February 2023 Apartment News Magazine

Apartment News

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.

CALENDAR OF EVENTS

BOARD OF DIRECTORS

Officers

n President John Tomlinson

n First Vice President Randy Combs

n Second Vice President Denise Arredondo

n Vice President Legislative Council Nathan Poth

n Treasurer Laurel Dial

n Secretary Julia Araiza

n Sergeant at Arms Rick Roshan

n Immediate Past President Frank Alvarez

Directors

n Christine Baran n Craig Kirkpatrick

n Alan Dauger n Stefanie Koslosky

n Amy Fylling

Directors Emeriti

n Ronald Berg n Stephen C. Duringer

n Vicki Binford n William R. Gorman

n David A. Cossaboom n Jerry L’Ecuyer

n Nicholas Dunlap n Nick Lieberman

FEBRUARY

7 - Board of Directors Meeting

Tuesday, 6 pm, Online

8 - General Membership Meeting

Wednesday, 7–9 pm, sanTa ana elks lOdge

9 - 2023 Trade Show Boot Camp

Thursday, 9–10 am, aaOC OffiCe 13 - EV Charging mOnday, 10–11 am, Online 15 - CRHP #1

Wednesday, 9:00 am–11:30 am, Online

- President’s Day Holiday mOnday, OffiCe ClOsed 22 - CRHP #2

Wednesday, 9:00 am–11:30 am, Online

- Lunchtime Learning

Thursday, 12–1 pm, Online, see page 13

- Welcome Home OC mOnday, 10–11 am, Online, see page 5 28 - Introducing the “X-Plan”

Tuesday, 6–8 pm, Online

MARCH

1 - CRHP #3

Wednesday, 9:00–11:30 am, Online 8 - CRHP #4

Wednesday, 9:00–11:30 am, Online 14 - Board of Directors Meeting

Tuesday, 6 pm, Online

15 - CRHP #5

Wednesday, 9:00–11:30 am, Online 22 - CRHP #6

Wednesday, 9:00–11:30 am, Online 29 - CRHP #7

Wednesday, 9:00–11:30 am, Online

29 - AAOC Trade Show Load-In

Wednesday, 12–5 pm, OC fair & evenT CenTer

30 - AAOC Trade Show & Conference

Thursday, 9–3 pm, OC fair & evenT CenTer, see page 36

APRIL

4 - What Does Trash Disposal REALLY Cost You?

Tuesday, 10–11 am, Online

5 - CRHP (Spring) #8

Wednesday, 8:30–11:30 am, Online

6 - Fair Housing Certification Training

Thursday, 9–12 pm, Online

6 - Apartment Maintenance & Repair Series (Beginner) #1

Thursday, 9 am–1 pm, BuffalO mainTenanCe, inC

11 - Board of Directors Meeting

Tuesday, 6 pm, Online

12 - CRHP (Spring) #9

Wednesday, 8:30–11:30 am, Online

12 - General Membership Meeting

Wednesday, 7–8:30 pm, sanTa ana elks lOdge

13 - Apartment Maintenance & Repair Series (Beginner) #2

Thursday, 9 am–1 pm, BuffalO mainTenanCe, inC

13 - SB 721 Balcony & Deck Inspection

Thursday, 1:30–2:30 pm, aaOC OffiCe

18 - Sexual Harassment Prevention Training

Tuesday, 9–11 am, Online

19 - CRHP (Spring) #10

Wednesday, 8:30–11:30 am, Online

20 - Apartment Maintenance & Repair Series (Beginner) #3

Thursday, 9 am–1 pm, BuffalO mainTenanCe, inC

24 - Intellirent Screening & Marketing

mOnday, 10–11 am, Online

25 - Mold & Asbestos: Dealing with the Dangerous Duo

Tuesday, 10–11:30 am, Online

26 - CRHP (Spring) #11

Wednesday, 8:30–11:30 am, Online

27 - Apartment Maintenance & Repair Series (Beginner) #4

Thursday, 9 am–1 pm, BuffalO mainTenanCe, inC

27 - Lunchtime Learning

Thursday, 12–1 pm, aaOC OffiCe

Let’s Think This Through: The Future of Natural Gas

In August of 2022, California regulators announced a ban on the sale of gasoline powered automobiles and small trucks by 2035. Now, this past month, a commissioner for U.S. Consumer Product Safety lamented that gas stoves pose a serious health threat and should be banned.

It is very troubling to me that banning gas stoves is being considered.

The impacts on California’s culture and economic well-being would be draconian and far reaching — especially in light of an aging and underpowered electrical grid.

Now, I’m not assuming regulators intend to come to our units and forcibly remove every offending appliance. Too many private property owners prefer gas over electricity. I personally prefer to prepare my meals using gas appliances, having had less than desirable results with their electric counterparts. As a matter of fact, the only time I ever burned myself on a cooktop was on an induction model! I can neither confirm

nor deny whether it was the stove’s fault or my own, but the fact remains.

What is certain is that a ban on gas ranges and ovens would negatively affect renovations, remodels, and new apartment building construction. It doesn’t end there, as increased demand on existing systems would likely trigger supply chain disruptions for replacement parts. Even further down the line, as current infrastructure begins to age and fail, owners and operators of older apartments will more-than-likely have to replace cooktops and ranges with bythen nearly impossible to obtain replacements. This would inevitably lead to replacement of underpowered and overburdened electrical panels. Many older units have only 100-amp electrical panels. The cost to retrofit these panels and upgrade the wiring would be staggering, and such a significant expenditure would inevitably affect business operations and likely also rents.

If gas stoves are on the unwelcome list,

it leads me to ask, what gas fired appliances are next? Water heaters? Furnaces?

Sure, I don’t like electric ranges because I burned myself on one, and I don’t like to be all gloom and doom, but, sincerely, California regulators and lawmakers need to consider the implications of banning the use of gas appliances.

Such a ban would be detrimental to their — our society’s — ability to provide affordable rental housing to their constituents.

You can be certain that efforts to expand state regulation (including outright bans) of gas appliances and other devices will continue as progressive lawmakers and regulators flex their policy making muscles in Sacramento. We are fortunate to have AAOC State Legislative Advocate Ron Kingston staying abreast of these efforts and keeping our Legislative Committee and Board of Directors apprised of evolving policy proposals in these areas. Keep reading Apartment News for updates throughout this year’s legislative session.

and its benefits for rental property providers!

Learn about WelcomeHomeOC, a program empowered by Orange County United Way. It’s the easiest way to benefit your business and the community through your rental unit. Whether you own or manage residential rental properties in Orange County, you need to know about this innovative landlord incentive and housing navigation program that gives you access to a ready pool of tenants and guaranteed income.

10 TO 11 AM

Sign up for this helpful information session to discover all the ways that WelcomeHomeOC can reduce rent losses, provide extra protection and assurances, and quickly fill your vacancies.

“WelcomeHomeOC is the best conceived and most landlord-friendly social assistance program I have seen in three decades of property management. I wish it was everywhere.”

James Wohrman, President, FDC Management, Inc.

A Proven Program

To reach WelcomeHomeOC, visit our website at WelcomeHomeOC.org or contact us at WelcomeHomeOC@UnitedWayOC.org

–

AAOC — Offering Something for Everyone

The Apartment Association of Orange County (AAOC) is an association for rental housing providers from all walks of life, with all levels of experience, and with portfolios of all sizes. From “mom & pop” owners of a single-family rental or a couple of duplexes or fourplexes, to independent rental owners with a few hundred units, to property management companies and REITs with portfolios of 10,000 units or more, AAOC has been welcoming, serving, and offering something for everyone since 1961.

Which of these programs or services have you utilized and benefitted from since becoming an AAOC member?

• Resident screening (credit checks, resident & eviction history, criminal background, and more)

• Operational assistance with your landlord-tenant and rental housing questions

• Referrals to industry service providers

• Legal & operational forms

• Educational classes, trainings & certification courses

• Legislative advocacy and representation

• Political action involving candidates and issues

• General Membership Meetings

• Trade Show & Conference

• Reverse Trade Show

• Networking events & business development opportunities

• National Apartment Association (NAA) membership

• California Rental Housing Association (CalRHA) representation

• Apartment News magazine subscription

In addition to these direct benefits, AAOC members also receive benefits as members of the National Apartment Association (NAA), including:

• Click & Lease — a streamlined leasing process for housing providers and renters, and rental properties of all sizes.

• Nationally recognized industry credential programs, and other inperson and online education courses

• Career development & networking opportunities

• Federal legislative and regulatory representation and advocacy

• Operational solutions and best practices

• Legal assistance, industry research, and other resources

• Meetings, conferences, and more

While AAOC and NAA provide excellent programs and services to its members, both associations must always be working to ensure their offerings

continue to evolve, and that new benefits are introduced, if they are to remain relevant and valuable to its members for decades to come. Thankfully, they are very aware of this reality, and the efforts of their board leadership, staff, and member volunteers reflect their strong commitment to making sure this continues to happen.

Are you aware that AAOC has four standing committees for which members can volunteer and help to guide the association’s programming and services, as well as its positions and advocacy on public policy?

Education Committee

The AAOC Education Committee guides the development, marketing, and delivery of educational programming for the benefit and growth of the AAOC membership, and the advancement of the rental-housing industry. It also helps develop a bench of experienced, competent instructors for the classes, workshops, and certification courses offered by AAOC throughout the year.

Legislative Committee

The AAOC Legislative Committee reviews and discusses proposed legislation and assists in shaping the association’s legislative priorities and positions on local, state, and federal policy issues that affect the rental-housing industry. The committee is responsible for establishing recommended association posi-

Director’s Message — continued on page 42

CAREER CENTER

AAOC is your new online source for connecting multifamily industry employers and job seekers in Orange County. Our Multifamily Career Center is designed to exclusively promote industry-specific job openings to current and prospective industry talent.

Employers can post job openings, view resumes, and pre-screen candidates. Job seekers can search job openings, create alerts, post resumes, and apply online

Relevant, industry-specific job postings that will reach desired audiences

Email notifications directly to employers’ and candidates’ inboxes

Easy to use, web-based interface

Competitive job posting rates for AAOC members and non-members

The AAOC Multifamily Career Center features: www.AAOC.com

Earthquakes & Heatwaves & Winter Storms, Oh My!

If the “Yellow Brick Road” leads to renewable sourced energy while simultaneously charging electric vehicular transportation, then Dorothy and Friends have only a short path before uncovering the truth behind the “green curtain.”

As a recap, last month we briefly discussed the state’s decision to permit Mt. Diablo Canyon to continue providing nuclear power based on its reliable, resilient, and low-cost to produce fairly large amounts of clean power. This decision was based on a fear that California’s current capacity of renewably sourced energy lacks the ability to keep pace with current demands. And that’s with an estimated one-million electric vehicles already piloting cities throughout California.

Now, let’s discuss the reality of providing electricity to residents and drivers, all generated through renewable energy sources (most often referred to as “variable renewable energy” (VRE),

of which a majority will be via wind and solar panels versus “dispatchable” sources of power.

VREs are constrained and dependent on such factors as weather, location, and time of day, generating power only 25-to-34 percent of the year. On the other hand, dispatchable sources of power, which include nuclear, natural gas, and coal, produce energy on demand. VRE sources do not. We require power at night, during the day, and year-round. Thus, we do depend on dispatchable power plants on the grid to act as a de-facto battery which serves to balance electricity supply and demand when the VREs are unable to provide power. We believe that electrical power must be available 24/7.

Capacity is an important measure of total energy production. It is measured as a percentage of output that the source actually produces, compared to how much the source could produce. Solar farms have an average capacity factor of

24.6 percent and wind farms have an average capacity factor of 34.6 percent, while dispatchable energy ranges between 49 and 92 percent according to a study by Paul Bonifas and Tim Considine. The Bonifas/Considine study concludes by positing the following statement: “Is a 100% renewable grid technologically possible, is it reliable, and is it economical? No, no and no.”

While California sometimes misses a season from time to time, the state is surely no stranger to wild weather from forest fires that eat trees like PEZ during the summers, to earthquakes that shake items off shelves, rattle windows, and roll through paved streets — and do we need to mention the heat that will stroke a streetlight. It does seem these disasters have conspired to destroy with one goal in mind — destruction of an aging power grid’s transmission lines and power transformers that are 25 plus years old. The scale of private investment that will be required to meet replacing, improving, and vastly expanding is daunting. To enable demand, high voltage transmission demand may grow by more than double the 2020 levels, which will require trillions of dollars in new transmission investment according to a Princeton University report.

The undeniable consequence of grid destruction is the inevitable outage could result in widespread and longterm electrical power outage. This

Landscaping and Irrigation Strategies for Your Rental Community

Choosing the right landscaping features, and properly maintaining them, can enhance your rental community’s curb appeal, your residents’ enjoyment of their homes, and your property value.

This webinar will help you evaluate your current landscape and irrigation practices and also provide valuable makeover strategies that can reinvigorate your property while also saving water and money.

Topics Include:

• Selecting the right plant palette for your property.

• Drought tolerant landscaping — done right!

• Irrigation system improvements worth making.

Presenters:

• Drought update: Have the winter rains helped? Will irrigation restrictions be relaxed?

• Q&A

Date: Wednesday, February 22, 2023

Time: 10 a.m.

Location: Zoom Webinar

Cost: $20 members

$45 non-members

Carr Regional Irrigation Manager, BrightView Landscape Services

Christian Galindo Vice President & General Manager BrightView Landscape Services

Lee Business Developer BrightView Landscape Services

James

Debora

could lead into the discussion of how fear of grid destruction results in statewide alerts, requesting residents to restrict power use during the hottest parts of the days during heat waves of 100+ degrees. This was the plea for all Californians to restrict if not use electricity for several hours.

In 13 years, residents will be prohibited from purchasing gas-powered vehicles in California and as the years race to the 2035 deadline, more and more Californians continue to trade in pollution producing pickups for soundless SUVs and trucks. And as the number of electric vehicles increases, so too does the demand for charging stations, powered by — electricity.

According to an article published by Bloomberg, Tesla began “rolling out” its Semi Truck in December — this truck has a 900-kilowatt battery pack and PepsiCo, Tesla’s first corporate customer, will be supplied with 100 of them in

2023. We digress. So, what happens to the proverbial “truck stop” if battery operated semis are shipping consumer products around the country? Well, nothing really. Is it plausible to think that gasoline diesel fuel will just transform into charging stations?

Interestingly, electric vehicle (EV) adoption is expected to accelerate nationwide due to market forces and federal policy changes, including the Infrastructure Investment and Jobs Act of 2021, and the Inflation Reduction Act of 2022. At the state level, including California and New York’s adoption of the Advanced Clean Cars II regulation, and the state of Massachusetts’ passage of “An Act Driving Clean Energy and Offshore Wind,” will ban the sale of gas-only passenger vehicles by 2035.

National Grid and leading transportation analytics organizations CALSTART, RMI, Geotab, and Stable Auto, conducted the analysis to provide new insight into the future of EV highway charging in New York and

Massachusetts and to better understand the impact of this transition on the grid.

The study examined current traffic patterns and expected charger use to forecast charging demand at 71 highway sites across New York and Massachusetts. The analysis included relevant electric vehicle sales goals and mandates in National Grid’s home states — considering scenarios where all light-duty vehicle sales are electric by 2035 and all medium-and heavyduty vehicle sales are electric by 2045.

According to the findings, in 10 years more than a quarter of sites studied will require the same amount of power as an outdoor sports stadium to meet charging demand, with some requiring the same power as a small town within the next two decades.

Existing transmission lines, which often mirror highway routes, provide a ready-made solution if highway charging sites can “plug-in” to the high-voltage transmission grid. Strategically

future-proofing high-traffic sites will allow states to accelerate cost-effective charging deployment.

National Grid alleges the Electric Highways Study can, “help utilities and policymakers make smarter decisions about electric grid interconnections and infrastructure, avoiding repeated upgrades and ensuring grid readiness does not hinder the clean energy transition.”

If this is true, then California’s policy makers ought to take heed of the warnings regarding future electrical demands before digging in their heals on electric vehicle exclusivity within the declared timeframe. California’s pocketbook is, seemingly, not big enough to purchase the tools necessary to produce enough renewably sourced energy; nor can it guarantee that Californian’s will have enough power on a cloudy day, or during a notorious heat wave, or after an earthquake, or during summer fire storm.

