February 2024 Issue of Apartment News by Apartment Association of Orange County

Apartment News Proudly Serving the Rental-Housing Industry Since 1961

VOL. LXIV • February 2024

Thursday, March 28, 2024 9 a.m. – 3 p.m. OC Fair & Event Center, Costa Mesa, CA See Pages 45–48

In This Issue Unraveling Inequity: The Uneven Impact of Rent Control on Property Owners............ 20 Synthetic Fraud: How to Identify, Respond To & Prevent It.......................................... 24 On-Site Resident Managers and Navigating Compensation........................................ 30 10 Apartment Design Trends for 2024........................................................................ 32 4 Reasons Why Investors Should Consider Qualified Opportunity Zone Funds for Tax Advantages and Potential Returns.............................................................. 36 Invitation Homes to Pay for Unlawful Rent Increases.................................................. 38 Select The Right Earthquake Retrofit Company........................................................... 40 Selecting Your Executor and Successor Trustee............................................................ 42

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Apartment News Proudly Serving the Rental-Housing Industry Since 1961

VOL. LXIV • February 2024

Contents AAOC Education & Events

Departments

5 Tribute Awards

4 President’s Message—The Path Forward Is Participation

13 Apartment Maintenance & Repair Series 45 2024 Trade Show & Conference

6 Executive Director’s Message—A Fast Start to an Exciting Year

Features

8 Sacramento Report —The Crippling Effects of California’s Wealth Tax Proposal

20 Unraveling Inequity: The Uneven Impact of Rent Control on Property Owners By Mercedes Shaffer 24 Synthetic Fraud: How to Identify, Respond To & Prevent It By NAA 30 On-Site Resident Managers and Navigating Compensation By Christine Baran

10 Orange County Legislative Watch— One Year In—A Progress Report on AAOC’s Lawsuit Against the City of Santa Ana 14 Legal Corner 16 Dear Maintenance Men

32 10 Apartment Design Trends for 2024 By Ashley Tyndall

18 Cover Your Assets—If You Can’t Beat ‘Em, Join ‘Em?

36 4 Reasons Why Investors Should Consider Qualified Opportunity Zone Funds for Tax Advantages and Potential Returns By Dwight Kay

50 The Benefits of AAOC Membership

38 Invitation Homes to Pay for Unlawful Rent Increases By Ayiesha Beverly

40 Select The Right Earthquake Retrofit Company By Ali Sahabi

42 Selecting Your Executor and Successor Trustee By Timothy Gorman

51 Welcome New Members 52 Supplier Corner—Repipe Specialists 53 Supplier Directory 57 Supplier Contact Index 70 Advertisers’ Index — Category 72 Advertisers’ Index — Alphabetical

Apartment News is the official publication of the Apartment Association of Orange County. Apartment News (ISSN 0747-3435) is published monthly for the apartment-house industry. It is published at 1601 E. Orangewood Avenue, Suite 125, Anaheim, CA 92805; (714) 245-9500. Subscription rate for nonmembers is $40 per year. Copyright 2024 by Orange County Multi-Housing Service Corporation. All rights reserved.

Postmaster: Send address change to: 1601 E. Orangewood Avenue, Suite 125, Anaheim, CA 92805. Second-class postage paid at Garden Grove, California.

February 2024

www.aaoc.com

Apartment News

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February 2024

FEBRUARY

7 - General Membership Meeting

20 - CRHP (Spring) #6

Wednesday, 7–9 pm, Santa Ana Elks Lodge

7 - CRHP (Spring) #1

Wednesday, 8:30 am–12:30 pm, Online

27 - CRHP (Spring) #7

Wednesday, 8:30 am–12:30 pm, Online

8 - Riverside County Multifamily Mingle

27 - AAOC Trade Show Load In

Thursday, 5:30–8 pm, Corona

Wednesday, 12–5 pm, OC Fair & Event Center, See Page 45

13 - Board of Directors Meeting

28 - AAOC Trade Show & Conference

Tuesday, 6 pm, Online

Thursday, 9 am–3 pm, OC Fair & Event Center, See Page 45

14 - CRHP (Spring) #2

APRIL

Wednesday, 8:30 am–12:30 pm, Online

3 - CRHP (Spring) #8

15 - Trade Show Boot Camp

Wednesday, 8:30 am–12:30 pm, Online

Thursday, 9–10 am, Online

8 - Intellirent Screening & Marketing

19 - President’s Day Holiday

Monday, 10–11 am, Online

Monday, Office Closed

9 - Fair Housing Certification Training

22 - Detect Fraud, Decrease Evictions

Tuesday, 1–4 pm, Online

Thursday, 10–11 am, Online

27 - Mold & Asbestos: Dealing with the Dangerous Duo Tuesday, 10–11:30 am, Online

28 - CRHP (Spring) #3 Wednesday, 8:30 am–12:30 pm, Online

29 - Lunchtime Learning Thursday, 12–1 pm, Online

29 - New H.R. Laws for 2024 Thursday, 5:30 pm, Online

MARCH

6 - CRHP (Spring) #4

10 - CRHP (Spring) #9 Wednesday, 8:30 am–12:30 pm, Online

10 - General Membership Meeting Wednesday, 7–9 pm, Santa Ana Elks Lodge

16 - Board of Directors Meeting Tuesday, 6 pm, Online

17 - CRHP (Spring) #10 Wednesday, 8:30 am –12:30 pm, Online

23 - Sexual Harassment Prevention Training Tuesday, 9–11 am, Online

24 - CRHP (Spring) #11

Wednesday, 8:30 am–12:30 pm, Online

13 - CRHP (Spring) #5 Wednesday, 8:30 am–12:30 pm, Online

19 - Board of Directors Meeting Tuesday, 6 pm, Online

Apartment News Published by the Orange County Multi-Housing Service Corporation, a subsidiary of the Apartment Association of TheOrange Resources You Want — The Representation You Need — Since 1961 County. 1601 E. Orangewood Avenue, Suite 125, Anaheim, CA 92805 (714) 245-9500 • www.aaoc.com Executive Director – David J. Cordero Editor in Chief – David J. Cordero n Advertising & Media Sales Director – Debbie M. DiBernardo n Design & Production – Dave Moeller/Graphic Angles n Printing – Sundance Press n n

The contents of the Orange County Apartment News may not be reproduced without written permission. The opinions expressed in any article in the Orange County Apartment News are those of the author and do not necessarily reflect the viewpoint of the Apartment Association of Orange County or Apartment News. This publication is designed to provide accurate and authoritative information in regard to the subject manner covered. It is provided with the understanding that the publisher

is not engaged in rendering legal, accounting or other professional service. If legal service or other expert assistance is required, the services of a competent person should be sought. Publisher disclaims any liability for published articles, typographical errors, production errors or the accuracy of information provided herein. While Orange County Apartment News makes efforts to ensure the accuracy of information provided herein, publication of advertisements does not constitute any endorsement or recommendation, expressed or implied, of the advertiser or any products or services offered. We reserve the right to reject any advertising or editorial copy. NOTE: Unless stated otherwise permission to reprint magazine articles is granted on the condition that full credits are given to the author or to other sources and to Apartment News.

MISSION STATEMENT To promote, protect and enhance the rental housing industry by providing programs and services that enable our members to operate successfully, and by supporting our members’ interests legislatively in order to preserve private property rights.

February 2024

BOARD OF DIRECTORS Officers

President First Vice President n Second Vice President n Vice President Legislative Council n Treasurer n Secretary n Sergeant at Arms n Immediate Past President n n

Directors

Christine Baran Alan Dauger n Craig Kirkpatrick n

Directors Emeriti

Ronald Berg Vicki Binford n David A. Cossaboom n Nicholas Dunlap

Amy Fylling Laurel Dial Julia Araiza Stefanie Koslosky Frank Alvarez Nathan Poth Rick Roshan

Stephen C. Duringer Jerry L’Ecuyer n Nick Lieberman n Edward Masterson

www.aaoc.com

John Tomlinson Randy Combs Denise Arredondo

Apartment News

PRESIDENT’S MESSAGE B y J ohn T omlinson P resident

The Path Forward Is Participation

eflecting on our January General Membership Meeting, I was not only overwhelmed by the nearly standing room only attendance at the Santa Ana Elks Lodge, but also inspired by our members’ participation. During his thorough and sobering “Legal Corner…Live!” presentation, Michael Brenan, Esq. sent a shot across the bow. Mr. Brenan encouraged us all to become active participants in local and State level government. As a former Dana Point City Councilman and Mayor, I’ll personally attest that when citizens voice their concerns and desires at city council meetings, or take the time to personally contact elected officials, it

Do you know…

AAOC monitors all 34 Orange County city council agendas, as well as 14 Riverside County city council agendas, to protect your investment from negative policies?

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absolutely influences policy decisions. Working with elected officials as friends, neighbors, constituents, and peers, will ensure our ability to provide quality rental housing to our communities for generations to come. It will only be through direct participation and engagement that members of our association can take the reins of our futures. Our representatives can only know the value of serving our community if we educate and advocate for our economic, cultural, and social value. In times of plenty, I encourage you to be vocal in your support. When difficult decisions must be made, provide cover! And yes, when the time comes to be critical, be respectful of their time and their official capacity as a public servant. Your input and participation is vital to the future of our association and the rental housing industry in Orange and Riverside Counties. A very special thank you to Santa Ana Mayor Valerie Amezcua for presiding over the installation of our 2024 AAOC Board of Directors and Officers at the meeting. Additionally, I want to thank Costa Mesa Mayor John Stephens and Councilmember Manny Chavez for attending the meeting and taking the time to speak with and learn from our members experiences as rental housing providers. Also in January, I had the fortune of attending and representing AAOC at the South Orange County Economic Coalition’s Coffee and Conversation event with Senator Janet Nguyen. Her

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February 2024

extensive policy-making experience and unwavering dedication to public service was obvious in her insightful legislative year-in-review and forecast of important issues for 2024. The sheer number of meetings and events she attends throughout her geographically expansive district testifies to her commitment to remaining tuned-in to her constituents’ diverse needs and desires. We know that each legislative session brings with it new and reoccurring threats to the rental housing industry. Likewise, we know that more and more cities are feeling pressure from tenant activists to enact extreme local ordinances to address their grievances with rental-housing costs and policies in their communities. And this being an election year only raises the political stakes for our industry. Remember, the path forward for our industry rests upon our own participation and engagement in the democratic and political processes. AAOC is here to vigorously defend and advocate for you and our industry, but we need our members to be ready to step up and engage. If you are interested in finding out how you can become more involved in supporting the efforts of AAOC, please contact AAOC Vice President of External Affairs Chip Ahlswede at chip@aaoc.com or 714.245.9500. Yours truly and respectfully, John A. Tomlinson

The Apartment Association of Orange County is pleased to announce the return of the AAOC TRIBUTE AWARDS, presented by Dedicated Transportation Services! AAOC TRIBUTE AWARDS CATEGORIES v Maintenance Technician of the Year (1-200 units) & (201+ units) v Maintenance Supervisor of the Year (1-200 units) & (201+ units) v Porter of the Year (1-200 units) & (201+ units) v Housekeeper of the Year (1-200 units) & (201+ units) v Leasing Professional of the Year (1-200 units) & (201+ units) v Regional Manager of the Year v Assistant Property Manager of the Year (1-200 units) & (201+ units) v Property Manager of the Year (1-200 units) & (201+ units) v On-Site Team of the Year (1-200 units) & (201+ units) v Industry Partner of the Year – Company & Individual v Community of the Year NOMINATIONS & DEADLINES v Call for Submissions: February 1, 2024 - March 15, 2024 v Nomination Deadline: March 15, 2024 v Nominee Question & Video Deadline: March 18, 2024 v Ticket Purchase Deadline: May 8, 2024 ENTRY FEES v AAOC Members: $95 (by February 26, 2024) or $150 (February 27 - March 15, 2024) v Non-Members: $125 (by February 26, 2024) or $175 (February 27 - March 15, 2024) SPONSORSHIP OPPORTUNITIES v Contact Debbie DiBernardo at DebbieD@aaoc.com or 714.245.9500 x1416 EVENT & NOMINATION SUBMISSION DETAILS v www.AAOC.com/events/aaoc-tribute-awards-2024

February 2024

@WeAreAAOC

www.aaoc.com

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EXECUTIVE DIRECTOR’S MESSAGE B y D avid J. C ordero E xecutive D irector

A Fast Start to an Exciting Year

he new year has gotten off to a fast start for AAOC and there’s no sign that things will be slowing down anytime soon. We have a full agenda of education programs, special events, business development and networking opportunities, and other member activities slated for the year— including bringing back a classic signature event this spring. We are also in a critical political fundraising period right now as we gear up to actively protect your interests and defend the rental housing industry at the ballot box this election year. In case you missed the announcements in recent weeks, AAOC started the year with an office relocation from Santa Ana to Anaheim’s Platinum Triangle. We are thrilled to be in the heart of multifamily growth and revival in Orange County and in a thriving hotspot of economic activity and opportunity. Our address is 1601 E. Orangewood Avenue, Suite 125, Anaheim, California, 92805—in the Pacific West Association of Realtors® building just one block west of Angel Stadium. I would also like to congratulate the 2024 AAOC Board of Directors who were formally installed at the January General Membership Meeting by Santa Ana Mayor Valerie Amezcua. The Executive Committee is comprised of AAOC President John Tomlinson (Tomlinson Management Group); First Vice President Randy Combs (KW Commercial); Second Vice President Denise Arredondo (JLE Property

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Management, Inc.); Vice President Legislative Council Amy Fylling (Advanced Management Company); Treasurer Laurel Dial (Consensys Property Management); Secretary Julia Araiza (Pacifica Company); and Sergeant at Arms Stefanie Koslosky (BluSky Restoration, Inc.), with the rest of the Board of Directors comprised of Directors Frank Alvarez (Buffalo Maintenance, Inc.), Christine Baran (Fisher Phillips, LLP), Alan Dauger (A&M Properties), Craig Kirkpatrick (Multi Units Management), Nathan Poth (LoCali Management, Inc.); and Rick Roshan (Pacific Coast Management). Looking ahead, I’m very excited for the AAOC Trade Show & Conference on Thursday, March 28, 2024 from 9 a.m. to 3 p.m. at the OC Fair & Event Center. We are anticipating another huge show with more than 1,000 attendees, 130 exhibitors, five education seminars, four maintenance demonstrations, and the addition of five technology demonstrations. Check out pages 45–48 for trade show details and full seminar lineup. Be sure to register for the show at www. aaoc.com/trade-show-2024 and avoid the line for onsite registration at the show. I’m also thrilled to announce the return of the AAOC Tribute Awards, presented by Dedicated Transportation Services, on Thursday, May 16, 2024, from 5:30–10 p.m., at the Richard Nixon Presidential Library and Museum in Yorba Linda. The AAOC Tribute Awards was first presented in 1992 and enjoyed a long run as one of

www.aaoc.com

February 2024

the premiere multifamily industry awards ceremonies. We are bringing back this signature association event after an extended hiatus and looking forward to honoring the individuals, teams, and properties in Orange and Riverside Counties whose exemplary work, dedicated service, valuable skills, commitment to excellence, and outstanding contributions to the multifamily industry are truly deserving of recognition. Award nominations are now open, as are event ticket and sponsorship sales. For more information, see pages 5 and 35, or visit https://www. aaoc.com/events/aaoc-tributeawards-2024 or contact Debbie DiBernardo about sponsorship opportunities at DebbieD@aaoc.com. Finally, I want to encourage you to take a moment to log into your member account at www.AAOC.com, update your contact information, and verify other account details. In particular, confirm that your email address is correct, that your cell phone number is listed as an alternative way to contact you, as well as update your account to reflect current family members and/or employees who should also receive member benefits and communications from AAOC about education programs, association meetings and events, legislative alerts, and other information. If you have questions or need assistance updating your Member Compass, contact AAOC Membership Director Spartacus Avina at membership@aaoc. com or 714.245.9500 Ext. 1401.

