March 2023 Apartment News Magazine

CALENDAR OF EVENTS

1 - CRHP #3

MARCH

Wednesday, 9–11:30 am, Online

8 - CRHP #4

Wednesday, 9–11:30 am, Online

13 - Seismic Retrofitting 101, see Page 17

mOnday, 1–2 Pm, aaOC OffiCe

14 - Board of Directors Meeting

Tuesday, 6 Pm, Online

15 - CRHP #5

Wednesday, 9–11:30 am, Online

16 - Protecting Yourself from ADA Compliance Lawsuits

Thursday, 10 am–12 Pm, Online, see Page 38

22 - CRHP #6

Wednesday, 9–11:30 am, Online

29 - CRHP #7

Wednesday, 9–11:30 am, Online

29 - AAOC Trade Show Load-In

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

30 - AAOC Trade Show & Conference

Thursday, 9 am–3 Pm, OC fair & evenT CenTer, see Page 36

3 - Forms 101

APRIL

mOnday, 10–11 am, Online, see Page 68

4 - What Does Trash Disposal REALLY Cost You?

Tuesday, 10–11 am Online

5 - CRHP #8

Wednesday, 8:30–11:30 am, Online

6 - Fair Housing Certification Training

Thursday, 9–12 Pm, Online, see Page 40

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

Thursday, 9 am–1 Pm, BuffalO mainTenanCe, inC., see Page 5

11 - Board of Directors Meeting

Tuesday, 6 Pm, Online

12 - CRHP (Spring) #9

Wednesday, 8:30–11:30 am, Online

12 - General Membership Meeting

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

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

Thursday, 9 am–1 Pm, BuffalO mainTenanCe, inC., see Page 5

Apartment News

13 - SB 721 Balcony & Deck Inspection

Thursday, 1:30–2:30 Pm, aaOC OffiCe

13 - Riverside Multifamily Mingle

Thursday, 5:30–7:30 Pm, enCanTO aPar TmenTs, COrOna

18 - Sexual Harassment Prevention Training

Tuesday, 9–11 am, Online

19 - CRHP #10

Wednesday, 8:30–11:30 am, Online

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

Thursday, 9 am–1 Pm, BuffalO mainTenanCe, inC., see Page 5

24 - Intellirent Screening & Marketing

mOnday, 10–11 am, Online

25 - Mold & Asbestos: Dealing with the Dangerous Duo

Tuesday, 10–11:30 am, Online

26 - CRHP #11

Wednesday, 8:30–11:30 am, Online

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

Thursday, 9 am–1 Pm, BuffalO mainTenanCe, inC., see Page 5

27 - Lunchtime Learning

Thursday, 12–1 Pm, aaOC OffiCe

MAY

2 - Pool Maintenance & Safety

Tuesday, 1–2 Pm, Online

8 - Mosquito Prevention & Management

mOnday, 10–11 am, Online

9 - Board of Directors Meeting

Tuesday, 6 Pm, Online

13 - Car Show

saTurday, 8 am–12 Pm, aaOC Parking lOT

15 - Welcome Home OC

mOnday, 10–11 am, Online

17 - General Membership Meeting

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

22 - Active Shooter Response Training

mOnday, 10–11:30 am, aaOC COnferenCe rOOm

23 - Insurance for MultiFamily Operators & Renters

Tuesday, 1:30–3 Pm, Online

29 - Memorial Day

mOnday, OffiCe ClOsed

31 - Passing the Torch: Family Succession Planning

Wednesday, 6–8 Pm, Online

Published by the Orange County Multi-Housing Service Corporation, a subsidiary of the Apartment Association of Orange County.

The Resources You Want — The Representation You Need — Since 1961

525 Cabrillo Park Drive, Suite 125 Santa Ana, CA 92701

(714) 245-9500 • Fax (714) 245-9505 • www.aaoc.com

n Executive Director – David J. Cordero

n Editor in Chief – David J. Cordero

n Advertising & Media Sales Director – Debbie M. DiBernardo

n Design & Production – Dave Moeller/Graphic Angles

n Printing – Sundance Press

The contents of the Orange County Apartment News may not be reproduced without written permission. The opinions expressed in any article in the Orange County Apartment News are those of the author and do not necessarily reflect the viewpoint of the Apartment Association of Orange County or Apartment News

This publication is designed to provide accurate and authoritative information in regard to the subject manner covered. It is provided with the understanding that the publisher

is not engaged in rendering legal, accounting or other professional service. If legal service or other expert assistance is required, the services of a competent person should be sought. Publisher disclaims any liability for published articles, typographical errors, production errors or the accuracy of information provided herein. While Orange County Apartment News makes efforts to ensure the accuracy of information provided herein, publication of advertisements does not constitute any endorsement or recommendation, expressed or implied, of the advertiser or any products or services offered. We reserve the right to reject any advertising or editorial copy.

NOTE: Unless stated otherwise permission to reprint magazine articles is granted on the condition that full credits are given to the author or to other sources and to Apartment News

MISSION STATEMENT

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

BOARD OF DIRECTORS

Officers

n President John Tomlinson

n First Vice President Randy Combs

n Second Vice President Denise Arredondo

n Vice President

Legislative Council Nathan Poth

n Treasurer Laurel Dial

n Secretary Julia Araiza

n Sergeant at Arms Rick Roshan

n Immediate Past President Frank Alvarez

Directors

n Christine Baran n Craig Kirkpatrick

n Alan Dauger n Stefanie Koslosky

n Amy Fylling

Directors Emeriti

n Ronald Berg n Stephen C. Duringer

n Vicki Binford n William R. Gorman

n David A. Cossaboom n Jerry L’Ecuyer

n Nicholas Dunlap n Nick Lieberman

MESSAGE

Unconscionable, Unfathomable Taxes

As you may recall in my message, last month, I was touting the benefits of natural gas. You can imagine my complete dismay and sticker shock when I opened my residential gas bill only several days after that issue went to press! Fortunately, the US. Energy Information Administration (EIA) predicts above-average storage inventories will reduce consumer delivery prices in the near future.

Our General Membership Meeting

in February featured estate planning attorney Anson Cain, managing partner of the Irvine-based law firm Albrecht & Barney. I found his presentation to be as timely as it was informative.

During his presentation, many of our members in attendance were shocked to learn the city of Los Angeles had approved the ULA Tax. This draconian documentary transfer tax — currently among the highest in the nation — imposes punitive taxes on real estate

transactions above $5 million, even if the sale resulted in a loss. Let’s hope — and AAOC will work to ensure — that this particular flavor of nonsense does not travel south to Orange County.

Somehow, AB 310 (Lee) may be even more shocking and punitive!

“This measure would authorize the Legislature to impose a tax upon all forms of personal property or wealth, whether tangible or intangible, and would require any tax so imposed to be administered and collected by the Franchise Tax Board and Department of Justice as determined by legislative statute,” Cain said, explaining the farreaching effects of this state legislative bill. Cain continued, sharing that AB 310 would affect retirement accounts, pension funds, foreign investments and out of state investments.

It makes me ask myself, “How much more counterproductive and punitive can our progressive legislature devolve?”

Judging by this recent volley of threats to your present and future prosperity, I encourage all AAOC members to prepare by taking advantage of the outstanding programming we have lined up for the early spring, including Lunchtime Learning, Fair Housing Certification on April 6, Workplace & Sexual Harassment Prevention Certification Training on April 18, and the 2023 Tradeshow & Conference on March 30, to name just a few.

For a full listing of upcoming meetings and events, visit www.AAOC.com/ events.

APARTMENT MAINTENANCE & REPAIR SERIES [BEGINNER COURSE]

GENERAL MAINTENANCE - April 6

Hands-on maintenance instruction & demonstrations

What your maintenance technicians should know

Making a unit ready to rent without breaking the bank

PLUMBING - April 13

Hands-on, plumbing instruction & demonstrations

Averting potentially costly plumbing problems

Learn the tools and tricks of the trade that can save you time and money

April 20

Common-sense approaches to water and mold

Facility professionals' mold and asbestos concerns

Mold issues = Moisture Problems

Information on Rule 1403

DECKING - April 27

Hands-on decking instruction & demonstrations

Water-resistant vs. Waterproof systems

Repairing damaged decks; installing new decks

SB 721 - California's Balcony & Deck Inspection Law

EVERY THURSDAY IN APRIL

April 6, 13, 20 & 27, 2023

9 A.M. - 1 P.M.

BUFFALO MAINTENANCE, INC.

6861 STANTON AVE., STE. G

BUENA PARK, CA 90621

INSTRUCTED BY:

INSTRUCTED BY:

INSTRUCTED BY:

INSTRUCTED BY:

SERIES PACKAGE (4 CLASSES)

MEMBER RATE: $250

NON-MEMBER RATE: $375

PER CLASS OPTION

MEMBER RATE: $75

NON-MEMBER RATE: $100

EXECUTIVE DIRECTOR’S MESSAGE

Abracadabra!

Say the magic word — Abracadabra!

And, like that, the AAOC Trade Show & Conference — “The Magic of the Multifamily Industry”— will appear before your very eyes — on Thursday, March 30, 2023, from 9 a.m. to 3 p.m., at the OC Fair & Event Center.

If you are a rental property owner or operator who wants to learn about the latest products, services, and industry trends from the more than 100 companies that will be exhibiting; is eager to attend free educational seminars and maintenance demonstrations; and values networking, information sharing, and business development opportunities, this is the show for you.

While the doors to the exhibition hall won’t open until 9 a.m., there will be a pre-conference seminar presented at 8:15 a.m. for any early birds who want to get a jump on the free education programs that day. If you did not register in advance to attend the show and the early seminar, please arrive no later than 7:30 a.m. to allow yourself time to get registered onsite before the seminar begins.

The full trade show education seminar schedule is as follows:

8:15–9:00 A.M.

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

Sponsored by BioOne Crime & Trauma Scene Cleaning

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

9:30–10:15 A.M.

Rental Housing Economic Outlook

Sponsored by Dedicated Transportation Services (DTS)

Moderator: Nick Lieberman (Bona Fide Mortgage)

Panelists: Dr. Ed Coulson (UCI Merage School of Business), Jon Giannola (Marcus & Millichap), and Jay Lybik (Costar)

10:45–11:30 A.M.

2023 Legal Update

Sponsored by Fairgrove Property Management

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

12:45–1:30 P.M.

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

Sponsored by Professional Towing Service

Speakers: Angel Rogers, ARM, CCRM (Star Training) & Valerie Sargent (Yvette Poole & Associates)

1:45–2:30 P.M.

Pet Screening, Emotional Support

Animals & Service Animals

Sponsored by FPK Security

Speaker: Victoria Cowart, CPM (PetScreening)

Show attendees can also take advantage of the educational programs that will be presented throughout the day in the exhibition hall by visiting the Maintenance Demonstration Zone, sponsored by National Service Company.

The Maintenance Demonstration schedule is as follows:

10:00 a.m.–Deck Care

Instructor: Frank Alvarez, Buffalo

Maintenance

11:00 a.m.—Painting Tips & Techniques

Instructor: Craig Anderson & Tawny

Escobar, Behr Paint

1:00 p.m.—Plumbing & Water Heaters

Instructor: Mark Fowler, California

Rooter & Plumbing

2:00 p.m.–Vinyl Flooring

Instructor: Urban Surfaces

The AAOC Trade Show & Conference is the perfect way for rental-housing professionals to get connected, get informed, and get busy doing business. We hope to see you there, bright and early, as there will be plenty to see, do, and learn.

