Properties Allen Properties CallTek, Inc. Consensys Property Management DM Smithco Dunlap Property Group Entrata JLE Property Management L’Abri Management, Inc. LoCali Management Group The Management Works 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 Westminster Asset LLC WIRE Associates
Mold Remediation American Environmental Specialists, Inc. BioSweepOC DryMaster Service First Restoration Inc.
Odor Removal BioSweepOC Specialized Pipe Technologies
Outdoor Furniture & Refinishing
Morgan Skenderian Investment Real Estate Group Company
Alan Smith Pools
Baldwin Construction The Cabinet Depot, Inc. Cabinet Masters and Design California Bath Restoration MTD Kitchen Symmons
Pet Waste
Lighting
Investments
Kitchen Renovations
Pest Control
Paint Sales & Service Behr Paint Buildian Construction Services, Inc. EmpireWorks Reconstruction and Painting R&B Wholesale Distributors, Inc. S M Painting Corp. West Coast Drywall & Paint
PSC Service Provider Directory — continued on page 58
December 2019
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PSC Service Provider Directory continued from page 57
Property Management Software
Real Estate Broker
Utilities & Sub Metering
Morgan Skenderian Investment Real Estate Group Company
ICF for SoCalGas Multifamily Energy Efficiency Rebates Livable Southern California Edison Multi Family Program Southern California Regional Energy Network Company
Reconstruction
Anyone Home Appfolio, Inc. Ascent Multifamily, LLC HENRI Parking Boss Rentler ResMan RokitNow Yardi Systems Inc.
Property Management Staffing & Training Career Strategies JWilliams Staffing NPM Staffing PM Staffing The Liberty Group
A-Rising Builders AAA Restoration AMS Construction Baldwin Construction Buffalo Maintenance, Inc. Commercial Restoration Company EmpireWorks Reconstruction and Painting FSI Construction Service First Restoration Inc. WICR Waterproofing & Decking
Resident Screening Rentler Yardi Systems Inc.
Resident Services
Rain Gutters
Entrata
Argos Homes Systems
Roofing
Real Estate/Investments
AMS Construction Buildian Construction Services, Inc. Guardian Roofs by Sudduth Construction Inc. McCormack Roofing Weatherproofing & Construction Royal Roofing.com (RWS&P, Inc.)
1031 Crowdfunding, LLC CBRE – OC Multifamily Cushman & Wakefield — The Bridge Multifamily Team Direct 1031 Exchange DM Smithco Gorman & Associates H & S Wealth Management/Centaurus Financial Investment Capital Real Estate Kairos Investment Management Company Marcus & Millichap Morgan Skenderian Investment Real Estate Group Company Orange Coast Title Company Prestige Property Management ProActive Realty Investments Realtors Commercial Alliance of Orange County (RCAOC) SVN / Vanguard — Cameron Irons WIRE Associates
Security Services/Patrol Services ADT Multifamily California Safety Agency CallTek, Inc. FPK Security, Inc. USGI — Upland Group Village Patrol, Inc. West Coast Metropolitan Patrol
Video Commercials NPM Staffing
Video Surveillance Alpha Video Surveillance Bastion Security Kastle Systems
Water Heaters ACT, Inc. D’MAND Kontrols Systems California Rooter & Plumbing Coast Plumbing, Heating & Air DCM Services, Inc FAST Water Heater Company ICF for SoCalGas Multifamily Energy Efficiency Rebates Orco Apartment Supply, Inc. R&B Wholesale Distributors, Inc. Total Rooter & Plumbing Water Heaters Only, Inc. Water Heater Man, Inc.
Waterproofing AAA Restoration AMS Construction McCormack Roofing Weatherproofing & Construction S M Painting Corp. Smalley & Company WICR Waterproofing & Decking
Water Removal ATI DryMaster
Surface Restoration
Website Development/Online Advertising
AMS Construction
Apartment SEO
Sustainability/Green Energy
Windows & Doors
NextLevel Optima
Can-Do Windows & Doors Mesa Artificial Turf/Garage Doors Milgard Windows & Doors The Door & Window Company
Tax & Financial Planning FMN Capital H & S Wealth Management/Centaurus Financial HMWC, CPAs & Business Advisors
Telecommunications Boingo Wireless, Inc. Kings III Emergecny Communications Company
Towing Dedicated Transportation Services TO’ and MO’ Towing
Trash Services Valet Living
Tree Service Harvest Landscape Enterprises, Inc.
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Do you know… AAOC fights for YOUR Private Property Rights? Support your PAC and Legal Defense Fund!
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. 1031 Crowdfunding, LLC Edward Fernandez 1 Spectrum, Pointe, Suite 320 Lake Forest, CA 92630 (844) 533-1031 edfernandez@1031crowdfunding.com
See the Advertisers Index on Page 74 for the location of our ad.
A-Rising Builders Emma Zaboth 151 Kalmus Drive#H6 Costa Mesa, CA 92626 (949) 239-0198 emma@arisingbuilders.com — www.arisingbuilders.com 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
Accuracy Plus Termite & Pest Control John Claypool 2784 Saturn Street, Suite F Brea, CA 92821 (714) 961-1260 info@accuracypluscalifornia.com ACT, Inc. D’MAND Kontrols Systems Larry Acker 3176 Pullman Street, Suite 119 Costa Mesa, CA 92626 (714) 668-1200 larrya@gothotwater.com.com ADT Multifamily Christopher Martin 4161 E. La Palma Ave. Anaheim, CA 92807 (714) 858-1344 cnmartin@adt.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.
We provide home automation, security systems, keyless door locks & smart thermostats.
PSC Contact Index — continued on page 60
PROTECT YOUR MOST VALUABLE ASSET!
Call today for a FREE Estimate!
714-633-3619
“Always Professional…Always Guaranteed… and Always in Writing.” Why Choose Guardian Roofs? Superior Service: At Guardian Roofs, we strive to provide every client with the same high level of service we would like to experience. Expert Roofers: After roughly 3 decades in the industry, we have developed a highly skilled staff of roofers that can be relied upon to provide expert work, no matter what type of roof or roofing material the job may involve.