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February 2024

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Apartment News

SACRAMENTO REPORT B y R on K ingston

The Crippling Effects of California’s Wealth Tax Proposal

wealth tax bill must be taken seriously because it sets the stage to reform the way we are taxed in the state. Assembly Member Lee believes that his bill and a state constitutional amendment (AB 259 and ACA 3) will stabilize tax revenues, while we strongly believe it will set in motion the most remarkable and adverse impact on Californians. The two measures are the first of their kind in the United States. They would expand the assets the state Legislature is authorized to tax to include household furnishings, artwork and all tangible and intangible personal property and would establish a differential tax rate for the personal property, stocks, bonds, and investments of targeted taxpayers. The bill proposes to impose a tax of 1.5 percent on taxpayers with a worldwide net worth more than $1 billion, or more than $500 million in the case of a married taxpayer filing separately. Although portrayed as a “billionaire tax,” the proposal would impose a one-percent tax on taxpayers with a worldwide net worth in excess of $50 million or $25 million in the case of a married taxpayer filing separately. Let’s look at the impact of what Mr. Lee is proposing. The wealth tax in our state would encourage a select group of Californians to relocate to any other state that does not tax savings, household furnishings, personal effects and all other assets and could lead to a significant reduction in personal income tax revenue from

Apartment News

these individuals and an erosion of the state’s tax base—exactly the opposite of what the author and sponsors observe and claim will happen. Remember the lyrics of the Beatles song, Taxman: One, two, three, four One, two (one, two, three, four) Let me tell you how it will be There’s one for you, nineteen for me Cause I’m the taxman Yeah, I’m the taxman Should five percent appear too small Be thankful I don’t take it all… If Californians relocate purchases to other states because of AB 259, our government could see a decline in many sources of revenue. If enacted, California would be the only state to impose this type of tax on accumulated assets. This tax targets the most mobile individuals in the world. If this should happen, even charitable donations and consumer spending will unquestionably be adversely affected. Entrepreneurs will be dissuaded from investing and growing their businesses in the state, and the state would lose vital tax income. A wealth tax could also result in a decline in corporate income and franchise tax revenue, since corporations would pay less California tax on investment income and other types of nonbusiness income if corporate management functions and commercial domicile were relocated out of this state. Should a majority of the executives

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February 2024

of a business relocate outside the state, this could shift where corporate management functions are located, and thus impact whether the business is domiciled within the state. A wealth tax would be applied to the value of stocks at the end of the taxable year, but the value could be vastly different by the next day. There are several examples of sudden massive decreases in the stock price of major corporations along with the adverse impact of decreases in major shareholders net worth. Our state’s income tax applies not to just compensation for 9 to 5 jobs, but also to realized gains on investments, dividends, licensing agreements, royalties, profits from real estate sales, and other income sources. Under this bill, taxpayers and the Franchise Tax Board (FTB) would face substantially increased administrative burdens. Both parties would have to calculate a taxpayer’s worth annually which would be an incredibly arduous and costly task. The proposed wealth tax creates newly defined residency requirements including trailing residence and temporary residence that would subject former Californians who leave the state to the new tax, even if they are no longer present in the state whatsoever. This poses a question of the constitutional right to travel and an unconstitutional right to burdening interstate commerce. And that is just the start of Sacramento — continued on page 17

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February 2024

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Apartment News

ORANGE COUNTY LEGISLATIVE WATCH

One Year In—A Progress Report on AAOC’s Lawsuit Against the City of Santa Ana

n Valentine’s Day last year, AAOC filed the first lawsuit in its 62-year history, against the city of Santa Ana over the unconstitutional elements of the city’s rent stabilization and just cause eviction ordinance. Anyone familiar with local rent control ordinances around California, who read the Santa Ana ordinance, knew exactly where the problems were—and where there were clear rationales for a legal challenge. Specifically— • An unconstitutional limit to the rent control cap • An illegal composition of the rent control board • Potential for an overreaching rental registry • Conflicts with federal, state, and local regulations It was a poorly constructed ordinance that cut and paste from other city ordinances around the state, and it failed to acknowledge the lawsuits that altered those policies. And that was before we even focused on the fact that the ordinance was approved by one vote, by a member of the city council who had a financial conflict of interest—or that the actions that the city has taken since have created further problems with the city policy. So, on the first anniversary of the lawsuit being filed, AAOC thought it would check in with its lead attorney, Christopher Skinnell of Neilsen Merksamer, to see where things stand

Apartment News

with its case. AAOC: Tell us what you thought when we brought this lawsuit to you and your team at Neilsen Merksamer. Skinnell: To be honest, the very first reaction I had was shock that rent control had finally come to Orange County—of all places. There were a handful of localities in California that adopted rent control in the late1970s and early 1980s, mostly in coastal areas, but then the forward momentum largely stopped for several decades. There is a pretty widespread consensus among economists across the political spectrum that rent control is a deeply counterproductive economic policy, often hurting the ones it is meant to help, and most local jurisdictions seemed to get that. But, in the last few years, we’ve seen renewed interest in rent control in places that we wouldn’t have previously imagined. I was also struck by how aggressive the measure—like a lot of the recent measures—is, purposely preventing landlords from even keeping up with inflation. AAOC: How do you think things are progressing? Skinnell: We had something of a victory last fall, defeating the City’s motion to dismiss our case right out of the gate, and right now we are in the discovery phase, preparing to

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February 2024

B y C hip A hlswede , V ice P resident of E xternal A ffairs

move forward on the merits of our complaint. AAOC: Why are we going to mediation? Is there anything you think we can negotiate with the city? Skinnell: The short answer is, the judge assigned to our case requires mediation for all cases, without exception, but mediation may provide a useful forum for discussing some of the defects with the current measure. AAOC: Assuming the mediation does not result in an agreement, what is the next step? Skinnell: If mediation is unsuccessful, then the next steps are to finish the discovery process and likely move toward a motion for summary judgment this spring. Most of these claims are more legal than factual, and so are likely amenable to being resolved on motions. Failing that, the court has scheduled a jury trial in late July for any claims that remain at that point. AAOC: In the California General Election this fall, there will be a statewide ballot initiative that seeks to expand rent control, and a city ballot measure that would codify Santa Ana’s rent stabilization and just cause eviction ordinance by making it part of the city’s charter, if passed. How will AAOC’s lawsuit be impacted by these measures? Watch — continued on page 12

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essentially the same, so our claims would, too. Our claims are based on federal and state constitutional and statutory law that would apply to a charter amendment just as much as they do to an ordinance.

Watch — continued from 10 Skinnell: Of our four claims—two related to the composition of the rent board, one based on due process, and one based on the Political Reform Act—the statewide measure will not likely have a direct impact on any but the due process claim. As for that one, if the statewide measure were successful, it would open the door to the application of rent control to units that are currently exempt, including “new construction”—units built after 1995—or single-family homes. Our claim is that the rent board is unlikely to be able to keep up with landlord petitions, which are likely to grow more and more voluminous due to the sub-inflationary annually allowable rent increase, and expanding rent control to more units may further exacerbate that problem. As for the proposed charter amendment, the text of the measure remains

Apartment News

AAOC: What do you think are the best outcomes possible for AAOC? Skinnell: The best outcome, from a cost and timing perspective, would be for the City to understand—perhaps in connection with the mediation—how counter-productive this ordinance is in terms of actually contributing to affordable housing. But failing that, we hope that the court will enforce the constitutional constraints on this measure to ensure that property-owners’ constitutional rights are protected. AAOC: How can AAOC members help out? Skinnell: It would be helpful to receive any information that becomes avail-

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February 2024

able regarding the enforcement of the measure, particularly with respect to the processing of landlord petitions under the ordinance. AAOC: Thank you, Christopher. We appreciate your time, your insight, and your efforts on behalf of AAOC and its members who are impacted by Santa Ana’s rent control law. Coming up on February 20th, the city of Santa Ana will be conducting a public hearing to discuss its proposed increase of sewer rates by 119% in the first year. We encourage our members to read more about the proposal on the AAOC website, then submit a petition to the city objecting to the increase given that rent increases are capped at 2.54% this year in Santa Ana. When you do, please send a copy of your objection to chip@aaoc.com. Additionally, please forward to us any petitions you make against the city of Santa Ana for any issue so that we can make sure these efforts are submitted to the courts.

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LEGAL CORNER B y M ichael A. B rennan , E sq . B rennan L aw F irm

Questions & Answers Several years ago I attended one of your “tenant screening” seminars and found the information invaluable. However, recently, I had a qualified applicant tell me that I had to accept the screening report she was providing and, more importantly, that I am no longer able to use a credit report when determining whether I would accept her. That seems crazy. Is that true?

In a word, no. She seems to be conflating two laws that recently went into effect over the last couple years, and she’s not doing it well. First, as of January 1, 2023, an applicant’s screening report can be reused for the application process within 30 days of it being purchased by the applicant. In other words, renters are permitted to buy their own reusable credit reports and submit them to multiple landlords in an attempt to avoid paying for multiple background checks. If the landlord accepts their report, they are prohibited from charging the applicant a screening fee. Luckily, acceptance of a reusable screening report by the landlord is entirely optional. Nothing stops a landlord from insisting on using their own screening companies and requiring tenants to pay the screening fees. Second, a new law that went into effect as of January 1, 2024, prohibits the use of an applicant’s credit history without offering the applicant an alternative method of establishing their reliability when it comes to paying their bills (and rent). However, this new law applies only

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to government subsidized applicants, such as those receiving Section 8 (or some other government sponsored subsidy). So, unless she is receiving some form of a government subsidy, you are permitted to use her credit report when determining whether she is an acceptable candidate, and you can use your own vendor to generate the report, while charging her a screening fee for doing so. I recently purchased an eight-unit 1960’s apartment building with a small rec room that had been converted to a rental unit several years prior. At least, I “thought” it had been converted. Come to find out the seller never pulled permits for the construction, so it is an illegal unit with no certificate of occupancy. When I spoke to the tenant last month, she indicated she wasn’t going to be able to pay rent this month, so I served a three-day notice to pay rent or quit after the rent due date had passed. Wouldn’t you know, I then received a letter from the city citing me for “illegal construction” and ordering me to vacate the property. What do I do?

Well, to start, you don’t want to move forward with the three-day pay rent or quit because, legally, she doesn’t owe you rent due to the lack of permits and certificate of occupancy. Instead, you have to terminate the tenancy as a result of the city’s Order. Assuming the property falls under the Tenant Protection Act, you can terminate the tenancy as a

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February 2024

“no fault” eviction by serving a “60 day notice to terminate tenancy” based on the grounds that the termination is “pursuant to a government order.” Pursuant to the terms of the Tenant Protection Act, you will have to either pay her one month’s rent as relocation fees or waive her last month’s rent. If you choose to waive it, your notice will have to tell her the last month’s rent is waived, as well as the amount you are waiving. More importantly, you should try to negotiate a settlement agreement with her in which she waives her right to sue you for collecting rent on an “illegal unit.” Even if you have to waive the unpaid rent and pay her some cash to vacate as part of the agreement, the sense of security you will receive knowing she can’t come after you down the line may be worth the cost. The agreement should be drafted by a competent attorney who is able to help you navigate this situation correctly. I have a tenant who hasn’t paid this month’s rent yet. He’s always a bit of a pain so I’d love it if he simply moved, but I suspect he is going to dig in and make me evict him. The trouble is, he has consistently refused to ventilate his bathroom, so it has mildew all over the shower. He also refuses to let me in to do maintenance and whenever there has been a problem, he has told me he would take care of it. So, I have no idea what his apartment looks like inside, and I’m sure he will raise habitability in any eviction I file. Still, I can’t afford

to let him sit there. Can I serve a three-day pay or quit and take my chances?

You can, but I agree that he will likely raise the affirmative defense of habitability. Hopefully, you have documented your attempts to get in and make repairs, as well as his refusal to cooperate. In order for him to prevail on that defense he will need to demonstrate to the court that a maintenance or repair problem affecting health and safety exists, that you knew about it (or should have known about), and that you failed to fix it within a reasonable time (generally considered to be 30 days in many situations). Additionally, he has to prove that he neither substantially caused the problem nor prevented you from fixing it. If you have documented his refusal to allow you in, he is unlikely to win. The best thing you can do right now is serve both a 24-hour notice of your intent to enter, as well as a three-day cure covenant notice demanding that he allow you in for the

repairs or maintenance. If he fails to let you in, you can file the eviction based on that. However, if he does let you in, then make any necessary repairs and follow up with the three-day pay rent or quit. I just picked up the mail today and was shocked to find a letter from a local Housing Rights center alleging I discriminated against an applicant based on their “source of income.” I called my manager who remembered the applicant and she told me the applicant asked her whether we accept Section 8. My manager explained that she told the applicant, “No, we don’t accept Section 8” and the applicant simply said okay and went away. When I called the Housing Rights center, they told me that the law changed and I “have to accept Section 8 now.” Is that true? Are landlords now required to accept all section 8 tenants?

The law on this topic is a bit confusing, and a lot of clients have received similar

letters for similar occurrences. In short, while you are not legally “required” to accept Section 8 (because no one can be forced to contract with the government), you may still be accused of discrimination if you refuse to accept it. How does that work, you ask? Based on a concept known as “source of income.” In short, “source of income” means that a landlord must consider any legal source of income when screening an applicant. While Section 8 has always been carved out of the definition of “source of income,” as of January 2020, the definition was expanded to include Section 8 and other sources of government funding, such as the VACH voucher program, etc. Therefore, telling an applicant or running an advertisement in which you state, “we don’t accept Section 8” amounts to discrimination based on the applicant’s source of income and a complaint can be filed against you by the spurned applicant. It Legal Q & A — continued on page 19

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DEAR MAINTENANCE MEN

B y J erry L’E cuyer & F rank A lvarez

Dear Maintenance Men:

I have floating vinyl tile flooring in my rental unit. One of the tiles in the middle of the floor has been damaged. How do I go about replacing one tile without damaging the surrounding tiles? Bryan

Dear Bryan:

Floating floors do not use glue to hold them down. The tiles click together and form a floating membrane over the substrate. Replacing the damaged tile is not too hard but does need a little attention to detail. Make sure you have a spare tile to replace the damaged tile. Mark the damaged tile with a marker down the center of the tile, then mark lines at a 45-degree angle from each corner that meets the center line. The marker lines should look like a stick figure hangman drawing without the head. Using a circular saw, set the blade to the thickness of the tile. Make a cut or incision through the center of the tile, stopping short of each end. Now, cut the 45-degree lines intersecting the center line. Stop the cut just short of the corners. Using a chisel, finish the cut all the way into the corners. Do not cut into any adjacent tiles. Gently lift the cut pieces and remove them from the floor. You will need to modify the new replacement tile before installation. The replacement tile or board should be the same size as the damaged tile. The tiles use a “Tongue & Groove” sys-

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tem for installation. The tongue on one edge and end of the tile will need to be removed with a utility knife. After modifying the replacement tile or board, apply drops of glue to the trimmed edges and to the exposed tongue of the existing tiles on the floor. Slip the tile into place and use a mallet with a scrap piece of wood to tap the floorboard down. Wipe away any glue that might squeeze out. Place a heavy object to weigh down the replacement tile or board until the glue is dry.

Dear Maintenance Men:

I have taken over management of an apartment building that has individual 30-gallon water heaters in each unit. Some of the heaters look new, but most are old looking. How long do most heaters last and what are some signs of imminent failure? Bill

Dear Bill:

The chances of several heaters failing all at once are very slim. The cost of replacement can be spread over a period of time. The average life span of a typical 30- or 40-gallon water heater is about 10-to-12 years. Some may last much longer, some less, depending on use. A sign the end may be near is banging noises coming from the heater, short hot water supply, and long heater cycle times producing lukewarm water. If you find water pooling at the base of the heater, replace it immediately, as it has failed!