Show admission is free and parking is $12 at the gate. Online advanced registration closes March 16, but onsite registration will be open all day at the show.

For more information visit www. AAOC.com/trade-show-2023 or call (714) 245-9500.

CAREER CENTER

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

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

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

Email notifications directly to employers’ and candidates’ inboxes

Easy to use, web-based interface

Competitive job posting rates for AAOC members and non-members

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

Legislative Bill Introductions Signal Aggressive Agenda

This year, the California legislature may have introduced more bills than ever before in its history. And, if every bill that was introduced became law, we would have 2,745 new laws on the books. Do we really need that many new laws? Let’s find out.

Over the past ten years, the legislature has introduced between 1,900 and 2,600 bills each year, each year of the two-year legislative session.

February 17, 2023 was the deadline for introducing new bills for this legislative session. The members of the Assembly introduced 1,803 bills and members of the Senate introduced 942 bills.

Of all bills introduced, there are 495 “spot” bills and 551 “intent” bills between the two houses of the legislature, for a total of 1,046 “placeholder” bills. This is an unbelievable number of bills of this nature. This means that over 40% of the introduced bills this year are placeholder measures.

Let’s look, for comparison purposes, at the total number of legislative bills introduced by the applicable deadline each February over the past 10 years:

• 2022 — 2,020 bills

• 2021 — 2,369 bills

• 2020 — 2,203 bills

• 2019 — 2,576 bills

• 2018 — 2,177 bills

• 2017 — 2,495 bills

• 2016 — 1,993 bills

• 2015 — 2,297 bills

• 2014 — 1,930 bills

• 2013 — 2,256 bills

Note: the second year of the twoyear session, there are always fewer bills introduced than in the first year. Should we follow this pattern next year, we should expect about 2,000 new bills to be introduced in 2024.

Last year, when there were 2,020 bill introduced, the Legislature passed almost 1,200 of them and nearly 1,000 became law with Governor Newsom’s signature, including bills on “wage transparency” and “housing.”

Here are a few examples of key landlord and tenant bills that were introduced by this year’s bill introduction deadline:

• SB 466 (Wahab) is considered a companion bill to a proposed ballot measure to repeal the Costa-Hawkins Rental Housing Act. If Propositions 10 and 21 were not enough, the sponsor of these previously defeated ballot initiatives (AIDS Healthcare Foundation Los Angeles) is at it again, and we are committed to oppose the bill and the ballot measure with everything we’ve got!

• AB 12 (Haney) would limit the total security deposit to one month.

• AB 259 (Lee) and ACA 3 (Lee) would impose a wealth tax beginning 2024. The annual tax rate

would be increased (once again) to 1.5% of all residents in the state. Thankfully, Governor Newsom has recently stated that these measures are “dead on arrival” should they be approved by the Legislature.

• AB 362 (Lee) would require the Administration to study the efficacy of a statewide land value tax.

• AB 468 (Quirk-Silva) would authorize all city and county code inspectors to “red tag” commercial properties should any portion of those properties be used for housing.

• AB 772 (Jackson) would require all new single-family residences to include rapid compact electric vehicle (EV) charging stations. Note: there is a strong possibility that the bill could be amended to require all existing housing to be retrofitted with rapid compact EV charging stations.

• AB 831 (Stephanie Nguyen) would add to the state’s discrimination laws that rental property owners could not discriminate against recipients of federal housing choice vouchers (Section 8). Note: California law already prohibits rental property owners from denying tenancy should an applicant or tenant use housing choice vouchers. In addition, AB 920 addresses this issue as well.

• AB 919 (Kalra) would establish a complicated law that would grant tenants to purchase rental housing

prior to offering the rental property for sale to others. This is a top priority bill to oppose.

• AB 1097 (Rivas) would prohibit the use of a person’s credit history as part of the application process for rental housing without offering the applicant the option of providing alternative evidence of financial responsibility and ability to pay in instances in which there is a government rent subsidy (Section 8 for example).

• SB 16 (Smallwood-Cuevas) would authorize local governments to approve ordinances relating to housing discrimination. Cities and counties would also be authorized to enforce all of their discrimination laws. This potential patchwork of laws could be confusing, irregular, and extremely problematic.

• SB 71 (Umberg) is an AAOC sponsored bill that would substan-

tially increase the monetary jurisdiction of the small claims court to $100,000. This could substantially help property owners to collect unpaid COVID-19 rental debt in a fair and judicious manner instead of resolving the issue in Superior Court.

• SB 267 (Eggman) would require rental property owners to consider that alternative evidence in lieu of a person’s credit history as part of the application process for rental housing without offering the applicant the option of providing alternative evidence of financial responsibility and ability to pay in instances in which there is a government rent subsidy (does this sound familiar with AB 1097?).

• SB 395 (Wahab) would require all rental property owners to report all evictions to the state!

• SB 555 (Wahab) would establish the “California Social (ownership)

Housing Fund. Further, the state would be required to develop, adopt, and submit to the Legislature a Social Housing (Ownership) Plan.

The bills that we have featured in this article are representative of the immense state-level legislative challenges we face this year. As always, we will lobby hard to advance AAOC’s legislative policies and positions, and protect the interests of the membership and the greater rental-housing industry.

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.

ORANGE COUNTY LEGISLATIVE WATCH

March Legislative Madness

How It Started

We rolled into Las Vegas on a chilly, mid-March Thursday evening back in 1997 for a weekend getaway from the fraternity, looking for some good, wholesome fun. It was the first weekend of the NCAA March Madness basketball tournament, our rooms had been comped, and we were each on a lavish spending budget of nearly $200 to enjoy the weekend.

Man, times have changed. How much?

If you’ve never been to Vegas for the first weekend of the tournament, honestly, the atmosphere is electric. Fans from every school in the tournament are there. People fly in from all over the country to celebrate every last-minute buzzer beater, cheering on every 12 seed upset over a 4 seed, and laughing at every busted bracket their friends suffer through. Capping off the night is nothing but good friends, great food, and glorious celebrations. Nothing quite beats the feelings that March Madness brings.

where, “we’ll fill in the language later — trust us.”

• Learning that when the budget isn’t passed, staffers don’t get paid — but legislators do.

• A never-ending stream of stakeholders coming in to discuss issues affecting only them.

Strolling through the casino floor of the then “Aladdin” hotel (Now, Planet Hollywood) we followed the signs to the “March Madness room,” up the escalator, through the food court, back past the hotel offices, and into one of the meeting rooms. One of the first accommodations for the tournament was before us.

• Rolled in projection screens

• Makeshift bar stations

• Seating was in the form of standard, stackable meeting room chairs

• Free, catered hot dogs which helped stretch that lavish $200 budget even further

One Year Later

By 1998, I had graduated from college and been working for a state legislator for several months as my first legislative session went into full effect. Technically, it was the second year of the legislative session but it came with the same mad rush of bills, and flurry of activity.

• Carrying over more than 2,000 bills from the previous year

• Seeing more than 2,000 additional bills introduced

• Becoming familiar with the process of using “Spot Bills” — meaning bills

We handled over 4,000 bills that year. We staffed 4–10 meetings a day. The phone never stopped ringing, and this new thing called email kept us responding to every possible request imaginable.

Nothing the legislature does is nearly as fun as March Madness — but it is exciting.

Twenty-Five More Years Later

I still love March Madness, and I still enjoy the Legislative Sessions. And, right now, we are in the middle of both shaping up.

A Qualifying Record

To even get into the tournament, you need a record worthy of qualifying. So far, we have the bills from last year. The “two-year” bills. The ones that needed another bite at the apple. I

wouldn’t quite call them blue bloods, but they’ve got enough of a track record to get in.

So, who is our Kentucky, Michigan State, TCU or Clemson? Expect to hear again this year about efforts to ban the use of credit checks for tenant screening, limit security deposits, and establish rent registries. Listen, these aren’t the greatest of policies, and they may not make it far in the tournament, but they’ll make noise... and you know they’re going to be there regardless, so you might as well prepare for the game they play.

Winning Your Conference

Every year there are also a few emerging topics that seem to have a moment, and there are champions for them to get in. Which is why there is the early week qualifiers for seeds 61–64. Akron, Florida Atlantic, Marquette, North Texas...all familiar with this being part of their opportunity to get into the tournament.

Mandatory air conditioning had this moment last year. EV charging stations also made a run. This year, there is a proposal to allow each municipality to determine what constitutes discrimination in their own jurisdiction because — why not have over 400 sets of discrimination laws to try and keep up with.

land? Can Virginia convince the selection committee? Who knows...but what we do know is they are going to get all the attention.

• Costa-Hawkins has several bills attacking it this year — stripping rent control protections.

• Funding for homeless services — and who pays for it — will be front and center this year.

• Lowering voting thresholds for local taxes — to be placed as a 2024 state ballot initiative.

• Rent registries will likely fight it out, with portable credit checks for the last “One Seed.”

Making it Through the Dance

It takes a lot for a bill to make it through the Legislature. Once again, we have over 4,000 bills to deal with. This all may seem dire when looking at it, in total, and winning the tournament is a nearly impossible task.

So, let’s look at this year’s legislative session like a trip to the Final Four.

One of the more annoying aspects of the tournament is how every conference winner is guaranteed a spot in the big dance. These are your bills that are just championed by the same people every single year and, depending on the year, it may gain traction and get attention. These may also be the teams that can’t make it out of the first weekend because they were low seeds to begin with. Think Memphis, VCU, Charleston, Toledo. They’re going to get in, but will they make a run? It depends on the year.

So, look for efforts to expand rent control or strip exemptions among the issues to be addressed this year. Mandatory retrofits, energy efficiency bills, expanded inspections, and mandates to cities.

Additionally, we know that there are policies that may or may not have a major impact on your bracket — depending on your business model. These are the requirements to be transportation centric, mandatory minimums for affordable housing in new developments, and skilled labor requirements. We will see this year.

The One Seeds

• Let’s celebrate our buzzer beaters — because we will have them.

• Let’s cheer the underdog who makes our argument for us — because our coalition is growing.

• Let’s be glad we managed to change as much as we could — because we will make a difference.

But — most of all — let’s fight like hell because each week is another game we need to prepare for and win.

So, respond to the emails asking you to call your elected officials and grab

Each year, the big question is, who is going to lead their Region? Who are the “One Seeds?” Who will UCLA match up against? Where will Houston

Questions & Answers

I have a couple tenants who still have not paid there outstanding rental debt from the Covid-19 protected period (March 2020 through September 2021), however, all of these tenants have not missed a rent payment since October 2021. I would like to apply the future payments toward the outstanding balance. Can I apply the next rent payment I receive to the outstanding balance or are there still Covid-19 protections in place?

Unfortunately, you cannot apply current and future rent payments to cover the outstanding balance from the Covid-19 protected period of March 2020 through September 2021, without written consent from the tenant. As we have all dealt with over the last few years, the COVID-19 pandemic has led to various changes in California’s landlord-tenant laws. While the protections provided to tenants during the pandemic are slowly being lifted, there are still some provisions of the Covid-19 Tenant Relief Act that do not sunset until 2025.