— Residential & Commercial — Specializing in all Composition: Metal, Eco-Friendly and Synthetic Roofing Systems
FREE
$100 Gift Card to Home Depot with $1,000 minimum contract
Quality Products: We only use high-quality roofing products from top manufacturers, and we are always on the lookout for new products and technologies that we can adopt for the benefit of our clients. Competitive Prices: Because we understand property managers may have strict budget constraints to work with, we always provide detailed estimates before beginning work and our prices are always competitive.
“Excellent job—neat and clean— definitely highly recommend them —Thank you!” — Benito Notarstefano
Fully Licensed & Insured: We carry our own insurance and as a state licensed roofing contractor we conduct all business to a high ethical standard.
Complete Satisfaction Guaranteed in Writing!! Visit us at: www.guardianroofs.com Quality You Can Trust: From North America’s Largest Roofing Manufacturer!TM
December 2019
Lic. No. 847279, B1 & C39
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PSC Contact Index — continued from page 59
AEI Corporation George Speicher 2641 Du Bridge Ave. Irvine, CA 92606 (949) 474-3070 gspeicher@aeicorporation.com — www.aeicorporation.com
Defining the commercial outdoor grill and patio heat experience since 1966.
AFR Furniture Rental Stacey Reyes 3330 Garfield Avenue Commerce, CA 90040 (323) 248-8030 sreyes@rentfurniture.com AIM Properties Don St. John 531 E. Chapman Avenue Orange, CA 92866 (714) 633-2344 don@aimproperties.net — www.aimproperties.net Alan Smith Pools 227 W Carleton Ave Orange, CA 92867 (877) 607-6657 kevin@alansmithpools.com All Valley Washer Service Inc. John Cottrell 15008 Delano St. Van Nuys, CA 91411 (800) 247-1100 john@allvalleywasher.com — www.allvalleywasher.com
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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.
Alliance Environment Group/Airtek Indoor Air Solution 900 W. 10th St. Azusa, CA 91702 Ph: (626)663-3500 billwood@alliance-enviro.com ALN Data Jackie James 2611 Westgrove Drive, Suite 104 Carrollton, TX 75006 (972) 932-2553 jackie@alndata.com — www.alndata.com Apartment data and market research.
Alpha Video Surveillance 50000 Birch Street, Suite 3000 Newport Beach, CA 92660 (702) 859-9020 d.martinez@aplhavs.com American Appliance Rentals Gil Brenner 14252 Culver Dr Suite #A329 Irvine, CA 92604 (714) 834-0530 gil@rentafridge.com — www.rentafridge.com
Appliance rentals and purchase solutions for properties and residents.
www.aaoc.com
December 2019
American Environmental Specialists, Inc. Mr. James F. McClung, Jr. 15183 Springdale Street Huntington Beach, CA 92649 (714) 379-3333 admin@aeshb.com
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
See the Advertisers Index on Page 74 for the location of our ad.
Andersen Cabinets Brian Wang 1250 Philadelphia Street Pomona, CA 91766 (909) 895-8818 brian@andersencabinets.com — www.andersencabinets.com Anyone Home Jaime Conde 25521 Commercentre Dr #100 Lake Forest, CA 92630 (949) 916-3919 lightson@anyonehome.com
Engagement and automation tools through Contact Center and CRM software.
AP Staffing Blanca Garcia 1905 E. 17th Street, Suite 208 Santa Ana, CA 92705 (310) 295-2562 blanca@apstaffing.net — www.apstaffing.net
Apartment SEO Ronn Ruiz 100 W. Broadway Ave, Suite 425 Long Beach, CA 90802 (877) 309-7363 ronn@apartmentseo.com — apartmentseo.com
Advertising firm specializing in Websites, Search & Social Media Marketing.
apartments.com Renee England 18201 Von Karman Ave., Suite 550 Irvine, CA 92612 (714) 313-7621 rengland@apartments.com
#1 nationwide provider of information and advertising services.
Apex Window Décor Deepa Gorajia 1108 E. Katella Avenue, Suite C-1 Orange, CA 92867 (714) 532-2588 deepag@apexwindowdecor.com — www.apexwindowdecor.com See the Advertisers Index on Page 74 for the location of our ad.
Appfolio, Inc. 55 Castilian Dr Goleta, Ca 93117 (866) 648-1536 mindy.sorenson@appfolio.com Appliance Warehouse David Jepsen 3201 W. Royal Lane, Suite 300 Irving, TX 75063 (888) 572-7222 djepsen@appliancewhse.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.
Ascent Multifamily, LLC 6655 S. Eastern Avenue, Suite 2800 Las Vegas, NV 89119 (702) 467-0789 mike@ascentmfa.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 Banc of California Joe Gomez 3 MacArthur Place Santa Ana, CA 92707 (949) 381-2939 joe.gomez@bancofcal.com
We provide multifamily loans to investors.
Bastion Security David Raske PO Box 231239 Portland, OR 97281 (800) 783-5700 draske@bastionsecurity.com — www.bastionsecurity.com
December 2019
Behr Paint Lori Flores 1601 E. Saint Andrew Pl. Santa Ana, CA 92705-5044 (909) 248-5132 lorflores@behrpaint.com — www.behr.com Berkadia Michael Thagard 2020 Main Street Irvine, CA 92614 (949) 422-0950 michael.thagard@berkadia.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. Julie Eyssallenne 10282 Trask Ave. Ste D Garden Grove, CA 92843 (714) 310-6132 juliee@blackbirdfire.com Bluefrog Plumbing + Drain of Orange County 17165 Von Karman, Suite 106 Irvine, CA 92614 (949) 762-2000 orangecounty@bluefrogplumbing.net BluSky Restoration Contractors, LLC 2345 N. Glassell St. Orange, CA 92865 (714) 788-0197 jlinares@goblusky.com
PSC Contact Index — continued on page 62
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PSC Contact Index —
Buildian Construction Services, Inc. 555 Anton Blvd., Ste 150 Costa Mesa, CA 92626 (714) 432-6598 mark@buildianconstruction.com Cabinet Masters and Design 931 East Ball Rd. Anaheim, CA 92805 (714) 722-4433 cabinetmaster2@gmail.com
continued from page 61
Boingo Wireless, Inc. Christopher Vargas 10960 Wilshire Blvd, 23rd Floor Los Angeles CA 90024 (310) 586-5180 multifamily@boingo.com Brian Berg Insurance Services, Inc. Dyana Owens 23101 Lake Center Drive, Suite 335 Lake Forest, CA 92630 (888) 791-7069 dyana@bbisinc.com — www.bbisinc.com Brian Case Insurance Agency Inc. Brian Case 6707 S El Camino Real San Clemente, CA 92672 (949) 716-3643 bcase@farmersagent.com 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.