VREs cannot be the sole answer to a massive new and growing demand on power generation. Further, we are not improving and expanding our electrical grid fast enough. We do not have sufficient charging locations and charging technology. California has recently adopted a ban on natural gas fired housing (even though a recent study concludes that electrically heating a home can cost about 300% more than heating a home directly with natural gas). And for the moment, we are not required to install EV charging stations in residential rental property.

Ron Kingston is President of California Strategic Advisors and Legislative Advocate for the Apartment Association of Orange County. For questions regarding this article, please call AAOC at (714) 245-9500.

The average family does 300 loads of laundry a year. Can your multifamily laundry handle that type of volume? Partnering with WASH means:

 Top-brand commercial machines

 Lower energy & water consumption

 Better build quality

Looking for loads of benefits? The experts at WASH can help you find the right machines for your property.

AAOC Finds Profit in the Margins

You’ve heard it a dozen times from every business advisor from Warren Buffet to the local MLM pitch — Your profit is found in the margins. The key is identifying where the margins are in your business model. As in any evaluation — success is found in the margins you can capitalize on.

In multifamily housing, your margins are varied depending upon the different features at each of your properties, but some are relatively standard —

• Standardized paints and carpets purchased at in bulk.

• Standard room layouts, such that utility repairs and hardware can be stockpiled

Some of these margins are found in identifying changes in the laws —

• The emergence and expansion of RUBS to handle your utility billing

• Changes to pet deposits and fees

Some are complete departures from previous land uses —

• Growth of Accessory Dwelling Unit (ADU) approvals to increase unit counts

• Emergence of Short Term Rentals as a potential use case for apartment buildings and vacancies

Obviously, not each option is going to apply to every particular property and in every particular instance. The point is you find the margins that work

for you, and you exploit them.

The Application

Somewhat by nature, trade associations are digging for those margins, seeking to be increasingly effective on behalf of its members if they can find a particular way to strengthen how they represent their members. When it comes to political activity, that’s becoming increasingly challenging given that the costs of elections continue to skyrocket. However, as AAOC has looked at the margins, we have identified two areas upon which we will begin focusing in 2023 that will serve its members on both the advocacy and political fronts.

AREA 1 — The Effect of Just Cause Eviction Laws on Human Trafficking

While hotels and motels are often considered hubs for human trafficking operations, multifamily rental communities of all classes and types are also commonly used for this purpose. Residential units that are meant to provide safe and secure housing for individuals and families are often used for unspeakable illicit activities — hiding in plain sight.

So, what could you do about it if it was happening in your community?

Effectively nothing.

As a result of the provisions contained in laws such as “Just Cause Eviction,” unless you personally witness a crime occurring, you have little-to-no recourse to stop human trafficking in your community. You can offer no safety to the children or young people (girls and

boys) living in the community where the crimes are taking place, let alone to any of the victims who reside in the unit where such activity is occurring. You can offer no reassurance to the working single parents in your community that their kids won’t get swept up and possibly exploited while mom or dad are away.

This law needs to be reformed —and AAOC will be working with local elected officials and public safety agencies to advocate for change and expand efforts to educate and protect our communities.

AREA 2 — Accurate and Engaged Communities

Following the November 2022 election, AAOC and its coalitions partners have examined not only what went right, but also what went wrong, what could be done better, and what shifts in voting have occurred for which we should be aware and prepared for moving forward. Our goal is better engagement with the community on policies that affect them.

However, through this deep dive, we have discovered a number of interesting datapoints that require further research and analysis:

• Several precincts had abnormal voting rates — both high and low

• Several precincts with high volumes of multifamily properties had abnormal turnouts

• Several areas in town had abnormal

What On-Site Challenges will your Teams be Facing in 2023?

Despite the rental market remaining healthy, a cooling period appears inevitable and housing providers should be evaluating their operations, expenses, and options for remaining competitive. Meanwhile, the high cost of rent combined with current inflationary levels have renters stretched thin and considering their options. And making things even more challenging is the alarming growth of rental fraud across all asset classes. The fraudsters and their schemes are growing more sophisticated each day, keeping housing providers on their toes.

Without a doubt, 2023 is going to be a challenging year for multifamily operations and onsite staff. Are you and your team prepared to meet those challenges head on in your community?

Join us for a deep dive discussion of the following topics, and more:

• Growing Vacancy (MoM)

• Collections

• Resident Relations

Presenters:

• Evictions/Fraud

• Competition

Date: Thursday, February 23, 2023

Time: 12–1 p.m.

Location: Zoom Webinar

Cost: Free!

Merrcy Moore Vice President of Operations RPM Living

Denise Brandl Senior Sales Representative RENT

Lina Espinoza Digital Marketing Specialist RENT

Questions & Answers

I recently purchased a property that had multiple active leases. During the escrow process and prior to closing, I inspected the property. However, after closing, upon further review of the leases, I found that one of the tenant’s leases does not accurately reflect the tenant’s square footage and the tenant is actually using much more square footage than what is stated in the lease. I have asked the tenant to pay for the additional square footage, but the tenant refuses to pay. Is this a violation that I can evict the tenant for?

Unfortunately, no. If you purchase a rental property and discover that a tenant’s lease does not accurately reflect the tenant’s square footage, it is not a valid reason to evict the tenant.

The lease agreement that the tenant signed with the previous landlord is binding and enforceable, unless there is a provision in the lease that allows the landlord to terminate the tenancy due to the incorrect square footage. Even if the tenant is paying less rent than what the correct square footage would dictate, you cannot ask them to vacate the property due to this reason.

As a new owner, your rights and obligations are the same as the previous landlord, including the obligations to respect the existing lease agreement. However, it’s important to note that if the discrepancy in square footage is significant, it could potentially impact the tenants’ rights to privacy, quiet enjoyment, and use of the property.

You can try to resolve the issue by discussing it with the tenant, and considering amending the lease agreement to reflect the correct square footage, and have the tenant sign it, with the new terms and conditions, and the new rental amount, if the tenant agrees. Just remember that it is important to note that any increase in rent must comply with California Rent Control laws, if it applies to the property, and you should not raise the rent in an arbitrary or discriminatory manner.

I keep getting confused with all the different laws regarding emotional support animals and service animals. I know I cannot just deny the request and that there is a process you have to go through, but I am not entirely sure what that is. Can you please explain the process of a request for accommodation.

The reasonable accommodation process for individuals with disabilities is governed by both state and federal laws, including the Fair Employment and Housing Act (FEHA) and the Americans with Disabilities Act (ADA).

The process typically involves the following steps:

1. Request for accommodation: An individual with a disability must inform their housing provider of their need for an accommodation. They can do this verbally or in writing. It is a good practice to have a standard form to provide to any

tenant that makes a request. The form should contain questions that can help you make an informed decision, like how the disability is related to the request for accommodation, if there is any documentation from a medical professional that supports the need for the accommodation, and are there any alternative accommodations that may be effective in addressing your needs.

2. Interactive process: The housing provider must engage in an interactive process with the individual to determine the appropriate accommodation. This may involve discussing the individual’s specific needs, discussing possible accommodations, and assessing the feasibility and effectiveness of different options.

3. Implementation of accommodation: Once an appropriate accommodation has been determined (if any), a housing provider must implement it, unless it would impose an undue hardship.

It’s important to note that the individual with the disability has the burden of proving the need for an accommodation, while the housing provider has the burden of proving undue hardship (fundamental alteration of the program or an undue financial or administrative burden).

It’s also important to note that in California, the protections for individuals with disabilities are stronger than federal law, and California law applies the definition of disability more broadly to protect a larger group of people. So,

make sure that every application for reasonable accommodation is carefully reviewed and that you have all the necessary information to make an informed decision.

If the lease agreements for your four-plex do not specify who is responsible for paying for the lighting in the common areas, you may be able to include such a provision in future lease agreements.

I own a four-plex in Anaheim. Each unit is metered separately, and each household pays their own utility bills. My question relates to the lighting in the pathways and parking area. There is no separate meter for these, the lighting seems to be wired to the closest apartment unit, so the residents are paying for these ‘common area’ lighting fixtures. Is that a problem?

Whether or not the residents of your four-plex in Anaheim are paying for the lighting in the common areas could be a problem, depending on the terms of their lease agreements. It’s common for landlords to include provisions in the lease agreements specifying who is responsible for paying for utilities and common area expenses, such as lighting.

CC §1940.9 requires you to disclose this fact to the residents “prior to the inception of the tenancy” or “upon discovery.” Additionally, you should “execute a mutual written agreement with the tenant for payment by the tenant of the cost of the gas or electric service provided through the tenant’s meter to serve areas outside the tenant’s dwelling unit.” This can be done by a lease addendum or amendment advising each resident of the issue and affirming that the resident is aware that his separate utility bill includes charges for lighting of a portion of the common areas. Communication and disclosures are an important tool in dealing with residents, most appreciate the information and will have absolutely no trouble at all signing such an agreement. In the

event a resident refuses to execute such an agreement, then provided your tenancies are month-to-month tenancies, a thirty-day notice of change of terms may be prepared and served affirming that each unit will be responsible for a portion of the electric charges for the common areas and that amount is included in each unit’s utility bill.

This article is presented in a general nature to address typical landlord tenant legal issues. Specific inquiries regarding a particular situation should be addressed to your attorney. C. Tyler Greer is an attorney and shareholder at The Duringer Law Group, PLC, one of the largest and most experienced landlord tenant law firms in the country. The firm has successfully handled over 300,000 landlord tenant matters throughout California and has collected over $300,000,000 in debt since 1988. The firm may be reached at 714.279.1100 or 800.829.6994. Please visit www.DuringerLaw.com for more information.

DEAR MAINTENANCE MEN

Dear Maintenance Men:

I have a parking area at my building with concrete bumper stoppers. The problem is that when the cars touch the stopper, they move. How do I attach them to the parking lot? Bill

Dear Bill:

If you have an asphalt parking lot, it is quite easy. Most concrete bumper stoppers have two holes that go through from top to bottom. These holes are just the right size to fit a piece of half inch rebar rods. Pick up two, 12-to-18-inch pieces of rebar for each stopper. Place the rebar through the holes in the stopper and then use a sledgehammer and pound the rebar into the asphalt.

If your parking area is concrete, use a hammer drill with a ½ inch concrete bit to drill a hole in the concrete. Use your existing parking bumper as a guide. Either drill down through the holes in the bumper stop to the concrete below, or use powdered chalk poured down

through the bumper stop’s holes to mark the concrete. Then drill all the way through the concrete until you hit dirt. Hammer your rebar into the bumper and concrete. If the fit is loose, pour some concrete into the parking lot holes and then insert the rods.

Dear Maintenance Men:

One of my residents is requesting a grab bar for the shower/tub.What do I need to get and how do I install it safely? Bob

Dear Bob:

This is a subject that is surfacing more and more as our residents are getting older. The use of handrails and safety bars help provide stability and extra support required by the elderly and people with limited mobility. Shower and bathroom safety grab bars are available in a wide variety of configurations, colors and finishes. The most common is the stainless steel or chrome finish.

Installation of grab bars must be done securely. The bars must be able to support a dead weight pull of 250 pounds. The preferred method is to bolt directly into the wall studs. This is not always practical, as the stud might not line up where they are needed. Grab bars can be mounted vertically or at an angle to match wall stud spacing. Horizontal installation can be difficult because stud spacing, and bar size do not always match. If finding studs becomes a problem, alternate installation methods are available. If your walls are in good condition and have not been compromised by water intrusion, you may use large toggle bolts, or if you have access to the back side of the shower or bath walls, insert a backer plate or add a new stud for an anchor point. Safety grab bars can be found at any local hardware store.

Dear Maintenance Men:

I’m about to start a rehab project in one of my units. Can you give me

B y J erry l’ e C uyer & f ran K a lvarez

some tips on drywall repairs? The previous residents were very hard on the walls, and I want to learn how to do the repairs. Thanks, Benjamin

Dear Benjamin:

If there are holes in the drywall, you can use mesh drywall patches (available at any hardware store) and drywall mud to do the rough repair. If the holes are larger than six inches in diameter, cut the damaged area out. Cut out enough material to reach a stud on either side of the repair. Typically, a square hole is best. Cut a new piece of drywall and nail or screw it into place using the exposed stud on either side. After completing the rough drywall repairs, comes the finish work. Use wallboard joint compound and joint tape on all seams, nail or screw holes and corners. Joint compound can be found at any hardware store and comes in quart, gallon, and five-gallon buckets ready mixed. Plan on applying three coats of compound material letting it dry between coats. When doing repairs to joints or cracks, be sure to use wallboard tape to reinforce the joint. The tape comes in paper or fiberglass and will ensure the joint will not crack in the future. Using a 10-inch taping knife, apply a thin layer of joint compound. Then immediately press the joint tape into the compound and use a four-inch taping knife to smooth out the tape and let dry. Again, using your 10-inch knife apply another layer of joint compound over the tape and let dry. Finally, apply the finish layer of compound and let dry. Use sandpaper or a wet sanding sponge and sand the joint until it is smooth. After all is dry, texture to match surrounding walls.

WE NEED Maintenance Questions!!! If you would like to see your maintenance question in the “Dear Maintenance Men” column, please send in your questions to: DearMaintenanceMen@gmail.com

If you need maintenance work or a consultation for your building or project, please contact Buffalo Maintenance, Inc. to schedule an appointment. We are available throughout Southern California and can be reached at 714-956-8371. For more information, visit www.BuffaloMaintenance.com

Frank Alvarez is a licensed contractor and the Operations Director and Co-Owner of Buffalo Maintenance, Inc. He has been involved with apartment maintenance and construction for more than 30 years and frequently serves as a guest lecturer and educational instructor. Frank is the

Immediate Past President of the Apartment Association of Orange County (AAOC) and chairs AAOC’s 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 member 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.

White House Renters Bill of Rights’ Principles & Agency Actions

On January 25, the White House announced a number of actions to advance President Biden’s housing agenda, which are intended to protect renters and promote rental affordability. Key actions include:

• Unveiling “Blueprint for a Renters Bill of Rights,” which lays out five principles that President Biden would like to see guide future policymaking at all levels of government;

• Proposing more than 20 federal agency actions intended to increase fairness in the rental market and further principles of fair housing; and

• Launching its Resident-Centered Housing Challenge, a call-to-action for housing providers and stakeholders to improve the quality of life for renters.

What’s

in the Blueprint?

In its Blueprint, the White House Domestic Policy Council and National Economic Council propose five principles meant to shift what they view as a power imbalance between housing providers and their residents in the rental market, urging that renters need to have access to:

1. Safe, Quality, Accessible and Affordable Housing;

2. Clear and Fair Leases;

3. Education, Enforcement and Enhancement of Renter Rights;

4. The Right to Organize; and

5. Eviction Prevention, Diversion, and Relief.

While these principles are nonbinding and do not constitute federal governmental policy, the Biden Administration

BY BEN HARROLD NATIONAL APARTMENT ASSOCIATION

suggests that these principles will guide changes to federal housing policy moving forward and calls on state and local governments to strengthen renter protections to align with these principles.

This announcement followed months of White House-led discussions between Administration officials and industry stakeholders including the National Apartment Association (NAA). NAA continued to emphasize the industry’s strong opposition to expanded federal involvement in the landlord/tenant relationship.

Rental markets vary widely across the country, which is why local solutions tailored to individual markets is most appropriate, and much like our concerns about the CARES Act notice to vacate requirement, practical implementation challenges and unintended consequences would result from

Renter’s Bill — continued on page 20

expanding federal landlord and tenant requirements onto housing providers in the private market.

NAA’s federal advocacy continues as multiple federal agencies explore housing policy changes on a variety of topics buttressing existing agency initiatives already in alignment with the objectives set forth in the Blueprint.

Agency Commitments by Topic

• Eviction

– The Department of Housing and Urban Development (HUD) committed to award $20 million in fiscal year 2023 for nonprofits and governmental entities to provide legal assistance to low-income renters at risk of or subject to eviction.

– HUD committed to issue a Notice of Proposed Rulemaking that would require Public Housing Agencies that administer a public housing program and owners of project-based rental assistance properties to provide at least 30 days’ notification of lease termination due to nonpayment of rent.

– Federal Housing Finance Agency (FHFA), Fannie Mae and Freddie Mac (The Enterprises) committed to publish information about the Enterprise Look-Up Tool, allowing residents to see if their property is backed by Enterprise financing and requires a 30-day notice to vacate for nonpayment of rent.