One of the remaining Covid-19 protections concerns the application of current rent payments to the balance accrued during the Covid-19 protected period of March 2020 through September 2021. Until October 1, 2025, for the duration of any tenancy that existed during the covered time-period, a housing provider shall not “apply a monthly rental payment to any COVID-19 rental debt other than the prospective month’s rent, unless the

tenant has agreed, in writing, to allow the payment to be so applied.” This, however, does not mean that you cannot collect the outstanding balance by some other means, i.e., small claims court, civil action. Rather, you cannot apply current payments toward the balance accrued from the Covid-19 protected period as a pretext for an eviction now.

I have a multi-family property in Santa Ana and I would like to serve a notice of termination. The tenant has a month-to-month lease and has been there for eight months. Since the tenant has leased the property for less than a year, do I need to have justcause to terminate the tenancy? If so, how much notice do I need to give the tenant?

In short, yes, you do need just cause and, the notice period, like so many other issues today, depends. Santa Ana’s Just Cause Eviction Ordinance’s (NS-3010) went into effect on November 19, 2021, and essentially expanded upon the statewide Tenant Protection Act (Civil Code 1946.2). While Santa Ana’s ordinance has similarities to the TPA, Santa Ana’s ordinance has some key differences which include additional notice requirements, shorter qualification period, and more money in relocation assistance.

Unlike the TPA, which requires the tenant to reside in the property for more than one year to qualify for its protections, Santa Ana’s ordinance only requires the tenant be in possession for 30 days before the just cause require-

ments are necessary. In short, nearly all tenancies, including month-to-month tenancies require just cause to evict under the Santa Ana ordinance (excluding exempt properties). Therefore, your tenant who has resided at the property for only eight months is protected under the Santa Ana ordinance and will require a just cause to terminate. When it comes to the notice requirements, where the TPA only requires one month of rent be waived for nofault just cause evictions, Santa Ana’s ordinance requires the last 3 months of rent waived or that equivalent in a payment to the tenant for relocation assistance. This gets confusing if you are contemplating serving a 60-day notice of termination of tenancy. The ordinance is ambiguous as to the exact notice period required, i.e., the ordinance only states the last 3 months of rent must be waived. Therefore, if the tenant is current, a 90-day notice is required. Whereas, if the tenant is already behind one month, only a 60-day notice can be used.

There are more nuanced differences to Santa Ana’s Just Cause Ordinance than the major differences discussed above. Therefore, if you are considering an eviction in Santa Ana, we strongly recommend that you review the full ordinance and speak with an attorney at the Duringer Law Group, PLC to assist you.

My neighbor is driving me nuts. We have a fence that straddles our shared property

line. It’s been time to repair it for years now and it looks pretty bad. However, I can’t get him to agree on sharing the cost to repair it. What do I do?

California enacted the Good Neighbor Fence Act back in 2013 to address issues like this. It creates a rebuttable presumption that adjoining landowners share equally in the cost of maintenance of boundaries and monuments between them. It also provides a procedure to follow to guide the parties toward resolution of the dispute. You must provide your neighbor thirty-days’ notice of your intent to incur costs to maintain the fence, and that there is a presumption of equal responsibility for the costs of construction. The notice should describe i) the nature of the problem, ii) the proposed solution, iii) the estimated costs, iv) the proposed costs sharing approach, v) the proposed timeline. The neighbor may agree or disagree. If he disagrees, he must bring an action to determine if any adjustments are warranted. The court will consider: i) whether or not the financial burden is disproportionate, ii) whether the cost of the fence exceeds the value realized, and iii) whether the financial burden causes an undue financial hardship to the party. The court can adjust the financial responsibilities accordingly.

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

Dear Maintenance Men:

I am a new owner of a 1965 four-plex. I am living in the front owner’s unit. It truly is a great place to live. However, I am quite concerned about my privacy and the fact that I can hear my tenant’s conversations, their TV or radio, etc. through the common wall between the units. I figure if I can hear them, they can hear me. I do know I probably lack insulation but do not want to make the expense of ripping drywall out and so on. Do you have any other suggestions? Tom

Dear Tom:

We agree. The worst job to do in an occupied unit is significant drywall work. The dust and debris are awful no matter how good your dust control method. Fortunately, in your case, you can address this problem by using a product called Acoustic-coat #150. It is basically a lightly textured waterbased flat latex paint, formulated with

MEN

hollow ceramic micro spheres and sound absorbing fibers and resins. To spare our readers a crash course in chemistry, we will give you the basic highlights.

Acoustic-coat #150 is a sound reduction paint, which can reduce sound transmission by 30% and will also dramatically reduce sound echo in the room. Acoustic-coat #150 can be used on walls and ceilings, and also has excellent insulating properties. This sound reduction paint is most effective for speech range frequencies. The paint can be bought premixed or as a powdered additive and added to your paint. Please refer to this web site for more detailed info: www.ceramicadditive.com.

Dear Maintenance Men:

Why does the “upside down cup” on the edge of my kitchen sink leak and squirt water every time the dishwasher is used? George

Dear George:

A quick primer — the “upside down cup” is the dishwasher’s air-gap. Its job is to keep the dirty water the dishwasher discharges from returning back into the dishwasher through the siphon process. The way the dishwasher airgap works is that water is pumped up to the air-gap at the rim of the sink and the water then falls through an open air cavity and drops by gravity into a larger diameter hose. The larger hose is typically connected to the garbage disposal, which will allow the dishwasher to drain into the sewer system. The reason the air-gap squirts or leaks at the sink rim level is because the drain line leading from the air-gap to the disposal is clogged. The hose may be kinked or food particles from the garbage disposal has blocked off the hose end. The easiest solution is to remove the section of hose from the between the air-gap and the garbage disposal. Clean the hose and remove all debris. Be sure to

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

clean out the connection at the garbage disposal. A small screwdriver is perfect for removing any blockage. Reassemble the hose and test. If the problem persists, the air-gap may need to be replaced.

Dear Maintenance Men:

A building inspector once made me correct a sump pump plumbing line that discharged rainwater into a municipal sewer line. Can you clarify for me the do’s and don’ts of patio drains? Michael

Dear Michael:

Great question, and one that many people might not think is important. To many, a drain is a drain is a drain. Most individuals don’t know where the water drains to and what environmental impact wastewater can cause. In urban areas and most municipalities, waste waters are directed to their proper destinations via a sewer drain or a storm drain.

As an example, a sewer drain often carries wastewater from toilets, kitchens and laundry areas directly to a wastewater treatment facility. On the other hand, a storm drain will direct rainwater from roof, driveways and streets, including patio drains, into streams, aquifers or the ocean. The reason for the two different systems is so rain or runoff water does not overwhelm the sewer waste treatment facilities and force the release of untreated raw sewage into the storm systems which lead to our streams, aquifers and the ocean. Because the storm and sewer drains eventually empty into the environment, contaminants such as oil, paint and other hazardous materials must be disposed of properly and not into the drains. Check with your city or county as some municipalities have very specific rules about run off water.

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.

WE NEED

Maintenance Questions!!!

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

How Much Would an Earthquake Cost You?

BY ALI SAHABI

Seismic retrofits helped Anheuser-Busch avoid $1 billion loss in the Northridge Earthquake

Sixty miles up the 405 freeway stands the sprawling 95-acre AnheuserBusch brewery where, since 1954, some of the world’s most famous beer labels are made: Budweiser, Bud Light and more recent labels like Bud Ice, Kirin Ichiban and Chelada.

That Van Nuys facility today is a testament to the financial benefits of seismic resilience — having suffered significant loss in the 1971 Sylmar earthquake, but capable of getting right back to business following the Northridge quake of 1994.

Extensive damage from the Sylmar quake forced the brewery to shut down. Competitors were able to make large gains into the Anheuser-Busch market share, resulting in significant financial loss that motivated the brewery to place a greater value on seismic design, the California Seismic Safety Commission wrote in a 1999 case study. Hard-hit by the reality of being unprepared in the Sylmar quake, the self-proclaimed “King of Beers” upgraded the brewery with earthquake retrofits and new construction designed to the latest seismic standards.

The money invested in those upgrades paid off when the Northridge earthquake struck that same region 23 years later.

“Anheuser-Busch estimated that their facility would have suffered a direct property loss of about $350 million from the Northridge earthquake had there been no seismic strengthening,”

the Seismic Safety Commission reported. “This averted damage is more than 30 times the actual cost of the brewery’s loss control program.”

Could you survive damage or a total loss to your apartment building? Mom and pop owners are extremely vulnerable to the risks presented by earthquakes. The greater the damage, the graver the loss. Consider these risks:

• Loss of cash flow: Even if your building is still standing, tenant relocation for repairs can mean added expense and a loss of revenue, putting a heavy strain on an apartment owner’s ability to pay ongoing expenses.

• Liability:  Business owners may be held liable for losses incurred by employees or customers when negligence is a factor. Case law shows that if you own a building vulnerable to earthquake hazards — and you know it — you could be considered negligent if someone is injured or killed by damage from your building.

• Out-of-pocket expenses:  Very few buildings are insured against earthquakes, which puts a doublewhammy on owners who need to keep making payments on their mortgage with no rental income coming in. Beyond that, they also need to find the money needed to

demolish and dispose of the old structure and build a replacement.

If your apartment building is the type prone to damage in an earthquake, a seismic retrofit may be the protection you need to keep your investment and your rental income business intact. Anheuser-Busch spent $1.2 million in seismic retrofits and other upgrades — an expense that ultimately saved the business more than $1.1 billion in combined property and business loss when the 1994 Northridge quake hit, state and federal officials reported.

Listed below are steps you can take to protect your tenants and your bottom line:

• Identify your building’s vulnerabilities. Throughout California, there are a frightening number of buildings that have been deemed vulnerable to collapse in a major earthquake. This includes woodframed, soft-story structures built before 1978, tilt-ups constructed prior to the late 1970s, unreinforced masonry, and some older non-ductile and steel moment frame buildings.

• Make certain that non-structural issues are secure. This includes water heaters, shelving, cabinetry, fixtures, stairs, walkways and balconies and large trees.

Earthquake Cost — continued on page 18

February General Membership Meeting Recap

The AAOC General Membership Meeting on Wednesday, February 8 featured an informative, timely, and valuable presentation from Anson Cain, Esq. entitled, “Tax & Estate Planning in 2023: Proposed Laws, New Laws and Taxes We Wish to Minimize.” This marks the third year that Cain, the managing partner of the Irvine-based estate planning law firm, Albrecht & Barney, has spoken before the AAOC membership, providing an update on new tax and estate planning laws and offering guidance for protecting their financial and real property assets.

Cain opened his remarks by discussing AB 259, a new state legislative bill that was introduced in January and would aggressively impose a sweeping, new wealth tax on Californians. It seeks to address what is characterized as excessive accumulations of wealth by imposing an excise tax on the worldwide net worth of a resident, part-year resident, or temporary resident of California. He pointed out the bill is purely a proposal and it would have many difficult hurdles to clear, including a 2/3 approval threshold in both houses of the State Legislature, and subsequently a vote of the people to amend the California constitution.