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.
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.
California Safety Agency Darrell Cowan 8932 Katella, Suite 108 Anaheim, CA 92804 (866) 996-6990 dcowan@csapatrol.com — www.csapatrol.com CallTek, Inc. 2640 Main Street Irvine, CA 92614 (949) 767-9809 ron.turner@calltekcenter.com
TOTAL ROOTER & PLUMBING DRAIN CLEANING $75
(KITCHEN, LAVY, LAUNDRY, TOILET)
MAIN LINE SNAKING $85
(FROM 3 or 4 INCH GROUND LEVEL ACCESS INCLUDES CAMERA INSPECTION)
BACKFLOW TEST $75
(DISCOUNT AVAILABLE FOR MULTIPLE DEVICES)
SLAB LEAK REPAIR $750
(LOCATE, EXCAVATE, REPAIR BACKFILL and PATCH CONCRETE)
WATER HEATER INSTALL $1095
(30, 40, 50 GALLON GAS AVG PRICE GROUND LEVEL INSTALL)
CALL US FOR ALL YOUR PLUMBING AND DRAIN CLEANING Prices good Monday-Friday, 8am--5pm, Subject to change without notice Major credit cards accepted (3% charge) / 0% financing available 24 hour emergency service available Family owned and operated
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Can-Do Windows & Doors Jason Albany 151 Kalmus Sr, Suite J-2 Costa Mesa, CA 92626 (714) 752-3407 j@candoremodeling.com Career Strategies Ashley Loya 575 Anton Blvd, Suite 630 Costa Mesa, CA 92626 (949) 251-8811
CSI recruits, staffs and in some cases trains their candidates for all onsite positions.
CBRE – OC Multifamily Daniel Blackwell 3501 Jamboree Road, Suite 100 Newport Beach, CA 92660 (949) 307-8319 dan.blackwell@cbre.com — www.cbre.com/invocmultifamily
Orange County multifamily investment property sales and 1031 exchanges. See the Advertisers Index on Page 74 for the location of our ad.
Chase Multifamily Lending 3 Park Plaza, Suite 1000 Irvine, CA 92614 (866) 937-7199 www.chase.com/mfl Citizens Business Bank Michael Duran 2650 E. Imperial Highway Brea, CA 92821 (714) 996-8150 mduran@cbbank.com — www.cbbank.com
Business Banking, Apartment Loans/Commercial Loans.
totalbfrp@gmail.com www.totalbfrp.com LIC # C36=1055056
(657) 217-6557 Se habla Espanol
Clear Expectations, Inc. Michael West 2372 Morse Avenue, Suite 505 Irvine, CA 92614 (949) 316-1116 mwest@clearexpectations.net www.clearexpectations.net/orange-county Coast Plumbing, Heating & Air Matt McGhee 17390 Mt. Cliffwood Circle Fountain Valley, CA 92708 (800) 882-6278 Coasterra Pest Control 1525 Mesa Verde Dr E #225 Costa Mesa, CA 92626 (714) 551-6730 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 Laurel Dial 1380 S. Anaheim Blvd Anaheim, CA 92805 (714) 772-4400 laureld@consensyspm.com — www.consensyspm.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
DCM Services, Inc David Carlson PO Box 400 Pico Rivera, CA 92056 (800) 504-7103 dcmservices400@gmail.com
See the Advertisers Index on Page 74 for the location of our ad.
D’Egidio Shah & Townsend Eric Townsend 7801 Mission Center Court, Suite 240 San Diego, CA 92108 (619) 550-3011 eric@dstlawfirm.com – www.fireandfloodattorneys.com
Insurance claims attorney. We make sure insurance pays what’s owed.
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
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!
We are the leading screening and risk management provider for the multifamily industry.
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.
Cushman & Wakefield — The Bridge Multifamily Team Mark Bridge 18111 Von Karman Ave, Suite 1000 Irvine, CA 92612 (949) 372-4888 Mark.bridge@cushwake.com See the Advertisers Index on Page 74 for the location of our ad.
D & D Technologies Gate Hardware Rich Woodbeck 7731 Woodwind Drive Huntington Beach, CA 92647 (714) 500-5602 rwoodbeck@ddtechusa.com — www.ddtechglobal.com 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.
(951) 509-9321 or (888) 642-3070 service@imperialroofmanagement.com
www.imperialroofmanagement.com December 2019
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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
PSC Contact Index — continued from page 63
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 1031 Exchange 7900 East Union Ave, Suite 1100 Denver, CO 80237 (720) 358-1031 gflater@direct1031exchange.com Diversified Mortgage Company Mike Meisenbach 2081 Business Center Drive, Suite 155 Irvine, CA 92612 (949) 706-4691 info@diversifiedmortgageco.com DM Smithco Duane Van Handel 1940 W. Orangewood Ave., Suite 201 Orange, CA 92868 (714) 456-9147v456-9983 dvh@dmsmithco.com DryMaster Rachel Arndt 26021 Pala Dr., #150 Mission Viejo, CA 92691 (949) 492-1100 Info@drymaster.com
Specializes in landlord/tenant law, debt collection, eviction. See the Advertisers Index on Page 74 for the location of our ad.