The Department of the Treasury (Treasury) committed to meet with stakeholders to discuss furthering eviction prevention for renters with respect to the Low-Income housing Tax Credits.

• Fair Housing

HUD committed to explore

opportunities to address source of income discrimination through guidance, which could mandate that housing providers accept Section 8 Housing Choice Vouchers.

– Department of the Treasury (Treasury) committed to meet with stakeholders to discuss advancing source of income discrimination protections with respect to the Low-Income Housing Tax Credits.

HUD committed to release guidance on ways resident screening algorithms may violate the Fair Housing Act.

– HUD committed to seek public comment on ways it can improve its Section 504 regulations and the accessibility standards for HUD-assisted facilities.

– HUD committed to implement new enforcement authorities and protections for survivors of domestic violence, dating violence, sexual assault, and stalking under the 2022 reauthorization of the Violence Against Women Act.

• Inspections/Housing Quality

– HUD committed to launch the National Standards for the Physical Inspection of Real Estate (NSPIRE) to replace certain previous inspection requirements and to promote uniformity between HUD programs.

– FHFA and the Enterprises committed to update their radon testing standards for multifamily housing.

– The Department of Agriculture (USDA) committed to pilot a new uniform and independent inspection protocol.

• Landlord-Tenant

– HUD committed to build on

training and technical assistance strategies to promote engagement with residents and implementation of the Rental Assistance Demonstration resident protections, including grievance procedures, by owners of RADconverted properties.

– HUD committed to develop a Notice of Funding Opportunity to distribute funds to support “tenant capacity building activities”, including renter education and outreach.

– The Department of Defense (DoD) committed to ensure that military members in DoD housing have the right to organize and report housing issues without fear of retribution or retaliation.

– Freddie Mac is researching renter protections and plans to publish a paper that surveys each state’s landlord-tenant acts across a series of topics. This paper will be used to develop potential incentives for enhanced renter protections in 2024.

– USDA committed to develop a lease for their multifamily rental portfolio similar to the model lease used in HUD Section 8 properties as well as other educational efforts for residents to better understand their rights and responsibilities.

– DoD is committed to ensure that military members can receive housing assistance on- or offbase, to include assistance finding suitable, affordable housing; inspecting housing units prior to leasing; negotiating rents; reviewing leases; resolving landlord disputes; and addressing accessible housing issues and potential housing discrimination complaints.

Renter’s Bill — continued on page 22

Watch Renter’s Bill — continued from 20

The White House, USDA, Treasury, and HUD will meet with a broad, diverse, and varying group of renters and renter advocates on a quarterly basis to hear their perspectives on dynamics in the rental markets and opportunities to strengthen renter protections. These meetings will enable multiple agencies and their staff to learn from the lived experience and expertise of renters and their advocates and will inform agencies’ policymaking and enforcement efforts.

• Multifamily Financing

– As announced in November, FHFA will increase affordability in the multifamily rental market by classifying multifamily loans with loan agreements that restrict rents at levels affordable to households with incomes between 80 and 120 percent of Area Median Income as “mission driven.” In 2023, FHFA required that at least 50 percent of all Freddie Mac and Fannie Mae purchases of multifamily loans be mission-driven. In 2022, Freddie Mac and Fannie Mae purchased a combined $142 billion in multifamily loans

— continued from 12

supporting over one million units. If the same activity holds in 2023, this would translate to investment in approximately 700,000 affordable units.

– Fannie Mae remains committed to its Expanded Housing Choice pilot program which offers lower financing to property owners who agree to accept HCV vouchers.

• Rent Control

– FHFA and the Enterprises, Fannie Mae and Freddie Mac, has announced it will launch a process to conduct stakeholder outreach and engagement to identify the opportunities and challenges of adopting and enforcing renter protections including policies that limit egregious rent increases at properties with Enterprisebacked mortgages going forward.

• Rent Setting

– The Department of Justice (DOJ) committed to host a workshop on the impact of modern methods of information-sharing in consumer-facing markets to inform potential guidance on the issue as it relates to anticompetitive practices.

The Federal Trade Commission (FTC) committed to explore ways to take action against unfair practices that prevent consumers from obtaining and retaining housing. This will begin with issuing a Request for Information (RFI) along with the Consumer Financial Protection Bureau to help identify related practices and advise enforcement and policy actions.

The Consumer Financial Protection Bureau (CFPB) committed to explore new guidance or rules related to the background screening industry, ensuring background check companies are accountable for the accuracy of their reports.

– CFPB also committed to work with HUD, FHFA, FTC and USDA to release best practices on the use of resident screening reports.

As these regulatory actions progress, rest assured that NAA will engage in every step of the policymaking process, and when the time comes, we will need the full voice and participation of every NAA member to ensure the industry’s voice is heard.

turnouts overall

Realizing this, we need to take a deeper look into how multifamily properties are targets for elections. We need to make sure that:

• When people move into rental communities — they register to vote.

• When people move out of rental communities — they update their voter registration.

• When we look at our leases — we

make sure the residents on file are accurate

AAOC will be working to get the information you need in order to provide voter registration information to your residents, to make sure that the people who currently live there are educated and registered to vote.

Policies — like business models — leave margins. Margins, wherein, if we know what we are doing, we can apply the law to best protect our residents, and create more inclusive and supportive communities.

Communities where the residents feel safe, recognized, and heard.

Omnibus Federal Funding Bill Mixed Bag for Rental Housing Industry

Here’s what the fiscal year 2023 government funding package means for the rental housing industry.

On Friday, December 23, 2022, Congress passed a $1.7 trillion fiscal 2023 government funding package (the Omnibus). The National Apartment Association (NAA) and the National Multifamily Housing Council (NMHC) achieved several victories in this legislation, but as often happens with massive spending packages like this, did not get everything we wanted. As is often the case, every advocacy group in Washington lines up to try to catch a ride on this “last train leaving the station,” but seldom does anyone get their entire wish list.

New YIMBY Demonstration Project Funded

Although Congress failed to pass the Yes in My Back Yard (YIMBY) Act, they did provide $85 million for a new competitive grant program based on the YIMBY Act that will reward state, local and regional jurisdictions that have made progress in improving inclusionary zoning practices, land use policies and housing infrastructure to increase the supply of affordable housing. Some specific examples include increasing density, reducing minimum lot sizes, creating transit-oriented development zones or streamlining or shortening permitting processes, among others. Additionally, the bill

directs HUD to issue best practices for local, state and regional agencies to improve such opportunities.

The National Flood Insurance Program Lives On

In another win for rental housing, Congress reauthorized the National Flood Insurance Program (NFIP) for one year until September 30, 2023, another important request made by NAA, NMHC and many others in real estate. The NFIP helps share the risk of flood losses and reduce damages for policyholders. NAA and our members from states where flooding is more pervasive advocated for the extension of the program and a long-term reauthorization which would include industryrecommended reforms. Unfortunately, those reforms were not included in the extension of the program. That is a fight the industry will take up again in the New Year as we continue our efforts to ensure the program remains accessible for our members and work towards securing improvements.

Tax Provisions Largely Left on the Cutting Room Floor

Despite furious lobbying efforts by many industries, tax policy largely did not make the cut for this Omnibus package. This means that several harmful revenue raisers, actively opposed by NAA and NMHC, were not part of the

package. These include increasing ordinary income and capital gains tax rates, taxing carried interest as ordinary income and curtailing like-kind exchanges.

Unfortunately, this also means that several tax proposals supported by industry were not part of this legislation. These include expanding the Low-Income Housing Tax Credit, extending current law allowing apartment firms to immediately expense 100% of the cost of certain assets instead of depreciating them, and changing the limitation on deductions for interest expense from 30 percent of EBIT (earnings before interest and taxes) starting in 2022 to 30 percent of EBITDA (earnings before interest, taxes, depreciation and amortization). The outlook for these proposals is unclear in the 118th Congress, but we will be looking closely at advocacy opportunities for all of them.

Last Minute Attempt at Limiting Multifamily Access to H2B Visas Defeated

NAA and NMHC were among the many industries urging Congress to increase the overall number H-2B worker visas for construction employers and others to help address the labor shortage in multifamily. After negotiations between labor and business failed to produce an agreement, several orga-

Omnibus — continued on page 26

Special from the National Apartment Association

nized labor groups attempted to insert language doing this for certain industries but reducing access for construction and multifamily, specifically. An impromptu group of construction groups, including NAA and NMHC, opposed this proposal, mobilized over the weekend and defeated the effort.

HUD/FHA Programs See Increases in Funding

The bill reauthorizes $58.2 billion for HUD programs including multifamily lending programs, rental assistance programs and grant programs. Notably, it increases funding for Section 8 Housing Choice Vouchers by $130 million, enough to support 12,000 new vouchers.

Other funding includes:

• A 32% increase in funding for the Community Development Block Grant and related economic and

community development programs to $1.55 billion,

• $14.9 billion for Project-Based Rental Assistance, including an additional $1 billion for emergency funding,

• $1.5 billion for HOME, the same as in FY 2022, and

• $3.6 billion for Homeless Assistance Grants, $420 million above FY 2022.

Federally Assisted Property Fire Alarm Requirements Added Despite Industry Concerns

The Omnibus also included firealarm requirements for federally assisted properties. Specifically, the provision mandates that existing buildings use a 10-year battery in their alarms and use alarms that meet new requirements for people with hearing loss. Currently, no such product exists that meets both requirements. NAA

and NMHC understand the goal of this legislation to provide reliable smoke alarms in federally assisted housing, especially for those experiencing hearing loss. However, we have and continue to raise serious concerns with the cost-effectiveness, technical feasibility and product limitations of the alarms required in the bill. We are working with our coalition partners and lawmakers to address these issues.

NAA and NMHC will continue their federal advocacy efforts to advance the rental housing industry’s priorities and promote responsible and sustainable housing policy solutions. To learn more about the Omnibus or NAA’s federal advocacy generally, contact NAA Senior Vice President of Government Affairs Greg Brown at gbrown@naahq.org.

Earthquakes Highlight Need for Resilience in California

Two recent earthquakes — a 6.4 magnitude earthquake and a 5.4 aftershock — seriously shook Humboldt County in less than two weeks. The quakes damaged bridges, shook homes off their foundations, left some 72,000 homes and businesses without electricity, and disrupted phone and internet service.

Only the nearby airport and one local Native American tribe, which had planned for energy resilience, were able to continue operating and providing services to others during the crisis.

A stifling darkness fell on the wooded county following the first temblor that struck at 2 a.m. on December 20, 2022. Fortunately, the Blue Lake Rancheria — a federally recognized Native American tribe that spent years researching and building its own renewable microgrid — was a welcome beacon of light to anyone needing power to charge their phones, access

the internet, or seek comfort in a warm space to get away from the cold.

The tribe’s goals for the microgrid included a vision to increase community resilience, and to power emergency shelter facilities during emergencies. They did all that and more when the Blue Lake Rancheria served some 10,000 people — 8 percent of the region’s population — during the outage, the Sacramento Bee reported. Tribal police opened an emergency center in the reservation’s hotel and dozens of cars arrived to use Wi-Fi after losing internet connectivity. A line started to form at the reservation’s gas station by sunrise, and people poured into casino restaurants. Many charged their devices at the community center, and displaced people booked rooms at the hotel.

A few years ago, I had the privilege of helping a tribe in Southern California plan and build a two-megawatt solar power plant designed to meet nearly 35

BY ALI SAHABI

percent of the community’s total energy needs. At the time, it was believed to be the very first solar project on tribal land within Southern California Edison territory. Our sister company, Optimum Group LLC, managed the entire process as the project developer and owner’s representative. That work included planning and engineering, applications, securing two grants totaling $1.5 million from the U.S. Department of Energy, and an aggregate net-energy metering agreement with Southern California Edison, allowing for financial credit for power fed back to the local utility and for even distribution of energy credits in multi-user developments.

Native American cultures have always understood the importance of resilience in their quest to live in harmony with all things. And we were honored to help connect the tribe with

Resilience — continued on page 30

the resources, programs, and analysis necessary to make this project a reality.

As Chief Operating Officer of Optimum Seismic, I have also worked extensively to help promote resilience as it relates to how buildings and infrastructure in our communities are impacted by earthquakes and other natural disasters. Resilience of all types is the foundation for the concept of sustainability. After all, if our buildings

cannot withstand disasters, how can we expect to rely on them in our plans for a safer and greener future?

We’ve all experienced power outages in the past. But what will happen when our homes, places of employment, and essential services are destroyed and unusable for an extended period following a major quake? Indeed, our security is only as strong as the weakest point in our buildings, and many of the older buildings we live, work, and invest in are known to be extremely

vulnerable to seismic shaking.

As I reported last month, there are thousands of potentially dangerous soft-story apartment buildings in Orange County cities such as Anaheim, Newport Beach/Costa Mesa, and Santa Ana. Many more are scattered throughout smaller local communities, according to a U.S. Resiliency Council mapping tool created in partnership with Esri.

Statewide, there are more than 60,000 locations in California with these older multi-story apartment buildings in cities without retrofit ordinances, representing nearly 800,000 units, according to estimates. If 30 percent of those structures need retrofitting, that is almost 250,000 units. At 2.5 people per unit, that represents 625,000 people at risk of death, injury, or homelessness when a major earthquake strikes near their homes. Visit http://bit.ly/3GQAN7m for more information.

My hope is that 2023 continues the growing movement towards resilience in communities throughout our state. Let’s model the foresight that these tribes have exhibited, and plan for resilience against the greatest natural hazard threat California faces – earthquakes.

Is your apartment building vulnerable? Call Optimum Seismic at 833-978-7664 for a free evaluation.

About the Author:

Recently appointed to Los Angeles Mayor Karen Bass’ Transition Team, Ali Sahabi, previously received the California Governor’s Environmental and Economic Leadership Award for taking a sustainable approach toward community development and environmental restoration in the 543-acre Dos Lagos mixed-use development in Corona, CA. A licensed General Engineering Contractor (GEC), Sahabi is an expert in building resilience and sustainability. He is Co-Founder and Chief Operating Officer of Optimum Seismic, Inc., which has completed more than 3,500 structural retrofit and adaptive reuse projects for multifamily residential, commercial, and industrial buildings throughout California.

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A Property Manager’s Guide to Fair Housing

BY DANIEL BERLIND CEO, SNAPPT

The most egregious Fair Housing violators are easy to spot.

There was the Las Vegas landlord who wrote explicit terms for sexual favors into the leases of his female tenants. Or the New York couple whose available apartments would suddenly evaporate when Black renters showed up at their door.

Those examples, though abhorrent, are obvious.

But it’s the gray areas of Fair Housing that keep property managers up at night. Indeed, property staff may commit potential violations without even knowing it.

Take the well-intentioned leasing agent, who shows a young couple and their child an apartment, telling them. “It’s a great place for young families.” That comment could be construed as either steering — an effort to bring the “right” kind of people to a building — or discrimination toward older adults without kids.

More subtle would be a policy that states all invoices and rent notices must be sent directly to tenants, no exceptions. That may seem like a commonsense policy. But for a tenant with a developmental disability that prevents them from doing their own finances and requests all notices be sent to a family member instead, it could be seen as a refusal to make a reasonable accommodation — another violation.

Property managers also need to consider whether their teams’ conversations with prospects would pass as

compliant in court. Fair Housing “testers” regularly apply for apartments, while candidly recording their conversations with agents for later use in suits. Indeed, one well established industry tester has recorded more than 1,500 interactions.

Expensive Consequences

The cost for getting it wrong isn’t cheap. Civil penalties for Fair Housing violations can be as high as $100,000. In addition, landlords may be responsible for paying compensatory damages to a tenant, covering their out of pocket expenses incurred while looking for and renting alternative housing, as well as their legal fees in pursuing a claim.

The bottom line is that Fair Housing law can be complex, and even unintentional violations can be costly.

Understanding its nuances means the difference between a successful rental property, or ending up battling discrimination claims, no matter how well intentioned your leasing agents are. Consistent policies and procedures help, as does the use of technology, to ensure every prospective tenant, regardless of who they are, receives the same service and treatment from your team.

What is Fair Housing Law?

The federal Fair Housing Act became law on April 11, 1968, just a week after the assassination of Dr. Martin Luther King, Jr., a vocal advocate for fair housing rights. Its goal is to ensure that every neighborhood is a

place of opportunity for all people.