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Dear Maintenance Men:

I own eight units and enjoy doing minor maintenance around my building. One of my current projects is to repair three persistent leaks on my roof. The property has a flat roof. Can you give me some advice on tracking down these leaks? Don

Dear Don:

Flat roof leaks can be extremely tricky to troubleshoot. Water intrusions tend to travel, then drop at the lowest point of your roof and ceilings. A careful inspection would include checking the following: • Flashing around vent stacks and gravel stop roof edges • Exposed roofing nail heads • Drainage systems on the roof or directly adjacent to the building • Exposed roofing that is devoid of grave or stone cover • Roof seams or laps • Blisters and water pooling areas on the roof Some solutions and preventative maintenance: • Caulk all flashings and exposed roof seams with Heney’s 208 Roof Patch or other brand roof sealant. It comes in gallon or tube form. • Caulk any exposed roofing nails. • Score blisters with a utility knife

and inject Henry’s 208 Roof Patch with a caulking gun into the blister opening. Apply pressure until cement oozes out of the cut. Install desired size of cap sheet as a patch. • Cover any exposed roofing material with gravel or stone. This keeps the sun from rotting the material. • Secure any loose gutters and clean out drainage systems. • Seal any cracks in the stucco. Water can wick into these cracks.

Sacramento — continued from 8 the type of constitutional issues. The trailing tax nexus applied to our residents and part-year residents engaged in business on a temporary basis would disproportionally affect certain industries. There are so many legal, public policy issues, and common-sense issues that we can see why we are adamantly opposed to AB 259 and ACA 3.

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.

• You may want to consider installing roof drains in the areas that rainwater pools the most. We need Maintenance Questions!!! If you would like to see your maintenance question in the “Dear Maintenance Men” column, please email 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.

February 2024

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COVER YOUR ASSETS B y N icholas A. D unlap , CPM

If You Can’t Beat ‘Em, Join ‘Em?

he State Legislature’s push to remove local control over land use and zoning decisions has managed to create both a frustrating dilemma and interesting opportunity for property owners. Through a series of four bills focused on increasing density and simplifying lot splits (SB 9, SB 13, AB 68, and AB 881), Sacramento has effectively ended single-family zoning. While you are not required to do anything that you don’t want to just yet, chances are that you’ve seen a neighbor (or two) attempting something similar. In full transparency, I’m not a fan. I’m not a hater either, just not a fan of the approach. Create public policy at the State level and leave the local land-use decisions to the locals.

From 1 to 4…or More

State law now allows you to build an Accessory Dwelling Unit (ADU), often referred to as a “Granny Flat,” on your property, by right. So, any parcel with

one unit can now have two units. What’s more, SB 9 allows you to split your parcel in two, so long as the split does not consist of greater than a 60/40 split for total space and create a less than 1,200 square foot lot, or a “skewed” split with one tiny and one large lot. So, you have effectively added two units to one parcel (the original) and so long as the dimensions fit on the new parcel, you can build another two units. But what does the State have to do with local land use decisions, you ask? The State Legislature has taken the stance that cities and municipalities are not doing enough to allow for the creation of new housing and, as a result, has endeavored to overrule and override local control each step of the way. But what’s bad for your neighborhood, might not be bad for your bottom line.

Do the Math

Let’s say you own a single-family residence that you use as a rental unit

in the Colony District in Anaheim. According to AAOC’s own Frank Alvarez of Buffalo Maintenance, he can build a one-bed/one-bath ADU for about $270 to $320 per square foot. So, figure $160,000 to build a 500 square foot unit. At a $2,000 a month rent, that reflects a 6.5 year payback period. In terms of return on investment, it represents a 15% cash-on-cash return. Show me where else you can find that in today’s market. I’ll wait.

Small Versus Large

There’s less of a benefit to increase total units from 4–6 (or other) simply because the change from residential to commercial financing would be seen as unfavorable to most borrowers. However, the lot split and up-zoning potential could lead to the creation of side-byside “plexes” from former single-family residences, and both could be financed using 1–4 residential financing. Additionally, owners of larger apart-

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February 2024

ment complexes still benefit from the new legislation and depending on the jurisdiction can increase the unit count of a property by 25% or more without accounting for density, transit, and other related bonuses.

Legal Q & A — continued from 15 is best to simply give anyone and everyone who asks an application and look for the best qualified applicant.

The information is presented and intended to address the topic(s) covered above in a Because the fundamentals change in general nature. There may be significant 5+ unit apartment complexes, our anal- differences between jurisdictions with ysis is limited to SFR to fourplexes only. “rent control” and/or “just cause” ordiHowever, it is worth noting that construction costs typically decrease at scale and adding more units to your larger property can yield better costs/ margins. It’s simple math, really, and no advanced math or analysis is necessary. What’s worth more—one unit or two? Two units or four? If the ballpark costs of custom construction are more than you are looking to spend, there are multiple options for building an ADU as well. Choosing a pre-fabricated design (full or partial), converting an existing garage structure, or doing some of the work yourself can help build sweat equity or save costs. So, not only can you increase your cashflow, but you can also increase the value of the asset. As a result, it benefits a wide range of owners, from legacy holders to more opportunistic first timers looking to get started with real estate investments. With today’s property values at or around all-time highs, many owners/ investors feel boxed-out of the market. Perhaps it’s time to explore the opportunities within your own property lines?

True Value Add?

nances, and the facts surrounding your specific situation should be presented to your attorney for review. The Brennan Law Firm is one of the most experienced and knowledgeable Landlord/Tenant law firms in Southern California, representing landlords exclusively in evictions. The firm may be reached at (626)285-0500, or toll free at (855)285-2230. Visit our website at www.MBrennanLaw.com for more information.

Nicholas Dunlap is the founder and president of Spadra Property Company, Inc., He is also a second-generation rental-housing provider, and a member of the Apartment Association of Orange County where he served as a member of the board of directors, in addition to terms as AAOC president in 2015–2016 and 2018. For more information about Spadra Property Company, Inc. see their ad on page 22.

February 2024

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Unraveling Inequity: The Uneven Impact of Rent Control on Property Owners

“

When one thinks of America’s greatest strengths, the kind of assets the world looks at with admiration and envy, America’s elite universities would long have been at the top of that list. But the American public has been losing faith in these universities for good reason.” This was the opening to Fareed Zakaria’s CNN show in response to the three Ivy League university presidents who’d come under fire for their “vague and indecisive answers” when asked during a Congressional hearing whether calling for the genocide of Jews would violate their institutions ’codes of conduct.’ He went on to say that, “Their performance was understandable if you understand that our elite universities have gone from being centers of excellence to institutions pushing political agendas. Those agendas, clustered around diversity and inclusion, began in good faith, but those good intentions have morphed into a dogmatic ideology and turned these universities into places where the pervasive goals are political and social engineering, not academic merit.” In a striking parallel to the challenges

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faced by America’s elite universities, a similar erosion of fundamental principles is unfolding in the housing industry. Just as the prestige of Ivy League institutions has been tarnished by a shift from centers of excellence to platforms for political agendas, the capitalism fundamental of property ownership and entrepreneurial pursuits—cornerstones of the American Dream—is under threat. Like the universities that have deviated from the pursuit of academic merit, the housing industry is witnessing continued government overreach and a departure from self-determination and the free market. The right to own property and embark on entrepreneurial ventures, aspirations integral to the American identity, and over 200 years of success as a country, are now endangered as government interventions, ostensibly driven by noble motives, compromise these essential liberties. Much like the universities’ descent into dogmatic ideologies, the housing industry finds itself entangled in a web where the original ideals have succumbed to political and social engineering, eclipsing the once paramount principles of meritocracy and free enterprise. Similar to the universities, the people that they are supposed to serve are the ones that are the most harmed. Housing providers are being regulated out of business, and housing seekers are finding fewer options. This double standard extends its influence to the realm of California real

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February 2024

BY MERCEDES SHAFFER, REALTOR

estate, where a parallel zeitgeist mirrors the challenges faced by our elite universities and the broader housing industry. Despite the existence of Fair Housing laws designed to safeguard against discrimination based on race, gender, or religion, a paradox emerges as the government itself engages in discriminatory practices against property owners. Our inherent right to manage our property is under siege, as the government enacts manifestly unfair laws that discriminate in favor of tenants, eroding the equilibrium between property owners and renters. Owners face growing financial and legal risks, and cannot fully manage their property or the terms of tenancy. The erosion of our rights extends further as the government curtails our ability to run a profitable business, imposing rent caps and other restrictions that eliminate free market forces, and create new layers of government bureaucracy, which need to be supported by our tax dollars. Consider the significant shifts that have taken place since 2019, before the pandemic swept across the globe. Back then, a loaf of bread cost a mere fraction of what it does now, having inflated by a staggering 55%. Milk prices have seen a 31% hike, and even the iconic McDonald’s Big Mac witnessed a remarkable price jump from $3.79 to $5.17 during this period. Costs that directly affect housing providers include contractor and tradesmens’ Uneven Impact — continued on page 22

February 2024

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Uneven Impact — continued from 20 fees, as well as utilities. My experience in Los Angeles and Orange Counties has seen a fee jump of 40% in the trades, and 18% for utilities since 2019. While the pace of inflation may have tapered off slightly, the enduring reality of escalated prices persists, forming an indelible backdrop. This economic transformation stands in stark contrast to government mandates, exemplified by the city of Los Angeles’ four-year rent freeze and Santa Ana’s 2.54% rent cap (just to name a few cities), both of which disrupt the equilibrium and unfairly tip the scales against property owners. This disconcerting picture of injustice is particularly glaring when juxtaposed with the economic landscape. In an era marked by steep inflation, property owners find themselves thrust into an unenviable role, compelled to absorb financial losses in the name of tenant stability. This juxtaposition underscores the

disparate impact of economic forces on different sectors and raises critical questions about the fairness of policies that disproportionately burden property owners. The stark inequity becomes apparent when compared to how other essential industries, like food, navigate similar challenges. In the unfolding narrative of economic shifts and governmental interventions, parallels emerge between the erosion witnessed at Ivy League universities and the challenges faced by the real estate industry. Much like the call for a return to meritocracy in academia, housing providers need to fight for a return to the sound business fundamentals that drove America’s prosperity to begin with. This collision of economics, property rights, and governance serves as a poignant reminder that, just as elite universities should rediscover their commitment to academic merit, our approach to the real estate sector must recalibrate. We must use our votes, economic influence, and

legislative education to fight against government overreach and advocate for a return to the principles of a capitalist economy. It is a plea for a system that not only champions property rights but also recognizes the indispensable role of property owners. By allowing the free market to shape the destiny of an industry integral to the pursuit of the American Dream, we can collectively strive for excellence, fostering an environment where fairness, meritocracy, and opportunity prevail. I’m eager to hear your thoughts on this matter—do you share a similar perspective or have a different take? I would love to know what you think. About the Author: To share your thoughts, email InvestingInTheOC@gmail.com. If you have any real estate questions or you would like to attend my FREE Seller Seminar, visit InvistingInTheOC.com or call me at 714.330.9999 to learn more. I’m Mercedes Shaffer, a multifamily and commercial real estate agent with Coldwell Banker Realty, helping you build wealth one door at a time. DRE 02114448.

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Synthetic Fraud: How to Identify, Respond To & Prevent It Best Practices for Owners and Managers A White Paper from the National Apartment Association Introduction

Apartment operators and managers are all too familiar with the effects identity fraud can have on their business, but not all instances of the problem are alike. In fact, synthetic fraud is the fastest-growing type of identity fraud, accounting for an estimated 85 percent of all identity fraud in the country. Yet, despite the financial devastation synthetic fraud can cause property owners, its occurrence is difficult to identify during the leasing process. It isn’t immediately reported, because there is no real physical victim to report the crime. Perpetrators of synthetic fraud create fake IDs that combine real data with falsified names. The resulting IDs, notes tech writer Angelica Krystle Donati in a 2019 Forbes article, “are easily purchased on Craigslist or other online platforms and can be used to apply for loans, credit, and other transactions,” including apartment leasing, leading to an epidemic of fraud facing multifamily operators throughout the country. TransUnion reports data breaches are up 45%, resulting in 3.7 million identity records stolen daily. According to fraud-prevention services firm CheckpointID, Donati notes, “75 percent of management companies with fewer than 30,000 units and 100 percent of management companies with more than 30,000 units are victims

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of fraud. This translates into millions of dollars in annual losses for the industry from bad debts and skipping.” It is reported that 73% of owner/ managers identify fraud after the applicant moves in and over 70% identified the fraud within the first six months after move-in, leading to forced turnover well before the typical end-oflease cycle. While rental fraud continues to grow, fraud prevention today is merely reactive, not proactive as it should be. According to TransUnion, 95% of property management companies experience difficulties identifying, mitigating, or preventing fraud. Property management companies need advanced tools to proactively mitigate the aftermath of a determined fraudster and better protect their business.

Four Types of Identity Fraud

Though we’ll focus solely on synthetic fraud in this guide, property managers can expect to encounter the following four types of identity fraud. • First-Person Fraud The applicant is acting for another person when renting an apartment. The applicant uses their real identity information on the application but isn’t the person who’ll be residing in the apartment. The applicant in this instance could be a family member, a friend, or someone renting for

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February 2024

short-term rental purposes such as Airbnb lodging. • Third-Party Fraud The applicant assumes a stolen identity and uses the victim’s personally identifiable information (PII), including name, Social Security number (SSN), and date of birth. • Identity-Manipulation Fraud The applicant alters some of their own identifying information in a way that looks as if it could be a typo or spelling error. Common examples include an SSN that’s off by one number or includes transposed numbers, a slightly different name, or an altered birthdate. • Synthetic Fraud The applicant creates a fake identity by fabricating all identifying information (SSN, name, date of birth), cobbling together an identity from multiple stolen sources, or doing a mix of both. Real SSNs, typically from children, the elderly or deceased people, are often used in combination with made-up names and birthdates, but even the SSN can be fabricated.

How is Synthetic Fraud Committed?

The most common format for synthetic fraud entails using a real SSN in Synthetic Fraud — continued on page 26

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Synthetic Fraud — continued from 24 combination with a fake name and birthdate. Often, the SSN is fabricated altogether and is purchased from a disreputable source online that sells the false SSN as a credit profile number, or CPN, for use on financial applications (such as leases). One of the reasons synthetic fraud works so well in multifamily housing is that every inquiry sent to a credit bureau results in the creation of a credit file. Thus, if an SSN is being used for the first time, the process creates a new credit file with no negative records. The first time the inquiry is made, the response will show that no credit file exists for that identity, similar to an SSN recently generated for military personnel from overseas or a foreigner with permanent residency in the U.S. Synthetic fraud perpetrators will also use fake paycheck stubs to make it look as though they earn enough money to qualify for the loan or other object for which they’re applying. Others will alter stubs from their actual job to make their earnings appear higher. If the applicant succeeds, delinquent payments are almost to be expected because the applicant doesn’t truly generate the required income. Synthetic identity theft is often difficult to spot because no “victim” exists who reports the activity right away. Widespread data breaches, darknet data access and availability, EVM cards (also calles “smart” or “chip” cards) and the competitiveness of the lending landscape have likely contributed to the rise of this type of fraud.

versus 41% in person, making it easier to commit fraud. One quick and accurate way to stay ahead of identity thieves is to employ technology that alerts the user when an applicant’s identifying data doesn’t add up. Resident-screening software, for example, can alert operators when an applicant might be using a fake SSN, based on a discrepancy between the date the SSN was issued and the date of birth or age the applicant provided. So how do you inform an applicant when you suspect he or she is part of a synthetic-fraud attempt?

The Response

To stay within FHA guidelines, CheckpointID advises leasing agents to ask prospects for an alternative form of government-issued ID. The goal is to keep leasing staff from having a confrontational discussion with the prospects. In order to reduce your company’s liability and prevent a hostile situation, it’s best to provide the applicant with a blanket statement regarding their application status (i.e., state that the applicant failed to pass the background check). Keep available a denial letter, written by either your organization or your resident-screening company that complies with federal, state, and local law, to give the applicant.