Emergency Services Restoration Joanna Kham 4435 W. 153rd Street Lawndale, CA 90260 (800) 540-5532 jkham@esr24.com
Water damage restoration for clean, grey, sewage mitigation of in, under and around structures.
EmpireWorks Reconstruction and Painting Chet Oshiro 1682 Langley Ave. Irvine, CA 92614 (888) 278-8200 coshiro@empireworks.com — www.empireworks.com Energx Controls Inc. Tim Krause 6168 James Alan St. Cypress, CA 90630 (714) 336-9805 energxsolar@gmail.com Solar Thermal services
Entrata 4205 Chapel Ridge Road Lehi, UT 84043 (801) 735-6988 jlewis@entrata.com Eurostone 800 S. Robertson Blvd., Ste 2 Los Angeles, CA 90035 (310) 967-8000 george@eurostone.us Excalibur Laundries Janana Pisano 4 Hutton Centre Drive, Suite 750 Santa Ana, CA 92707 (949) 266-7000 jkpisano@excaliburlaundries.com — www.excaliburlaundries.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.
FAST Water Heater Company 11715 North Creek Parkway South, Unit C-106 Bothell, WA 98011 (866) 554-2448 atyler@fastwaterheater.com
PSC Contact Index — continued on page 66
Sondance Painting 1108 E. Katella Avenue, Suite C-1 Orange, CA 92867 Phone (714) 532-2588 • Fax (714) 532-2466 www.apexwindowdecor.com Family owned for generations!
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66"
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Also Available: • Fauxwood Blinds • Woven Wood Shades • Aluminum Mini Blinds
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• Roller Shades • Shutters • Vinyl Mini Blinds
www.aaoc.com
FULL JANITORIAL, MAINTENANCE & CLEAN UP SERVICES
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December 2019
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Mon. – Fri. 9:00 A.M. to 5:00 P.M. Closed Saturday & Sunday LICENSE #1014622
December 2019
www.aaoc.com
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65
PSC Contact Index — continued from page 64 Fisher & Phillips 2050 Main Street, Suite 100 Irvine, CA 92614 (949) 851-2424 cbaran@laborlawyers.com Flood Relief Specialists Lexi O’Leary PO Box 136 Lincoln, MI 48740 (989) 724-6622 lexi@frspecialists.com
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
HMWC, CPAs & Business Advisors David Eisenman 17501 17th St., Suite 100 Tustin, CA 92780 (714) 505-9000 david@hmwccpa.com H & S Wealth Management/Centaurus Financial Marcel Pahmer 2900 Bristol Street, Suite B-104 Costa Mesa, CA 92626 (714) 975-9033 mpahmer@cfiemail.com
Greentech Heat Solutions Tom Allen 4010 San Antonio Rd. Yorba Linda, CA 92886 (951) 833-6860 tom@greentechheat.com — www.greentechheat.com
Hackett Insurance Services — Farmers Insurance Rick Hackett 33161 Camino Capistrano, Suite K2 San Juan Capistrano, CA 92675 (949) 943-3610 rhackett196@gmail.com — www.farmersagent.com/rhackett
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.
FMN Capital John Merwin 26041 Acero Mission Viejo, CA 92691 (949) 455-0300 john.merwin@fmncc.com
Heat treatment equipment & training for bedbugs.
Guardian Roofs by Sudduth Construction Inc. Diana Hughes 1010 N. Batavia St., Suite F Orange, CA 92867 (714) 633-3619 guardianroofsbookkeeping@gmail.com — www.guardianroofs.com
We supply all financial needs.
FPK Security, Inc. Steve Flamm P.O. Box 55597 Valencia, CA 91355 (800) 459-4068 stevef@fpksecurity.com FSI Construction Kelly Martin 4339 Corporate Center Dr. North Las Vegas, NV 89030 (972) 880-5171 kelly@fsiconstruction.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.
Harvest Landscape Enterprises, Inc. Christy Babbitt 2339 N Batavia St. Orange, CA 92865 (714) 273-5335 christy@hlei.us – www.hlei.us
Landscape maintenance, Arbor care, irrigation management, landscape design & construction.
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Call for a FREE Inspection!
info@amsroofingconstruction.com
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Rated #1 Construction Company in Southern California! Excellent Customer Service & Competitive Pricing!
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December 2019
We help homeowners defer or reduce capital gains taxes.
Provide insurance consulting & coverage.. See the Advertisers Index on Page 74 for the location of our ad.
HandyCrew Services, Inc. Hector Barragan 1400 N Jefferson St, Suite E Anaheim, CA 92807 (714) 509-5045 hector @ochandycrew.com
See the Advertisers Index on Page 74 for the location of our ad.
HENRI Dan Vonderheide 15230 N. 75th St. #1030 Scottsdale, AZ 85260 (262) 337-3999 dan@henrihome.com — www.henrihome.com HMWC, CPAs & Business Advisors David Eisenman 17501 17th St., Suite 100 Tustin, CA 92780 (714) 505-9000 david@hmwccpa.com Homasote Miriam Bonilla 932 Lower Ferry Road Trenton, NJ 08628 (800) 257-9491 mbonilla@homasote.com Building Products & manufacturer
ICF for SoCalGas Multifamily Energy Efficiency Rebates Leslie Villavicencio 601 W. 5th Street, Suite 900 Los Angeles, CA 90071 (626) 622-2463 multifamilyrebates@icfi.com — https://www.socalgas.com/foryour-business/energy-savings/multi-family-savings Ingersoll Rand Jesse Estrada 11927 Ottawa Pl. #90 Chino, CA 91710 (909) 306-9390 jesse.estrada@irco.com Interior Logic Group Property Services 14830 Desman Road La Mirada, CA 90638 (562) 222-2382 johnvirgin@interiorlogicgroup.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.
IPM Tech Pest & Termite Management P.O. Box 890 Ontario, CA 91762 909-625-1720 george@ipmservicesnow.com 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
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
Law Offices of Sam Chandra, APC Sam Chandra 710 S. Myrtle Ave., Suite 600 Monrovia, CA 91016 (626) 305-0555 www.Ca-Eviction.com
Representing Landlords in California for Evictions and Collections with “PERSON TO PERSON” service.