At the federal level, the Fair Housing Act makes it illegal to discriminate in housing on the basis of:

• Race

• Color

• National origin

• Religion

• Sex (including gender identity and sexual orientation)

• Familial status

• Physical or mental disability

State and local laws often also include provisions around:

• Age

• Citizenship

• Source of income (including rental assistance programs, such as Section 8 housing vouchers)

• Criminal history

While these protected classes seem straight forward, applying them to real world situations can get complicated. Particularly challenging are policies that could be considered as having a “disparate impact,” even unintentionally, against covered classes. Property managers should pay particular attention to the following Fair Housing problem areas.

Understanding complex and subtle rules is easier with consistent systems that vet applicants.

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Criminal Background Checks

Take, for example, criminal history. In an age of electronic background checks, asking whether a prospective renter has a criminal record is standard practice in the industry. But because statistics show people of color are arrested at a disproportionate rate, applying blanket prohibitions against applicants with any criminal history could lead to a discrimination claim.

Instead, property managers need to set their criteria in terms of whether providing housing to the applicant would pose an undue risk to other tenants. That might include denying rental applicants who have committed violent crimes, serious felonies reflecting financial fraud, illicit drug manufacturing, burglary and arson, or sex offenders.

Occupancy Limits and Families

Occupancy limits can also be problematic. With the exception of properties specifically designated for seniors, it’s illegal to deny housing to families based on the number of children they have. At the same time, specific ratios of persons per bedroom or square footage can be applied in certain situations to maintain health and safety compliance.

Persons With Disabilities

The majority of Fair Housing violations — 59% — fall in the area of landlords not making reasonable accommodations for people with physical or mental disabilities. A cardinal rule in this area is not to ignore a request for reasonable accommodation. Have an established process for how residents can request one, and a procedure for responding to each in a timely manner.

A reasonable accommodation could include providing a ramp for someone in a wheelchair, or permitting their service animal, covered under the Americans with Disability Act, to live at a property that otherwise doesn’t allow pets.

Emotional Support Animals

But service animals are different than emotional support animals. While ESAs are allowed as a reasonable accommodation under the law, they’re also an area where renters often try to get an unjustified accommodation for an otherwise traditional pet.

Landlords shouldn’t ask about the condition the pet helps address, but they can request legitimate documentation from a third party certifying the need.

Retaliation

Landlords also open themselves up to liability for retaliation against a tenant who makes a Fair Housing claim — and that could extend to areas not normally associated with discrimination. For example, withholding service or repairs to a resident who’s filed a complaint could be considered harassment, even if it was simply a case of a maintenance request that fell through the cracks.

Fair Housing Testers

Fair Housing testers regularly evaluate landlords on compliance and candidly record their interactions with leasing agents, so how you talk to applicants and what you say matters. Focus on the attributes of the property itself, and not the type of people who live there. Emphasizing how a pool is a great place to entertain guests, for example, is a better approach than saying it’s ideal for kids and families.

Standardizing Fair Housing Practices

This list of Fair Housing challenges isn’t exhaustive. Training staff and consulting with your attorney is a must. Property managers should have established policies and procedures for their lease application process to ensure Fair Housing compliance.

First and foremost it is to give everyone an equal opportunity to apply for an apartment, no matter their background, and to make leasing decisions based on clear, consistent criteria.

Best practices include asking every potential tenant the same questions.

Documenting why someone is denied a leasing opportunity, based on legitimate standards, can also help protect property managers if a claim is made.

How Technology Helps

Using prop tech in the apartment tour and lease application process can help ensure all applicants are treated consistently.

Bots: The increased use of automated chat bots to answer incoming questions at the beginning of a housing search makes sure all questions receive consistent answers.

Self tours: Enabled when a community’s smart locks are tied into a property management system, self tours can reduce Fair Housing gaffes between prospects and well-intentioned, but under trained staff.

Tenant screening applications: Setting criminal background criteria to only flag serious crimes ensure blanket prohibitions don’t unintentionally refuse housing to protected classes.

Application vetting and fraud prevention: Apartment application fraud has skyrocketed during the pandemic. Bogus paystubs and bank statements are widely available online, and now show up in one out of every eight applications.

But these savvy fraudsters are also often quick to cite Fair Housing laws when their applications are questioned. Using AI-powered proptech to flag bogus documents automatically gives agents a nonconfrontational out, because they can simply say “the system” rejected an applicant’s statements as invalid.

Automated maintenance requests: Not only does this show equal treatment for everyone, it helps track requests for accommodations, as well as routine maintenance tickets to show each is serviced on an as-submitted basis.

While Fair Housing law is anything but straightforward, training staff and using technology can ensure property managers are in compliance, without triggering expensive liability when leasing agents inadvertently get it wrong.

8:15—9:00 a.m.

Y ou’ve Had a Death in the Unit... Now What?

Speaker: Joe DeCarlo, MBA, CPM, CCIM, CRE

The unthinkable has happened. There’s been a death in one of your units. Now what?

It’s something that most rental-housing providers will eventually face if they’re in the business long enough. Find out what steps and protocols should be followed to successfully navigate the potential legal, financial, and operational pitfalls while dealing with this traumatic situation.

9:30—10:15 a.m.

Rental Housing Economic Outlook

Sponsored by:

Sponsored by:

Moderator: Nick Lieberman, President, Bona Fide Mortgage

Speaker: Jon Giannola, Vice President/Regional Manager, Marcus & Millichap

Speaker: Jay Lybik, National Director of Multifamily Analytics, Costar

Speaker: Dr. Ed Coulson, Director, UCI Center for Real Estate Professor of Economics and Public Policy, UCI Merage School of Business

Speaker: Tyler Greer, Esq., Duringer Law Group, PLC.

• Collecting past due rent & handling evictions in postpandemic California

• Emerging legal threats and trends

• Staying compliant with Fair Housing laws

• Best management practices to protect your interests

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he ABCs of DEI: Why Diversity, Equity & Inclusion is Good Business

Speaker: Angel Rogers, ARM, CCRM, Star Training

Speaker: Valerie Sargent, President, Yvette Poole & Associates

There has been much talk about Diversity, Equity & Inclusion (DEI) in the multifamily industry lately. If you thought it was a fad that would fade away, think again! It is definitely here to stay, and it’s important to learn how changing demographics and societal values play a part in rental housing and employment decisions.

Join two AAOC favorites to learn some of the basics on Diversity, Equity, and Inclusion. You’ll walk away with a good understanding and how DEI can be good business for your company.

1:45—2:30 P.m.

P et Screening, Emotional Support Animals & Service Animals

Speaker: Victoria Cowart, CPM, Director of Eduation & Outreach, PetScreening

One of the most common issues for rental housing providers is just how much accommodation is required when a resident wants to include an animal in their rental unit. The laws are pretty clear when it comes to the accommodation of service, assistance, and emotional support animals, but questions remain over what constitutes a legitimate accommodation request versus a resident simply trying to get around “no pet” policies.

Find out what you need to know about complying with HUD requirements regarding assistance, service, and emotional support animals, how to best handle and validate accommodation requests, and more. If you own or operate rental property, this session is for you.

A Quarterly Review of Key Financial Pulse on the

3rd Quarter 2022 Update

Primarily 100 unit + properties; “concession percentage” is the percentage of units offering concessions.

US Bureau of Labor Statistics; uses private sector wages, last month of quarter; not seasonally adjusted

U.S. Bureau of Labor Statistics; % change using last month of quarter versus same month one year previous

U.S. Bureau of Labor Statistics; reflects last month of quarter

Pulse on the Marketplace is produced and edited exclusively for Apartment News by Nick Lieberman, President, Bona Fide Mortgage and AAOC Board Member. For questions or comments: (949) 651-0999, or nlieberman@cox.net

* For CPI, “Orange County” includes Orange, Los Angeles, and Riverside Counties.

** For Apartment Building Permits, Average Monthy Employee Wages and Unemployment Rate, “Orange County” includes the Los Angeles–Long Beach–Anaheim, CA Metropolitan Statistical Area.

Data for the Apartment Investor Marketplace

Prefab Apartment Buildings — A Coming Phenomenon?

The technical term is “Modular Construction,” meaning a building constructed in modules in an off-site factory under controlled plant conditions using almost identical materials as conventional construction (primarily wood, concrete, and steel) and adhering to all local building codes.

Prefabrication is a concept that’s been around for a century, though adoption as a mainstream construction option has been slow to take hold. More recently, however, evolving technologies, economic forces, and societal needs have sparked interest.

Tom Hardiman, executive director of the Charlottesville, Virginia headquartered “Modular Building Institute” (MBI), the industry’s non-profit trade association, advises that annual production of factory-built projects has doubled in the last five years, accounting for 5.6% of buildings constructed nationwide last year (excluding detached single-family residences). And of interest to the rental housing community, apartments are the fastest growing sector in modular construction.

Prefabricated buildings had been somewhat stigmatized in the past, carrying a connotation of inferior quality properties. However, that notion seems to be dissipating as modern modular buildings are now virtually indistinguishable from site-built projects to the casual observer.

Larry Armstrong, CEO of Irvine architectural firm, Ware Malcolm, explained that modular construction is just as safe and durable and can be just as aesthetically appealing as conventionally built properties. Armstrong went on to explain that modular also carries the added benefits of faster construction schedules and greater environmental efficiency, discussed in more detail below.

Overall Cost /Construction Time Savings

Hardimen, the MBI executive director, estimates that costs for building modularly generally run 5-10 percent less than conventional construction. Moreover, the shortened construction period is a key aspect of the allure of modular. Hardimen estimates that modular construction on average saves about six months from start to completion versus a conventionally constructed property, a major factor in the return on investment calculus.

For example, if an Orange County developer of a 100-unit apartment brings his product to market six months faster with a prefabrication approach versus on-site construction, and assuming average rents of $2,748 per month (that’s the average OC rent as of Q3 2022, per adjacent chart), the developer banks $1,648,800 in gross rents (less vacancy) before he would cash his first rent check using a traditional construction format. Hardimen says this construction time savings is often the

most compelling reason why developers turn to modular, and enables some projects go forward that otherwise wouldn’t but for the accelerated revenue stream.

Building Heights for Modular Apartments

Hardimen indicates that the typical prefab apartment is usually three-tofour stories. But with advancing technologies and innovative design modular can now go much higher. The world’s tallest modular multifamily structure spans 44 floors. The 2020 completed project, named Ten Degrees, is located in the London borough of Croydon. This Greystar managed property also features an adjacent 39-story apartment tower. The two modular buildings together provide 546 residences with a mix of one-, two-, and threebedroom units. A total of 1,500 modules were factory-fabricated to produce the finished product.

Affordable Housing/Housing for Homeless

The hue and cry for affordable housing in recent years, particularly in California, begs the question of whether prefab structures might be helpful to the cause. As of a 2019 study, the Golden State had a 978,000 home shortfall (inclusive of detached houses, condos, and apartment units) — easily

Six Potential Benefits of Exchanging into Delaware Statutory Trust Properties

There are a number of potential benefits associated with exchanging into a Delaware Statutory Trust (DST) 1031 property.

However, it is important to note that these potential benefits should also always be carefully weighed with the potential risks that are possible with DST investments, and as with all real estate investments, investors should consult their tax attorney and or Certified Public Account before investing in DSTs.

Still, DSTs continue to grow in popularity especially among aging baby boomers who are tired of managing their own properties and are looking for a way to transition into a passive income stream. DST investments not only provide investors the potential for passive income, but also the following six benefits as well:

Benefit One: Tax Deferral Using the 1031 Exchange

Many real estate investors have wanted to sell their apartments, rentals and commercial properties for years but haven’t been able to find a property to exchange into and just can’t stomach the tax bill after adding up federal capital gains tax, state capital gains tax, depreciation recapture tax and the Medicare surtax.

The DST 1031 property solution

provides investors an ability to move from an active to a passive role of real estate ownership on a tax-deferred basis.

Benefit Two: Eliminating the Day-to-Day Headaches of Property Management

Because many DST investors are at or near retirement, they are simply tired of the hassles that real estate ownership and management often bring. They are tired of the tenants, toilets and trash and are wanting to move away from actively managing properties. The DST 1031 property provides a passive ownership structure, allowing them to enjoy retirement, grandkids, travel and leisure, as well as to focus on other things that they are more passionate about instead of property management headaches.

Benefit Three: Increased Cash Flow Potential**

Many investors are receiving a lower amount of cash flow on their current properties than they could be, due to their properties having under-market rents, properties that have multiple vacancies and/or that are raw or vacant land sitting idle. DST 1031 exchange properties provide an opportunity for investors to potentially increase their cash flow** on their real estate holdings via a tax deferred 1031 exchange.

* Diversification does not guarantee returns and does not protect against loss.

BY DWIGHT KAY FOUNDER AND CEO, KAY PROPERTIES & INVESTMENTS

Benefit Four: Portfolio Diversification* by Geography and Property Types

Oftentimes, 1031 investors are selling a property that comprises a substantial amount of their net worth. They want to reduce their potential risk and instead of buying one property (such as another apartment building) or one NNN building (such as a Walgreens pharmacy or Taco Bell restaurant) they decide that investing into a diversified portfolio of DST 1031 properties with multiple locations, asset classes (property types) and tenants is a better fit for their goals and objectives.

This is similar to how investors tend to invest retirement funds in mutual funds and Exchange Traded Funds (ETFs), as opposed to placing their entire retirement savings into the stock of one particular company. However, it is important to note that there are no assurances that diversification* will produce profits or guarantee against loss.

Benefit Five: Long-Term Non-Recourse Financing Locked and In Place to Satisfy Debt Replacement Requirements of the 1031 Exchange

One of the requirements for a 1031 exchange is to take on “equal or greater

Six Benefits — continued on page 42

** Past performance does not guarantee or indicate the likelihood of future results. Diversification does not guarantee profits or protect against losses. All real estate investments provide no guarantees for cash flow, distributions or appreciation as well as could result in a full loss of invested principal. Please read the entire Private Placement Memorandum (PPM) prior to making an investment. This case study may not be representative of the outcome of past or future offerings. Please speak with your attorney and CPA before considering an investment.

debt” in the replacement property to what you had in the relinquished property (the property you are selling). In today’s lending environment, it is often hard for investors to obtain nonrecourse financing at an acceptable interest rate and terms. Due to the DST 1031 properties’ sponsors typically having strong lending relationships, they are able to secure non-recourse financing at some of the best terms available in the marketplace. The DST 1031 investors are the direct recipient of these financing terms that they would otherwise often not be able to obtain on their own.

Benefit Six:

Access to Institutional Grade Real Estate DST 1031 properties provide access to large, institutional-grade real estate that is often otherwise outside of an

individual investor’s price point. With the typical minimum investment of $100,000, investors are still able to purchase an ownership interest in large $20 million-plus apartment communities, $5 million-plus pharmacies or $15 million grocery stores, for example. This allows investors access to a level of real estate that they just would not have been able to exchange into before.

That being said, we also have had many clients with very large 1031 exchanges opt to invest in DST 1031 properties because they did not want to place “all their eggs into one basket” by purchasing one single, large investment property.

For more information about Kay Properties or to review a current list of 1031 Exchange eligible properties please visit kpi1031.com, call 1 (877) 859-4568, or scan the QR code below to receive your FREE 1031 Exchange toolkit.

Pulse — continued from 39

taking worst in nation honors — and the situation has only deteriorated since. The same 2019 study estimated the nation as a whole required 3.8 million more housing units. This gigantic backlog, along with the present political climate encouraging the production of housing, puts wind at the backs of developers able to deliver such product. Yes, IF off-site modular construction truly is cheaper and faster to build then an era of surging growth in prefab housing is no doubt upon us.

Factory-built housing also springs

Director’s Message — continued from 6

tions for the consideration of the AAOC Board of Directors. Committee participation is by appointment only.

Membership Committee

The AAOC Membership Committee assists in the association’s membership

to mind as a potentially useful tool in the grand scheme of society’s efforts to reduce homelessness. The aforementioned Larry Armstrong, who, in addition to designing and overseeing development projects for clients of Malcom Ware, also serves as the volunteer chair of Orange County United Way’s “United to End Homeless” program. Armstrong feels that “the use of the modular model could potentially play a significant role in facilitating construction of new permanent supportive housing in Orange County for our unhoused population.”

About the Author:

Kay Properties & Investments is a national Delaware Statutory Trust (DST) investment firm. The Kay Properties platform provides access to the marketplace of DSTs from over 25 different sponsor companies, custom DSTs only available to Kay clients, independent advice on DST sponsor companies, full due diligence and vetting on each DST (typically 20-40 DSTs) and a DST secondary market. Kay Properties team members collectively have over 400 years of real estate experience, are licensed in all 50 states, and have participated in over $30 Billion of DST 1031 investments.