Cain also shared that voters in Los Angeles passed an initiative last November that will now impose a “millionaires” tax on real estate sales for properties valued at $5 million or more. A tax of four percent will be assessed on property sales valued at $5-to-$10 million, while a tax of five-and-a-half

percent will apply to property sales valued at more than $10 million. Thankfully, this is not something that we have to contend with in Orange and Riverside Counties — yet.

Regarding federal gift and estate taxes, in 2023, the tax exemption amount is equal to $12.92 million. However, on January 1, 2026, that exemption is set to sunset back to $5 million (indexed for inflation) unless Congress can agree to modify the law and retain the current exemption level.

Cain then shifted gears to focus on specific estate planning items. He pointed out that 55 percent of Americans do not have an estate plan, and 71.6% of Americans do not have an estate plan that is up-to date.

He emphasized, “Without a good estate plan, you have no control over where your assets go. Disagreements among family members will surely happen, with probate likely.”

Probate is expensive, costing upwards of $46,000 or more for the gross value. It is time consuming, records are made public, and important decisions are put in the hands of a judge, instead of trusted family members.

The components of a basic estate plan include: a revocable living trust; pour-over will; power of attorney for asset management; and health care directive and HIPAA waivers. Cain stressed that each of these are amendable, changeable, and reversible. If it has been more than five years since you last reviewed your estate documents, it is time to take this step.

Cain concluded his talk by pointing out different steps/scenarios in gifting and transferring real estate to family members, and particularly how to navigate the changes in the law since Proposition 19 went into effect on February 16, 2021. You can read more about this in his article also in this month’s issue of Apartment News

Finally, AAOC would like to thank its February General Membership Meeting sponsors: CBRE Multifamily SoCal — Dan Blackwell & Team; Farmers Insurance — Theresa Simes Agency; and Professional Towing, for their support of the association and their fellow members. It is greatly appreciated.

The next AAOC General Membership Meeting will be on Wednesday, April 12 at the Santa Ana Elks Lodge, beginning at 7 p.m. Registration is now open at www.AAOC.com

Earthquake Cost — continued from 16

If you think your apartment building may be at risk, call Optimum Seismic at 323-978-7664 to arrange a free consultation.

About the Author:

Ali Sahabi, a licensed General Engineering Contractor (GEC), is an expert in seismic resilience and sustainability. He is Chief Operating Officer of Optimum Seismic, Inc., which has completed some 3,500 seismic retrofitting and adaptive reuse projects for multifamily residential, commercial, and industrial buildings throughout California.

Myth Busting: LLCs are Easy Ways to Avoid Property Tax Reassessment Due

to Proposition 19 — Or Are They?

California real estate may be a Californian’s most valuable asset. Whether it is a primary residence or vacation home full of fond memories, or a residential rental property or commercial property generating a steady stream of income, Californians often want to pass their real estate to future generations to enjoy. Prior to the enactment of Proposition 19 (or “Prop. 19”) on February 16, 2021, Californians were able to transfer a primary residence of any value as well as other real estate with a property tax value of less than $1,000,000 to their children without reassessment of the property taxes on those assets. With the enactment of Prop. 19, those opportunities were greatly reduced. The most common idea clients suggest to overcome the new rules is that if they simply establish a limited liability company (“LLC”), they can then transfer their real estate to their children and avoid Prop. 19 related property tax reassessment. However, the myth of an easy, straightforward solution is far from true.

While it is true that the parent-tochild transfer rules do not apply to LLCs that own California real estate, LLCs (and other legal entities) are subject to their own property tax transfer rules that trigger reassessment. The first method is most commonly referred to as the “Change in Control Rule” and it triggers property tax reassessment on California real estate when a person previously not in control of the entity receives more than 50% of the owner-

ship interest in the entity. Most people focus on this Change of Control Rule and forget that there is a second way to trigger property tax reassessment for entities owning California real estate. The second method is most commonly referred to as the “Change in Ownership Rule,” and will apply upon further transfers of ownership interests of an entity that was funded with California real estate via a proportional transfer. A proportional transfer means that the ownership percentages of the real estate and the legal entity remain the same before and after the transfer of the real estate. In exchange for there not being property tax reassessment on the proportional transfer of the real estate into the entity, California will wait to reassess the property until the original coowners of the entity have cumulatively transferred more than 50% of their ownership interests in the entity. It is this Change in Ownership Rule that tends to be people’s downfall when they otherwise try to avoid property tax reassessment via an LLC structure.

To show the importance of following the rules for individuals who already own California real estate, we will consider a family that consists of Mom, Dad, and Child, where Mom and Dad each own a 50% interest in an apartment building in California (the “Apartment”). If Mom and Dad transfer the Apartment into an LLC that Mom and Dad have created, and they each continue to own 50% of the LLC after the transfer of the real estate into the LLC, the transfer of

BY ANSON CAIN, ESQ., MANAGING PARTNER, ALBRECHT & BARNEY

the real estate into the LLC will not cause property tax reassessment because the owners of the Apartment and the LLC remain the same before and after the transfer. On the other hand, if instead Mom and Dad transfer the Apartment into an LLC of which Mom owns 49.5%, Dad owns 49.5%, and Child and child owns 1%, there will be property tax reassessment, as the transfer of real estate was not proportional — only Mom and Dad owned the Apartment, so transferring the Apartment into an LLC of which they do not own 50% each will cause property tax reassessment. Thus, if you decide to transfer real estate into a legal entity, it is imperative that only proportional transfers be made.

Taking our example further, assuming Mom and Dad transferred their interest in the Apartment into an LLC of which Mom and Dad were each 50% members, if Mom and Dad then gift 100% (or anything greater than 50%) of their membership interest in the LLC to Child, the Apartment will be reassessed for property tax purposes. This example illustrates a change of control in the entity, and most people know to avoid this. To slightly modify our example, if Mom and Dad had two children, and they give all of their membership interests in the LLC equally to their two children, then no one acquires more than 50% of the ownership interest in the LLC after the

Myth Busting — continued on page 22

transfer and no property tax reassessment would occur under the Change in Control Rule. But this is where a crucial mistake would have been made in ignoring the Change in Ownership Rule. While neither child gained control of the LLC as a result of the transfer, because the LLC received the Apartment from a proportional interest transfer from Mom and Dad (rather than the LLC purchasing the Apartment), the Change in Ownership Rule applies. Once Mom and Dad (the original co-owners of the LLC) collectively transfer more than 50% of their ownership interests in the LLC (other than to each other while spouses), there will be property tax reassessment of the underlying real estate.

Waiting to transfer the LLC to children at death is not a solution either. For example, if Mom and Dad had only transferred up to 50% of their membership interest in the LLC to Child while Mom and Dad were both living, and the three members maintained that ownership structure in the LLC for the rest of Mom and Dad’s respective lifetimes, upon the second to pass of Mom and Dad, assuming Child receives the remaining 50% of the LLC membership interest, the underlying real property will reassess for property tax purposes. Not only has there been a Change in Ownership as more than 50% of the membership interests in the LLC will have transferred at this point, but Child has also received control of the LLC at this point, so the Change in Control rule applies, too.

The above examples highlight why using an LLC is not a solution to avoiding Prop. 19. However, it may be pos-

sible to engage in more complicated process, using multiple LLCs over time, hoping everything occurs in the correct order, and therefore delay or avoid property tax reassessment. Extending our first example, if Mom and Dad proportionally transferred the Apartment into LLC 1, and then transfer 50% of their interest in the LLC to Child, there would not be property tax reassessment because not more than 50% of the LLC 1 membership interests have transferred and no one has gained control of LLC 1. If, while all three LLC 1 members were still alive, LLC 1 was dissolved and the Apartment was transferred 25% to Mom, 25% to Dad, and 50% to Child, there would not be property tax reassessment as the interests will have been transferred proportionally from LLC 1 to LLC 1’s members. Mom and Dad could then gift 1% of the Apartment to Child, and there would be a reassessment of the 1% of the Apartment. Later, while all three are still living, Mom, Dad, and Child could create LLC 2 of which Mom is a 24.5% member, Dad is a 24.5% member, and Child is a 51% member. The Apartment would then be proportionally transferred into LLC 2 and property tax reassessment would not occur until a new Change in Control or Change In Ownership occurs. Thus, upon the passing of Mom and Dad, assuming the remaining 49% of the LLC 2 membership interests are transferred to Child, Child will not have gained control of LLC 2 (because Child already had control of LLC 2 upon creation of LLC 2), and not more than 50% of the LLC 2 membership interests will have transferred (as Mom and Dad only had 49% of the membership interest in LLC 2), and there should be no property tax reassessment of the underlying Apartment.

Of course, the example outlined above will vary based on whether the Apartment is owned by a married couple or a single parent, the number of children involved in the transfer, and whether or not the Apartment was purchased by the LLC. But to achieve the

desired results, all the necessary steps must be followed properly, and in the correct order. Even then, issues may arise if the parent(s) or child (or children) die before completion of each of the transfers. Furthermore, even if all the parties live long enough to see the transfers through, the California Franchise Tax Board may disallow the exemption from reassessment if it determines the transfers were part of a pre-designed plan entered into only to avoid or delay property tax reassessment, rather than for business purposes. California is eager for property taxes to be reassessed, and reassessment must always be considered as a possibility when transfers of California real estate are entered into, whether via lifetime gifting or upon death. In addition, certain transfers in the outlined examples result in gifts, meaning appraisals need to be obtained, gift tax returns need to be timely filed, and necessary disclosures must be reported to the State Board of Equalization on a Form BOE 100-B. All these factors must be weighed when engaging in transfers of California real estate via LLCs or other legal entities. But hopefully it is clear to see that the myth of using an LLC is an easy solution to avoiding property tax reassessment of California real property is far from true.

To further discuss the implementation of LLCs for California real estate transfer planning purposes or if you would like to discuss other possible methods to avoid property tax reassessment, please email Anson Cain at atc@albrechtbarney.com to arrange a consultation.

Watch — continued from 11

your buddies to cheer alongside you. No, this isn’t a game, and the Legislature is not our home court, but we can win it all.

We just need everyone to make their contribution for the team to achieve the dream — together.

Statewide Rent Control — Three Years Later

On January 1, 2020, AB 1482 went into effect, and before anyone could begin to understand all the implications of the statewide rent control laws, that March we were faced with the COVID pandemic which brought about new restrictions that superseded AB 1482. Three years have passed, and now that the dust has settled, it’s a good time to review the ins-and-outs of the two provisions that statewide rent control covers — rent caps and non-just-cause evictions.

What properties are subject to AB 1482?

This is a statewide rent control law that covers any residential, non-owner occupied duplexes or larger located in California. In Orange County, Santa Ana is the only city that has local rent control laws that are more restrictive than AB 1482. If you have a property located in Santa Ana, you also need to check with the city to find out what their local provisions are. I plan to write a separate article that goes over this information as well.

What properties are exempt from AB 1482?

Single family rental homes, condos and owner-occupied duplexes, where an owner lives in one of the units, are all exempt, as long as the owner is not a Real Estate Investment Trust (REIT), a corporation or an LLC that has a corporation involved. Also, to maintain your exemption, you need to provide the proper exemption language in the lease agreement.