Livable Daniel Sharabi PO Box 475852 San Francisco, CA 94147 (877) 789-6027 comesave@livable.com — www.livable.com
See the Advertisers Index on Page 74 for the location of our ad.
PSC Contact Index — continued on page 68
Independent insurance brokerage representing commercial building owners and operators.
J Williams Staffing Lisa Wetzel 18881 Von Karman Avenue, Suite 1050 Irvine, CA 92612 (949) 250-1923 lisaw@jwilliamsstaffing.com JLE Property Management Denise Arredondo 202 E Broadway Anaheim, CA 92805 (714) 778-0480 www.jle1.com — denise@jle1.com
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 Kastle Systems 1090-1092 N. Tustin Ave Anaheim, CA 92807 (626) 238-3082 hchien@kastle.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.
Kings III Emergency Communications Company Teresa Atwood 751 Canyon Dr, Ste 100 Coppell, TX 75019 (562) 248-9225 tatwood@kingsiii.com — www.kingsiii.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 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
December 2019
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PSC Contact Index —
MTD Kitchen Monica Nouriya 13213 Sherman Way North Hollywood, CA 91605 (818) 764-2254 monica@mtdkitchen.com
continued from page 67
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.
Boutique style property management.
M & M Contracting, Inc. Stephen Marsden 3865 S. Main St. Santa Ana, CA 92707 (949) 293-2500 smarsden@mandmcontractinginc.com
Full service asphalt & concrete construction specializing in parking lot repair & ADA compliance issues.
Marcus & Millichap Jon Giannola 19800 MacArthur Blvd Ste 150 Irvine, CA 92612 (949) 419-3200 jgiannola@marcusmillichap.com
Multi Team Services Laura Wallis 1501 E. Orangethorpe Ave. #120 Fullerton, CA 92831 (949) 518-2125 Laura.Wallis@SteadfastCo.com National Service Company Ms. Mary Ann Dillard 845 N Commerce St Orange, CA 92867 (714) 633-1811 mdnational@yahoo.com — www.apartmentlaundry.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.
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 Milgard Windows & Doors Mike Mills 26879 Diaz Road Temecula, CA 92590 (951) 536-0275 mikemills@milgard.com — milgard.com
Newmeyer & Dillion, LLP Rondi Walsh 895 Dove Street, 5th Floor Newport Beach, CA 92660 (949) 854-7000 rondi.walsh@ndlf.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 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 Commercial, Personal & Health Insurance.
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
See the Advertisers Index on Page 74 for the location of our ad.
NPM Staffing 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
Anything related to concrete See the Advertisers Index on Page 74 for the location of our ad.
Opti-Fit Fitness Solutions Eric Konz PO Box 6716 Folsom, CA 95763 (888) 601-4350 ekonz@opti-fit.com — www.opti-fit.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.
Opus Bank Ed Padilla 19900 MacArthur Blvd., 12th Floor Irvine, CA 92612 (949) 757-8007 epadilla@opusbank.com — www.opusbank.com
See the Advertisers Index on Page 74 for the location of our ad.
Orange Coast Title Company David Schumacher 1551 N Tustin Avenue, Suite 300 Santa Ana, CA 92705 (714) 558-2836 dschumacher@octitle.com
Real estate title, escrow and title insurance services.
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 Pest Control Inc Craig Broadhead 9272 Jeronimo Rd #110 Irvine, CA 92618 (714) 784-0248 craig@pacificpestinc.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 PM Staffing Claudine Kanjo 1050 West Lakes Avenue, Suite 225 West Covina, CA 91790 (310) 677-9000 claudine@pmstaffing.com — www.pmstaffing.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 Full Service Real Estate.
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December 2019
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.
Promaxima Strength & Conditioning 5310 Ashbrook Drive Houston, TX 77081 (949) 880-7775 lberumen@promaxima.com R&B Wholesale Distributors, Inc. David Rhodes 2350 S. Milliken Ontario, CA 91761 (909) 230-5400 drhodes@rbdist.com — www.rbdist.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
Insurance that manages the eviction and pays you lost rent. See the Advertisers Index on Page 74 for the location of our ad.
Red Capital Group Jim McArthur 19900 MacArthur Blvd., Suite 1150 Irvine, CA 92612 (949) 812-7964 james.mcarthur@orixrealestatecapital.com
Redwood Mortgage Mike Micci 177 Bovet Road, Suite 520 San Mateo CA 94402 (949) 793-5130 mike.micci@redwoodmortgage.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 ResMan Vanessa Tezanos 2901 Dallas Parkway, Suite 200 Plano, TX 75093 (972) 349-1406 vanessa.tezanos@myresman.com Restoration Management Company Staling Ngoy 25172 Artic Ocean Dr., Suite 100 (800) 400-5058 mlopez@rmc.com — www.rmc.com Rey Insurance Services, Inc. Mike Rey 27130 Paseo Espada B523 San Juan Capistrano, CA (949) 487-9661 mike@reyinsuranceservices.com — www.reyinsuranceservices.com
Reynolds Realty Advisors Elizabeth Reynolds 3900 E Miraloma Ave, Suite H Anaheim CA, 92806 (866) 613-7772 Elizabeth@ReynoldsRealtyAdvisors.com www.ReynoldsRealtyAdvisors.com Richard Cohen Landscape Tim Weber 20795 Canada Rd. Lake Forest, CA 92630 (949) 768-0599 tweber@richardcohenlandscape.com — www.richardcohenlandscape.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.
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.