Disclaimer: This material is not to be considered tax or legal advice. Please speak with your own CPA and attorney for all tax and legal advice prior to considering an investment. All real estate and DST properties contain risk.

Securities offered through FNEX Capital, member FINRA, SIPC.

Carbon Footprint

Finally, a factory built properties will be greener than traditionally built. The factory-controlled process generates less waste, creates fewer site disturbances and allows for tighter overall construction.

The take away: While no one is claiming that off-site modular construction is the new paradigm, it IS expected to continue gaining market share.

So, no surprises if a prefabrication building soon finds an empty lot in your community.

development and retention efforts, including the development of membership campaigns. It also discusses membership trends and the evolving needs of rental-housing providers, and how the association can meet these needs and grow the AAOC membership accordingly.

Product & Service Council Committee

The AAOC Product & Service Council Committee assists in the development and delivery of member programs and special events throughout the year that facilitate networking and business development between the

Director’s Message — continued on page 46

get results

Nine Tax Deductions for Rental Property Owners

One of the many benefits of owning rental property, and a key to running a profitable investment, is the deductions. The deductions include expenses related to buying, maintaining, and managing the property. As a real estate agent, I’m not licensed to give tax or legal advice. This article is meant to be a helpful aid for assessing the overall tax benefits of owning investment real estate. This is a list that I’ve accumulated from my own experience and from my clients, so use it as a guide for when you consult with your accountant or attorney.

1. Mortgage Interest

The most common tax deduction most homeowners and rental property owners use is mortgage interest. For many owners, mortgagee interest is their largest deductible expense. Just to clarify, you can’t deduct the portion of your mortgage payment that goes toward the loan principle. Instead, the deduction applies to payments towards your interest charges. Principal and interest are often listed separately in your monthly mortgage statement and your mortgage servicer should account for interest paid in an end-of-year tax form (e.g. IRS form 1098).

In addition to mortgage interest, you can deduct origination fees and points you paid to purchase or refinance your rental property, interest on unsecured loans used for improvements, and credit card interest for purchases related to your rental property. Come tax time, you must have already spent

money on these purchases to qualify.

2. Property Taxes

The second most common tax deduction on investment property is property taxes. In California, property taxes are about one percent of the purchase price or assessed value plus any local Mello-Roos or assessments. Thanks to Prop 13, taxes can only go up a maximum of 2 percent per year. If your property is located in a city that has rental licensing requirements, you may also be able deduct any accompanying landlord or vacation rental license fees.

In addition to being able to deduct property taxes, if you manage shortterm rentals, you may be charged an occupancy tax, which is very similar to sales tax, and as the property owner you may also be able to deduct those too. Also, if you pay sales tax on business-related items or inspection fees, be sure to deduct those as well.

3. Real Estate Depreciation

The third most common tax deduction on investment property is depreciation. Over time, wear, tear, and obsolescence lower the value of your rental property and its contents. This process, known as depreciation, is usually tax deductible. The deduction can be taken for the expected life of the property, but it must be spread out over multiple years. As far as the IRS is concerned, rental properties can depreciate over 27.5 years and it only pertains to the value of the structure, not the value

BY MERCEDES SHAFFER

of the land.

In addition to being able to depreciate the value of your structure, you may also be able to claim the value of the equipment that helps you run your rental business, like your computer or automobile.

You may also be able to claim deductions for improvements you make to the property that add value or extend its life. According to the IRS, examples of improvements include additions such as bedrooms, bathrooms, decks, garages, patios or porches, as well as things like landscaping, heating, air conditioning, plumbing, insulation, and interior upgrades such as built-in appliances, wall-to-wall carpeting, and other miscellaneous repairs like roofing, double-pane windows, and security systems. To qualify as a deductible expense, it must be expected to last for more than a year, be valuable to your rental business, and lose value over time.

4. Insurance Premiums

The fourth most common tax deduction on investment property are insurance premiums. Lenders can stipulate that homeowners get an insurance policy before securing their mortgage, and luckily, any form of insurance is considered an ordinary and necessary rental property expense and is thus deductible. The deduction applies to basic homeowners’ insurance as well as special peril and liability insurance.

AAOC’s Legal and Operational Forms Effective 1/20

New

Legal Notices

Receipt Forms

Rules and Requirements

Downloadable forms available at www.AAOC.com at no charge for members only

Employee Agreements

Miscellaneous Agreements

Books, Manuals, and Forms Collection

* Available in pads of 25 — All other forms available in pads of 50

YOU WILL BE BILLED FOR YOUR ORDER. All forms and books available at the AAOC office. Orders will be billed to member accounts. Shipping and handling fees will apply to all mail orders.

If you have employees, you can usually deduct the cost of their health and workers’ compensation insurance, too. Although insurance premiums tend to be a bit higher for rentals, this deduction can help offset that. Property owners can also deduct losses, including those caused by earthquakes, floods, or theft.

5. Maintenance and Repairs

The fifth most common tax deduction on rental properties are maintenance and repairs. While home improvements are deductible through depreciation, the tax code does allow you to deduct certain repair and maintenance costs separately. A big difference is that these efforts keep your property in rentable condition, but do not add significant value. This deduction is often taken fully in the year the expense was incurred, rather than over time.

When doing maintenance and repairs, if you hire someone else to do the work, you may be able to deduct the labor costs. The same goes for costs associated with hiring or employing property or on-site managers, as well as homeowner association and condo fees. If you take the “do-it-yourself” approach, you can often deduct any rental fees for tools and equipment.

6. Utilities

The sixth most common tax deduction for rental properties is utilities. While every housing provider handles utilities differently, if you choose to cover things like gas, electricity, water, heating or AC for your tenant, those expenses may be deductible. If you pay for internet, cable, or satellite, you should be able to deduct those as a utility expense as well. Even if your tenant agrees to reimburse you for utilities later, you can continue to file the rental property deduction and claim the reimbursement as income.

7. Legal and Professional Fees

The seventh most common tax deduction for rental properties is professional fees. Property owners can

deduct certain professional fees in relation to the rental property. If you use a CPA or computer software to prepare your tax returns, be sure to deduct the cost. If you hire a lawyer to oversee rental paperwork at any point in the year, you can deduct those hourly fees. If you used a real estate agent to find your tenants, you may be able to deduct the commission as well as any advertising or marketing costs. Even advisor services can often be written off so long as you meet to discuss the rental property. If you have to evict someone, your legal and court filing fees are usually deductible. These are all considered operating expenses.

8. Travel and Transportation Expenses

The eighth most common tax deduction for rental property is travel and transportation expenses. If you’re a property owner who travels to multiple properties or your rental is located far from your residence, your transportation expenses may be deductible. This includes paying to show your rental property, collecting rent in person, and keeping an eye on your rental property throughout the year. There are two ways that you can deduct travel. The first is actual expenses or you can use the standard mileage rate.

9.

Office Space

The ninth tax deduction for rental property is office space. Whether you conduct business in a commercial property or a spare bedroom, you can often deduct the accompanying costs. Square footage or rental cost will probably be the largest expenses. However, you may also be able to include the price of a printer, computer software, and anything else you use to run your real estate business.

Keep documentation of the purchases you make and record the time you spend managing your rental property. This is one of the most commonly flagged deductions, so be sure you’re keeping good records and being honest about the breakdown between business and personal use.

How to Claim Rental Property Tax Deductions

You’ll most often file rental property tax deductions the same year you pay the expenses. Work with your tax professional to determine the extent of your deductions and you overall tax strategy. The process will be much more manageable if you keep detailed records of all income and costs related to the property as they occur. Plus, if you’re ever audited, you’ll have to provide proof for every deduction you claim.

Real estate has a myriad of tax deduction benefits that other investments, like stocks, don’t. This is one of the unique differentiators that can make real estate an exceptional investment, and why it is an outstanding go-to vehicle for wealth building.

If you have ideas for other tax deductions related to rental properties, I would love to know so that I can share the information.

About the Author:

If you would like to have a conversation about creating a personalized strategy for cashing out with minimal or no capital gains tax, or if you would like help with buying, selling or doing a 1031 exchange, I’m happy to help! Feel free to contact me. I can be reached at 714.330.9999, InvestingInTheOC@gmail.com, or you can visit my website at InvestingInTheOC.com. I’m Mercedes Shaffer, a real estate agent with Coldwell Banker, helping you build wealth one door at a time. DRE 02114448.

Director’s Message — continued from 42

association’s Product & Service Council (PSC) members and its rental property owner and operator members. This includes Multifamily Mingles, Summer Cruise, Reverse Trade Show, Angels Game & Tailgate, and more.

Our committee members provide a very valuable service, and their insight, guidance, and leadership is appreciated. If you are interested in volunteering or learning more about a particular committee, contact Spartacus Avina at (714) 2459500 x1401 or membership@aaoc.com.

January General Membership Meeting Recap

For AAOC members, the beginning of a new year is always marked by the much-anticipated January General Membership Meeting featuring Stephen C. Duringer’s “Legal Corner… Live!” This year, more than 200 members attended the meeting, which was presented on January 11 at the Santa Ana Elks Lodge, the “home” for AAOC’s General Membership Meetings in 2023.

Duringer opened his remarks providing a broad overview of the current regulatory and legal environment for the multifamily housing industry, stating that recent legislation could have been far worse for Orange County, and reminding the audience that the courts are now back to a normal status — for the most part.

He then covered the further expansion of limitations on what can be

included in credit reports, such as judgements not appearing on credit reports, and addressed how calculations for FICO scores could be artificially inflated. He also mentioned that criminal convictions and arrest records are not being reflected. Overall, he indicated reports are not showing a true and accurate portrayal of the applicant.

Duringer indicated the need for owners to be more diligent and comprehensive in their tenant screening efforts, including the suggestion of visiting the current residences of prospective renters. “Drive by and check out the surroundings,” he stressed. If you observe less-than-desirable conditions at their current residence, Duringer warned it could be an indicator of what you could expect if they become your tenant.

The eviction process in Orange County, Duringer reflected, is a lot easier to pursue than in Los Angeles County. He said that the judges are relatively good in this regard but stressed that a jury trial could be very time consuming. He also pointed out that the number of court rooms in Orange County handling evictions has decreased. He reiterated the need to be more thorough in the screening process.

Duringer then touched upon accommodation issues and particularly the handling of requests for service animals and emotional support/comfort animals. In his remarks, he mentioned there is now a “psychological” support animal designation geared toward individuals who are coping with mental health issues. A physician needs

to sign a letter indicating this need and have an office located in California.

In summary, Duringer covered many key guidelines and best practices to keep in mind in your daily business operations and resident selectin process, including using AAOC’s legal and operational forms, maintaining your units, avoiding text messaging residents and keeping an email trail, instead, that is thorough and includes the dates and times of communications. He also recommended that AAOC members review what is truly covered and not covered in their insurance policies at this point in the new year and moving forward.

AAOC wishes to thank its January General Membership Meeting sponsors for their support of AAOC and its members. Thank you to Farmers Insurance — Theresa Simes Agency; Professional Towing; and Sullivan Property Management for your support.

Stephen C. Duringer (Duringer Law Group, PLC) is all smiles before the start of his presentation.

L to R: AAOC Board Member Frank Alvarez (Buffalo Maintenance, Inc.) and meeting sponsor Korbin Duley (Sullivan Property Management).

L to R: AAOC board member Randy Combs (KW Commercial) shares his thoughts on current rental market conditions with fellow board members Nathan Poth (LoCali Management Group) and Alan Dauger (A&M Properties).

L to R: An AAOC member discusses his legal situation with Stephen Duringer (Duringer Law Group, PLC) before the start of the meeting.

All attention on the legal information being shared by Stephen Duringer.

L to R: Santa Ana Mayor Valerie Amezcua discusses city housing issues with an AAOC member.

AAOC members waiting enthusiastically for the meeting to begin.

AAOC members getting ready for the meeting.

L to R: Alberto Castellanos & Ruben Torres (Professional Towing) answer a member’s question about their services.

L to R: Jennifer and Hector Barragan (OC Professional Maintenance Team).

Mother and daughter bonding (and learning) at the AAOC General Membership Meeting.

L to R: James McCormick (Argos Home Systems) with an AAOC member.

L to R: Santa Ana Mayor Valerie Amezcua with an AAOC member.

L to R: AAOC members Samantha Mo (Mo Properties) and Theresa Simes (Farmers Insurance - Theresa Simes Agency).

AAOC Immediate Past President Frank Alvarez (Buffalo Maintenance, Inc.) welcomes his fellow members and wishes them a Happy New Year.

AAOC members in deep conversation.

L to R: AAOC Board Member Craig Kirkpatrick (Multi Units Management), Chip Ahlswede (AAOC), and AAOC Director Emeritus Stephen Duringer (Duringer Law Group, PLC).

L to R: Rich Lombardi (RML Properties, Inc.) and AAOC board member Craig Kirkpatrick (Multi Units Management).

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

CollectTech

Kenneth Stumbo 981 Powell Avenue Southwest Suite 115 Renton, WA 98057 (425) 441-4096

ken@collecttech.com

Knight Towing Frank Mora 1001 North Logan Street Santa Ana, CA 92701 (714) 686-5975

sales@knightstotherescue.com

TheGuarantors Alexandra Nazaire 1 World Trade Center New York, NY 10007 (212) 266-0020

associations@theguarantors.com

CollectTech.com – Past Resident Debt Collections

CollectTech.com is a nationwide, third-party collection agency that exclusively serves property managers and owners. This is an agency brought to you by the former founder and CEO of RentCollect Global, Ken Stumbo. He has provided collection services to the property management industry since 1996 and has managed collections for over two-million units at a given time.

CollectTech’s online payment portal is open for use 24/7. There are NO payment fees, software fees, subscription fees, etc. for their services. Even though this is a newer startup, their leadership has more experience than just about anyone in the industry.

The CollectTech team knows every possible scenario that past tenants use to stall, avoid and object to paying. CollectTech is always ready to pivot strategies to make sure that every avenue of collection is explored to get you paid MORE, FASTER. They offer an open-ended contract to limit the risk of trying CollectTech, without any time commitment! Their top tier debt collectors are excited to get more money into your pocket, faster and EARN your business. The fee schedule is a flat commission on collections, no junk fees or hidden fees!

For more information, visit www.collecttech.com or contact Summer Johansen (714) 442-2684.

TheGuarantors

Seven years ago, we went door-to-door pitching our first rent coverage product to real estate operators across New York City with the goal of protecting operators against losses from rent defaults, vacancies, holdovers, and damages. Most initially passed, questioning our ability to secure their billion-dollar rent rolls. Finally, one of the largest privately held real estate investment companies in the world allowed us to guarantee their new lease up — a 1,175-unit luxury rental property in midtown Manhattan. That changed everything.

Today, TheGuarantors is available in over 1.5 million rental homes across the country. We’re backed by multiple A-rated insurance carriers and employ 200 people in eight countries around the world building the next generation of rent and deposit protection products.

Not all other players in the industry have been so fortunate. Many companies around us are shrinking in size. Rounds of layoffs, followed by heartfelt LinkedIn appeals by the newly unemployed, are all too common. Dedicated employees find themselves on the losing team in someone else’s game.

Our team is seasoned enough to know that when there is growth, there will always be decline, and we have planned and plotted for this possibility. Our mission to improve rental affordability and accessibility for millions of renters across the U.S. depends on our longevity.

In these uncertain times, when 8 million Americans are late on their rent and no one knows what lies ahead — we’re committed to making your work a little easier. And today, and down the line, you can count on us to be here for you.

For more information about TheGuarantors, visit www. theguarantors.com.

With gratitude and optimism,

Julien Bonneville CEO, TheGuarantors

Bob Schmidt CRO, TheGuarantors

Get more payments, faster, from past residents!

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

A.S. Wise, Inc.

Accounting Services

AllView Real Estate

Clarion Management, Inc.

Accounting Software

Yardi Systems Inc.

Answering Service

Anyone Home Rent Dynamics

Apartment Building Inspection

Green Home Solutions TrueEnviro

Zebra Construction Inc.

Apartment Market Research Data

ALN Data

Apartment SEO

CBRE Multifamily SoCal – Dan Blackwell & Team

Effortless Ads

The Mogharebi Group

Yardi Systems Inc.