If the LLC is a person or persons, and

not a corporation, then the rental should maintain its exemption status, but you should check with an attorney or tax advisor to discuss your particular situation. If your property is held in a trust, it does not invalidate the exemption, as long as all of the other criteria are met.

If you have a house that has an ADU, or you are an owner occupant that’s renting out two or more bedrooms, you may lose certain provisions and the property may be subject to AB 1482, so this is another circumstance where you should check with an attorney to discuss that specific situation.

Properties that are 15 years-old or newer are also exempt, regardless of how many units they have. This is a rolling deadline based on when a property was issued a certificate of occupancy. Once a building is over 15 years old, it becomes subject to statewide rent control laws.

For all properties where the tenants have lived there less than one year and the lease term is less than a year, such as a month-to-month lease, the tenants can be given a 30-day notice to vacate and they are not owed the equivalent of one month’s rent for relocation.

The No Fault Just Cause Provision

For properties that are subject to statewide rent control laws, a property owner is no longer allowed to terminate a tenancy at the end of a lease, so long as the tenant has done nothing wrong to violate the lease agreement. The lease can only be terminated for one of these reasons:

BY MERCEDES SHAFFER

1. The intent to occupy the unit by an owner, spouse, child, grandchild or grandparent. The law is very specific and it cannot be a cousin, aunt, friend, etc., and there is a special clause that must be in the lease to allow for this so be sure your lease has this included in it.

2. Withdrawal of the rental property from the real estate market.

3. The intent to demolish or substantially remodel the unit, which would require permits and over 30 days to complete.

4. When a property owner is complying with a government order.

Except for when a property owner is complying with a government order, if the property owner wants to terminate the tenancy, under the “no-fault” provision, they will owe the tenant rental assistance in the form of one month’s rent, which can be given within 15 business days after delivering the notice to terminate tenancy or it can be given by waiving the last month’s rent. If your property is not subject to AB 1482, you don’t need to give any of these reasons to terminate the tenancy and you do not owe relocation assistance.

What are the rent control laws?

If a property is exempt, theoretically you can raise the rent as much as you would like with the proper notice to a tenant on a month-to-month lease or at

Rent Control — continued on page 26

the end of a lease. Even though there’s no stated limit, it’s not advised to raise the rent more than 10% in a 12-month period, and the new rent should be commensurate with market rents. It should not exceed market rents or in some way appear to be financially gouging the tenant.

If a property is subject to AB 1482 then the rent increase is limited to 5% + CPI in a 12-month period, with a cap of 10%, so even if the CPI is over 5% like it was in 2022, the max allowable rent increase is 10% for all properties subject to AB 1482. Check with your apartment association for details regarding when the CPI calculation resets and the new rent cap percentage for the next 12-month period.

AB 1482 puts no limits on how much rent can be increased once a tenant moves out, at which time an owner can raise the rent and receive as much as the market will bear.

How much notice must be given?

If a rent increase is 10% or less, it can go into effect on a month-to-month tenant or at the end of a lease with a 30-day notice. If the rent increase is more than 10%, and of course this would have to be on a property that is exempt from rent control laws, then the tenant must now be given a 90-day notice.

Final Thoughts

It’s important to know that the following rules are a summary of AB 1482’s statewide rent control laws and some cities have more restrictive rules that supersede AB 1482, so you should also check what the rules are for the city where your property is located. With statewide rent control limiting the amount a property owner can raise the rent, many owners are now raising the rent the maximum allowable each year, because they know that if they fall behind, they can’t catch up until a tenant decides to move out.

Owners recognize that AB 1482 is a

further erosion of our property rights. While the law was supposedly created to protect tenants, the unintended consequence is that property owners are more diligent about raising the rent every year so that their property maintains its value.

In years past, buying and running rental property was much easier. Important decisions were left to property owners, allowing them to run their business as they see fit. The new legal landscape demands a more skilled investor and owner and a deep knowledge of local markets and the legal landscape.

About the Author:

If you have any questions about Statewide Rent Control, or if you would like help with buying, selling or doing a 1031 exchange, I’m happy to help! Feel free to contact me. I can be reached at 714.330.9999, InvestingInTheOC@gmail.com, or you can visit my website at InvestingInTheOC.com. I’m Mercedes Shaffer, a real estate agent with Coldwell Banker, helping you build wealth one door at a time. DRE 02114448.

Apartment Management Once Again Proving Recession-Proof

BY PAUL BERGERON

Headlines about significant job layoffs are appearing almost daily as the country moves into 2023 with “recession” on many minds.

Workforce reductions have mostly been in the technology industry, but lately, they are showing up elsewhere. But not in apartment management.

Apartment management professionals say this industry is one that has proven resilient in the face of economic downturns — including significant ones.

“In the prior recession years, I did not see any site-level or corporate-level layoffs occur,” says industry veteran Julie Brawn-Whitesides, CPM, Director of Asset Management, Vintage Housing.

“In this current economy, we are still facing a labor shortage in our industry, especially for maintenance positions — so it’s doubtful there will be any layoffs in this group of associates, especially.”

Fortifying this opinion, operators

says that with so much apartment development on the way this year and beyond, that will equate to more jobs for the industry.

“It has been said that when the economy takes a downturn, we see more renters, and when the economy is on the upswing, more apartments are developed — which ultimately means more renters as well,” Brawn-Whitesides says.

Not Yet Replacing People with Technology

Of those incorporating centralized management models as well as those implementing more automation through artificial intelligence (AI)based technology, they say greater efficiencies have come, but subsequent layoffs as a result have not.

Gigi Giannoni, Senior VP, Customer Experience & Marketing, Gables Residential, says changes in staffing may be associated with modern technologies,

“but we are seeing more of a shift in roles and responsibilities as they relate to traditional onsite roles.

“Well positioned organizations will be able to take advantage of their current talent pool to combat current labor shortages that will continue to exist in the near term.

“Customer expectations continue to increase relative to the service and living experience at our communities. When we can look at staffing holistically, rather than by location, it allows for economies of scale as well as greater flexibility in how our human resources can be applied to enhance our prospects and residents overall experience,” Giannoni says.

Wendy Simpson, MBA, Senior Vice President of Marketing, Edgewood Management | Vantage Management,

Dubbed an “essential industry” during the pandemic, not even a hint of a recession, or the latest technology, is forcing layoffs.

says her onsite teams’ responsibilities continue to evolve, and that she is using technology to support the business and her teams equally.

“For us, it’s not about replacing people with technology,” says Simpson.

Mike Brewer, Chief Operating Officer, RADCO Residential, says he senses that is coming soon.

“It is important to note that technology cannot fully replace the human element in property management, as it can’t build relationships, resolve complex issues and provide the personal touch that many prospects and residents appreciate, especially in the active adult community,” Brewer says.

“Property management requires human skills such as problem-solving, negotiation and decision-making, which technology cannot fully replicate today. This will change with the AI tsunami that will make landfall in the multifamily industry this year.”

Facing Negative NOI, Payroll Costs Will be Examined

Paula Munger, CRE®, Vice President, Research with the National Apartment Association, says a case that property management jobs are recession-proof can “certainly” be made.

“After all, we have been deemed an essential industry during the pandemic,” Munger says.

In the final of a series of monthly surveys of NAA members from April to September 2020, Munger asked about changes to staffing: 62% had no changes to staffing during the pandemic downturn and 14% actually hired new employees; 12% either furloughed or laid off employees.

“That’s not insignificant,” she says. “Generally speaking, our members seem cautiously optimistic about 2023, but certainly, those anticipating negative NOI — and they are few and far between — will have no choice but to look at payroll costs.

“‘Labor hoarding’ will continue,

though, unless we see some sizeable cracks in the labor market — and we’re definitely not there yet.”

Can’t Find Workers, Can Find Technology

Brawn-Whitesides says there could be a shift toward hiring more part-time workers rather than full-time employees and reducing hours of operation if necessary.

Karen Kossow, Marketing Director, Paradigm Companies, says within her company, there’s no talk of any layoffs.

“We’ve continued to have issues with hiring,” she says. “Our ability to fill positions is improving, but still not where we need to be.”

In response, Kossow says that for a good while her company has been using AI and video technology in its online leasing processes.

“It has allowed us to close our offices on Sundays to take some of the burdens off our leasing teams, especially those

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with staffing challenges,” Kossow says.

To combat a shortage of maintenance staff, Paradigm uses a program that has residents submit maintenance requests to an outsourced person through a digital tool that can reply via text to the resident, asking for more details.

“If it’s possible for the resident to fix the issue themselves — such as replacing light bulbs, resetting garbage disposals or breakers, etc. — they will ask the

resident if they’d like for the representative to video chat them through how to do it themselves,” Kossow says.

“If the resident doesn’t want to, that’s fine and it goes through the normal ticket process,” she says.

Brawn-Whitesides says centralized processes are good for efficiency, but she’s not sure they are good for residents’ overall experience.

“It might make it easy to pay rent online,” she says, “but don’t close the office to residents who want to meet

Roberts Management & Investments

with a management rep or a maintenance rep. These relationships make a huge difference in retention.”

But she says there may be a segment of renters — such as ultra-Millennials — who desire full automation: for a reduction in people, “but not a reduction from a consistent, every-propertyshould-do this perspective.”

Simpson says Edgewood Management |Vantage Management is using chatbots to assist with more than 1,500 greetings each month, which lead to tour appointments.

“That conversion was a real gamechanger given that it saved our teams 54 hours per property per month,” Simpson says. “You won’t find a property manager anywhere who wouldn’t like to have that kind of time back so they can focus on managing and supporting their teams and their customers in other impactful ways.”

However, she says she doesn’t see any of today’s technology performing the duties of any one entire position.

“Even still, I believe our industry needs to shake the dated thinking of being physically present for every touch point with a customer,” Simpson says.

“Our customers have been showing us for years now that they want to selfserve conversations, tours, payments, leasing and maintenance.”

Upskilling and Reskilling Brings Job Security

Nichole Oswald, Regional Manager,

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General Wire

Replacement Cables: 3/8”; ½”, 25’, 50’, 75’ or 100’, Regular head, DH or DDH

CLOSETDOORS: VINYL OR MIRRORED

24GA Steel, 1pc top channel & bottom track, 26GA frame molding, cameo white prefinished panel, steel braces are glued to each panel for added strength & rigidity & prevent warpage

VERTICAL MAILBOXES: 3, 4, 5, 6, or 7 doors

Walloven: Brown or GE

Hill Bros & Life Paint Decks (Magnesite & Concrete)

Wall Furnace

Thru-the-Wall A/C: 12k BTU (115V/220V) Frigidaire, Friedrich, Garrison

WE CARRY:

Cabinet

1) APPLIANCES: stoves, air conditioners, wall furnaces; dishwashers; OTR microwave; wall ovens, cooktops; water heaters, range hoods & appliance parts

Nylon or Polyester 17oz–30oz

Range Hoods:

White, bisque, black, S/S Vented or non-vented

2) FLOORING MATERIALS: carpet, vinyl sheet, vinyl planks, 6-12mil wear layer, 12x12 & 18x18 tile

3) PLUMBING: toilets; kitchen and bathroom faucets; shower valves, repair parts for Mixet, Pfister, MOEN & Delta

4) ELECTRICAL: ceiling fans, indoor & outdoor light fixtures, repair parts

5) LOCKSETS: entry, double or single cyl deadbolts, privacy and passage locks; dummy knobs

6) REPAIR PARTS: for windows, kitchen drawers & cabinets, shower doors, screening materials, exhaust fan motors

7) VARIOUS OTHER NEEDS: garbage disposers, exhaust fan motors, vertical mailboxes, closet doors, medicine cabinets, cutting boards, deck paints, maintenance coating paints, vertical blinds sets & parts; hose bibs and lock, cleaning chemicals Come On Down Check Us Out!