A Costly Expense

Costs associated with synthetic fraud include: • Attorney fees

Thanks to the breadth of the internet, fraudsters can gain access to infinite amounts of information. Just a quick Google search allows the quick and easy purchase of documents such as a driver’s license, paycheck stub, and birth certificate for a newly created identity. TransUnion reports that 59% of applications are submitted online Apartment News

• Law-enforcement service fees • Locksmith and cleaning fees • Property repair and replacement costs • Storage fees • Remarketing expenses • Labor and operational costs TransUnion has reported an average cost of $4,215 for a single case of rental fraud—without the legal fees required to mitigate each fraud case. According to CheckpointID the total amount including all legal fees is an average of $7,500 per case. Lost rent accounts for the majority of this number. In states like California, where rent is high and state regulations prevent fraudulent renters from being evicted for at least 6 months, the cost of dealing with a case of rental fraud can be as high as $15,000. The expense of synthetic fraud goes beyond monetary value. Added to the preceding tangible costs are the intangible costs of reputational damage. Fraudulent applicants who are concealing criminal histories might commit new crimes that could endanger your current residents and employees. Accepting applicants into your community who are committing synthetic fraud increases your potential liability and jeopardizes the safety of all who live and work there.

• Lost rent

Responding to Fraudulent Activity

• Court costs

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February 2024

Synthetic Fraud — continued on page 28

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Synthetic Fraud — continued from 26 Protection Against Fraud

The information attached to synthetic IDs can run several levels deep and include public record data, credit information, documentary evidence and social media profiles that may even contain deceptive photos and historical details—all complicating your efforts to identify these prospects before they become your residents. Because this type of crime is hard to track, protecting your business against them is virtually impossible without the help of specialized software. Synthetic identities are fabricated records of credit activities and personal information, so credit checks are ineffective in protecting your property and company against synthetic fraud. The best line of defense is to catch them early in the application process with advanced ID verification technologies. These programs work by verifying a person’s information on their ID against

a library of databases. Congress, too, is working to crack down on this epidemic and in May 2018 enacted the Economic Growth, Regulatory Relief and Consumer Protection Act. The legislation includes a provision directing the U.S. Social Security Administration (SSA) to develop a mechanism to verify SSNs upon request by a certified financial institution. The new law would allow a certified financial institution to obtain consent from a consumer electronically, which would permit the institution to verify identities more quickly and in connection with a credit transaction.

Prevention • Use Additional Verification Methods Use multiple layers of authentication to validate the identity of a prospective resident. Additional documents may include state- or government-issued photo identification, Social Security cards, Permanent Resident Cards, passports, W-2 forms, a copy of the applicant’s most recent utility bill, a paycheck stub, etc. • Keep Your Resident Application Criteria Updated Review and analyze your residentscreening criteria for operational processes and procedures. These criteria should be clearly stated on your company’s application for residency in accordance with company policy and state and federal laws. • Go Beyond SSNs In a world where consumers are doing business predominately online, don’t rely solely on SSNs to authenticate a prospect’s identity. Many of your applicants’ SSNs may have been exposed during recent breaches. • Educate Your Team Educating your teams about the potential warning signs during the application process can help diagnose fraudulent activity. It’s also

Apartment News

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February 2024

important for employees to understand the best way to respond to an applicant whom they suspect has committed fraud. • Use Technology to Reduce Your Risk and Ensure Compliance and Security Resident-screening technology not only takes the bias and guesswork out of deciding which applicants should become residents but reduces company liability as well. Residentscreening technology can use Machine Learning models to catch synthetic fraud or provide alerts when there is a potential fraud.

Sources & Acknowledgements • Jeremy Thomason, Executive, Sales. CoreLogic. • “CPNs and Their Ill Effects on Resident Screening.” NAA units Magazine, January 2019. • “Synthetic Identity Fraud.” Experian. • ID Analytics: A Symantec Company. • “This Startup Is Tackling Identity Fraud In The Multifamily Industry.” Angelica Krystle Donati, Consumer Tech. Forbes. •

“How Identity Fraudsters Operate and What You Can Do to Stop Them.” Corelogic. January 2018.

• Y Tran, Data Scientist, CheckpointID. • Maitri Johnson, Vice President, Multi-Family, TransUnion Rental Screening Solutions. View NAA’s webinar, “Cracking Down on Synthetic Fraud” — https://www.naahq.org/webinars/ synthetic-fraud Read NAA’s Synthetic Fraud FAQ— https://www.naahq.org/syntheticfraud-faq

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On-Site Resident Managers and Navigating Compensation

alifornia law requires rental property owners/employers of complexes with 16 or more units to have a residential “manager” or other responsible person to oversee the property.1 Navigating California’s wage and hour laws where lodging is concerned is complicated given the host of practical realities associated with the duties of resident managers. This article offers a brief overview of the components that make up on-site resident managers’ compensation, laws relating to pay and rent credit, and timekeeping requirements. The California Wage Orders specifically provide that Resident Managers are employees, and not independent contractors. Thus, they must be paid the minimum wage for all hours worked. On-Site Resident Managers pose unique challenges as they are only required to be compensated for time spent carrying out actual work-related duties involving some physical or mental activity, which can get intermingled with the concept that they live where they work. The law does not require the On-Ste Resident Managers to be compensated for time spent simply being available to perform their duties, so long as their time is not being controlled by their employer. For example, 1

25 CCR § 42. Also, if the owner does not reside in an apartment building that has between 4 and 15 units, a notice should be posted in a conspicuous place stating the owner’s name and address, or the name and address of the owner’s agent in charge of the apartment building.

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when not performing duties, the Resident Manager is free to come and go as they see fit, with no geographical restrictions, to engage in their personal affairs or work other jobs. California provides rental property owners/employers with multiple options for compensating their On-Site Resident Managers, including (but not limited to): the Rent Credit Program and the Separate Checks Program. Under the Rent Credit Program, rental property owners/employers are entitled to offset certain amounts against the On-Site Resident Manager’s minimum wage in exchange for offering free rent. The rent credit may not be more than two-thirds of the ordinary rental value of the free unit and under no circumstances more than the Type of Lodging Apartment (w/ single employee) Apartment (w/ couple where both are employed by employer)

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IWC Order No. 2-2001 Sec. 10.

February 2024

the unit is not considered income. Rather, the On-Site Property Manager must pay rent by a distinct payment method, just like any other tenant, and will separately receive paychecks for all hours worked. It should be noted that California requires employers to provide its nonexempt employees (including On-Site Resident Managers) with itemized wage statements, that reflect gross and net wages, deductions, rent credits, the date range of the pay period, hourly rates and hours worked.3 For this reason, it is critical that rental property owners/employers maintain sound timekeeping practices with the On-Site Property Managers. Recording working hours in realtime is undoubtedly the most prudent

January 1, 2023 2/3 the ordinary rental value, and in no event, more than $875.33/month 2/3 the ordinary rental value and in no event more than $1294.83/month

values listed below.2 Comparatively, the Separate Checks program allows rental property owners/ employers to simply pay the On-Site Resident Manager for all hours worked and separately charge the employee for rent, which cannot exceed two-thirds of the fair market rental value of the unit. Under this scenario, the rental of 2

BY CHRISTINE BARAN, FISHER PHILLIPS, LLP

January 1, 2024 $903.60

$1,336.65

timekeeping method. However, the demands of the On-Site Property Manager’s position may make contemporaneous recording of hours worked difficult, resulting in rounded or less than accurate time-keeping practices. Many rental property owners/ employers have transitioned to elec3

Labor Code § 226.

Compensation — continued on page 34

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10 Apartment Design Trends for 2024

BY ASHLEY TYNDALL, CHIEF RELATIONSHIP OFFICER, CRITERION.B.

The new year brings a blend of technology, sustainability, personalization and community-focused design elements to apartment design.

he apartment industry is constantly evolving, with design playing a pivotal role in shaping residents’ living experiences. As we enter 2024, several key design trends are emerging, driven by changing demographics, technological advancements and a growing emphasis on sustainability and personalization. The following is a comprehensive look at the design trends that apartment industry professionals should watch this year. 1. Embracing Sustainability and Eco-Friendly Designs “Sustainability” is no longer a buzzword—it’s a necessity in modern apartment design. In 2024, expect an increased emphasis on ecofriendly materials, energy-efficient appliances and green living spaces.

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Incorporating elements like solar panels, green roofs and rainwater harvesting systems appeals to environmentally conscious renters and contributes to long-term cost savings and compliance with green building standards. 2. Smart Technology Integration The integration of smart home technology continues to be a significant trend. From smart thermostats and lighting systems to advanced security features, these technologies offer convenience and safety, attracting tech-savvy renters. This year, expect to see more apartments integrating voice-controlled devices and Internet of Things (IoT) solutions, providing residents with a seamless and interconnected living experience.

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February 2024

3. Minimalist and Functional Design Minimalism remains a key design trend, focusing on simplicity, clean lines and functional spaces. This approach creates visually appealing interiors and addresses the growing demand for flexible living spaces. Multi-functional furniture and innovative storage solutions are key components, allowing residents to maximize their living area while maintaining a clutter-free environment. 4. Biophilic Design Elements Biophilic design, which incorporates natural elements into the living space, continues to gain popularity. This trend goes beyond mere aesthetics, aiming to connect residents with nature to enhance well-being and reduce stress. Expect to see

more indoor plants, natural light and the use of materials like wood and stone that evoke a sense of the outdoors. 5. Bold and Personalized Interiors While minimalist design remains popular, there’s also a growing trend toward bold and personalized interiors. Vibrant colors, unique wallpapers and custom artworks create distinctive living spaces that reflect residents’ personalities and preferences. This trend caters to a demographic that values individuality and self-expression in their living environment. 6. Community-Centric Amenities The design of communal spaces is shifting toward fostering community among residents. Features like coworking spaces, community gardens and shared entertainment areas are becoming more common. These spaces are designed to encourage interaction and engagement, creating a sense of belonging and community within the apartment complex. 7. Health and Wellness Focus Health and wellness have become crucial considerations in apartment design. This encompasses physical aspects such as fitness centers, outdoor recreation areas and mental well-being through tranquil spaces like meditation rooms or rooftop gardens. The pandemic has heightened awareness of the importance of mental and physical health, which is reflected in modern apartments’ design. 8. Emphasis on Flexibility and Adaptability With the rise of remote work and changing lifestyles, flexibility and adaptability are key design elements. Convertible spaces that can easily transition from a home office to a living area are in demand. Designers focus on creating versatile environments that can adapt to various

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February 2024

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crafted furnishings are ways to infuse local culture into apartment spaces.

Design Trends — continued from 33 needs and preferences. 9. Incorporating Local Art and Culture There’s a growing trend toward incorporating local art and culture into apartment designs. This supports local artists and gives the apartment a unique identity that resonates with the community. Art installations, murals and locally

10. Sustainable and Low Maintenance Landscaping The trend in landscaping is moving toward sustainable and low-maintenance designs. Drought-tolerant plants, native landscaping and xeriscaping are becoming more popular, reducing water usage and maintenance requirements. This approach is both environmentally

friendly and cost-effective. For apartment industry professionals, staying abreast of these design trends is critical for attracting and retaining residents. In 2024, these trends reflect a blend of technology, sustainability, personalization and community-focused design elements. By embracing these trends, professionals can create living spaces that are aesthetically pleasing but also functional, sustainable and in tune with the evolving preferences of modern renters.

Compensation — continued from 30

$87.50 $97.50 $950.00

tronic timekeeping wherein the On-Site Resident Managers clock in/out using an application on their (or a Company) cell phone, computer or time clock placed in their unit. This will ensure the most accurate form of timekeeping (hours worked, meal breaks taken if applicable) facilitating compliance with wage statements and other requirements under California wage and hour laws. Adhering to California’s wage and hour laws is unquestionably difficult; however, following these recommendations should help you prepare and protect your business from potential exposure. If you have any questions about your requirements, please feel free to reach out Christine Baran (cbaran@fisherphillips.com) or Colin Calvert (ccalvert@fisherphillips.com) at Fisher Phillips.

Do you know… AAOC has continually fought against Rent Control in Orange County since 1961? 34

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February 2024

Apartment Association of Orange County

TRIBUTE AWARDS Where the Stars Come to Shine

May 16, 2024 | The Richard Nixon Presidential Library and Museum

TRIBUTE 2024 Sponsorships TITLE SPONSOR - $5,000

• One table of eight • Tribute Awards “presented by” your company • Recognition on cover of Tribute Awards program • First full-page ad in Tribute Awards program • Introduction of Master of Ceremonies and opportunity to speak on stage • Company logo on all marketing materials and event signage • Recognition in Apartment News magazine, AAOC website, and social media

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WINNERS LOUNGE SPONSOR - $4,000

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• One table of eight • Opportunity to introduce your company on-stage • Present one award to the winner(s) in a given category • Company logo on marketing materials and non-exclusive event signage • Full-page ad in Tribute Awards program • Recognition in Apartment News magazine, AAOC website, and social media

STEP & REPEAT + PHOTO BOOTH SPONSOR $1,500 (Exclusive) • Two event tickets • Company logo with AAOC logo on bottom of photo booth photos • Company logo with AAOC and Title Sponsor logos on Step & Repeat • Recognition in Apartment News magazine, on AAOC website, and social media

GOLD PIN SPONSOR - $1,500 (Exclusive)

• Two event tickets • Gold pin given to award finalists and winners • Recognition by Master of Ceremonies • Signage on table where pins are located • Company logo on marketing materials and non-exclusive event signage • Full-page ad in Tribute Awards program • Recognition in Apartment News magazine, on AAOC website, and social media

WINE SPONSOR - $1,000 (4 available)

• Two event tickets • Two bottles of wine on eight given tables • Small signage on eight given tables reading, “Wine Compliments of (Company Name)” • Company logo on marketing materials and non-exclusive event signage • Full-page ad in Tribute Awards program • Recognition in Apartment News magazine, on AAOC website, and social media

FLORAL SPONSOR - $1,000 (2 available) COCKTAIL HOUR SPONSOR - $1,500 (2 available) • Two event tickets

• Two event tickets • Signage in cocktail reception area • Opportunity to provide cocktail napkins with company logo • Company logo on marketing materials and non-exclusive event signage • Full-page ad in Tribute Awards program • Recognition in Apartment News magazine, on AAOC website, and social media

• Small sign on eight tables reading “Florals Compliments of (Company Name)” • Recognition by Master of Ceremonies • Recognition in Apartment News magazine, on AAOC website, and social media For more information on Sponsorship Opportunities Contact: Debbie Malloy DiBernardo debbied@aaoc.com 714.245.9500 ext. 1415 or aaoc.com

February 2024

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Apartment News

4 Reasons Why Investors Should Consider Qualified Opportunity Zone Funds for Tax Advantages and Potential Returns

BY DWIGHT KAY, FOUNDER AND CEO, KAY PROPERTIES AND INVESTMENTS, LLC

Deferred Capital Gains Taxes: Investors can defer taxes on any prior capital gains (these could be from the sale of real estate, stocks, a business, artwork, etc.) by investing in a Qualified Opportunity Fund (a fund set up specifically for investing in Opportunity Zones). These taxes can be deferred up until the date the investment is sold or until December 31, 2026, whichever comes first.

ualified Opportunity Zone Funds (QOZF) have become an integral part of the investment landscape in recent years for those investors seeking to defer capital gains taxes on the sale of appreciated assets. At Kay Properties, our team has helped many accredited investors nationwide understand and participate in Qualified Opportunity Zone Fund investments.

What is a Qualified Opportunity Zone?

Qualified Opportunity Zone Funds were implemented by the Tax Cuts and Jobs Act of 2017, and were designed to increase economic growth and development in lower income neighborhoods and communities. According to Indiana University’s Kelly School of Business, there are more than 8,700 QOZs in the country, including in territories like Puerto Rico. The bottom line is that QOZs are a part of a social program with the intent of redeveloping impoverished districts throughout the country by driving private capital to underserved communities and Americans by offering tax incentives to investors. By investing in these zones, individual investors and corporations can receive tax incentives and deferrals. But what are some specific reasons investors should consider Qualified Opportunity Zone Funds for tax advantages and return potential?