Apartment Rental Publications & Services

apartments.com

Intellirent

RentPath

The Mogharebi Group

Apartment/Student Housing

ARIZE

Colliers International

Kairos Investment Management Company

LaundryUp

RokitNow

The Mogharebi Group

Restoration Services Company

VERO

Vesync

Appliances Sales, Service & Leasing

ACE Commercial Laundry Equipment, Inc.

Expressions Home Gallery

L and D Appliance Corp.

National Service Company

R&B Wholesale Distributors, Inc.

Asbestos

FIRST ONSITE Restoration

Restoration Management Company

Asphalt Sales & Service

Oliver Mahon Asphalt

Attorneys

Baker Law Group

Brennan Law Firm

Duringer Law Group, PLC

Fisher & Phillips

Kimball, Tirey & St. John LLP Company

Newmeyer & Dillion, LLP

Schiff & Shelton

Wesierski & Zurek LLP, Lawyers

Bath Restoration or Renovations

Baldwin Construction

Buffalo Maintenance, Inc.

California Bath Restoration

OC Professional Maintenance Team

Surface Experts of South Irvine

TASORO Products

Restoration Services Company

Boiler Systems

DCM Services, Inc

Ironwood Plumbing, Inc.

Spicer Mechanical

Streamline Repipe and Plumbing Inc.

Water Heater Man, Inc.

Building Products

Schluter Systems

Buying Group

Optim Real Estate Services Company

OMNIA Partners, Multifamily Housing

Cabinets/Refinishing

Buffalo Maintenance, Inc.

KJ Carpet Wholesale

S M Painting Corp.

Surface Experts of South Irvine

TASORO Products

The Door & Window Company

Carpentry

AMS Construction

Buffalo Maintenance, Inc.

CertaPro Painters of Yorba Linda

Carpet Sales & Service

KJ Carpet Wholesale

R&B Wholesale Distributors, Inc.

Cleaning Service

Bio-One of Orange

Crown Building Services Inc.

Titanium Restoration Services Company

Collections

CollectTech

Duringer Law Group, PLC

David S. Schonfeld, Attorney at Law

Kimball, Tirey & St. John LLP Company

Communications

3CS InfoSystems

Cox Communications

Knock CRM

TouchPoint

Concrete Maintenance & Repair

AMS Construction

Buffalo Maintenance, Inc.

Precision Concrete Cutting

Oliver Mahon Asphalt

Construction

AMS Construction

Angelo Termite and Construction

Baldwin Construction

Buffalo Maintenance, Inc.

CAMP Construction Services

Ingersoll Rand

KD Electric Company

OC Professional Maintenance Team

Optimum Seismic, Inc.

RedRock Technologies

Schluter Systems

TASORO Products

Trane/American Standard

Zebra Construction Inc.

PSC Service Provider Directory

— continued on page 56

PSC Service Provider Directory

continued from page 55

Consulting

3CS InfoSystems

Colliers International

Investment Capital Real Estate

Optim Real Estate Services Company

Section 8 Management

Willdan Energy Solutions

Content Restoration

AMS Construction

Green Home Solutions TrueEnviro

Contract Services

CAMP Construction Services

Countertops

Buffalo Maintenance, Inc.

California Bath Restoration

KJ Carpet Wholesale

Surface Experts of South Irvine

TASORO Products

Deck Coatings, Magnesite Repairs, Waterproofing

AMS Construction

Buffalo Maintenance, Inc.

McCarthy Roofing

WICR Waterproofing & Decking

Digital Management Services

Rent Dynamics

Drain Cleaning

California Rooter & Plumbing

LA Hydro-Jet & Rooter Service, Inc.

Plumb It Right!

Total Rooter & Plumbing

Draperies/Blinds/Window Coverings

Apex Window Décor

R&B Wholesale Distributors, Inc.

Drug & Alcohol Testing

TAG / AMS, Inc.

Dryer Vent & Duct Cleaning

Crown Building Services Inc.

Electric Vehicle Products & Services

A-EV Installs

KD Electric Company

ProPower Electric Co Inc.

REVS (Refuel Electric Vehicle Solutions)

Electrical

A-EV Installs

KD Electric Company

ProPower Electric Co Inc.

Electronic Signature

VERO

Energy Management

Armada Power

Pearlx

Trane/American Standard

Yardi Systems Inc.

Zen Ecosystems

Environmental Consulting & Training

American Environmental Specialists, Inc.

American Environmental Specialists, Inc.

Bio-One of Orange

Green Home Solutions TrueEnviro

Restoration Management Company

Strategic Sanitation Services

Escrow

Genesis Bank

Estate Planning

Kimball, Tirey & St. John LLP Company

Fencing & Gates

Buffalo Maintenance, Inc.

Fire Safety

Black Bird Fire Protection, Inc.

FireAvert, LLC

Fire & Flood Restoration

BluSky Restoration Contractors, LLC

Commercial Restoration Company

Green Home Solutions TrueEnviro

PRC Restoration

Precision Environmental

Restoration Management Company

Fitness Equipment

Opti-Fit Fitness Solutions

Flooring

KJ Carpet Wholesale

Surface Experts of South Irvine

TASORO Products

Urban Surfaces

Furnaces

Trane/American Standard

Furniture/Furniture Rental

AFR Furniture

Garage Doors

Mesa Artificial Turf/Garage Doors

General Contractor

Angelo Termite and Construction

Baldwin Construction

BluSky Restoration Contractors, LLC

Buffalo Maintenance, Inc.

EmpireWorks Reconstruction and Painting

FIRST ONSITE Restoration

OC Professional Maintenance Team

PRC Restoration

S M Painting Corp.

Zebra Construction Inc.

Graphics

Direct Signs and Designs

Handyman

Buffalo Maintenance, Inc.

OC Professional Maintenance Team

S M Painting Corp.

Heating & Air Conditioning

Associated Heating & Air

Expressions Home Gallery

Ingersoll Rand

L and D Appliance Corp.

OC Professional Maintenance Team

R&B Wholesale Distributors, Inc.

Spicer Mechanical

Trane/American Standard

Zen Ecosystems

Insurance

AssuredPartners

Brian Berg Insurance Services, Inc.

Deans & Homer, Renter’s Insurance

Dick Wardlow Insurance Brokers

Farmer’s Insurance — Theresa Simes Agency

ISU — The Olson Duncan Agency

Navion Insurance Associates, Inc

NFP Property & Casualty

Prendiville Insurance Agency

Rey Insurance Services, Inc.

TheGuarantors

Internet Services

3CS InfoSystems

Apartment SEO

apartments.com

Cox Communications

Dish Fiber

RentPath

Inspections

Zebra Construction Inc.

Investments

American 1031

Kay Properties & Investments Company

LordCap Green

Morgan Skenderian Investment

Real Estate Group Company

Janitorial

Strategic Sanitation Services

Kitchen Renovations

Baldwin Construction

Buffalo Maintenance, Inc.

California Bath Restoration

Schluter Systems

Landscapes/Hardscapes

BrightView Landscape Services, Inc.

Mariposa Landscapes, Inc.

Laundry Equipment & Services

ACE Commercial Laundry Equipment, Inc.

All Valley Washer Service Inc.

L and D Appliance Corp.

Landcare Logic

National Service Company

PWS Laundry / Alliance

R&B Wholesale Distributors, Inc.

WASH Multi Family Laundry Systems

Lending Institutions

Alfa Investments & Loans

CBRE Multifamily SoCal – Dan Blackwell & Team

Chase Multifamily Lending

Genesis Bank

Redwood Mortgage

Torrey Pines Bank

Lighting

A-EV Installs

KD Electric Company

ProPower Electric Co Inc.

Magnesite Repairs

Buffalo Maintenance, Inc.

Maintenance, Repairs, Products

A-EV Installs

Buffalo Maintenance, Inc.

Clarion Management, Inc.

Evolution Building Efficiency

Ingersoll Rand

KD Electric Company

Mariposa Landscapes, Inc.

OC Professional Maintenance Team

ProPower Electric Co Inc.

Trane/American Standard

WICR Waterproofing & Decking

Marketing

Clarion Management, Inc.

Direct Signs and Designs

Effortless Ads

Intellirent

Rent Dynamics

VERO

Zumper

Mold Remediation

American Environmental Specialists, Inc.

Bio-One of Orange

FIRST ONSITE Restoration

Green Home Solutions TrueEnviro

Precision Environmental

Multi-Family Advisory Services

California Energy-Smart Homes

CheckpointID

Optim Real Estate Services Company

The Mogharebi Group

Odor Removal

FIRST ONSITE Restoration

Strategic Sanitation Services

Outdoor Furniture & Refinishing

Bassett Outdoor Contract

Legacy Customs

Patio Guys

Paint Sales & Service

Behr Paint

CertaPro Painters of Yorba Linda

EmpireWorks Reconstruction and Painting

OC Professional Maintenance Team

R&B Wholesale Distributors, Inc.

S M Painting Corp.

West Coast Drywall & Paint

Parking

Community Boss

Reliant Parking Solutions, LLC

Zebra Construction Inc.

Pest Control

Angelo Termite and Construction

Lloyd Pest Control

Precision Environmental

Western Exterminator Company

Pipe Restoration

Plumb It Right!

Streamline Repipe and Plumbing Inc.

Plumbing, Contractors & Supplies

California Rooter & Plumbing

EZ Drain & Plumbing

Ironwood Plumbing, Inc.

Plumb It Right!

R&B Wholesale Distributors, Inc.

Repipe Specialists, Inc

Schluter Systems

Streamline Repipe and Plumbing Inc.

Total Rooter & Plumbing

Water Heater Warehouse

Pool & Spa Service & Repair

Pacific Coast Commercial Pool Service

Power/Pressure Washing

CertaPro Painters of Yorba Linda

Crown Building Services Inc.

Private Security

Defense International Corporation

Private Investigations

FPK Security, Inc.

Products

TheGuarantors

Property Management

AIM Properties

Allen Properties

AllView Real Estate

API Property Management

Clarion Management, Inc.

Consensys Property Management Company

DM Smithco

Dunlap Property Group

JLE Property Management

L’Abri Management, Inc.

LoCali Management Group

The Management Works

Optim Real Estate Services Company

Orange County Property Management

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

Property Management Software

ARIZE

Anyone Home Appfolio, Inc.

Community Boss

Luminous

Reliant Parking Solutions, LLC

Rent Dynamics

Rentler

RokitNow

Snappt Inc.

VERO

Vesync

Yardi Systems Inc.

Property Management Staffing & Training

Approved Real Estate

Multi Team Services

NPM Staffing an InterSolutions Company

Section 8 Management

The Liberty Group

Rain Gutters

Argos Homes Systems

McCarthy Roofing

Real Estate/Investments

Alfa Investments & Loans

AllView Real Estate

CBRE Multifamily SoCal – Dan Blackwell & Team

Colliers International

DM Smithco

Gorman & Associates

Investing in The OC

Investment Capital Real Estate

PSC Service Provider Directory

— continued on page 58

Real Estate/Investments — Continued

Kairos Investment Management Company

Kay Properties & Investments Company

Marcus & Millichap

Morgan Skenderian Investment

Real Estate Group Company

Prestige Property Management

ProActive Realty Investments

Realtors Commercial Alliance of Orange County (RCAOC)

Section 8 Management

SVN / Vanguard — Cameron Irons

Real Estate Broker

AllView Real Estate

CBRE Multifamily SoCal — Dan Blackwell & Team

KW Commercial

Morgan Skenderian Investment

Real Estate Group Company

Optim Real Estate Services Company

The Mogharebi Group

Reconstruction

AMS Construction

Baldwin Construction

Commercial Restoration Company

EmpireWorks Reconstruction and Painting

Precision Environmental

WICR Waterproofing & Decking

Recycling

Strategic Sanitation Services

Rent Payment System

Section 8 Management

Resident Screening

AllView Real Estate Intellirent

Rentler

SafeRent Solutions

Snappt Inc.

VERO

Yardi Systems Inc.

Roofing

AMS Construction

CAMP Construction Services

Guardian Roofs by Sudduth Construction Inc.

McCarthy Roofing

Royal Roofing.com (RWS&P, Inc.)

Signage

Direct Signs and Designs

Security Services/Patrol Services

ADT Multifamily

ARIZE

California Safety Agency

Defense International Corporation

FPK Security, Inc.

Snappt Inc.

USGI — Upland Group

Vesync

Seismic Retrofitting & Engineering

Optimum Seismic, Inc.

Service and Leasing

Snappt Inc.

TheGuarantors

Solar Thermal

Pearlx

Staffing Service

Approved Real Estate

InterLink Multifamily Staffing

Surface Restoration

AMS Construction

Surface Experts of South Irvine

Sustainability/Green Energy

California Energy-Smart Homes

Green Home Solutions TrueEnviro

Optima

Pearlx

Zen Ecosystems

Telecommunications

Cox Communications

Dish Fiber

Towing

Dedicated Transportation Services

Knight Towing

Professional Towing LLC

TO’ and MO’ Towing

Training

Clarion Management, Inc.

Section 8 Management

Trash Services

Strategic Sanitation Services

Valet Living

Tree Service

Mariposa Landscapes, Inc.

Utilities & Sub Metering

Conservice

Livable

Southern California Edison-Multi Family Program

Zen Ecosystems

Video Commercials

NPM Staffing an InterSolutions Company

Video Surveillance

Assure by Remote Ally

Water Heaters

California Rooter & Plumbing

DCM Services, Inc

R&B Wholesale Distributors, Inc.

Total Rooter & Plumbing

Water Heater Man, Inc.

Water Heater Warehouse

Water Heaters Only Inc.

Waterproofing

AMS Construction

S M Painting Corp.

Schluter Systems

WICR Waterproofing & Decking

Water Removal

ATI

FIRST ONSITE Restoration

Precision Environmental

Restoration Management Company

Website Development/Online Advertising

Apartment SEO

Windows & Doors

Bear Windows Inc.

Crown Building Services Inc.

Mesa Artificial Turf/Garage Doors

Moore Replacements

The Door & Window Company

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.

3CS InfoSystems

Chris Counts

23450 Piedras Road Perris, CA 92570 (951) 990-9721 chris@3cs.net

A.S. Wise, Inc.

Jean Sabga 15150 Transistor Lane Huntington Beach, CA 92649 (714) 891-1501 jsabga@aswise.net — www.aswise.net

A-EV Installs

Liliana Phillips 8536 Hamilton Avenue Huntington Beach, CA 92646 (562) 519-0252 lily@ev-installs.com

ACE Commercial Laundry Equipment, Inc.

Multi-Housing Division 14404 Hoover Street Westminster, CA 92683 (714) 897-4342 acelaundry@gmail.com — www.acelaundry.com

Provide Sales, Service, Leasing & Parts for Coin-Op Laundry Equipment. See the Advertisers Index on Page 74 for the location of our ad.

ADT Multifamily

1192 Handy Street Orange, CA 92807 (714) 858-1344

We provide home automation, security systems, keyless door locks & smart thermostats.

AFR Furniture

John Spivey 3330 Garfield Avenue Commerce, CA 90040 (323) 400-7508 jspivey@rentfurniture.com — http://www.rentfurniture.com

AIM Properties

Don St. John 531 E. Chapman Avenue Orange, CA 92866 (714) 633-2344 don@aimproperties.net — www.aimproperties.net

Alfa Investments & Loans

Eddie Luna 19 W 3rd St Santa Ana, CA 92701 (714) 981-7177 info@alfalending.com

All Valley Washer Service Inc.

John Cottrell 15008 Delano St. Van Nuys, CA 91411 (800) 247-1100 john@allvalleywasher.com — www.allvalleywasher.com

PSC Contact Index — continued on page 60

PSC Contact Index — continued from page 59

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.

AllView Real Estate

Daniel Gutierrez 1501 Westcliff Drive, Suite 270 Newport Beach, California 92660 (949) 400-4275

info@allviewrealestate.com

ALN Data

Samantha Wallace 2611 Westgrove Drive, Suite 104 Carrollton, TX 75006 (972) 931-2553 x 218

Samantha@alndata.com — www.alndata.com Apartment data and market research.

American 1031

Adam Bryan 10111 Petit Avenue North Hills, CA 91343 (310) 903-6757 adam@american1031.net

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.

Angelo Termite and Construction

Gregg Traum 16161 Scientific Way Irvine, CA 92618 (800) 589-8809

info@angelotermite.com

See the Advertisers Index on Page 74 for the location of our ad.

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.