Standard, Bradford White, & Reliance

screen repair parts 7472 Orangewood Ave., Garden Grove, CA 92841 (888) 255-6726 • Fax (714) 379-0380 www.orcoaptsupplies.com/

COOKTOPS: 24”; 30” & 36”

Vinyl Planks 6–12mil

— continued from 32

RPM Living, says when there’s a change in management companies, people might find themselves out of work, “but there are always companies that are hiring. For the confident and driven, a management change and/or disposition is not an issue.

“In a perfect scenario, centralized leasing may reduce onsite staff — and this approach is usually requested by ownership to reduce onsite headcount — but typically, the overall headcount does not change too much.”

Instead, Oswald says, “a leasing consultant might switch to a leasing coordinator role in a centralized model. An assistant property manager may switch to a bookkeeper role in a cen-

tralized model, etc.”

Oswald says the beauty of the apartment industry is that there are so many paths available to people, which creates a unique long-term career trajectory.

Brewer says it’s more important to ask whether property management team members are upskilled or reskilled enough to weather the oncoming impact of centralized and AI-fueled business models.

“Yes, there are scenarios where technology is performing some of the traditional workflows carried out by team members,” he says.

“Therefore, property management professionals who can adapt and work alongside technology, such as learning how to use iterative AI tools, are in a better position to maintain their employ-

ability in the multifamily space, as it will enhance their productivity and efficiency, making them more valuable to their respective companies.”

8:15—9:00 a.m.

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

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

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

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

9:30—10:15 a.m.

Rental Housing Economic Outlook

Sponsored by:

Sponsored by:

Moderator: Nick Lieberman, President, Bona Fide Mortgage

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

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

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

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

• Collecting past due rent & handling evictions in postpandemic California

• Emerging legal threats and trends

• Staying compliant with Fair Housing laws

• Best management practices to protect your interests

Sponsored by:

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

Speaker: Angel Rogers, ARM, CCRM, Star Training

Speaker: Valerie Sargent, President, Yvette Poole & Associates

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

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

1:45—2:30 P.m.

P et Screening, Emotional Support Animals & Service Animals

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

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

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

ADA Accessibility Issues, Reasonable Accommodation Requests, and More…

A Legal Primer for Rental Housing Providers

Navigating the Americans with Disabilities Act (ADA) can be as treacherous as a minefield. Sometimes rental housing providers can be in violation of the law and not realize it, leaving themselves open targets to plaintiffs’ attorneys looking for easy monetary settlements over real or alleged ADA violations.

This webinar will examine the areas where rentalhousing providers are most often at risk of being sued for ADA violations and the steps that can and should be taken to minimize their legal exposure.

Presenters:

Topics will Include:

• ADA Property Access Claims

• ADA Website Accessibility Claims

• Reasonable Accommodation Requests

• Pets vs. Service/Support Animal Accommodation Requests

Date: Thursday, March 16, 2023

Time: 10 a.m.

Location: Zoom Webinar

Cost: $25 members

$45 non-members

Register at www.AAOC.com

Zoom link to be provided upon registration.

L. Scott Karlin, Esq. The Karlin Law Firm, LLP

Michael J. Karlin, Esq. The Karlin Law Firm, LLP

John Battista, CASp #592

ADA Compliance Masters, Inc.

Fair Housing Starts with You!

Certification Training for Rental-Housing Providers

Are you and your employees due for a refresher in local, state, and federal Fair Housing laws? Are you certain your operational policies and practices would stand up in court if challenged in a discrimination lawsuit?

This comprehensive certification webinar will provide you with the information you need to stay up-to-date and in compliance with evolving fair housing laws, as well as the opportunity to have your Fair Housing questions answered by the experts.

Training topics will include:

n Tenant selection criteria

n Protected classes

n Reasonable accommodations & modifications

n Occupancy limits

n Children, pets, and service & support animals

n Management policies & best practices to avoid discrimination

n The Fair Housing Council as a resource for rental-housing providers

Instructor: Fair Housing Council of Orange County

Date: Thursday, April 6, 2023

Time: 9:00 a.m. to 12:00 p.m.

Location: Zoom Webinar

Cost: $80 AAOC Members $100 Non-Members

* Includes Fair Housing Certificate

get results

What Does Trash Disposal REALLY Cost You?

Overflowing trash dumpsters and piles of abandoned bulky items are unsightly and expensive to manage. Since COVID, collective costs to handle trash-related problems have steadily increased.

Fortunately, there are options for rental property owners and operators to solve ongoing trash problems. Find out how to protect operating expenses and safely redirect maintenance time from taming trash messes to focusing on resident needs, and ultimately preserve retention.

Attendees will learn:

• What’s driving higher trash volumes and costs?

• How to better protect operating expenses when solving trash problems

Presenter:

• Liabilities related to handling trash messes

• How to comply with state recycling laws, including organic waste recycling

Date: Tuesday, April 4, 2023

Time: 10 a.m.

Location: Zoom Webinar

Cost: Free

Register at www.AAOC.com

Eric Lenning Strategic Sanitation Services

The Benefits of AAOC Membership

Founded in 1961 as a nonprofit trade organization, the Apartment Association of Orange County represents the interests of those involved in owning, managing and maintaining rental property.

Membership is open to all owners of residential income-producing property. Whether you own one or one hundred units, the AAOC is here to serve your needs.

As a one-stop resource for information and specialized rental property services, the AAOC offers a host of benefits, including:

– Free consultation from our trained membership counselors

– Up-to-date rental and legal forms

– Thorough resident screening services

– Legislative representation aimed at protecting your investment and defending your property rights, both at the state and local levels

– Special seminars on topics such as taxes, property maintenance and management, fair housing and much more

– Informative monthly membership meetings covering a variety of topics throughout the year

– The rental-housing industry’s premier trade show and conference held on an annual basis – A free subscription to the very magazine you’re holding right now, Apartment News

Juhn Properties

Henderson Properties

Dehmer Properties

President Hotel Investment LLC

Plaza Verde — American Campus Communities

Aquinas HVAC

Eric Barnett

7438 Trade Street

San Diego, CA 92121

(610) 410-3154

eric.barnett@aquinashvac.com

David’s Tree Service, Inc.

Jay Olavarria

19051 Gothard Street

Huntington Beach, CA 92648 (714) 842-6345

Jay@davidstreeservice.com

info@davidstreeservice.com

Park on First — Avenue5 Residential Yvette Poole & Associates

Morrisseau Property Sauceda Properties

New PSC Members

The Karlin Law Firm

Scott Karlin

13522 Newport Avenue Suite 201 Tustin, CA 92780 (714) 731-3283

Scott@Karlinlaw.com

Mike@Karlinlaw.com

Brown Properties

Ernst Family Trust

Seabrook at Bear Brand

Seaside at Laguna Heights

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

For details about membership, please call Membership Services at (714) 245-9500, or visit us on the web: www.aaoc.com

Sullivan Property Management Unveils Brand Transformation as Fairgrove Property Management

Sullivan Property Management, a leading property management and services provider in Southern California since 1976, recently underwent a complete rebrand and is now known as Fairgrove Property Management (“Fairgrove”). After being acquired by Marco Vartanian in 2019, Sullivan Property Management experienced tremendous growth, both organically and through additional acquisitions, and now operates in Los Angeles, Orange, San Bernardino, Riverside, and San Diego counties. While Sullivan’s people, core values and promises will not change, the rebrand allows for the company’s multiple brands to align as Fairgrove Property Management.

“With our experienced leadership team, we have grown Sullivan from 900 units to 5,000 units under management,” says Korbin Duley, the company’s Director of Business Development. “Our new brand, Fairgrove Property

Management, seamlessly aligns with our spirit of providing peace-of-mind for both owners and residents.”

Marco Vartanian, a Southern California native who spent his youth tailing his parents around their income properties in the Los Angeles area, acquired his first rental property in 2000 and has never looked back. In addition to apartment investing, Marco is recognized as an operational pioneer in the formation of the single-family home rental industry serving as Executive Vice President of Property Management at Invitation Homes from 2012-2018. Today, Marco’s singular focus is assisting property owners in managing, leasing, and maintaining their rental investments across Southern California.

Headquartered in Irvine, Fairgrove Property Management also maintains regional offices in Torrance and San Diego. For more information visit: www.fairgrovepm.com

PRODUCT & SERVICE COUNCIL’S

Service Provider Directory

(Please see Product & Service Council Contact Index for contact information)

All Product & Service Council Members have signed a Code of Ethics stating that they shall provide the rental-housing industry with the highest standard of integrity, honesty and professionalism.

Access Control Solutions

A.S. Wise, Inc.

Accounting Services

AllView Real Estate

Clarion Management, Inc.

Accounting Software

Yardi Systems Inc.

Answering Service

Anyone Home Rent Dynamics

Apartment Building Inspection

Green Home Solutions TrueEnviro

Zebra Construction Inc.

Apartment Market Research Data

ALN Data

Apartment SEO

CBRE Multifamily SoCal – Dan Blackwell & Team

Effortless Ads

The Mogharebi Group

Yardi Systems Inc.

Apartment Rental Publications & Services

apartments.com

Intellirent

RentPath

The Mogharebi Group

Apartment/Student Housing

ARIZE

Colliers International

Kairos Investment Management Company

LaundryUp

RokitNow

The Mogharebi Group

Restoration Services Company

VERO

Vesync

Appliances Sales, Service & Leasing

ACE Commercial Laundry Equipment, Inc.

Expressions Home Gallery

L and D Appliance Corp.

National Service Company

R&B Wholesale Distributors, Inc.

Asbestos

FIRST ONSITE Restoration

Restoration Management Company

Asphalt Sales & Service

Oliver Mahon Asphalt

Attorneys

Baker Law Group

Brennan Law Firm

Duringer Law Group, PLC

Fisher & Phillips

The Karlin Law Firm

Kimball, Tirey & St. John LLP Company

Newmeyer & Dillion, LLP

Schiff & Shelton

Wesierski & Zurek LLP, Lawyers

Bath Restoration or Renovations

Baldwin Construction

Buffalo Maintenance, Inc.

California Bath Restoration

OC Professional Maintenance Team

Surface Experts of South Irvine

TASORO Products

Restoration Services Company

Boiler Systems

DCM Services, Inc

Ironwood Plumbing, Inc.

Spicer Mechanical

Streamline Repipe and Plumbing Inc.

Water Heater Man, Inc.

Building Products

Schluter Systems

Buying Group

Optim Real Estate Services Company

OMNIA Partners, Multifamily Housing

Cabinets/Refinishing

Buffalo Maintenance, Inc.