Step-Up in Basis: If the Qualified Opportunity Zone Fund investment is held for longer than 5 years, there’s a 10% exclusion of the deferred gain. If held for more than 7 years, this exclusion increases to 15%. But the real attraction of this investment strategy is that If the QOZF investment is held for at least 10 years, any capital gains derived from the sale of the QOZF (not the original deferred gain) are considered tax-free. 2. Diversification of Portfolio*

1. Significant Tax Advantages Available to Opportunity Zone Fund investors

Diversifying one’s investments is a cornerstone principle of prudent planning for your family and future*. Opportunity Zone Funds allow investors to diversify into real estate within the designated zones. Many investors that consider QOZFs have sold a business or stock position and able to diversify into QOZFs that are focused on real estate as an asset class.

3. Potential for Appreciation and Returns While there’s always a risk associated with any investment including real estate related investments, Qualified Opportunity Zone Funds often are put together and managed by large real estate investment and development firms that are focused on delivering upside and appreciation potential for their investors and themselves. The combination of tax benefits and potential appreciation makes Qualified Opportunity Zone Funds an attractive option for investors. 4. Flexibility in Investment Choices: Qualified Opportunity Zone Funds aren’t restricted to a specific type of investment within the designated zones. This means that investors can select from a range of assets, including real estate, infrastructure projects, or business investments. However, as a side note, the vast majority of QOZF investments that I have seen over the years have been real estate related projects. This allows investors to select QOZF investments that line up with their preferences, risk tolerances, objectives and goals. Kay Properties has created one of the most robust online investment marketplaces at www.kpi1031.com where investors can view 20–40 quality real estate 4 Reasons — continued on page 39

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February 2024

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Apartment News

Invitation Homes to Pay for Unlawful Rent Increases

BY AYIESHA BEVERLY, GENERAL COUNSEL, NATIONAL APARTMENT ASSOCIATION

Settlement resolves allegations that the California housing provider violated state tenant protection and price-gouging laws.

n January 8, 2024, California Attorney General Rob Bonta announced a $3.7 million settlement with Invitation Homes—the nation’s largest owner of single-family rental homes—to “resolve allegations that the company violated the California Tenant Protection Act (TPA) and California’s price-gouging law by unlawfully increasing rents on approximately 1,900 California homes.” Invitation Homes is a Maryland corporation with headquarters in Dallas, Texas, and “owns and manages approximately 12,000 rent homes across California.” The complaint filed by the California Attorney General details the extent and scope of the alleged violations which date back to October 2019 and extend through December 2022. Invitation Homes is said to have discovered many

Apartment News

of the issues with the overcharges through its internal investigation before learning about the California Attorney General’s investigation of the matter. According to the proposed settlement, the company will pay $2.04 million in civil penalties and will refund or credit over $1.68 million back to residents for rent they paid in excess of the state’s rent cap plus 5% interest. The California TPA (also known as AB 1482) was enacted in 2019 and caps rent increases for most renters in California. Under the California TPA, housing providers cannot raise rent more than 10% total or 5% plus the percentage change in the cost of living —whichever is lower—over a 12-month period. Under California’s price-gouging law, housing providers cannot charge more rent than what is authorized by

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February 2024

local rent-cap ordinances. According to Attorney General’s press release, if approved by the court, the proposed settlement would require Invitation Homes to: • Restore lawful rental rates for all its California tenants; • Evaluate the compliance of any proposed rent increase or any new base rental rate with all state and local laws; • Perform quarterly audits on all processes and systems designed to ensure that rental increases comply with state and local law; • Monitor all California statewide and local states of emergencies weekly to ensure that base rental rates and rent increases do not violate state

or local laws governing rent setting; • Refrain from collecting, or claiming in a legal action, any rent not lawfully owed by a tenant; • Ensure that any information it provides to credit reporting agencies on late rental payments or nonpayment by tenants is correct or corrected and • Provide an annual compliance report to the Department of Justice (DOJ) for the next five years regarding rent increases, steps taken to ensure compliance with state and local laws, any potential violations and any remediation. This landmark settlement should serve as a warning to California housing providers about their obligations to

4 Reasons — continued from 36 investment offerings including a number of QOZF investments. Carefully curated from more than 20 different real estate sponsor firms, these QOZFs span a variety of different asset classes including, multifamily apartments, single-family rental/build for rent communities, commercial properties and more.

In Conclusion

Qualified Opportunity Zone Funds offer a unique combination of tax

comply with California’s complicated state and local rent control regime. Housing providers across the country can expect to see increased scrutiny of fees and housing costs as the White House and state attorneys general continue to focus on price transparency and “junk fees” in consumer transactions, including in the rental housing industry. Housing providers should continue to educate themselves as to their compliance responsibilities and frequently review their policies and procedures to ensure compliance with state and local laws. Lawmakers across the country have been increasingly willing to regulate the amount in rent that private rental housing providers can charge for their units. With the current housing supply

crunch, elevated inflation and mortgage rates and ongoing labor shortages, the cost of operating rental housing is outpacing the rent increase caps in many states like California. In California, 93 cents of every dollar of rent are spent to cover necessary operational expenses, such as property maintenance, insurance, staffing and property taxes, which in turn go back to the local community. The National Apartment Association is committed to working with its affiliate partners to promote sustainable policy solutions that support renter financial instability in the short-term and incentivize housing construction to make up for a current shortage and account for demand and affordability in the long-term.

incentives, the potential for upside appreciation, and the benefit of doing something good for those who are less fortunate. By simply rolling profits over from the selling of stocks, cryptocurrency, bonds, jewelry, art or real estate into a QOZF, accredited investors can reap an array of tax benefits as well as realize the opportunity for appreciation potential. In fact, Kay Properties recently assisted a client with a QOZF after he sold an original Apple One computer that was signed by Apple Co-founder, Steve Wozniak. The benefit of working with Kay Properties is

that when we help clients on the Qualified Opportunity Zone Fund strategy, we are always focused on educating our clients on the potential advantages and the potential risks/ downside of QOZF investing. Please register at www.kpi1031.com for access to QOZF investments as well as for a consultation with one of the Kay Properties team members to discuss the pros and cons of Qualified Opportunity Zone Fund investments and if they might make sense for your particular situation.

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

Do you know… AAOC is led by people just like YOU…Owners!! February 2024

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Apartment News

Select The Right Earthquake Retrofit Company

re you worried your apartment building may be seriously damaged in a major earthquake resulting in casualties and loss of your future income? If so, doing the proper homework will get you off on the right foot towards a successful earthquake retrofit project. The most important part of the process is selecting the right construction company to do your engineering design and construction. It’s very important to know if the companies you are considering are experienced in the type of specialized work you need done. Getting the answers to the following questions and many others will help you avoid the type of construction nightmares seen too frequently in the industry. • Are they properly licensed? • How long have they been in business? • How many similar projects have they constructed? • Are their customers satisfied? • Do they have a stable workforce? • Are their employees experienced in the jobs they perform? • Does the company have the necessary liability and worker’s compensation insurance necessary to protect you?

Apartment News

• Is the company responsive to your questions and concerns? The earthquake retrofit process starts with an engineering study to determine potential risks to your property based on building type, year of construction, risks of liquefaction, and other factors. An initial building assessment, which provides informal, preliminary information, will give you an idea of what type of seismic work may be needed. If your structure is at risk, do your due diligence before more a final selection of a seismic retrofit company for developing plans and doing construction:

Do a Background Check

The California Contractors State License Board keeps a database of all licensed and insured contractors at www.cslb.ca.gov. The California Architects Board lists licensed architects at www.cab.ca.gov. The State Board for Professional Engineers, Land Surveyors and Geologists maintains a database of the names of individuals with professional licenses with the state. Visit www. bpelsg.ca.gov for more information. If the name isn’t there, call 866-780-5370 to make sure the omission is not due to a clerical error.

Check References and Experience

Make sure your contractor has done a substantial number of projects in the past year. Verify the work by contacting the building owner or manager and

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February 2024

BY ALI SAHABI, PRESIDENT, OPTIMUM SEISMIC

doing an inspection of the site. Check out the finished work to see if it blends well with the original paint, stucco, and other building elements. Inspect the placement of structural elements and the impact of the retrofit on the use of the building. Did they lose a parking space in the process?

Research the Firm’s Ability to Work with Tenants

When checking a contractor’s references, be sure to follow up on how the firm deals with tenants during the construction process. Some questions to ask include: • Whether tenants needed to be relocated, and why • If tenants were able to use their usual parking spaces during nonbusiness hours • If the grounds were kept clean and hazards such as tools and construction material contained

Insist on Proper Insurance Documentation

Worker’s compensation and professional and general liability insurance are needed to protect you and your property should something go wrong. Never assume a contractor has liability coverage and insist that they provide a certificate of insurance naming you as an additional insured to verify coverage. Have your insurance agent and/or legal representative review the additional Earthquake — continued on page 43

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February 2024

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Apartment News

Chronicles of an Executor: Navigating the Turbulent Skies of Estate Administration

Selecting Your Executor and Successor Trustee

ne of the pivotal decisions in estate administration is the selection of the executor and successor trustee. These roles carry profound weight and significance, and the choosing requires careful consideration. This series of articles began when, upon the passing of my father, Bill Gorman, I assumed both sets of responsibilities. My initial tasks were primarily related to my executorship duties, as outlined in the first article (Apartment News, September 2023). The second and third articles addressed concerns and considerations discovered during the 120-day waiting period, as required before fully executing the terms of a will. To provide some clarity, let us begin by defining the two roles. An executor is an individual entrusted with the responsibility of managing the deceased’s affairs, including the distributing the assets, settling any debts, and fulfilling the provisions of the will. In contrast, a successor trustee operates within the context of a living trust. Upon the passing of the trust’s creator, known as the grantor, the successor trustee administers and settles the assets per the trust’s terms. Should the grantor, prior to death, become incapacitated or unable to make decisions, the successor trustee becomes responsible for managing the trust. These responsibilities can be handled by a single individual or by separate appointees. However, having two or more individuals sharing these roles could lead to disagreements and

Apartment News

increased expenses. Whether choosing one or more individuals, the selection process is critical. 1. The Right Person: Looking Beyond the Qualifications Beyond assessing the qualifications, financial acumen, or legal savviness of a prospective executor and/or successor trustee, you need an individual willing and capable of diligently fulfilling one—or both—of these roles. Trust becomes the bedrock on which everything else is built; the selected individual should be someone you trust implicitly. 2. Honest Conversations: Setting Expectations Once you have identified a candidate, the next step involves candid and forthright discussions. These conversations should leave no room for ambiguity. You must openly and fully communicate what being an executor and/or successor trustee entails. Lay bare the responsibilities, potential time commitments, and the intricacies that come into play. It is vital that your chosen candidate fully comprehends the magnitude of these undertakings.

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Be aware, as well, that relying solely on the legal documents to convey your expectations may not suffice. Take it upon yourself to directly communicate your desires and requirements for your executor and successor trustee. February 2024

BY TIMOTHY GORMAN, REAL ESTATE BROKER/ CPA/ENTREPRENEUR

3. Readiness to Pivot: Flexibility Matters While you may have diligently considered and engaged in open discussions with your chosen individual, it is crucial to remain adaptable. Life can be unpredictable, and the person you initially believed to be the right fit may encounter unforeseen circumstances or changes in their life situation that make them less suitable for the task. Continuously revisit your decision and keep the communication channels open. On a personal note, while Navigating the Turbulent Skies of Estate Administration, I have developed a deeper appreciation for the level of commitment and dedication demanded by the roles of executor and successor trustee. Not only does one need the time and energy required to handle all the demands of these undertakings, you also must sustain a relentless commitment to detail, an unwavering focus on the financials, and a resolute grasp of the nuances of the deceased’s wishes and intentions. The conclusion of the mandated 120-day waiting period marks the beginning of the genuine estate administration work. Much of the past four months has been devoted to laying a solid foundation for this undertaking. These preparations have included working with various professionals to collect and organize the financial documents, establish property values, and

track and catalog the estate’s assets. My next article will delve into how engaging professionals and attending to these details have readied me to navigate the complexities of estate administration with a sense of purpose and confidence.

Earthquake — continued from 40 insured endorsement before signing the contract. Some companies may present you with a certificate of worker’s compensation, but it’s important to check their status with the CCSLB. Go to www. sclb.ca.gov, click on “check a contractor license,” search for the business name, click on the appropriate license number, then scroll down to the section dealing with workers’ compensation. Click on “workers’ compensation history.” If the posting states “exempt,” click on the word for an explanation. Typically, this means that the company owner lists himself as the sole employee, and that no workers are insured under worker’s compensation. That puts you—the building owner—at risk in the event of any jobsite accidents or injuries.

About the Author: Timothy Gorman is a licensed Real Estate Broker, a former Certified Public Accountant, and an accomplished small business owner with a strong entrepreneurial spirit. In 2010, he joined his father at the Brea (CA)-based brokerage firm, WR Gorman & Associates.

In tribute to his father’s legacy of wealth-building through real estate, Tim recently launched DG Realty Group, Inc., with Nicholas Dunlap to provide full brokerage services with tailored solutions. As he continues to share the essential lessons of this article series, he welcomes reader questions and topic suggestions for future articles.

Without worker’s compensation, apartment owners may also find themselves on the hook for:

If you select a reputable company to construct your seismic retrofit, you can avoid many problems that can otherwise cost you a great deal of time and money.

• Liabilities associated with death or injuries of subcontractors or workers hired under the table. • Financial liens filed against your property if the general contractor does not pay his subcontractors or laborers. Remember that general liability for contractors is based on a specific trade classification. Be sure that the company you hire is insured specifically for seismic retrofit work. If not, insurance companies may try to reject claims of injury or death, and liability could be passed on to you. Finally, obtain a written contract and make sure you don’t pay for work in advance.

About the Author: The Optimum Seismic team has been making California cities safer since 1984 by providing fullservice earthquake engineering, steel fabrication and construction services for multifamily residential, commercial and industrial buildings. With more than 4,000 earthquake retrofit and renovation projects completed, Optimum Seismic’s work includes soft-story multifamily apartments, tilt-up, non-ductile concrete, steel moment frame and unreinforced masonry (URM) buildings. To arrange a complimentary assessment of your building’s earthquake resilience, contact Optimum Seismic at (833) 978-7664 or visit optimumseismic.com.

Do you know…

AAOC offers ongoing Educational Opportunities?

Visit www.AAOC.com or call 714-245-9500 for more details!

February 2024

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Apartment News

EMPOWERED BY ORANGE COUNTY UNITED WAY

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February 2024

Presents

2024 TRADE TRADE SHOW SHOW & & CONFERENCE CONFERENCE 2024 Thursday, March 28, 2024 9 a.m. – 3 p.m. OC Fair & Event Center, Costa Mesa, CA Platinum Sponsors:

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• Plumbing • Property Management • Resident Screening • Roofing & Gutters • RUBS Program • Security • Towing • And Much More! www.aaoc.com Apartment News

EDUCATION SEMINARS 8:15 - 9:00 A.M.

The Top 5 Fair Housing Laws You Need to Know in 2024 – and More! Gain valuable information and insight into the top five fair housing laws you need to know in 2024, plus your rights and responsibilities as a rental housing provider, and tips for avoiding common fair housing pitfalls and creating an inclusive and welcoming community for your residents.

Denise Cato Fair Housing Council of Orange County

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Get Smart: The Case for Integrating Smart Technology at Your Rental Community Smart technology is changing the way apartment communities operate and the way residents live. Find out how integrating smart locks, thermostats, leak detection, electric vehicle (EV) charging stations, security and video monitoring systems, remote parking management, and more can enhance tenant satisfaction and streamline property management operations. In this competitive rental market, integrating smart technology can help you elevate your property management game and create opportunities to monetize your investments. The future of apartment living is now!