API Property Management

Margie Tabrizi

1400 Bristol St. N Ste-245-A Newport Beach, CA 92660 (714) 505-5200 margie@apipropertymanagement.com

Apartment SEO

Ronn Ruiz

100 W. Broadway Ave, Suite 425 Long Beach, CA 90802 (877) 309-7363 ronn@apartmentseo.com — apartmentseo.com

Advertising firm specializing in Websites, Search & Social Media Marketing.

apartments.com

Adriana Mamola 3161 Michelson Dr, #1675 Irvine, CA 92612 (951) 522-3001

amamola@costar.com

#1 nationwide provider of information and advertising services.

Apex Window Décor

Deepa Gorajia 1132 E. Katella Ave, Suite A16 Orange, CA 92867 (714) 532-2588

deepag@apexwindowdecor.com — www.apexwindowdecor.com

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

See the Advertisers Index on Page 74 for the location of our ad.

Approved Real Estate

Jim Forde 4010 Barranca Pkwy, Suite 100 Irvine, CA 92604 (714) 875-0979

jim@approvedrealestateacademy.com

Argos Homes Systems

Mr. James Van Dyke 11542 Knott St., Suite B-5 Garden Grove, CA 92641 (714) 894-9534

argosjvandyke@hughes.net

Seamless aluminum rain gutters, fabric awnings, mirrored wardrobe closets. See the Advertisers Index on Page 74 for the location of our ad.

PSC Contact Index — continued on page 62

Gain

LEARN the In’s and Out’s of 1031 Exchanges and Delaware Statutory Trust DST Investments

MONTHLY Cash Flow Potential via ACH Direct Deposit*

Preferred Return* 10.00% FEATURED

ACCESS

CLOSE

Representative Photo

*Preferred return is not guaranteed and is subject to available cash flow. All offerings shown are Regulation D, Rule 506c offerings. Potential returns and appreciation are never guaranteed and loss of principal is possible. Please speak with your CPA and attorney for tax and legal advice.*The There is a risk Investors may not receive distributions, along with a risk of loss of principal invested. This material does not constitute an offer to sell nor a solicitation of an offer to buy any security. Such offers can be made only by the confidential Private Placement Memorandum (the “Memorandum”). Please read the entire Memorandum paying special attention to the risk section prior investing. IRC Section 1031, IRC Section 1033 and IRC Section 721 are complex tax codes therefore you should consult your tax or legal professional for details regarding your situation. This material is not to be construed as tax or legal advice. There are material risks associated with investing in real estate securities including illiquidity, vacancies, general market conditions and competition, lack of operating history, interest rate risks, general risks of owning/operating commercial and multifamily properties, financing risks, potential adverse tax consequences, general economic risks, development risks and long hold periods. There is a risk of loss of the entire investment principal. Past performance is not a guarantee of future results. Potential cash flow, potential returns and potential appreciation are not guaranteed. Securities offered through FNEX Capital.

PSC Contact Index —

continued from page 60

ARIZE

Chao Wang

1065 N. Pacificenter Dr, Suite 410 Anaheim, CA 92806 (714) 479-2050

Chao.Wang@ArizeHub.com

Armada Power

Robert Cooke

230 West Street Columbus, OH 43215-2655 (909) 730-6509 robert.cooke@armadapower.com

Associated Heating & Air

Cheryl Brennan

1320B N Hancock St Anaheim. CA 92807 (714) 777-8833 kthomas@associatedheatingandair.com www.associatedheatingandair.com

Assure by Remote Ally

Eddie Conlon 4431 Corporate Center Drive, Suite 121 Los Alamitos, CA 90720 (866) 439-0318 conlon@remoteally.com

AssuredPartners

Kate Shoemaker 2913 S Pullman Street Santa Ana, CA 92705 (949) 417-4047 kate.shoemaker@assuredpartners.com

ATI

3360 La Palma Anaheim, CA 92806 (714) 412-0828

edwina.garcia@atirestoration.com

Baker Law Group

Christine Baker 7700 Irvine Center Dr., Suite 800 Irvine, CA 92618 (949) 450-0444 jbaker@bakerlawgroup.com

Baldwin Construction

Stephanie Harrison 464 Cataract Avenue, Suite A San Dimas, CA 91773 (909) 592-2292 sharrison@baldwincontrusction.net

Bassett Outdoor Contract

Jonathan Bennett PO Box 1280 Haleyville, AL 35565 (205) 486-5102

jlbennett@bassettoutdoorcontract.com

Bear Windows Inc.

George Torres

1400 S Goodrich Blvd Commerce, CA 90022 (888)470-2645

george@bearwindows.com — www.bearwindows.com

Behr Paint

Lori Flores

1601 E. Saint Andrew Pl. Santa Ana, CA 92705-5044 (909) 248-5132

lorflores@behrpaint.com — www.behr.com

Bio-One of Orange

Cory Flores

1439 West Chapman Avenue #159 Orange, CA 92868

(949)306-1733

Cory@Biooneorange.com — www.biooneorange.com

Black Bird Fire Protection, Inc.

10282 Trask Ave Ste D Garden Grove, CA 92843 (714) 462-6095

info@blackbirdfire.com

BluSky Restoration Contract, LLC

Stefanie Koslosky

1183 Warner Ave Tustin, CA 92780 (562) 760-9279

Stefanie.koslosky@goblusky.com

Brennan Law Firm

Michael Brennan

67 Live Oak Avenue, Suite 105 Arcadia, CA 91006 (626) 294-0500 mike@mbrennanlaw.com

See the Advertisers Index on Page 74 for the location of our ad. Brian Berg Insurance Services, Inc.

Brian Berg

25950 Acero, #345 Mission Viejo, CA 92691 (949) 243-9393 Brian@bbisinc.com — www.bbisinc.com

BrightView Landscape Services, Inc.

Kristina Schafer

1960 S Yale St. Santa Ana, CA 92704 (949) 438-8528

Kristina.SChafer@brightview.com

Buffalo Maintenance, Inc.

Frank Alvarez

6861 Stanton Ave., Suite G Buena Park, CA 90621 (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 Energy-Smart Homes

Melinda Dinin

10680 White Rock Road #100 Rancho Cordova, CA 95670 (833) 987-3935

caenergysmarthomes@trccompanies.com

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.

California Safety Agency

Darrell Cowan

8932 Katella, Suite 108 Anaheim, CA 92804 (866) 996-6990

dcowan@csapatrol.com — www.csapatrol.com

CAMP Construction Services

Ronni Anthony

15139 South Post Oak Rd. Houston, TX 77053 (713) 413-2267

ranthony@campconstruction.com

CBRE Multifamily SoCal – Dan Blackwell & Team

Daniel Blackwell

3501 Jamboree Road, Suite 100 Newport Beach, CA 92660 (949) 307-8319

dan.blackwell@cbre.com — www.cbre.com/invocmultifamily

Orange County multifamily investment property sales and 1031 exchanges. See the Advertisers Index on Page 74 for the location of our ad.

CertaPro Painters of Yorba Linda

Jeff Cornelius

2941 E Miraloma Avenue, Suite 7 Anaheim, CA 92806 (714) 420-5769

jeffcornelius@certapro.com

Chase Multifamily Lending 3 Park Plaza, Suite 1000 Irvine, CA 92614 (866) 937-7199 www.chase.com/mfl

CheckpointID

Gabe Jones

4100 Midway Road, Suite 1165 Carrolton, TX 75007 (757) 618-3918

emily@checkpointid.com

Clarion Management, Inc.

101 Pacifica, #260 Irvine, CA 92618 (949)383-4762 bmoody@clarionmgmt.com

CollectTech

Kenneth Stumbo 981 Powell Avenue Southwest Suite 115 Renton, WA 98057 (425) 441-4096 ken@collecttech.com

Colliers International

Pat Swanson 3 Park Plaza, Ste 1200 Irvine, CA 92614 (949) 724-5564 pat.swanson@colliers.com

Commercial Restoration Company

Jeff Mandell 9541 W. Ball Road Anaheim, CA 92804 (858) 922-3219 j.mandell@crcmail.com

Community Boss

Leah Griffiths 2911 1/2 Hewitt Ave Suite 8 Everett, WA 98201 (866) 387-7275 help@communityboss.com — http://communityboss.com

Consensys Property Management Company

Laurel Dial 1380 S. Anaheim Blvd Anaheim, CA 92805 (714) 772-4400 laureld@consensyspm.com — www.consensyspm.com

Conservice

Matt Gordon 750 S. Gateway Dr. River Heights, UT 84321 (866) 947-7379 communications@conservice.com

Cox Communications

Alicia Gray 27121 Towne Centre Dr, Suite 125 Foothill Ranch, CA 92610 (949) 563-8163 alicia.gray@cox.com

Crown Building Services Inc.

Jason Maslach 548 Malloy Ct. Corona, CA 92878 (714) 694-1007 jason@crownservicesinc.com – www.crownservicesinc.com

PSC Contact Index — continued on page 64

PSC Contact Index — continued from page 62

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.

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

Defense International Corporation

Chaz McKinney

130 South Prospect Avenue

Tustin, CA 92780 (714) 646-1945 defenseintco@gmail.com

Dick Wardlow Insurance Brokers

Matt Wardlow

233 High Street Moorpark, CA 93021 (805) 553-0505 x 320 mattw@wardlowinsurance.com — www.wardlowinsurance.com

Insurance brokers specializing in apartments and commercial property.

Direct Signs and Designs (NorCal Direct Marketing Inc. DBA)

Angela Waugh

5151 Golden Foothill Pkwy, #110 El Dorado Hills, CA 95762 (916) 941-8046

angela@directsd.com — directsd.com

Dish Fiber

Eva Wai

4223 Fairgrounds Street Riverside, CA 92501 (951) 201-3544 eva.wai@dish.com

DM Smithco

Duane Van Handel

1940 W. Orangewood Ave., Suite 201 Orange, CA 92868 (714) 456-9147v456-9983 dvh@dmsmithco.com

Dunlap Property Group

Paul Dunlap

801 E. Chapman Avenue Fullerton, CA 92831 (714) 879-0111 pdunlap@dpgre.com — www.dpgre.com

Duringer Law Group, PLC

Mr. Stephen C. Duringer, Esq.

181 S. Old Springs Road, 2nd Floor Anaheim Hills, CA 92809 (714) 279-1100, (800) 829-6994 toll free Specializes in landlord/tenant law, debt collection, eviction. Effortless Ads

Madeline Nash 209 Cornwall Street Northwest Leesburg, VA 20176 (214) 952-9862 madeline@effortlessads.com

EmpireWorks Reconstruction and Painting

Chet Oshiro

1682 Langley Ave. Irvine, CA 92614 (888) 278-8200

coshiro@empireworks.com — www.empireworks.com

Expressions Home Gallery

Sherri Galusha

17138 Von Karman Ave Irvine, CA 92614 (949) 271-2085

srgalusha@morsco.com

Major appliances for apartments.

EZ Drain & Plumbing

Stacie Fluhrer

6709 Washington Ave, #944

Whittier, CA 90601 (714) 640-0699

ezdrainandplumbing@gmail.com

See the Advertisers Index on Page 74 for the location of our ad.

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. FireAvert, LLC

Nathan Brown 1655 West Maple Street

Mapleton, UT 84664-3131 (801) 692-0306

nathan@fireavert.com

PSC Contact Index — continued on page 66

PSC Contact Index — continued from page

FIRST ONSITE Restoration

Lisa McCollough

1275 N. Grove St Anaheim, CA 92806 (619) 537-9499

lisa.mccollough@firstonsite.com

Fisher & Phillips

2050 Main Street, Suite 100 Irvine, CA 92614 (949) 851-2424

cbaran@laborlawyers.com

Genesis Bank

Lauren DiBiase

4675 MacArthur Ct Suite 1600 Newport Beach, CA 92660 (949) 273-1226

ldibiase@mygenesisbank.com

Gorman & Associates

Sonya Loera PO Box 325 Brea, CA 92822 (714) 255-9998 info@wrgorman.com

See the Advertisers Index on Page 74 for the location of our ad. Green Home Solutions TrueEnviro

James Armendariz 20984 Bake Pkwy, Ste 100 Lake Forest, CA 92630 (909) 238-4169 socal@trueenviro.com

Guardian Roofs by Sudduth Construction Inc.

Helen Tredo

1010 N. Batavia St., Suite F Orange, CA 92867 (714) 633-3619

guardianroofsbookkeeping@gmail.com — www.guardianroofs.com

Roofing systems for residential and commercial property for over 30 years. See the Advertisers Index on Page 74 for the location of our ad.

HMWC, CPAs & Business Advisors

David Eisenman

17501 17th St., Suite 100 Tustin, CA 92780 (714) 505-9000 david@hmwccpa.com

HMWC, CPAs & Business Advisors

David Eisenman 17501 17th St., Suite 100 Tustin, CA 92780 (714) 505-9000 david@hmwccpa.com

Ingersoll Rand

Jesse Estrada

11927 Ottawa Pl. #90 Chino, CA 91710 (909) 306-9390 jesse.estrada@irco.com

Intellirent

Cassandra Joachim 632 Commercial Street, 5th Floor San Francisco, CA 94111 (415) 849-4400 info@myintellirent.com

InterLink Multifamily Staffing

Lisa Wetzel 17321 Irvine Boulevard Tustin, CA 92780 (949)400-1678 lisa@interlinkmultifamily.com

Investing in The OC

Mercedes Shaffer

1200 Newport Center Drive Newport Beach, CA 92660 (714) 330-9999

InvestingInTheOC@gmail.com — http://investingintheoc.com

Investment Capital Real Estate

Ignacio Diaz, Jr.

1 Park Plaza, Suite 600 Irvine, CA 92614 (949) 201-8817

id@investmentcapitalre.com — www.investmentcapitalre.com

Specializing in the purchase, sale and 1031 exchange of apartment buildings.

Ironwood Plumbing, Inc.

Carl Ludwig

101 S. Kraemer Blvd., Suite 100 Placentia, CA 92870 (877) 484-7575

carl@ironwoodplumbing.com — www.ironwoodplumbing.com

ISU — The Olson Duncan Agency

Jim Kinmartin 25550 Hawthorne Blvd #203 Torrance, CA 90505 (310) 373-6441

jim@olsonduncan.com — www.olsonduncan.com

Independent insurance brokerage representing commercial building owners and operators.

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

Kay Properties & Investments Company

Patricia Aballe

21515 Hawthorne Blvd, 360 Torrance, CA 90503 (855) 899-4597

info@kpi1031.com

See the Advertisers Index on Page 74 for the location of our ad.

KD Electric Company

Derrick Laughlin 17071 E. Imperial Hwy., Suite A6 Yorba Linda, CA 92886 (714) 223-2700

derrick@kdelectric.com — www.kdelectric.com

Electrical wiring & installation for remodels, tenant improvements, new constructions & additions.

Kimball, Tirey & St. John LLP Company

Deborah Biggs 2040 Main St., Suite 500 Irvine, CA 92614 (800) 564-6611 deborah.biggs@kts-law.com

KJ Carpet Wholesale

Chris Yi PO Box 369 Walnut, CA 91788 (909) 455-0180 AR@kj-carpet.com

Knight Towing

Frank Mora 1001 North Logan Street Santa Ana, CA 92701 (714) 686-5975 sales@knightstotherescue.com

Knock CRM

Amy Marthaller

1455 Northwest Leary Way, 200 Seattle, WA 98107 (714)718-3891

amarthaller@knockcrm.com — https://www.knockcrm.com

KW Commercial

Randy Combs

4010 Barranca Parkway, Ste 100 Irvine, CA 92604 (714) 658-3263 randycombs@kw.com

See the Advertisers Index on Page 74 for the location of our ad.

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.

Dan Baldwin

10639 Wixom St

Sun Valley, CA 91352 (800) 750-4426

dbaldwin@lahydrojet.com

Landcare Logic

Jalin Gerber

1448 N. Glassell Orange, CA 92867 (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

Legacy Customs

1477 East Cedar Street Ontario, CA 91761 (909) 923-2558 x120

lily@meadowdecor.com

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.

Lloyd Pest Control

David Hinrichs

1331 Morena Blvd, #300

San Diego, CA 92110 (619) 843-6369

david.hinrichs@lloydpest.com

LoCali Management Group

Nathan Poth

6789 Quail Hill Pkwy, Ste 625 Irvine, CA 92603 (714) 747-9074

Nathan@livinglocali.com — www.livinglocali.com

Boutique style property management.