KJ Carpet Wholesale

S M Painting Corp.

Surface Experts of South Irvine

TASORO Products

The Door & Window Company

Carpentry

AMS Construction

Buffalo Maintenance, Inc.

CertaPro Painters of Yorba Linda

Carpet Sales & Service

KJ Carpet Wholesale

R&B Wholesale Distributors, Inc.

Cleaning Service

Bio-One of Orange

Crown Building Services Inc.

Titanium Restoration Services Company

Collections

CollectTech

Duringer Law Group, PLC

David S. Schonfeld, Attorney at Law

Kimball, Tirey & St. John LLP Company

Communications

3CS InfoSystems

Cox Communications

Knock CRM

TouchPoint

Concrete Maintenance & Repair

AMS Construction

Buffalo Maintenance, Inc.

Precision Concrete Cutting

Oliver Mahon Asphalt

Construction

AMS Construction

Angelo Termite and Construction

Aquinas HVAC

Baldwin Construction

Buffalo Maintenance, Inc.

CAMP Construction Services

Ingersoll Rand

KD Electric Company

OC Professional Maintenance Team

Optimum Seismic, Inc.

RedRock Technologies

Schluter Systems

TASORO Products

Trane/American Standard

Zebra Construction Inc.

PSC Service Provider Directory

continued from page 47

Consulting

3CS InfoSystems

Colliers International

Investment Capital Real Estate

Optim Real Estate Services Company

Section 8 Management

Willdan Energy Solutions

Content Restoration

AMS Construction

Green Home Solutions TrueEnviro

Contract Services

CAMP Construction Services

Countertops

Buffalo Maintenance, Inc.

California Bath Restoration

KJ Carpet Wholesale

Surface Experts of South Irvine

TASORO Products

Deck Coatings, Magnesite Repairs, Waterproofing

AMS Construction

Buffalo Maintenance, Inc.

McCarthy Roofing

WICR Waterproofing & Decking

Digital Management Services

Rent Dynamics

Drain Cleaning

California Rooter & Plumbing

LA Hydro-Jet & Rooter Service, Inc.

Plumb It Right!

Total Rooter & Plumbing

Draperies/Blinds/Window Coverings

Apex Window Décor

R&B Wholesale Distributors, Inc.

Drug & Alcohol Testing

TAG / AMS, Inc.

Dryer Vent & Duct Cleaning

Aquinas HVAC

Crown Building Services Inc.

Electric Vehicle Products & Services

A-EV Installs

KD Electric Company

ProPower Electric Co Inc.

REVS (Refuel Electric Vehicle Solutions)

Electrical

A-EV Installs

KD Electric Company

ProPower Electric Co Inc.

Electronic Signature

VERO

Energy Management

Armada Power

Pearlx

Trane/American Standard

Yardi Systems Inc.

Zen Ecosystems

Environmental Consulting & Training

American Environmental Specialists, Inc.

American Environmental Specialists, Inc.

Bio-One of Orange

Green Home Solutions TrueEnviro

Restoration Management Company

Strategic Sanitation Services

Escrow

Genesis Bank

Estate Planning

Exchange Resources, Inc.

Kimball, Tirey & St. John LLP Company

Fencing & Gates

Buffalo Maintenance, Inc.

Fire Safety

Black Bird Fire Protection, Inc.

FireAvert, LLC

Fire & Flood Restoration

BluSky Restoration Contractors, LLC

Commercial Restoration Company

Green Home Solutions TrueEnviro

PRC Restoration

Precision Environmental

Restoration Management Company

Fitness Equipment

Opti-Fit Fitness Solutions

Flooring

KJ Carpet Wholesale

Surface Experts of South Irvine

TASORO Products

Urban Surfaces

Furnaces

Trane/American Standard

Furniture/Furniture Rental

AFR Furniture

Garage Doors

Mesa Artificial Turf/Garage Doors

General Contractor

Angelo Termite and Construction

Baldwin Construction

BluSky Restoration Contractors, LLC

Buffalo Maintenance, Inc.

EmpireWorks Reconstruction and Painting

FIRST ONSITE Restoration

OC Professional Maintenance Team

PRC Restoration

S M Painting Corp.

Zebra Construction Inc.

Graphics

Direct Signs and Designs

Handyman

Buffalo Maintenance, Inc.

OC Professional Maintenance Team

S M Painting Corp.

Heating & Air Conditioning

Aquinas HVAC

Associated Heating & Air

Expressions Home Gallery

Ingersoll Rand

L and D Appliance Corp.

OC Professional Maintenance Team

R&B Wholesale Distributors, Inc.

Spicer Mechanical

Trane/American Standard

Zen Ecosystems

Insurance

AssuredPartners

Brian Berg Insurance Services, Inc.

Deans & Homer, Renter’s Insurance

Dick Wardlow Insurance Brokers

Farmer’s Insurance — Theresa Simes Agency

ISU — The Olson Duncan Agency

Navion Insurance Associates, Inc

NFP Property & Casualty

Prendiville Insurance Agency

Rey Insurance Services, Inc.

TheGuarantors

Internet Services

3CS InfoSystems

Apartment SEO

apartments.com

Cox Communications

Dish Fiber

RentPath

Inspections

Zebra Construction Inc.

Investments

American 1031

Exchange Resources, Inc.

Kay Properties & Investments Company

LordCap Green

Morgan Skenderian Investment

Real Estate Group Company

Janitorial

Strategic Sanitation Services

Kitchen Renovations

Baldwin Construction

Buffalo Maintenance, Inc.

California Bath Restoration

Schluter Systems

Landscapes/Hardscapes

BrightView Landscape Services, Inc.

ManageMowed

Mariposa Landscapes, Inc.

Laundry Equipment & Services

ACE Commercial Laundry Equipment, Inc.

All Valley Washer Service Inc.

L and D Appliance Corp.

Landcare Logic

National Service Company

PWS Laundry / Alliance

R&B Wholesale Distributors, Inc.

WASH Multi Family Laundry Systems

Lending Institutions

Alfa Investments & Loans

CBRE Multifamily SoCal – Dan Blackwell & Team

Chase Multifamily Lending

Genesis Bank

Redwood Mortgage

Torrey Pines Bank

Lighting

A-EV Installs

KD Electric Company

ProPower Electric Co Inc.

Magnesite Repairs

Buffalo Maintenance, Inc.

Maintenance, Repairs, Products

A-EV Installs

Aquinas HVAC

Buffalo Maintenance, Inc.

Clarion Management, Inc.

Evolution Building Efficiency

Ingersoll Rand

KD Electric Company

Mariposa Landscapes, Inc.

OC Professional Maintenance Team

ProPower Electric Co Inc.

Trane/American Standard

WICR Waterproofing & Decking

Marketing

Clarion Management, Inc.

Direct Signs and Designs

Effortless Ads

Intellirent

Rent Dynamics

VERO

Zumper

Mold Remediation

American Environmental Specialists, Inc.

Bio-One of Orange

FIRST ONSITE Restoration

Green Home Solutions TrueEnviro

Precision Environmental

Multi-Family Advisory Services

California Energy-Smart Homes

CheckpointID

Exchange Resources, Inc.

Optim Real Estate Services Company

The Mogharebi Group

Odor Removal

FIRST ONSITE Restoration

Strategic Sanitation Services

Outdoor Furniture & Refinishing

Bassett Outdoor Contract

Legacy Customs

Patio Guys

Paint Sales & Service

Behr Paint

CertaPro Painters of Yorba Linda

EmpireWorks Reconstruction and Painting

OC Professional Maintenance Team

R&B Wholesale Distributors, Inc.

S M Painting Corp.

West Coast Drywall & Paint

Parking

Community Boss

Reliant Parking Solutions, LLC

Zebra Construction Inc.

Pest Control

Angelo Termite and Construction

Lloyd Pest Control

Precision Environmental

Western Exterminator Company

Pipe Restoration

Plumb It Right!

Streamline Repipe and Plumbing Inc.

Plumbing, Contractors & Supplies

California Rooter & Plumbing

EZ Drain & Plumbing

Ironwood Plumbing, Inc.

Plumb It Right!

R&B Wholesale Distributors, Inc.

Repipe Specialists, Inc

Schluter Systems

Streamline Repipe and Plumbing Inc.

Total Rooter & Plumbing

Water Heater Warehouse

Pool & Spa Service & Repair

Pacific Coast Commercial Pool Service

Power/Pressure Washing

CertaPro Painters of Yorba Linda

Crown Building Services Inc.

Private Security

Defense International Corporation

Private Investigations

FPK Security, Inc.

Products

TheGuarantors

Property Management

AIM Properties

Allen Properties

AllView Real Estate

API Property Management

Clarion Management, Inc.

Consensys Property Management Company

DM Smithco

Dunlap Property Group

JLE Property Management

L’Abri Management, Inc.

LoCali Management Group

The Management Works

Optim Real Estate Services Company

Orange County Property Management

Prestige Property Management

ProActive Realty Investments

Reynolds Realty Advisors

Roberts Management & Investments

Satellite Management Company

South Coast Real Estate & Property Management

Sullivan Property Management

SVN / Vanguard — Cameron Irons

Property Management Software

ARIZE

Anyone Home Appfolio, Inc.

Community Boss

Luminous

Reliant Parking Solutions, LLC

Rent Dynamics

Rentler

RokitNow

Snappt Inc.

VERO

Vesync

Yardi Systems Inc.

Property Management Staffing & Training

Approved Real Estate

Multi Team Services

NPM Staffing an InterSolutions Company

Section 8 Management

The Liberty Group

PSC Service Provider Directory

— continued on page 50

PSC Service Provider Directory

continued from page 49

Rain Gutters

Argos Homes Systems

McCarthy Roofing

Real Estate/Investments

Alfa Investments & Loans

AllView Real Estate

CBRE Multifamily SoCal – Dan Blackwell & Team

Colliers International

DM Smithco

Gorman & Associates

Investing in The OC

Investment Capital Real Estate

Real Estate/Investments — Continued

Kairos Investment Management Company

Kay Properties & Investments Company

Marcus & Millichap

Morgan Skenderian Investment

Real Estate Group Company

Prestige Property Management

ProActive Realty Investments

Realtors Commercial Alliance of Orange County (RCAOC)

Section 8 Management

SVN / Vanguard — Cameron Irons

Real Estate Broker

AllView Real Estate

CBRE Multifamily SoCal — Dan Blackwell & Team

KW Commercial

Morgan Skenderian Investment

Real Estate Group Company

Optim Real Estate Services Company

The Mogharebi Group

Reconstruction

AMS Construction

Baldwin Construction

Commercial Restoration Company

EmpireWorks Reconstruction and Painting

Precision Environmental

WICR Waterproofing & Decking

Recycling

Strategic Sanitation Services

Do you know…

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

Rent Payment System

Section 8 Management

Resident Screening

AllView Real Estate

Intellirent

Rentler

SafeRent Solutions

Snappt Inc.

VERO

Yardi Systems Inc.

Roofing

AMS Construction

CAMP Construction Services

Guardian Roofs by Sudduth Construction Inc.