PSC Contact Index — continued on page 70
Electrical Repair & Installation
• • • • • • • •
RESIDENTIAL COMMERCIAL Expert Troubleshooting • Tenant Improvements Breaker Replacement • Lighting Maintenance Circuit Additions • Parking Lot Lighting Lighting Upgrades • 3 Phase Wiring Panel Changes Lic. # 796052 Phone & Cable Outlets Call Today Security Lighting House Fans (949) 209-7387
(714) 434-9856 lighthouse949@yahoo.com
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December 2019
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69
PSC Contact Index — continued from page 69
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 Service First Restoration Inc. Christian Rovsek 27071 Cabot Rd., Suite 105 Laguna Hills, CA 92653 (949) 610-9251 christian@callservicefirst.com — www.callservicefirst.com Skyline Pest Control 60 Maxwell Irvine, CA 92618 Ph: (949) 679-0701 jason@skylinepestcontrol.net S M Painting Corp. Salvador Munguia 417 S. Associated Rd. #212 Brea, CA 92821 smpaintscheduling@gmail.com
See the Advertisers Index on Page 74 for the location of our ad.
Smalley & Company 4935 E. Hunter Avenue Anaheim, CA 92807 (949) 444-4059 r.vandenbelt@smalleyandcompany.com South Coast Real Estate & Property Management 1927 Harbor Blvd., #370 Costa Mesa, CA 92627 (714) 612-6085 paulsccr@gmail.com
See the Advertisers Index on Page 74 for the location of our ad.
Southern California Edison Multi Family Program Mary Finn Parker 1515 Walnut Grove Avenue Rosemead, CA 91770 (714) 307-5274 Mary.finn@sce.com — www.sce.com
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Southern California Regional Energy Network Company 555 W. 5th St, Ste 3100 Los Angeles, CA 90013 (877) 785-2237 multifamily@socalren.org Specialized Pipe Technologies 13825 Cerritos Corporate Dr. Cerritos, CA 90703 (714) 258-0770 info@sptpipe.com Spicer Mechanical Chad Hegreberg 1210 N. Jefferson #K, Anaheim, CA 92807 (714) 279-9100 chadh@spicermechanical.com — www.spicermechanical.com Straight Designs Barbie Esparza 3028 East 11th Street Los Angeles, CA 90023 (323) 261-3028 accounts@straightdesigns.com — www.straightdesigns.com Sullivan Property Management Mr. Joe Sullivan 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.
Sustainable Solutions Int. 33251 S Garfield Ave. Los Angeles, CA 90040 (778) 999-2040 doug@sustainablesolutions.com SVN / Vanguard — Cameron Irons Cameron Irons 120 W. 5th Street #210 Santa Ana, CA 92701 (714) 446-0600 cirons@svn.com — www.svnvanguard.com Symmons Rob Bivens 7581 Hazard St, Ste B Westminster, CA 92683 (800) 796-6667 rbivens@symmons.com — www.symmons.com We provide multifamily loans to investors.
The Bee Man Jerry Bryant 25652 Taladro Circle, Suite G Mission Viejo, CA 92691 (949) 455-0123 b@beemanbuzz.com — www.beemanbuzz.com
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December 2019
The Cabinet Depot, Inc. Derek McNeil 7451 Warner Avenue, Suite H Huntington Beach, CA 92647 (714) 848-1580 derek@thecabinetdepotonline.com — www.thecabinetdepotinc.com Kitchen & bathroom remodeling, cabinet, granite, installations.
The Door & Window Company Elsa Pizana 1529 W. Alton Avenue Santa Ana, CA 92704 (714) 754-4085 elsa@thedoorandwindow.com
See the Advertisers Index on Page 74 for the location of our ad.
The Judge Law Firm Jamie Berheimer 18881 Von Karman Avenue, Suite 1500 Irvine, CA 92612 (949) 833-8633 jamie@thejudgefirm.com — www.thejudgefirm.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 Village Patrol, Inc. Joe Cervantes 151 N. Tustin Ave., Suite C-3 Tustin, CA 92780-2940 (714) 956-8474 vilapatrol@aol.com WASH Multi Family Laundry Systems Tracy McMahon 100 N. Sepulveda Blvd., 12th Floor El Segundo, CA 90245 (800) 421-6897 Ext: 1625
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 Heaters Only, Inc. Yana Carpenter 970 E. Main Street #200 Grass Valley, CA 95945 (800) 833-4570 laoffice@waterheatersonly.com — www.waterheatersonly.com
Water heater repair and replacement including residential, tankless, and commercial.
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 West Coast Metropolitan Patrol Robert Dalton 10441 Stanford Ave #1165 Garden Grove, CA 92840 (888) 502-1702 admin@wcmpatrol.com — www.wcmpatrol.com Westminster Asset LLC Jay Vogelsang 13920 Hoover Street Westminster, CA 92683 (714) 897-0772 jayv.hw@gmail.com — www.hwseniorliving.com
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 Xpera Group Steven Grimes 10911 Technology Place San Diego, CA 92127 (858)-436-7770 sgrimes@xperagroup.com — www.xperagroup.com Yardi Systems Inc. 430 S. Fairview Avenue Goleta, CA 93117-3124 (805) 699-2040 kelly.krier@yardi.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
Water Heater/boiler service and installation.