PSC Contact Index —

continued from page 67

LordCap Green

Jessica Collins

14 Wall Street, Ste 1720 New York, NY 10005 (212)400-7142 team@lordcapgreen.com — https://www.lordcapgreen.com

Luminous

Joel Duchesne 2911 1/2 Hewitt Ave., Suite 8 Everett, WA 98201 (866) 387-7275

help@luminousresidential.com

Marcus & Millichap

Jon Giannola

19800 MacArthur Blvd Ste 150 Irvine, CA 92612 (949) 419-3200

jgiannola@marcusmillichap.com

See the Advertisers Index on Page 74 for the location of our ad. Mariposa Landscapes, Inc.

Larry Rudd 1107 East Walnut Street Santa Ana, CA 92701 (626) 562-0707

larry.rudd@mariposa-ca.com — www.mariposa-ca.com

McCarthy Roofing

Aaron Martin

625 W. Katella Ave. #29 Orange, CA 92867 (714) 538-3330

customerservice@mccarthyroofing.com

See the Advertisers Index on Page 74 for the location of our ad.

Mesa Garage Doors

Meridith Denos

4915 E Hunter Ave Anaheim, CA 92807 (808) 807-7566 mdenos@mesagaragedoors.com — www.mesagaragedoors.com

Moore Replacements

Mike Moore

1525 W MacArthur Blvd, Unit 16 Costa Mesa, CA 92626 (714) 963-0505 mike@moorereplacements.com

Morgan Skenderian Investment Real Estate Group Company

4590 Mac Arthur Blvd., Suite 260 Newport Beach, CA 92660 (949) 251.8800 md@morganskenderian.com

Multi Team Services

Teresa Manzano Mendoza

17321 Irvine Blvd, #205 Tustin, CA 92780 (714) 213-8841

teresa@multiteam.net — www.multiteamservices.com

National Service Company

Anel Burgin

845 N Commerce St Orange, CA 92867 (714) 633-1811

ab_national@yahoo.com — www.apartmentlaundry.com

See the Advertisers Index on Page 74 for the location of our ad. Navion Insurance Associates, Inc

Shawntae Stewart 23001 La Palma Avenue, Ste 120 Yorba Linda, CA 92887 (714) 202-4711 sstewart@navionins.com — www.navionins.com

Newmeyer & Dillion, LLP

Rondi Walsh

895 Dove Street, 5th Floor Newport Beach, CA 92660 (949) 854-7000 rondi.walsh@ndlf.com

NFP Property & Casualty

Eric R. Marrs, CIC, CRM, Vice President 1551 Tustin Avenue, Suite 500 Santa Ana, CA 92705 (714) 617-2446 eric.r.marrs@nfp.com — www.nfp.com

Commercial, Personal & Health Insurance.

NPM Staffing an InterSolutions Company

Laura Aliberti

2400 East Katella Ave., Suite 800 Anaheim, CA 92806 (949) 307-1595 laliberti@npmstaffing.com — www.npmstaffing.com

OC Professional Maintenance Team

Jennifer Barragan

1180 W. Ball Rd. #9134 Anaheim, CA 92812 (714) 583-8633 info@ocproteam.com

See the Advertisers Index on Page 74 for the location of our ad.

Oliver Mahon Asphalt

Michelle Hogge

182 Wells Place Costa Mesa, CA 92627 (949) 548-6398 admin@olivermahon.com

OMNIA Partners, Multifamily Housing

840 Crescent Center Drive, Suite 600 Franklin, TN 37067 lindsey.scholl@omniapartners.com

Opti-Fit Fitness Solutions

Eric Konz PO Box 6716 Folsom, CA 95763 (888) 601-4350 ekonz@opti-fit.com — www.opti-fit.com

Optim Real Estate Services Company

Tom Gibbons

620 Newport Center Drive, 11th Floor Newport Beach, CA 92660 (949) 200-4610 tom@optimres.com

Optimum Seismic, Inc.

Ali Sahabi

5508 S. Santa Fe Ave. Vernon, CA 90058 (323) 605-0000

asahabi@optimumseismic.com — www.optimumseismic.com

See the Advertisers Index on Page 74 for the location of our ad.

Orange County Property Management

Eric Reichert

16742 Gothard Street, Suite 117 Huntington Beach, CA 92647 (714) 840-1700

eric@ocmgmt.com — orangecountypropertymanagement.com

See the Advertisers Index on Page 74 for the location of our ad. Pacific Coast Commercial Pool Service

Roger Klump 5282 Acacia Ave Garden Grove, CA 92845 (714) 351-1881 rdklump@gmail.com

Patio Guys

Joanna Solis 2907 Oak St Santa Ana, CA 92707 (800) 310-4897 commercial@patioguys.com

Pearlx

Phillip Forrester 1612 Cambridge Circle Charlottesville, VA 22903 (323) 863-8403 pf@pearlxinfra.com

PK Security, Inc.

Steve Flamm P.O. Box 55597 Valencia, CA 91355 (800) 459-4068 stevef@fpksecurity.com

Plumb It Right!

Terry Gepford 2135 North Orange Olive Road Orange, CA 92865 (949) 275-2913 terrylgepford@gmail.com

PRC Restoration

Freddy Rodriguez 23839 Banning Blvd Carson, CA 90745 (562) 490-6900 info@prcrestoration.com — www.prcrestoration.com

Precision Concrete Cutting

Aaron Anderson 650 S Grand Ave #108 Santa Ana, CA 92705 (760)448-0979

aaron@pcctriphazardremoval.com — www.safesidewalks.com

Precision Environmental

Mark Taylor 4350 Transport Street, Suite 109 Ventura, CA 93003 (805) 641-9333 mtaylor@precisionenv.com

Prendiville Insurance Agency

Angela Weiss 24661 Del Prado, Suite 3 Dana Point, CA 92629-2805 (949) 487-9696 angela@prendivilleagency.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.

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.

Professional Towing LLC

Alberto Castellanos

593 North Batavia Street Orange, CA 92868-1218 (714) 616-0290 dispatch@albertostowing.com

ProPower Electric Co Inc.

Angel Rodriguez

11138 Del Amo Boulevard #382 Lakewood, CA 90715 (562) 569-9864 angel@propowerelectricco.com

PWS Laundry / Alliance

John Endahl

12020 Garfield Ave South Gate, CA 90280 (323) 721-8832

jendahl@pswlaundry.com — www.pwslaundrywest.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.

RedRock Technologies

Jake Tirabassi

15215 Alton Parkway, #200 Irvine, CA 92618 (949)386-0798 jaket@itredrock.com

Redwood Mortgage

Mike Micci

177 Bovet Road, Suite 520 San Mateo CA 94402 (949) 793-5130 mike.micci@redwoodmortgage.com

Reliant Parking Solutions, LLC

Kevin Wexler PO Box 13004 Carlsbad, CA 92013 (760) 494-0938 info@reliantparking.com

Rent Dynamics

Bryson Jensen 91 East 700 South Logan, UT 84321 (866) 513-7368 marketing@RentDynamics.com — https://rentdynamics.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

Repipe Specialists, Inc

Daniel Johnston

245 East Olive Ave, 5th Floor Burbank, CA 91502 (703) 801-8269

daniel.johnston@repipespecialists.com

Restoration Management Company

Michelle Lopez

25172 Arctic Ocean Dr., Suite 100 Lake Forest, CA 92630 (949)274-6408 mlopez@rmc.com — www.rmc.com

REVS (Refuel Electric Vehicle Solutions)

David Aaronson

3753 Nottingham St Houston, TX 77005 (713) 927-1693 daaronson@refuelevs.com — www.refuelevs.com

See the Advertisers Index on Page 74 for the location of our ad. Rey Insurance Services, Inc.

Mike Rey

27130 Paseo Espada B523 San Juan Capistrano, CA (949) 487-9661 mike@reyinsuranceservices.com — www.reyinsuranceservices.com

See the Advertisers Index on Page 74 for the location of our ad. Reynolds Realty Advisors

Elizabeth Reynolds

3900 E Miraloma Ave, Suite H Anaheim CA, 92806 (866) 613-7772

Elizabeth@ReynoldsRealtyAdvisors.com www.ReynoldsRealtyAdvisors.com

Roberts Management & Investments

Ray Roberts

3532 Katella Ave, Suite 111 Los Alamitos, CA 90720 (562) 430-3588

See the Advertisers Index on Page 74 for the location of our ad.

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.

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.

SafeRent Solutions

Paula Durner 3001 Hackberry Rd, Irving, TX 75063 (419) 367-7615

paula.durner@parkhillholdings.com

We are the leading screening and risk management provider for the multifamily industry.

Satellite Management Company

Paul Conzelman 1010 E Chestnut Ave Santa Ana, CA 92701 714) 558-2411 ext 124

pconzelman@satellitemanagement.com

Schiff & Shelton

Laurie Schiff 3700 Campus Drive, Suite 202 Newport Beach, CA 92660 (949) 417-2211

laurie@schiff-shelton.com

Schluter Systems

Mary Yocum

15 Nantucket Lane

Aliso Viejo, CA 92656 (714)329-0355

myocum@schluter.com

Section 8 Management

Timothy McDaniel 2008 West Carson Street Torrance, CA 90501 (424) 318-2096

housing@section8management.com

S M Painting Corp.

Salvador Munguia 417 S. Associated Rd. #212 Brea, CA 92821 smpaintscheduling@gmail.com

Snappt Inc.

Daniel Cooper 6100 Wilshire Boulevard Los Angeles, CA 90048 (714) 812-2340

dcooper@snappt.com — www.snappt.com

South Coast Real Estate & Property Management 1927 Harbor Blvd., #370 Costa Mesa, CA 92627 (800) 541-1962 paul@southcoastrealestatebroker.com

See the Advertisers Index on Page 74 for the location of our ad. Southern California Edison-Multi Family Program

Mary Finn Parker 1515 Walnut Grove Ave Rosemead, CA 91770 (714)307-5274 mary.finn@sce.com — www.sce.com

Spicer Mechanical

Chad Hegreberg 1210 N. Jefferson #K, Anaheim, CA 92807 (714) 279-9100 chadh@spicermechanical.com — www.spicermechanical.com

Strategic Sanitation Services

Eric Lenning

25801 Obrero Drive #11 Mission Viejo, CA 92691 (877) 271-7909

ericl@wasteoptimize.com

Streamline Repipe and Plumbing Inc.

Israel De La Torre 9555 Heiner Street Bellflower, CA 90706 (855) 737-4737 streamlinerepipex@gmail.com

Sullivan Property Management

Marco Vartanian

2101 E Fourth St., Suite 200A Santa Ana, CA 92705 (714) 541-0288 Ext: 217 info@sullivanpm.com — www.sullivanpm.com

40 Years of Property Management Experience in Orange County. See the Advertisers Index on Page 74 for the location of our ad.

Surface Experts of South Irvine

Heath White 25 Grandbriar Aliso Viejo, CA 92656 (949) 471-0408 hwhite@surfaceexperts.com

The Bee Man SVN / Vanguard — Cameron Irons

Cameron Irons 120 W. 5th Street #210 Santa Ana, CA 92701 (714) 446-0600 cirons@svn.com — www.svnvanguard.com

See the Advertisers Index on Page 74 for the location of our ad.

TAG / AMS, Inc.

Rick Denver 10572 Chestnut Street Los Alamitos, CA 90720 (562) 280-0177 rickdenver@tagams.com

TASORO Products

Annie Bing 14107 Brighton Ave Gardena, CA 90249 (714)925-0598 ab@tasoroproducts.com

The Door & Window Company

Elsa Pizana

1529 W. Alton Avenue Santa Ana, CA 92704 (714) 754-4085 elsa@thedoorandwindow.com

TheGuarantors

Alexandra Nazaire

1 World Trade Center New York, NY 10007 (212) 266-0020 associations@theguarantors.com success@theguarantors.com

The Liberty Group

Carrie Floyd 11801 Pierce Street, Suite 200 Riverside, CA 92505 (951) 744-0057

carrief@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. The Mogharebi Group

Brett Bayless 28 Crestview Drive

Rancho Santa Margarita, CA 92688 (949) 887-2465

Brett.bayless@mogharebi.com

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.

Torrey Pines Bank

Patrick Davern

600 Anton Boulevard Costa Mesa, California 92626 (213)362-5288 pdavern@torreypinesbank.com

Total Rooter & Plumbing

1920 W. Commonwealth #2304 Fullerton, CA 92837 (714) 715-3315

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

Trane/American Standard

Brett Massie

2315 185th Avenue East Lake Tapps, WA 98391 (206) 406-3307

Brett.Massie@TraneTechnologies.com

Urban Surfaces

Brandon Cutler

2380 Railroad Street, Building 101 Corona, CA 92878 (951) 223-4645 brandon.c@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

VERO

Richard Philpot

335 Madison Avenue, 4th Floor New York, NY 10017 (703) 850-8730 richard@sayvero.com

Vesync Chao Wang

1065 N. Pacificenter Dr, Suite 410 Anaheim, CA 92806 (714) 479-2050 danica.chin@vesync.com

WASH Multi Family Laundry Systems

Tracy McMahon

100 N. Sepulveda Blvd., 12th Floor El Segundo, CA 90245 (800) 421-6897 Ext: 1625

Coin-operated laundry equipment. See the Advertisers Index on Page 74 for the location of our ad.

Water Heater Man, Inc.

Jim Green 570 W. Freedom Ave. Orange, CA 92865 (714) 282-7098

tommyg@waterheatermaninc.com

Water Heater/boiler service and installation.

Water Heater Warehouse

Chris Flores 1114 East Truslow Avenue Fullerton, CA 92831 (714) 244-8562

chris@whwllc.com/https://thewaterheaterwarehouse.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

Wesierski & Zurek LLP, Lawyers

Thomas B Cummings Esq. 1 Corporate Park Dr, Fl 2 Irvine, CA 92606 (949) 975-1000

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

WICR Waterproofing & Decking 901 E. Taquitz Canyon Way, Suite A105 Palm Springs, CA 92262 (888) 388-9427 sean@wicr.net

Willdan Energy Solutions

Ross English 2401 East Katella Avenue, Suite 300 Anaheim, CA 92806 (844) 387-5463

MFEEP@willdan.com

Yardi Systems Inc.

430 S. Fairview Avenue Goleta, CA 93117-3124 (805) 699-2040

kelly.krier@yardi.com

Ygrene Energy Fund

Emily Ramey

2100 South McDowell Blvd. Petaluma, CA 94954 (415) 261-7578

emily.ramey@ygrene.com

Zebra Construction Inc.

Michelle Durey 145 S Fairfax Ave Los Angeles, CA 90036 (310) 890-3989 info@zebraconstruct.com

Zen Ecosystems

Jack McKee 2901 West Coast Highway Suite 353 Newport Beach, CA 92663 (310) 994-6949

jack.mckee@zenecosystems.com

Zumper

49 Geary St. San Francisco, CA 94108 714) 262-4213 darcy@zumper.com

ADVERTISERS’ INDEX

Category

See page 74 for alphabetical listings

Since 1984, our team has been making California buildings safer, performing full-service seismic retrofit engineering, steel fabrication and construction on soft-story apartments, historical structures, non-ductile concrete buildings, steel frame and unreinforced masonry buildings throughout the state of California.

Our business model is built on value engineering: a systematic method of achieving the optimum ratio of functionality, safety and cost effectiveness.

We believe that superior customer service is the foundation of any business, and we customize every project to suit the individual needs of our clients.

Experts in All Building Types

Soft-story Multifamily

Tilt-up

Unreinforced Masonry

Non-ductile Concrete

Steel Moment Frame

SEISMIC ENGINEERING & CONSTRUCTION EXPERTS

Full-service Team

In-house Licensed Engineering, Steel Fabrication & Construction

Since 1984, our team has completed more than 3,000 projects

Industry leader Proven expertise

CAREER CENTER

AAOC is your new online source for connecting multifamily industry employers and job seekers in Orange County. Our Multifamily Career Center is designed to exclusively promote industry-specific job openings to current and prospective industry talent.

Employers can post job openings, view resumes, and pre-screen candidates. Job seekers can search job openings, create alerts, post resumes, and apply online

Relevant, industry-specific job postings that will reach desired audiences

Email notifications directly to employers’ and candidates’ inboxes

Easy to use, web-based interface

Competitive job posting rates for AAOC members and non-members

The AAOC Multifamily Career Center features: www.AAOC.com