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Legal Trends Affecting Rental Property Operations & Employment Get briefed on the latest state and federal legal trends affecting your rental property operations. You’ll gain valuable insight into changing employment laws, including remote work policies, diversity and inclusion regulations, post-pandemic workplace safety, and more. Plus, learn about important legal considerations for landlords and property managers, including tenant rights and protections, service and emotional support animals, fair housing laws, and more.

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Amy Fylling Advanced Management Company

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February 2024

EDUCATION SEMINARS 12:45 - 1:30 P.M.

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Dollars and Sense: Making an Environmentally Sustainable Apartment Community Pencil Out Learn about innovative, cost-saving – and even revenue-generating – programs and services that can help transform your apartment community into a model of environmental sustainability and efficiency. From waste management programs to solar power generation, electric water heating, electric vehicle charging, to utility rebates and thirdparty utility billing services that incentivize resident conservation, find out about some of the solutions that can help you unlock the potential for a greener, more sustainable and profitable apartment community.

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2024 Legal Update A new year means new state laws regulating the rental-housing industry. Get the latest legal information you need to know about to protect your interests. • Security deposits, credit history, tenant screening, inspections, parking, evictions, and more

Michael Brennan Brennan Law Firm

• Rent Control & Just Cause Eviction in Orange County • The “Justice for Renters” state ballot initiative: How it would expand rent control and dismantle the Costa-Hawkins Rental Housing Act in California • Staying compliant with fair housing laws • Best management practices to minimize legal risks • Other emerging legal threats • Q&A

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Apartment News

Demonstration Zones MAINTENANCE Sponsored by: 10:00 a.m. Decking & SB 721

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February 2024

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Apartment News

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

Apartment News

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February 2024

– Special seminars on topics such as taxes, property maintenance and management, fair housing and much more – Informative monthly membership meetings covering a variety of topics throughout the year – The rental-housing industry’s premier trade show and conference held on an annual basis – A free subscription to the very magazine you’re holding right now, Apartment News

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SUPPLIER CORNER

Repipe Specialists With over 30 plus years in the repiping industry, Repipe Specialists is the only company In California that specializes in multi-family pipe replacement. Our proprietary One Stop Repipe® process is a codified and well-tested system for multi-family projects. With this proprietary process, it is our experience over many years of doing a large volume of repipes that when you have an actual system where we control all aspects of the repipe and repair, and oversee the entire process with quality supervision, we end up with a smooth project and consistently happy owners and tenants. The point of quality control is one that we address with a multi-faceted approach. First, and probably the highest assurance of quality and timely work is that all our local crews are experienced repiping specialists

with, in most cases, over a decade of experience specializing in residential repiping. Second, all of our jobs have an experienced multi-family supervisor and fulltime onsite project manager overseeing the job. Our One Stop Repipe® process provides experience in large multi-family projects, fast completion, unparalleled unit protection, and on-site supervision. Repipe Specialists offers a free consultation to address any pipe-related issues your property may be having. We look forward to hearing from you and assisting in any way we can. For more information or to schedule a consultation, contact Dan Johnston, Director of Multi-Family, at Daniel.johnston@repipespecialists.com.

Roberts Management & Investments Subsidiary of Ray Roberts Realty, Inc. Over 70+ Years of Trusted Service and Experience 24 Hour Emergency Service Line DRE #01141711 Full Service Management Company Se Habla Español Management Plan Customized to Your Goals Detailed Computerized Monthly Financial Statements Resident Screening, Rent Collections and Resident Relations RAY ROBERTS REALTY

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PAVING COMPANY, INC. • Asphalt Overlays • New Installations • Seal Coating

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February 2024

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Do you know…

AAOC Membership Counselors are on hand to give members general guidance to help with day to day operations of your property?

Apartment Association of Orange County’s

Supplier Directory

(Please see Supplier Contact Index for contact information) Supplier 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. Acoustic Ceiling Removal S-Team Turn Overs

R&B Wholesale Distributors, Inc. Western State Design, Inc.

TASORO The Door & Window Company

Access Control Solutions

Asbestos

Carpentry

Alliance Environmental Group BMS CAT of Southern California LLC FIRST ONSITE Restoration Restoration Management Company

AMS Construction Buffalo Maintenance, Inc.

A.S. Wise, Inc. ADT Multifamily

Accounting Services AllView Real Estate Clarion Management, Inc.

Accounting Software Entrata MRI Software Yardi Systems Inc.

Answering Service Anyone Home Entrata

Apartment Building Inspection Deck Inspectors Inc. DTS Pacific LLC 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 Rent. The Mogharebi Group Zillow Rentals

Apartment/Student Housing

Asphalt Sales & Service

KJ Carpet Wholesale R&B Wholesale Distributors, Inc.

Oliver Mahon Asphalt

Cleaning Service

Attorneys AWB Law, P.C. Baker Law Group Brennan Law Firm Duringer Law Group, PLC Fisher & Phillips The Karlin Law Firm Kimball, Tirey & St. John LLP Newmeyer & Dillion, LLP Schiff & Shelton Wesierski & Zurek LLP, Lawyers

Bath Restoration or Renovations

Bio-One of Orange Crown Building Services Inc. Molly Maid of Irvine, Saddleback and Temecula Valley Titanium Restoration Services Company

Collections CollectTech Duringer Law Group, PLC David S. Schonfeld, Attorney at Law Kimball, Tirey & St. John LLP National Credit Systems

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Buffalo Maintenance, Inc. California Bath Restoration OC Professional Maintenance Team S-Team Turn Overs Surface Experts of South Irvine TASORO Restoration Services Company

Cox Communications MRI Software

Boiler Systems

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DCM Services, Inc H2O Heating Pros, Inc. Ironwood Plumbing, Inc. Spicer Mechanical Streamline Repipe and Plumbing Inc. Water Heater Man, Inc. Western State Design, Inc.

Alpha Structural Inc. AMS Construction Angelo Termite and Construction Aquinas HVAC BELFOR Property Restoration Buffalo Maintenance, Inc. CAMP Construction Services DTS Pacific LLC EEEadvisor Ingersoll Rand KD Electric Company OC Professional Maintenance Team One Call Restoration Optimum Seismic, Inc. PyroComm Systems, Inc. Schluter Systems Southern Cross Property Consultants

Colliers International Kairos Investment Management Company LaundryUp The Mogharebi Group Restoration Services Company Vesync

Building Products

Appliances Sales, Service & Leasing

Buffalo Maintenance, Inc. KJ Carpet Wholesale S M Painting Corp. S-Team Turn Overs Surface Experts of South Irvine

ACE Commercial Laundry Equipment, Inc. Discount Appliance Guys Expressions Home Gallery National Service Company

Carpet Sales & Service

Schluter Systems

Buying Group OMNIA Partners, Multifamily Housing

Cabinets/Refinishing

February 2024

Concrete Maintenance & Repair AMS Construction Buffalo Maintenance, Inc. Precision Concrete Cutting Oliver Mahon Asphalt

Supplier Directory — continued on page 54

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Apartment News

Supplier Directory continued from page 53 Construction (Continued) Specialty AC Heat TASORO Zebra Construction Inc. Colliers International DG Realty Advisors, Inc. DTS Pacific LLC Insperity Intersolutions — Property Management Staffing Specialists Investment Capital Real Estate Southern Cross Property Consultants

Content Restoration AMS Construction Green Home Solutions TrueEnviro

Contract Services CAMP Construction Services

Countertops

Access Electrical & Lighting CCS Facility Services Electric Medics KD Electric Company S.E. Electrical Service Inc.

AFR Furniture Rental CORT Furniture Rental

AMS Construction Crank Waterproofing EEEadvisor McCarthy Roofing WICR Waterproofing & Decking

Handyman

Genesis Bank

Buffalo Maintenance, Inc. OC Professional Maintenance Team S M Painting Corp.

Fencing & Gates Buffalo Maintenance, Inc. New York Life Tax & Financial Group

Fire Safety Black Bird Fire Protection, Inc. Bob Peters Fire Protection FireAvert, LLC

California Rooter & Plumbing LA Hydro-Jet & Rooter Service, Inc. Total Rooter & Plumbing

Fire & Flood Restoration

Draperies/Blinds/Window Coverings

BluSky Restoration Contractors, LLC BMS CAT of Southern California LLC Bob Peters Fire Protection CCS Facility Services Green Home Solutions TrueEnviro PRC Restoration Precision Environmental Restoration Management Company

Apex Window Décor R&B Wholesale Distributors, Inc.

Drug & Alcohol Testing Resident IQ TAG / AMS, Inc.

Dryer Vent & Duct Cleaning Alliance Environmental Group Aquinas HVAC Crown Building Services Inc. Dryer Vent Wizard of Chino Hills, Ontario & Corona Dryer Vent Wizard of Mission Viejo and Trabuco Canyon Specialty AC Heat

Fitness Equipment Opti-Fit Fitness Solutions Promaxima Strength & Conditioning

Flooring KJ Carpet Wholesale Orion DCP Inc. Surface Experts of South Irvine TASORO Urban Surfaces

Furnaces Specialty AC Heat

Apartment News

General Contractor

Escrow

Financial Planning

Drain Cleaning

Mesa Artificial Turf/Garage Doors

American Environmental Specialists, Inc. American Environmental Specialists, Inc. Bio-One of Orange BMS CAT of Southern California LLC Green Home Solutions TrueEnviro Restoration Management Company Strategic Sanitation Services

Environmental Consulting & Training

Exchange Resources, Inc. New York Life Kimball, Tirey & St. John LLP Tax & Financial Group

Deck Coatings, Magnesite Repairs, Waterproofing

Garage Doors

Alpha Structural Inc. Angelo Termite and Construction BELFOR Property Restoration BluSky Restoration Contractors, LLC BMS CAT of Southern California LLC Buffalo Maintenance, Inc. EmpireWorks Reconstruction and Painting FIRST ONSITE Restoration OC Professional Maintenance Team PRC Restoration S M Painting Corp. Western State Design, Inc. Zebra Construction Inc.

Armada Power GoPowerEV Pearlx Yardi Systems Inc.

Estate Planning

Buffalo Maintenance, Inc. California Bath Restoration KJ Carpet Wholesale Surface Experts of South Irvine TASORO

Access Electrical & Lighting KD Electric Company REVS (Refuel Electric Vehicle Solutions) S.E. Electrical Service Inc.

Furniture/Furniture Rental

Energy Management

Consulting

Electric Vehicle Products & Services

Electrical

www.aaoc.com

February 2024

Heating & Air Conditioning Aquinas HVAC CCS Facility Services Expressions Home Gallery Ingersoll Rand OC Professional Maintenance Team R&B Wholesale Distributors, Inc. Spicer Mechanical

Insurance AssuredPartners Deans & Homer, Renter’s Insurance Dick Wardlow Insurance Brokers Entrata Farmer’s Insurance — Theresa Simes Agency ISU — The Olson Duncan Agency Navion Insurance Associates, Inc New York Life NFP Property & Casualty Prendiville Insurance Agency Rey Insurance Services, Inc. Tax & Financial Group TheGuarantors

Internet Services Apartment SEO apartments.com CitySide Networks, LLC Cox Communications Google Fiber Rent.

Inspections Bob Peters Fire Protection EEEadvisor One Call Restoration Southern Cross Property Consultants Zebra Construction Inc.

Investments

Marketing

American 1031 Carlyle CFG Investments, Inc. Exchange Resources, Inc. Kay Properties & Investments Company LordCap Green Morgan Skendarian Investment Real Estate Group New York Life Tax & Financial Group

Clarion Management, Inc. Effortless Ads Intellirent Zumper

Janitorial CCS Facility Services Strategic Sanitation Services

Kitchen Renovations Buffalo Maintenance, Inc. California Bath Restoration Schluter Systems

Repipe Specialists, Inc Schluter Systems SmartFaucets Streamline Repipe and Plumbing Inc. Total Rooter & Plumbing Water Heater Warehouse

Mold Remediation Alliance Environmental Group American Environmental Specialists, Inc. BELFOR Property Restoration Bio-One of Orange BMS CAT of Southern California LLC FIRST ONSITE Restoration Green Home Solutions TrueEnviro One Call Restoration Precision Environmental

Moving & Mobile Storage

Pool & Spa Service & Repair Pacific Coast Commercial Pool Service

Power/Pressure Washing Crown Building Services Inc.

Private Security Citiguard, Inc. Defense International Corporation FPK Security Signal of OC/SD

PODS For Business

Private Investigations

Landscapes/Hardscapes

Multi-Family Advisory Services

FPK Security

BrightView Landscape Services, Inc. GQ Landscape Care, Inc. ManageMowed

California Energy-Smart Homes DG Realty Advisors, Inc. DTS Pacific LLC Exchange Resources, Inc. The Mogharebi Group

Laundry Equipment & Services

Products TheGuarantors

Property Management

Buffalo Maintenance, Inc.

Parking

Mailboxes

Reliant Parking Solutions, LLC Zebra Construction Inc.

AIM Properties Allen Properties AllView Real Estate API Property Management Clarion Management, Inc. Consensys Property Management Company DM Smithco Dunlap Property Group Fairgrove Property Management Intersolutions — Property Management Staffing Specialists JLE Property Management L’Abri Management, Inc. LoCali Management Group The Management Works Optim Real Estate Services Company Orange County Property Management ProActive Realty Investments Reynolds Realty Advisors Roberts Management & Investments Satellite Management Company South Coast Real Estate & Property Management SVN / Vanguard — Cameron Irons

Pest Control

Property Management Software

Alliance Environmental Group Angelo Termite and Construction Lloyd Pest Control Precision Environmental Western Exterminator Company

Anyone Home Appfolio, Inc. Entrata Luminous MRI Software Reliant Parking Solutions, LLC Rentler Resident IQ Snappt Inc. Vesync Yardi Systems Inc.

ACE Commercial Laundry Equipment, Inc. All Valley Washer Service Inc. Landcare Logic National Service Company PWS Laundry / Alliance R&B Wholesale Distributors, Inc. WASH Multi Family Laundry Systems Western State Design, Inc.

Lending Institutions CBRE Multifamily SoCal – Dan Blackwell & Team Chase Multifamily Lending Citizens Business Bank Genesis Bank Torrey Pines Bank

Lighting KD Electric Company

Magnesite Repairs

Mailboxes R Us

Maintenance, Repairs, Products ADT Multifamily Aquinas HVAC BG Multifamily Buffalo Maintenance, Inc. CCS Facility Services Clarion Management, Inc. Evolution Building Efficiency GQ Landscape Care, Inc. Ingersoll Rand KD Electric Company OC Professional Maintenance Team Specialty AC Heat WICR Waterproofing & Decking

Odor Removal Alliance Environmental Group FIRST ONSITE Restoration Strategic Sanitation Services

Outdoor Furniture & Refinishing Bassett Outdoor Contract Patio Guys

Paint Sales & Service Behr Paint Dunn-Edwards Corporation EmpireWorks Reconstruction and Painting OC Professional Maintenance Team R&B Wholesale Distributors, Inc. S M Painting Corp. S-Team Turn Overs West Coast Drywall & Paint

Pipe Restoration Streamline Repipe and Plumbing Inc.

Plumbing, Contractors & Supplies California Rooter & Plumbing EZ Drain & Plumbing Ironwood Plumbing, Inc. R&B Wholesale Distributors, Inc.