December 2019
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Apartment News
71
ADVERTISERS’ INDEX
Category
FENCING & GATES
PEST CONTROL
Buffalo Maintenance, Inc.................................22, 39
Access Exterminator Service..................................40
FLOORING, REPAIRS, TILE
See page 70 for alphabetical listings
Buffalo Maintenance, Inc.................................22, 39
PLUMBING, CONTRACTORS SUPPLIES
California Rooter & Plumbing................................27 ORCO Apartment Supply........................................33
AIR CONDITIONING & HEATING
COLLECTIONS
Cabinet Masters...........................................................42
JM Air Conditioning & Heating............................50
Block & Associates......................Inside Back Cover
Carpet Crafts.................................................................65
PORCELAIN REFINISHING
HANDYMAN
Bath Crafters..................................................................68
Handy Crew...................................................................37
PROPERTY MANAGEMENT
APPLIANCES—REPAIRS, PARTS, RENTALS
Lin-Ed’s Appliance Service & Repair...................68 ORCO Apartment Supply........................................33
Duringer Law Group, PLC.......Inside Front Cover CONCRETE MAINTENANCE & REPAIR
AMS Construction......................................................66 OC Concrete, LLC........................................................45
CONSTRUCTION
JM Air Conditioning & Heating............................50
South Coast Real Estate & Property Mgmt......43
AMS Construction......................................................66
INSURANCE
APPRAISALS/VALUATIONS
Lee Walker Appraisals.................................................4
C & C Paving Company, Inc....................................50 ATTORNEYS
Buffalo Maintenance, Inc.................................22, 39
Farmers Insurance —
COUNTERTOPS
Theresa Simes Agency.............................................53
Cabinet Masters...........................................................42
Duringer Law Group, PLC.......Inside Front Cover BATHROOM RENOVATIONS
Cabinet Masters...........................................................42 South Coast Construction & Repair....................71
Buffalo Maintenance, Inc.................................22, 39
MTD Kitchen.................................................................73
CBRE......................................................................Insert, 2
Rash Yambo Decking & Stairs...............................74
South Coast Construction & Repair....................71
DECKING
The Door & Window Company............................25
All Proof Decks.............................................................56 DOORS, WINDOWS
Hom Sotheby’s International Realty — The Stanfield Group...................................................52 Morgan Skenderian...................................................31
LEAK DETECTION
ProActive Realty Investments Inc........................60
California Rooter & Plumbing................................27
South Coast Real Estate & Property Mgmt......43
LENDING
Bona Fide Mortgage..................................................44
DRAINS
SVN/Vanguard Investment Properties— Webster.....................................................................61 Cushman & Wakefield —
Capital Equity, Inc.......................................................18
The Bridge Multifamily Team...........................38
California Rooter & Plumbing................................27
OpusBank...............................................................17, 47
Triqor Group..................................................................41
DRAPERIES/BLINDS/WINDOW COVERINGS
MAIL BOXES
Aarow Drain & Plumbing........................................74
DCM Services................................................................70
Apex Window Decor.................................................64
CABINETS/REFINISHING
R&B Wholesale Distributors, Inc. .......Back Cover
South Coast Construction & Repair....................71
DRYWALL
AMS Construction......................................................66 Sondance Painting.....................................................64
Buffalo Maintenance, Inc.................................22, 39
Santiago Canyon College........................................69
1031 Crowdfunding..................................................49
Bath Crafters..................................................................68
CARPENTRY
REAL ESTATE EDUCATION
Cabinet Masters...........................................................42
WATERPROOFING
The Door & Window Company............................25
BOILER SYSTEMS
Out of the Gutter .......................................................67
REAL ESTATE INVESTMENTS
California Replacement Windows.........................7
Apex Window Decor.................................................64
RAIN GUTTERS
Argos Home Systems..................................................4
KITCHEN RENOVATIONS
BATHTUB REFINISHING
BLINDS
ReassureRent................................................................14
The Door & Window Company............................25 DECK COATINGS, MAGNESITE REPAIRS,
Block & Associates......................Inside Back Cover
ProActive Realty Investments Inc........................60 Roberts Management & Investments...............44
C & C Paving Company, Inc....................................50
AMS Construction......................................................66
JLE Property Management Inc.............................21
HEATING & AIR CONDITIONING
R&B Wholesale Distributors, Inc. .......Back Cover
ASPHALT SALES & SERVICE
South Coast Construction & Repair....................71
Total Rooter & Plumbing.........................................62
ORCO Apartment Supply........................................33 R&B Wholesale Distributors, Inc. .......Back Cover
W. R. Gorman................................................................26 ROOFING
AMS Construction......................................................66 Dale’s Roofing...............................................................42
MAINTENANCE, REPAIRS, PRODUCTS
Guardian Roofs.............................................. Insert, 59
Buffalo Maintenance, Inc.................................22, 39
Imperial Roof Management...................................63 McCarthy Roofing.......................................................51
EARTHQUAKE RETROFITTING
Handy Crew...................................................................37
CARPETS
Optimum Seismic.......................................................11
R&B Wholesale Distributors, Inc. .......Back Cover
Carpet Crafts.................................................................65
ELECTRICAL
MOLD REMEDIATION
UTILITY BILLING
ORCO Apartment Supply........................................33
AMS Construction......................................................66
American Environmental Specialists..................60
Livable..............................................................................35
PAINT SALES & SERVICE
WATER HEATERS
R&B Wholesale Distributors, Inc. .......Back Cover COIN-OPERATED LAUNDRY EQUIPMENT
ACE Commerical Laundry Equipment, Inc......50 National Service...........................................................46
Buffalo Maintenance, Inc.................................22, 39 Lighthouse Electric....................................................69 ENVIRONMENTAL SERVICES
American Environmental Specialists..................60
All About Painting......................................................16 AMS Construction......................................................66 Rash Yambo Decking & Stairs...............................74
EVICTIONS
McCormack Roofing..................................................29 Royal Roofing..................................................................9
California Rooter & Plumbing................................27 ORCO Apartment Supply........................................33 WINDOWS
AMS Construction......................................................66
Vask Multifamily Laundry Rooms................37, 53
Block & Associates......................Inside Back Cover
S M Painting Corp.......................................................58
California Replacement Windows.........................7
WASH Multi Family Laundry Systems................15
Duringer Law Group, PLC.......Inside Front Cover
Sondance Painting.....................................................64
The Door & Window Company............................25
72
Apartment News
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December 2019
Sherman Oaks, CA
Visit our showrooms and let our expert designers help create your next kitchen today!