Supplier Directory — continued on page 56

February 2024

www.aaoc.com

Apartment News

Supplier Directory continued from page 55

Property Management Staffing & Training Approved Real Estate BG Multifamily Multi Team Services NPM Staffing an InterSolutions Company The Liberty Group

AllView Real Estate Carlyle CFG Investments, Inc. CBRE Multifamily SoCal — Dan Blackwell & Team Colliers International DG Realty Advisors, Inc. DM Smithco Gorman & Associates Investing in The OC Investment Capital Real Estate Kairos Investment Management Company Kay Properties & Investments Company MJC Realty Morgan Skenderian Investment Real Estate Group ProActive Realty Investments Realtors Commercial Alliance of Orange County (RCAOC) Shanon Ohmann Real Estate Group SVN / Vanguard — Cameron Irons

Real Estate Broker AllView Real Estate CBRE Multifamily SoCal — Dan Blackwell & Team DG Realty Advisors, Inc. KW Commercial MJC Realty Morgan Skenderian Investment Real Estate Group Company Optim Real Estate Services Company The Mogharebi Group

Reconstruction AMS Construction BELFOR Property Restoration DTS Pacific LLC EmpireWorks Reconstruction and Painting JKJ Plus One, Inc One Call Restoration Orion DCP Inc. Precision Environmental S-Team Turn Overs Southern Cross Property Consultants WICR Waterproofing & Decking

MRI Software Resident IQ Section 8 Management

Apartment News

Dedicated Transportation Services Knight Towing Professional Towing LLC TO’ and MO’ Towing

Roofing

Real Estate/Investments

Rent Payment System

AllView Real Estate Intellirent MRI Software Rentler Resident IQ Snappt Inc. Yardi Systems Inc. Entrata

Argos Homes Systems McCarthy Roofing

Strategic Sanitation Services

Towing

Resident Services

Rain Gutters

Recycling

Resident Screening

AMS Construction CAMP Construction Services Crank Waterproofing Guardian Roofs by Sudduth Construction Inc. McCarthy Roofing Royal Roofing.com (RWS&P, Inc.)

Security Services/Patrol Services ADT Multifamily California Safety Agency Citiguard, Inc. Defense International Corporation FPK Security Securitas Security Services USA Signal of OC/SD Snappt Inc. USGI — Upland Group Vesync

Seismic Retrofitting & Engineering Alpha Structural Inc. Optimum Seismic, Inc.

Service and Leasing Snappt Inc. TheGuarantors

Solar Thermal Pearlx

Staffing Service Approved Real Estate BG Multifamily InterLink Multifamily Staffing Intersolutions — Property Management Staffing Specialists

Surface Restoration AMS Construction Surface Experts of South Irvine

Sustainability/Green Energy California Energy-Smart Homes Green Home Solutions TrueEnviro Optima Pearlx

Tax Planning Exchange Resources, Inc.

Telecommunications CitySide Networks, LLC Cox Communications

www.aaoc.com

February 2024

Training Clarion Management, Inc.

Trash Services Strategic Sanitation Services Valet Living

Tree Service David’s Tree Service, Inc. GQ Landscape Care, Inc. ManageMowed

Utilities & Sub Metering Conservice Google Fiber Livable Multifamily Utility Company Resident IQ Southern California Edison-Multi Family Program

Video Commercials Intersolutions — Property Management Staffing Specialists NPM Staffing an InterSolutions Company

Video Surveillance Assure by Remote Ally

Water Heaters California Rooter & Plumbing DCM Services, Inc H2O Heating Pros, Inc. R&B Wholesale Distributors, Inc. Specialty AC Heat Total Rooter & Plumbing Water Heater Man, Inc. Water Heater Warehouse Water Heaters Only Inc.

Waterproofing AMS Construction Crank Waterproofing S M Painting Corp. Schluter Systems WICR Waterproofing & Decking

Water Removal ATI FIRST ONSITE Restoration One Call Restoration Precision Environmental Restoration Management Company

Website Development/Online Advertising Apartment SEO

Windows & Doors Crown Building Services Inc. Mesa Artificial Turf/Garage Doors Moore Replacements The Door & Window Company

Apartment Association of Orange County’s

Supplier Contact Index (Please see AAOC’s Supplier Directory for Listings of Services)

All Supplier Members have signed a Code of Ethics stating that they shall provide the rental-housing industry with the highest standard of integrity, honesty and professionalism. A.S. Wise, Inc. Jean Sabga 15150 Transistor Lane Huntington Beach, CA 92649 (714) 891-1501 jsabga@aswise.net — www.aswise.net Access Electrical & Lighting 25108 Marguerite Pkwy Suite A Mission Viejo, CA 92692 (949) 364-6063 accesselectricallighting@gmail.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 72 for the location of our ad.

ADT Multifamily Joseph Knaack 100 West Indian School Road, Apt. 1012 Phoenix, AZ 85013 (714) 277-2586 josephknaack@adt.com

AFR Furniture Rental 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 All Valley Washer Service Inc. John Cottrell 15008 Delano St. Van Nuys, CA 91411 (800) 247-1100 john@allvalleywasher.com — www.allvalleywasher.com Allen Properties Frank Allen/Paul Allen/Jessica Siderius 1 Orchard Road, Suite #230 Lake Forest, CA 92630 (949) 768-6850 frank@allenproperties.net — www.allenproperties.net

Alliance Environmental Group Krystyn Roman—krystynroman@alliance-enviro.com 777 N Georgia Ave Azusa, CA 91702 (877) 858-6220 marketingteam@alliance-enviro.com 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.

Supplier Contact Index — continued on page 58

Property Management Services/Investments.

HANDYMAN APARTMENT OWNERS, PLUMBING - ELECTRICAL CARPENTRY & SO MUCH MORE “I’m your handyman” NAT-83672-1

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Liability Insurance Property Insurance Umbrella Policies Equipment Breakdown Ordinance or Law Backup of Sewers & Drains

Terri Simes

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Premier Income Property Insurance Serving all of California & Arizona CA License #0647512 Tsimes@farmersagent.com www.farmers.com/tsimes

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Free Estimates | No Job Too Small

RESIDENTIAL REPAIRS

714-791-5588 Licensed, Bonded & Liability Insurance

Call 714-966-3000 today! Smart choices last a lifetime. February 2024

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Apartment News

Supplier Contact Index —

Approved Real Estate Jim Forde 4010 Barranca Pkwy, Suite 100 Irvine, CA 92604 (714) 875-0979 jim@approvedrealestateacademy.com Aquinas HVAC Eric Barnett 7438 Trade Street San Diego, CA 92121 (610) 410-3154 eric.barnett@aquinashvac.com Argos Homes Systems Mr. James Van Dyke 11542 Knott St., Suite B-5 Garden Grove, CA 92641 (714) 894-9534 argosjvandyke@hughes.net

continued from page 57

Alpha Structural Inc. Franchesca Hernandez 8334 Foothill Boulevard Los Angeles, CA 91040 (323) 943-5675 franchesca@alphastructural.com 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

Seamless aluminum rain gutters, fabric awnings, mirrored wardrobe closets. See the Advertisers Index on Page 72 for the location of our ad.

Consultant: Mold Investigations/Recommendations, Asbestos/Lead Testing, Training. See the Advertisers Index on Page 72 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 72 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 72 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 72 for the location of our ad.

Appfolio, Inc. 55 Castilian Dr Goleta, Ca 93117 (866) 648-1536 mindy.sorenson@appfolio.com

Armada Power Robert Cooke 230 West Street Columbus, OH 43215-2655 (909) 730-6509 robert.cooke@armadapower.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 AWB Law, P.C. Anthony Burton — anthony@awblawpc.com 2040 Main Street, Suite 500 Irvine, CA 92614 (949) 244-4207 admin@awblawpc.com Baker Law Group John Baker 7700 Irvine Center Dr., Suite 800 Irvine, CA 92618 (949) 450-0444 jbaker@bakerlawgroup.com Bassett Outdoor Contract Jonathan Bennett PO Box 1280 Haleyville, AL 35565 (205) 486-5102 jlbennett@bassettoutdoorcontract.com Behr Paint Lori Flores 1601 E. Saint Andrew Pl. Santa Ana, CA 92705-5044 (909) 248-5132 lorflores@behrpaint.com — www.behr.com BELFOR Property Restoration Susan Nellor 2920 East White Star Avenue Anaheim, CA 92806 (714) 514-7158 susan.nellor@us.belfor.com

Apartment News

www.aaoc.com

See the Advertisers Index on Page 72 for the location of our ad.

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 72 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 72 for the location of our ad.

Supplier Contact Index — continued on page 60

See the Advertisers Index on Page 72 for the location of our ad.

BG Multifamily Shannon Valentino 5850 Granite Parkway Plano, TX 75024 (714) 654-9498 svalentino@bgmultifamily.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 Contractors, LLC Stefanie Koslosky 1183 Warner Ave Tustin, CA 92780 (657) 575-0933 Stefanie.koslosky@goblusky.com BMS CAT of Southern California LLC Michele Schueller 1321 North Blue Gum Street Anaheim, CA 92806 (714) 651-6017 mschueller@bmscat.com Bob Peters Fire Protection Laurie Vandebrake 3397 East 19th Street Signal Hill, CA 90755 (562) 424-8486 LaurieV@bobpetersfire.com Brennan Law Firm Michael Brennan 67 Live Oak Avenue, Suite 105 Arcadia, CA 91006 (626) 294-0500 mike@mbrennanlaw.com

February 2024

California

LICENSE #703820

Rooter & Plumbing Inc.

Servicing all of Orange County And surrounding Areas

*Account Price

Regular Price

Drains: Kitchen, Lavy, Tub, Laundry, Toilet Auger .................... $87.50 .......................... $119.50 BASIC SERVICE CALL .............................................................................................. $87.50 .......................... $119.50 MAIN LINE Ground Level Clear-Out, 3" or 4" up to 140' .................................................... $97.50 .......................... $129.50 SLAB LEAK** Locate, Excavate, Repair, Back Fill & Concrete Patch .......................... $895.00 ...................... $1250.00 Backflow Testing/Service ................................................................................................................ Call for pricing Hydrojetting .................................................................................................................................................... Call for pricing

Gas & Water Leak Detection — Water Heater Installation Video Sewer Inspection — Hydro-jetting Backflow Service & Testing

WATER & GAS REPIPING 3 Convenient ways to order service request: Call, Fax or email for same day service if order before 2 pm. • Licensed, bonded and insured • One year written guarantee, parts and labor • 30 days on most drain cleanings

calrooter@yahoo.com 949-222-2202 • 714-505-0577 Fax 949-222-0214 * M – F 8:00 am – 5:00 pm ** Direct access, copper plumbing.

Call regarding Overtime & After hours rates

Se Habla Español

Prices subject to change without notice

See us on line at: www.calrooter.com February 2024

www.aaoc.com

Apartment News

Supplier Contact Index — continued from page 58

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 Carlyle Minh Ta 1001 Pennsylvania Avenue Northwest Washington, DC 20004 (202) 729-5180 minh.ta@carlyle.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 72 for the location of our ad.

CCS Facility Services Julie Randall 3001 Red Hill Avenue Bld 6-220 Costa Mesa, CA 92626 (949) 285-5079 jrandall@ccsbts.com CFG Investments, Inc. Stephen Meyer 17220 Newhope Street Fountain Valley, CA 92708 (714) 557-1430 steve@cfginvestments.com — www.cfginvestments.com Chase Multifamily Lending 3 Park Plaza, Suite 1000 Irvine, CA 92614 (866) 937-7199 www.chase.com/mfl Citiguard, Inc. Michael Steel 22736 Vanowen Street, #300 West Hills, CA 91307 (747) 251-1182 Michael@Citiguardinc.com Citizens Business Bank Michael Duran 2650 E Imperial Hwy Brea, CA 92821 (714) 996-8150 mduran@cbbank.com — http://www.cbbank.com CitySide Networks, LLC Mike Gourzis 100 Spectrum Center Drive, Suite 500 Irvine, CA 92618 (833) 318-4646 mike.gourzis@citysidefiber.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 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 CORT Furniture Rental Karie Talke 2540 Main Street Suite A Irvine, CA 92614 (949) 852-0711 karie.talke@cort.com Cox Communications Alicia Gray 27121 Towne Centre Dr, Suite 125 Foothill Ranch, CA 92610 (949) 563-8163 alicia.gray@cox.com Crank Waterproofing Rocky Glover 134 Commercial Way Costa Mesa, CA 92627 (949) 374-2628 info@crankdeckandroof.com Crown Building Services Inc. Jason Maslach 548 Malloy Ct. Corona, CA 92878 (714) 694-1007 jason@crownservicesinc.com – www.crownservicesinc.com David’s Tree Service, Inc. Jay Olavarria 19051 Gothard Street Huntington Beach, CA 92648 (714) 842-6345 Jay@davidstreeservice.com—info@davidstreeservice.com DCM Services, Inc David Carlson PO Box 400 Pico Rivera, CA 92056 (800) 504-7103 dcmservices400@gmail.com

See the Advertisers Index on Page 72 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 Deck Inspectors Inc. David Mazor 2029 Verdugo Rd. #156 Montrose, CA 91020-1626 (888) 224-0489 Deck-Inspector@deckinspectors.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 DG Realty Advisors, Inc. Tim Gorman — tim@dgrealtyadvisors.com 272 South Poplar Avenue, Unit 101 Brea, CA 92821-5587 (714) 932-9673 info@dgrealtyadvisors.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 Discount Appliance Guys Frank Morales 2041 Rosecrans Avenue, Suite 363 El Segundo, CA 90245 (310) 955-7408 frank@discountapplianceguys.com DM Smithco Duane Van Handel 1940 W. Orangewood Ave., Suite 201 Orange, CA 92868 (714) 456-9147 v456-9983 dvh@dmsmithco.com Dryer Vent Wizard of Chino Hills, Ontario & Corona Chalae Walker 14525 Verona Place Eastvale, CA 92880 (213) 800-6365 cwalker@dryerventwizard.com Dryer Vent Wizard of Mission Viejo and Trabuco Canyon Ronald West 29005 Consuelo Pl Mission Viejo, CA 92692 (949) 966-0303 rwest@dryerventwizard.com DTS Pacific LLC Jim Diaz 539 South Indiana Street Anaheim, CA 92805 (877) 387-7229 jimdiaz@dtspacific.com Dunlap Property Group Paul Dunlap 801 E. Chapman Avenue Fullerton, CA 92831 (714) 879-0111 pdunlap@dpgre.com — www.dpgre.com Dunn-Edwards Corporation Jessica Seitz 1575 North Placentia Avenue Placentia, CA 92870-2333 (562) 760-9969 Jessica.Seitz@dunnedwards.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.

Supplier Contact Index — continued on page 62

Apartment News

www.aaoc.com

February 2024

APARTMENTS | RESIDENTIAL | HOA | COMMERCIAL

Buffalo Maintenance Inc. The Apartment Specialist

WE ARE YOUR TRUSTED SOURCE AND SUPPORT TEAM

PROTOCOLS PROCEDURES TRAINED TECHS LICENSED CERTIFIED INSURED

WE ARE OPEN FOR BUSINESS BUFFALO MAINTENANCE, INC. IS YOUR ‘ONE-STOP SHOP’ FOR ALL ROUTINE MAINTENANCE AND CONSTRUCTION SERVICES

714.956.8371 | www.BuffaloMaintenance.com Licensed & Insured, CA LIC# 1010967

February 2024

www.aaoc.com

Apartment News

Supplier Contact Index — continued from page 60

EEEadvisor Omidreza Ghanadiof 6500 Yucca Street 416 Los Angeles, CA 90028-4972 (805) 334-0037 info@eeeadvisor.com Effortless Ads Madeline Nash 209 Cornwall Street Northwest Leesburg, VA 20176 (214) 952-9862 madeline@effortlessads.com Electric Medics Mike Parks 28052 Camino Capistrano, 105 Mission Viejo, CA 92677 (949) 462-9200 electricmedics@gmail.com EmpireWorks Reconstruction and Painting Chet Oshiro 1682 Langley Ave. Irvine, CA 92614 (888) 278-8200 coshiro@empireworks.com — www.empireworks.com Entrata Kristin Teale 4205 Chapel Ridge Road Lehi, UT 84043 (801) 735-6988 kteale@entrata.com

Exchange Resources, Inc. Franck Bideau PO BOX 837 Huntington Beach, CA 92648 (949) 508-9827 Fbideau@Exchangeresources.net — http://exchangeresources.net 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 72 for the location of our ad.

Fairgrove Property Management Marco Vartanian — mvartanian@fairgrovepm.com 2355 Main Street, Suite 120 Irvine, CA 92614 (714) 541-0288 info@fairgrovepm.com — https://fairgrovepm.com/ 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 72 for the location of our ad.

FireAvert, LLC Nathan Brown 1655 West Maple Street Mapleton, UT 84664-3131 (801) 692-0306 nathan@fireavert.com FIRST ONSITE Restoration Amit Gandhi 1275 North Grove Street Anaheim, CA 92806 (619) 537-9499 amit.gandhi@firstonsite.com — https://firstonsite.com/ Fisher & Phillips 2050 Main Street, Suite 100 Irvine, CA 92614 (949) 851-2424 cbaran@laborlawyers.com FPK Security Steve Flamm P.O. Box 55597 Valencia, CA 91355 (800) 459-4068 stevef@fpksecurity.com — www.fpksecurity.com Genesis Bank Lauren DiBiase 4675 MacArthur Ct Suite 1600 Newport Beach, CA 92660 (949) 273-1226 ldibiase@mygenesisbank.com Google Fiber Carol Luong 19510 Jamboree Road Google Building FAIR Irvine, CA 92612 (949) 800-1346 luongcarol@google.com GoPowerEV Rachel Corn 9211 Harlow Avenue Los Angeles, CA 90034 (781) 264-3696 rachel.corn@gmail.com

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

See the Advertisers Index on Page 72 for the location of our ad.

GQ Landscape Care, Inc. Mario Quiroz 4195 Chino Hills Parkway, Suite 202 Chino Hills, CA 91709 (909) 906-6009 mariomquiroz@gqlandscapecare.com 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 72 for the location of our ad.

H2O Heating Pros, Inc. Tim Caufield — timcaufield@h2oheatingpros.com P.O. Box 91 Menifee, CA 92586 (951) 405-0015 email@h2oheatingpros.com — www.h2oheatingpros.com HMWC, CPAs & Business Advisors David Eisenman 17501 17th St., Suite 100 Tustin, CA 92780 (714) 505-9000 david@hmwccpa.com HMWC, CPAs & Business Advisors David Eisenman 17501 17th St., Suite 100 Tustin, CA 92780 (714) 505-9000 david@hmwccpa.com Ingersoll Rand Jesse Estrada 11927 Ottawa Pl. #90 Chino, CA 91710 (909) 306-9390 jesse.estrada@irco.com Insperity Kari Tamke 45 54th Place #4 Long Beach, CA 90803-3405 (562) 706-6090 kari.tamke@insperity.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 Intersolutions — Property Management Staffing Specialists Laura Aliberti 17762 Manchester Avenue Irvine, CA 92614-6649 (858) 367-5998 laliberti@intersolutions.com - www.intersolutions.com

Supplier Contact Index — continued on page 64

Apartment News

www.aaoc.com

February 2024

www.aaoc.com

Apartment News

Supplier Contact Index — continued from page 62

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.

JKJ Plus One, Inc Cassandra Torres 444 Old Newport Boulevard, Ste C Newport Beach, CA 92663 (949)259-3092 cassandra@casstorres.com

JLE Property Management Denise Arredondo 700 West 1st Street, Suite 12 Tustin, CA 92780 (714) 778-0480 www.jle1.com — denise@jle1.com

See the Advertisers Index on Page 72 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 72 for the location of our ad.

The Karlin Law Firm Scott Karlin 13522 Newport Avenue, Suite 201 Tustin, CA 92780 (714) 731-3283 Scott@Karlinlaw.com — Mike@Karlinlaw.com KD Electric Company Derrick Laughlin 17071 E. Imperial Hwy., Suite A6 Yorba Linda, CA 92886 (714) 223-2700 derrick@kdelectric.com — www.kdelectric.com

See the Advertisers Index on Page 72 for the location of our ad.

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.

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

EZ Drain & Plumbing 24 Hour Service Full Service Plumbing Drain & Leak Specialist 2nd Opinions Always Free

*Half Off 2nd Drain

Kimball, Tirey & St. John LLP Michael Chen 2040 Main St., Suite 500 Irvine, CA 92614 (949) 476-5585 Michael.Chen@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 KW Commercial Randy Combs 4010 Barranca Parkway, Ste 100 Irvine, CA 92604 (714) 658-3263 randycombs@kw.com

LA Hydro-Jet & Rooter Service, Inc. Dan Baldwin 10639 Wixom St Sun Valley, CA 91352 (800) 750-4426 dbaldwin@lahydrojet.com

Sondance Painting

Proudly Serving the 605 Corridor and North Orange County

NO HIDDEN COSTS APARTMENT– RESIDENTIAL COMMERCIAL INTERIOR – EXTERIOR FULL JANITORIAL, MAINTENANCE & CLEAN UP SERVICES

714-640-0699 | 562-656-6517 64

Apartment News

www.aaoc.com

February 2024

NEAT, FAST, HONEST

LIC. #828563

949-472-7516

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 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 72 for the location of our ad.

Molly Maid of Irvine, Saddleback and Temecula Valley Scott Sims 20984 Bake Parkway #102 Lake Forest, CA 92630 (949) 367-8000 x 2 scott.sims@mollymaid.com www.mollymaid.com/irvine-saddleback-valley/ Moore Replacements Mike Moore 1525 W MacArthur Blvd, Unit 16 Costa Mesa, CA 92626 (714) 963-0505 mike@moorereplacements.com Morgan Skendarian Investment Real Estate Group 4590 Mac Arthur Blvd., Suite 260 Newport Beach, CA 92660 (949) 251.8800 md@morganskenderian.com

MRI Software Mary Greene 28925 Fountain Parkway Solon, OH 44139-4356 (714) 403-3622 mary.greene@mrisoftware.com — http://www.checkpointid.com Multifamily Utility Company Denise Deverelle—ddeverelle@multifamilyutility.com PO Box 86531 San Diego, CA 92138 (800) 266-0968 sales@multifamilyutility.com

Supplier Contact Index — continued on page 66

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.

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 Mailboxes R Us Tony McDaniel 1980 N Glassell Street Orange, CA 92865 (714) 779-7779 tony@hillcrestconstruction.com ManageMowed Chris Michael 12672 Limonite Ave, Suite 3E #154 Eastvale, CA 92880 (714) 592-0019 Chris.M@ManageMowed.com Rancho-Ontario@managemowed.com https://www.managemowed.com/locations/rancho-cucamonga McCarthy Roofing Aaron Martin 625 W. Katella Ave. #29 Orange, CA 92867 (714) 538-3330 customerservice@mccarthyroofing.com See the Advertisers Index on Page 76 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 MJC Realty Joel Carlson 3 Upper Newport Plaza Drive, First Floor Newport Beach, CA 92658 (714) 271-7322 joel@joelcarlson.com

February 2024

www.aaoc.com

Apartment News

Supplier Contact Index — continued from page 65

Team Services Teresa Manzano Mendoza 17321 Irvine Blvd, #205 Tustin, CA 92780 (714) 213-8841 teresa@multiteam.net — www.multiteamservices.com National Credit Systems Gordon Marshall 1775 The Exchange SE Suite 300 Marietta, GA 30339 (800) 515-6858 gmarshall@nationalcreditsystems.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 72 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 New York Life Kimberly Lucas 3711 Calle Casino San Clemente, CA 92673 (949) 244-5459 kalucas@ft.newyorklife.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

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 72 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 Peter Braun 1941 South Grant Street Denver, Colorado 80210 (303)910-7636 peter.braun@omniapartners.com omniapartners.com/multifamilyhousing One Call Restoration Anthony Nocera 1240 S Wright Street Santa Ana, CA 92705 (562) 824-1234 tony@onecallsm.com Opti-Fit Fitness Solutions Eric Konz PO Box 6716 Folsom, CA 95763 (888) 601-4350 ekonz@opti-fit.com — www.opti-fit.com Optimum Seismic, Inc. Ali Sahabi 5508 S. Santa Fe Ave. Vernon, CA 90058 (323) 605-0000 asahabi@optimumseismic.com — www.optimumseismic.com See the Advertisers Index on Page 72 for the location of our ad.

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

Orange County Property Management Eric Reichert 16742 Gothard Street, Suite 117 Huntington Beach, CA 92647 (714) 840-1700 eric@ocmgmt.com — orangecountypropertymanagement.com Orion DCP Inc. Yathrib Heredia 117 North Bewley Street Santa Ana, CA 92703 (949) 306-3995 Yheredia@Oriondcp.com 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 PODS For Business Chad Schutt 13284 Eagle Ridge Chino Hills, CA 91709 (310) 270-5127 cschutt@pods.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 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 Promaxima Strength & Conditioning Lesley Ward 5310 Ashbrook Drive Houston, TX 77081 (979) 946-6889 lward@promaxima.com — www.promaxima.com PWS Laundry / Alliance John Endahl 12020 Garfield Ave South Gate, CA 90280 (323) 721-8832 jendahl@pswlaundry.com — www.pwslaundrywest.com

Supplier Contact Index — continued on page 68

Apartment News

www.aaoc.com

February 2024

We’ve Moved! AAOC is pleased to announce that the office has moved from Santa Ana to Anaheim’s Platinum Triangle. It has co-located with the Pacific West Association of REALTORS® just west of Angel Stadium and the 5, 57, and 22 Freeway interchange. Our new address is 1601 E. Orangewood Avenue, Suite 125, Anaheim, CA 92805. The phone number remains (714) 245-9500 for calls and text messaging. Operational hours remain Monday through Friday from 8 a.m. to 5 p.m., and closed for lunch from 12 to 1 p.m. The office will continue to operate remotely on Fridays.. We look forward to continuing to provide operational guidance, tenant screening, supplier referrals and other member services via telephone and online. If you would prefer in-person assistance from an AAOC team member, please contact us to schedule an appointment.

1601 E. Orangewood Ave, Suite 125 Anaheim, CA 92805 (714) 245-9500 www.AAOC.com

1601 E. Orangewood Ave, Suite 125 Anaheim, CA 92805

February 2024

www.aaoc.com

Apartment News

Supplier Contact Index — continued from page 66

PyroComm Systems, Inc. Jake Tirabassi 15215 Alton Parkway, #200 Irvine, CA 92618 (949) 386-0798 jaket@itredrock.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 72 for the location of our ad.

Reliant Parking Solutions, LLC Kevin Wexler PO Box 13004 Carlsbad, CA 92013 (760) 494-0938 info@reliantparking.com Rentler Barton Strawn 200 Civic Center Drive, Suite 150 Sandy, UT 84070 (888) 222-1009 www.rentler.com/partner/aaoc — membership@rentler.com Rent. Laura Lemansky 950 East Paces Ferry Road NE, Suite 2600 Atlanta, GA 30326 (949) 943-5177 llemansky@rent.com - www.rent.com Repipe Specialists, Inc Daniel Johnston 245 East Olive Ave, 5th Floor Burbank, CA 91502 (703) 801-8269 daniel.johnston@repipespecialists.com Resident IQ Angela Mackey — angela.mackey@residentiq.com 2035 Lakeside Centre Way Suite 250 Knoxville, TN 379220 (949) 698-3662 sales@residentiq.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 Rey Insurance Services, Inc. Mike Rey 27130 Paseo Espada B523 San Juan Capistrano, CA (949) 487-9661 mike@reyinsuranceservices.com — www.reyinsuranceservices.com Reynolds Realty Advisors Elizabeth Reynolds 3900 E Miraloma Ave, Suite H Anaheim CA, 92806 (866) 613-7772 Elizabeth@ReynoldsRealtyAdvisors.com www.ReynoldsRealtyAdvisors.com Roberts Management & Investments Ray Roberts 3532 Katella Ave, Suite 111 Los Alamitos, CA 90720 (562) 430-3588 See the Advertisers Index on Page 72 for the location of our ad.

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 72 for the location of our ad.

S-Team Turn Overs Carlos Mercado 2030 East 4th Street Santa Ana, CA 92705 (310) 986-1522 cmercado@steamoc.com S.E. Electrical Service Inc. Sam Edalati 6282 Abraham Avenue Westminster, CA 92683 (714) 448-6252 seelectricoc@verizon.net 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 Securitas Security Services USA Jacob King 27275 Miraflores Mission Viejo, CA 92692 (619) 559-3020 jacob.king@securitasinc.com Shanon Ohmann Real Estate Group Shanon Ohmann 28361 Lakewood Drive Laguna Niguel, CA 92677 (949) 309-1244 Shanonohmann@gmail.com

Signal of OC/SD Gilbert Holguin 2140 West Chapman Avenue Suite #250 Orange, CA 92868 (714) 715-2157 gholguin@teamsignal.com — https://www.teamsignal.com/ S M Painting Corp. Salvador Munguia 417 S. Associated Rd. #212 Brea, CA 92821 smpaintscheduling@gmail.com SmartFaucets Joanna Boey 7545 Irvine Center Drive Irvine, CA 92618 (626) 757-3663 info.smartfaucets@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 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 Southern Cross Property Consultants Becky Millat 4055 Hancock St., Suite 100 San Diego, CA 92110 (619) 385-3757 becky@southerncrosspc.com Specialty AC Heat Wendell Grant 4650 Arrow Highway Ste C6 Montclair, CA 91763 (909) 982-7999 alexd.specialty@gmail.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 Surface Experts of South Irvine Heath White 25 Grandbriar Aliso Viejo, CA 92656 (949) 471-0408 hwhite@surfaceexperts.com SVN / Vanguard — Cameron Irons Cameron Irons 120 W. 5th Street #210 Santa Ana, CA 92701 (714) 446-0600 cirons@svn.com — www.svnvanguard.com See the Advertisers Index on Page 72 for the location of our ad.

Apartment News

www.aaoc.com

February 2024

TAG / AMS, Inc. Rick Denver 10572 Chestnut Street Los Alamitos, CA 90720 (562) 280-0177 rickdenver@tagams.com TASORO Annie Bing 14107 Brighton Ave Gardena, CA 90249 (714) 925-0598 ab@tasoroproducts.com — https://tasoroproducts.com/ Tax & Financial Group Justin Hess 4001 MacArthur Blvd. 3rd Floor Newport Beach, CA 92660 (949) 223-8434 justin.hess@tfgroup.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

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 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

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.

Coin-operated laundry equipment. See the Advertisers Index on Page 72 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

West Coast Drywall & Paint Aaron Fernandez 1610 W. Linden Avenue Riverside, CA 92507 (951) 778-3592 aaron.fernandez@wcdp.com Western State Design, Inc. Sheri Tam 2331 Tripaldi Way Hayward, CA 94545-5022 (510) 931-7099 stam@westernstatedesign.com WICR Waterproofing & Decking 901 E. Taquitz Canyon Way, Suite A105 Palm Springs, CA 92262 (888) 388-9427 sean@wicr.net Yardi Systems Inc. Brigitta Eggelston 430 S Fairview Ave Santa Barbara, CA 93117 (805) 699-2040 x1424 brigitta.eggleston@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 - michelle@zebraconstruct.com 2523 S Robertson Blvd Los Angeles, CA 90034 (310) 890-3989 info@zebraconstruct.com Zillow Rentals Paige Gamboa 1301 2nd Ave, Floor 31 Seattle, WA 98101 (206) 757-4830 rentalsevents@zillowgroup.com — http://www.zillow.com Zumper 49 Geary St. San Francisco, CA 94108 714) 262-4213 darcy@zumper.com

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 7201 Garden Grove Boulevard, Suite D, Garden Grove, CA 92841 (714) 715-3315 totalbfrp@gmail.com

See the Advertisers Index on Page 72 for the location of our ad.

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(714) 245-9500 February 2024

www.aaoc.com

Apartment News

ADVERTISERS’ INDEX

February 2024 Issue of Apartment News

Articles inside

One Year In—A Progress Report on AAOC’s Lawsuit Against the City of Santa Ana