1201 E Ball Rd Anaheim, CA 92805 714-766-4440
13213 Sherman Way North Hollywood, CA 91605 818-764-2254
December 2019
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Apartment News
73
ADVERTISERS’ INDEX
Alphabetical
See page 68 for category listings
1031 Crowdfunding.....................................................49
C & C Paving Company, Inc.......................................50
MTD Kitchen....................................................................73
Aarow Drain & Plumbing...........................................74
Cabinet Masters..............................................................42
Morgan Skenderian......................................................31
Access Exterminator Service.....................................40
California Replacement Windows............................7
National Service..............................................................46
ACE Commerical Laundry Equipment, Inc.........50
California Rooter & Plumbing...................................27
OC Concrete, LLC...........................................................45
All About Painting.........................................................16
Capital Equity, Inc..........................................................18
Optimum Seismic..........................................................11
Carpet Crafts....................................................................65
OpusBank..................................................................17, 47
CBRE.........................................................................Insert, 2
ORCO Apartment Supply...........................................33
Cushman & Wakefield — The Bridge Multifamily Team..............................38
Out of the Gutter ..........................................................67
All Proof Decks................................................................56 American Environmental Specialists.....................60 AMS Construction.........................................................66 Apex Window Decor....................................................64
ProActive Realty Investments Inc...........................60
Dale’s Roofing..................................................................42
Argos Home Systems.....................................................4
Rash Yambo Decking & Stairs..................................74
DCM Services...................................................................70
R&B Wholesale Distributors, Inc. ..........Back Cover
Bath Crafters.....................................................................68
Duringer Law Group, PLC..........Inside Front Cover
ReassureRent...................................................................14
Block & Associates.........................Inside Back Cover
Farmers Insurance — Theresa Simes Agency....53
Roberts Management & Investments..................44
Bona Fide Mortgage.....................................................44
Guardian Roofs................................................. Insert, 59
Royal Roofing.....................................................................9
Buffalo Maintenance, Inc....................................22, 39
Handy Crew......................................................................37
Santiago Canyon College...........................................69
Hom Sotheby’s International Realty — The Stanfield Group................................................52
S M Painting Corp..........................................................58
Imperial Roof Management......................................63
South Coast Construction & Repair.......................71
JLE Property Management Inc................................21
South Coast Real Estate & Property Mgmt.........43
JM Air Conditioning & Heating...............................50 Lee Walker Appraisals....................................................4
SVN/Vanguard Investment Properties— Webster........................................................................61
Lin-Ed’s Appliance Service & Repair......................68
The Door & Window Company...............................25
Lighthouse Electric.......................................................69
Total Rooter & Plumbing............................................62
Livable.................................................................................35
Triqor Group.....................................................................41
Marcus & Millichap........................................................13
Vask Multifamily Laundry Rooms...................37, 53
McCarthy Roofing..........................................................51
W. R. Gorman...................................................................26
McCormack Roofing.....................................................29
WASH Multi Family Laundry Systems...................15
DRAINS UNBLOCKED !
Expert Plumbing Repairs RESULTS OR NO CHARGE FREE ESTIMATES
“Introductory Offer”
$75.00
Includes Service Call & Labor Main Lines from $95.00
AAROW
DRAIN & PLUMBING 24 HR.EMERGENCY SERVICE Residential n Commercial Kitchen Sinks n Bathroom Fixtures Complete Remodeling Utility Drains n Floor Drains Sewer Camera Inspections n Insured No Travel Charge n All Power Equipment Complete Maintenance n Hydrojetting
(714) 836-4861 50 Years Experience Serving Orange County St. Cont. Lic. #730851
74
Apartment News
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December 2019
Sondance Painting........................................................64
December 2019
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n o s i G t a r l a u d t u a r ates! g n o C
We are pleased to announce the graduates of the Fall 2019 Certified Rental Housing Provider Education Program. These students were diligent in their efforts to complete this comprehensive, 11-week apartment management training course, and AAOC is proud to announce their success.
Graduates (listed in alphabetical order)
Aurora Allen Rondell Homes
Maria De Anda Rondell Homes
Victoria Mangeac Santa Fe Management
Doris Silva Rondell Homes
Mitchell Adams Reiss Properties
Nicole Edmunds FDC Management
Victoria Moore A & M Properties
Blanca Sprague R& B Properties
Jesse Bejarano Kapi Residences
Benedict Enabe Hill Properties
Daisy Paez Paez Properties
Arleen Berends PM Investments
Crystal Flores Dunlap Property Group
Laura Parga
Nathan Stoneman Gerard Properties/Highcliff Group
Salma Casper Dunlap Property Group
Carmen Hernandez FDC Management
Nancy Cook Cook Properties
Carolyn Huang Hallmark
Brittany Cook Cook Properties
Juan Isas FDC Management
Jake Cook Cook Properties
Marco Jimenez
Anna Perez Dunlap Property Group Karina Rodriguez Karina Rodriguez Properties
Adriana Lopez
Elizabeth Russell Farid Saffarian A & M Properties William Samp
Steven Stoneman Gerard Properties/Highcliff Group Sheryl Sugita Whelan Properties Taisha Ton A & M Properties Erendida Zarate JD Property Management
Interested in furthering your knowledge as a rental-housing professional? Enroll in AAOC’s Spring 2020 Certified Rental Housing Provider Education Program!
www.AAOC.com (714) 245-9500 x1406 76
Apartment News
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December 2019
Tenant Eviction Unlawful Detainer
150
$
Un Uncontested plus costs, Standard Eviction Standa ($20 OFF First Eviction!)
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interests of landlords and income property owners
Dennis P. Block & Associates
consists of 12 eviction attorneys, all specializing in
The number one Law Firm Specializing in Tenant Evictions
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(714) 634-8232 (800) 77-EVICT Orange (38428)
Open Monday through Saturday We provide written progress reports & you may track your case on-line
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Full Collection Services • Guara • Free telephone consultations • Lockout Management service available
Free Forms on our website: www.evict123.com Pasadena (626) 798-1014
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Orange (714) 634-8232
Fax (323) 938-6069 Fax (714) 634-3633
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WHOLESALE DISTRIBUTORS, INC.
CELEBRATING 50 YEARS
YOUR NUMBER ONE SOURCE FOR APPLIANCES!
Attention All Property Management Companies, Builder & Developers & Housing Investors: From high end appliances to apartment grade appliances, R&B is your number one source. Contact R&B Wholesale Distributors for all your appliance needs!! • Next Day Delivery Available • Fleet of 25 Trucks • Experienced In-house Installers 2350 S. Milliken Ave. • Ontario, CA 91761 Phone: (909) 230-5400 • Fax: (909) 230-5405 F
• Personally Assigned Sales Rep • Serving California, Arizona, and Nevada Since 1968
www.rbdist.com