McCarthy Roofing

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

Signage

Direct Signs and Designs

Security Services/Patrol Services

ADT Multifamily

ARIZE

California Safety Agency

Defense International Corporation

FPK Security, Inc.

Snappt Inc.

USGI — Upland Group

Vesync

Seismic Retrofitting & Engineering

Optimum Seismic, Inc.

Service and Leasing

Snappt Inc.

TheGuarantors

Solar Thermal

Pearlx

Staffing Service

Approved Real Estate

InterLink Multifamily Staffing

Surface Restoration

AMS Construction

Surface Experts of South Irvine

Sustainability/Green Energy

California Energy-Smart Homes

Green Home Solutions TrueEnviro

Optima

Pearlx

Zen Ecosystems

Tax Planning

Exchange Resources, Inc.

Telecommunications

Cox Communications

Dish Fiber

Towing

Dedicated Transportation Services

Knight Towing

Professional Towing LLC

TO’ and MO’ Towing

Training

Clarion Management, Inc.

Section 8 Management

Trash Services

Strategic Sanitation Services

Valet Living

Tree Service

David’s Tree Service, Inc.

ManageMowed

Mariposa Landscapes, Inc.

Utilities & Sub Metering

Conservice

Livable

Southern California Edison-Multi Family Program

Zen Ecosystems

Video Commercials

NPM Staffing an InterSolutions Company

Video Surveillance

Assure by Remote Ally

Water Heaters

California Rooter & Plumbing

DCM Services, Inc

R&B Wholesale Distributors, Inc.

Total Rooter & Plumbing

Water Heater Man, Inc.

Water Heater Warehouse

Water Heaters Only Inc.

Waterproofing

AMS Construction

S M Painting Corp.

Schluter Systems

WICR Waterproofing & Decking

Water Removal

ATI

FIRST ONSITE Restoration

Precision Environmental

Restoration Management Company

Website Development/Online Advertising

Apartment SEO

Windows & Doors

Bear Windows Inc.

Crown Building Services Inc.

Mesa Artificial Turf/Garage Doors

Moore Replacements

The Door & Window Company

PRODUCT & SERVICE COUNCIL’S Service Provider Directory Contact Index

(Please see Product & Service Council Service Provider Directory for Listings of Services)

All Product & Service Council Members have signed a Code of Ethics stating that they shall provide the rental-housing industry with the highest standard of integrity, honesty and professionalism.

3CS InfoSystems

Chris Counts

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

A.S. Wise, Inc.

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

A-EV Installs

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

ACE Commercial Laundry Equipment, Inc.

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

Provide Sales, Service, Leasing & Parts for Coin-Op Laundry Equipment. See the Advertisers Index on Page 66 for the location of our ad.

ADT Multifamily

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

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

AFR Furniture

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

AIM Properties

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

Alfa Investments & Loans

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

All Valley Washer Service Inc.

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

PSC Contact Index — continued on page 52

Allen Properties

Frank Allen/Paul Allen/Jessica Siderius

1 Orchard Road, Suite #230 Lake Forest, CA 92630 (949) 768-6850

frank@allenproperties.net — www.allenproperties.net Property Management Services/Investments.

AllView Real Estate

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

info@allviewrealestate.com

ALN Data

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

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

American 1031

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

American Environmental Specialists, Inc.

Mr. James F. McClung, Jr. 15183 Springdale Street Huntington Beach, CA 92649 (714) 379-3333 admin@aeshb.com

Consultant: Mold Investigations/Recommendations, Asbestos/Lead Testing, Training. See the Advertisers Index on Page 66 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 66 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 66 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 66 for the location of our ad. Appfolio, Inc. 55 Castilian Dr Goleta, Ca 93117 (866) 648-1536

mindy.sorenson@appfolio.com

See the Advertisers Index on Page 66 for the location of our ad.

Approved Real Estate

Jim Forde 4010 Barranca Pkwy, Suite 100 Irvine, CA 92604 (714) 875-0979 jim@approvedrealestateacademy.com

Aquinas HVAC

Eric Barnett 7438 Trade Street San Diego, CA 92121 (610) 410-3154

eric.barnett@aquinashvac.com

Gain

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

MONTHLY Cash Flow Potential via ACH Direct Deposit*

Preferred Return* 10.00% FEATURED

ACCESS

CLOSE

Representative Photo

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

Argos Homes Systems

Mr. James Van Dyke

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

argosjvandyke@hughes.net

Seamless aluminum rain gutters, fabric awnings, mirrored wardrobe closets. See the Advertisers Index on Page 66 for the location of our ad.

ARIZE

Chao Wang

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

Chao.Wang@ArizeHub.com

Armada Power

Robert Cooke 230 West Street Columbus, OH 43215-2655

(909) 730-6509 robert.cooke@armadapower.com

Associated Heating & Air

Cheryl Brennan

1320B N Hancock St Anaheim. CA 92807 (714) 777-8833

kthomas@associatedheatingandair.com www.associatedheatingandair.com

Assure by Remote Ally

Eddie Conlon

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

AssuredPartners

Kate Shoemaker

2913 S Pullman Street Santa Ana, CA 92705 (949) 417-4047

kate.shoemaker@assuredpartners.com

ATI

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

edwina.garcia@atirestoration.com

Baker Law Group

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

Baldwin Construction

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

Bassett Outdoor Contract

Jonathan Bennett PO Box 1280

Haleyville, AL 35565 (205) 486-5102

jlbennett@bassettoutdoorcontract.com

Bear Windows Inc.

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

george@bearwindows.com — www.bearwindows.com

Behr Paint

Lori Flores

1601 E. Saint Andrew Pl. Santa Ana, CA 92705-5044

(909) 248-5132

lorflores@behrpaint.com — www.behr.com

Bio-One of Orange

Cory Flores

1439 West Chapman Avenue #159 Orange, CA 92868 (949)306-1733

Cory@Biooneorange.com — www.biooneorange.com

Black Bird Fire Protection, Inc.

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

info@blackbirdfire.com

BluSky Restoration Contract, LLC

Stefanie Koslosky

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

Stefanie.koslosky@goblusky.com

Brennan Law Firm

Michael Brennan

67 Live Oak Avenue, Suite 105 Arcadia, CA 91006 (626) 294-0500

mike@mbrennanlaw.com

See the Advertisers Index on Page 66 for the location of our ad. Brian Berg Insurance Services, Inc.

Brian Berg

25950 Acero, #345 Mission Viejo, CA 92691 (949) 243-9393

Brian@bbisinc.com — www.bbisinc.com

BrightView Landscape Services, Inc.

Kristina Schafer

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

Kristina.SChafer@brightview.com

Buffalo Maintenance, Inc.

Frank Alvarez

6861 Stanton Ave., Suite G Buena Park, CA 90621 (714) 956-8371 www.buffalomaintenance.com

See the Advertisers Index on Page 66 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 66 for the location of our ad.

California Safety Agency

Darrell Cowan

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

dcowan@csapatrol.com — www.csapatrol.com

CAMP Construction Services

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

ranthony@campconstruction.com

CBRE Multifamily SoCal – Dan Blackwell & Team

Daniel Blackwell

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

dan.blackwell@cbre.com — www.cbre.com/invocmultifamily Orange County multifamily investment property sales and 1031 exchanges. See the Advertisers Index on Page 66 for the location of our ad.

CertaPro Painters of Yorba Linda

Jeff Cornelius

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

jeffcornelius@certapro.com

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

CheckpointID

Gabe Jones 4100 Midway Road, Suite 1165 Carrolton, TX 75007 (757) 618-3918 emily@checkpointid.com

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

CollectTech

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

Colliers International

Pat Swanson

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

Commercial Restoration Company

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

Community Boss

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

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

Conservice

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

Cox Communications

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

PSC Contact Index —

continued from page 54

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 66 for the location of our ad.

Deans & Homer, Renter’s Insurance

Debbie Halverson

110 E. Wilson Ave., Suite 102 Fullerton, CA 92832 (800) 345-2054

debbieh@deanshomer.com — www.InsureYourStuff.com

Dedicated Transportation Services

Richard Rodrigues

13700 Harbor Blvd., Suite B Garden Grove, CA 92843 (714) 371-3034 richthetowguy@yahoo.com www.dedicatedtransportationservices.com

Defense International Corporation

Chaz McKinney

130 South Prospect Avenue Tustin, CA 92780 (714) 646-1945 defenseintco@gmail.com

Dick Wardlow Insurance Brokers

Matt Wardlow

233 High Street Moorpark, CA 93021 (805) 553-0505 x 320 mattw@wardlowinsurance.com — www.wardlowinsurance.com Insurance brokers specializing in apartments and commercial property.

Direct Signs and Designs

(NorCal Direct Marketing Inc. DBA)

Angela Waugh

5151 Golden Foothill Pkwy, #110 El Dorado Hills, CA 95762 (916) 941-8046 angela@directsd.com — directsd.com

Dish Fiber

Eva Wai

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

DM Smithco

Duane Van Handel

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

Dunlap Property Group

Paul Dunlap

801 E. Chapman Avenue Fullerton, CA 92831 (714) 879-0111

pdunlap@dpgre.com — www.dpgre.com

Duringer Law Group, PLC

Mr. Stephen C. Duringer, Esq.

181 S. Old Springs Road, 2nd Floor Anaheim Hills, CA 92809 (714) 279-1100, (800) 829-6994 toll free

Specializes in landlord/tenant law, debt collection, eviction.

Effortless Ads

Madeline Nash

209 Cornwall Street Northwest Leesburg, VA 20176 (214) 952-9862

madeline@effortlessads.com

EmpireWorks Reconstruction and Painting

Chet Oshiro

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

coshiro@empireworks.com — www.empireworks.com

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.

PSC Contact Index — continued on page 58

EZ Drain & Plumbing

Stacie Fluhrer

6709 Washington Ave, #944

Whittier, CA 90601 (714) 640-0699

ezdrainandplumbing@gmail.com

See the Advertisers Index on Page 66 for the location of our ad.

Farmer’s Insurance — Theresa Simes Agency

Terri Simes

17155 Newhope Street #F

Fountain Valley, CA 92708 (714) 966-3000

tsimes@farmersagent.com — www.farmersagent.com/tsimes

Insurance for apartments, business, auto, home, life, etc.

See the Advertisers Index on Page 66 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

Lisa McCollough

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

lisa.mccollough@firstonsite.com

Fisher & Phillips

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

cbaran@laborlawyers.com

PSC ➢ Free Delivery & Estimates ➢ Custom Sizes Available

Genesis Bank

Lauren DiBiase

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

ldibiase@mygenesisbank.com

Gorman & Associates

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

See the Advertisers Index on Page 66 for the location of our ad. Green Home Solutions TrueEnviro

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

Guardian Roofs by Sudduth Construction Inc.

Helen Tredo 1010 N. Batavia St., Suite F Orange, CA 92867 (714) 633-3619 guardianroofsbookkeeping@gmail.com — www.guardianroofs.com

Roofing systems for residential and commercial property for over 30 years. See the Advertisers Index on Page 66 for the location of our ad.

HMWC, CPAs & Business Advisors

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

HMWC, CPAs & Business Advisors

David Eisenman

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

david@hmwccpa.com

Ingersoll Rand

Jesse Estrada

11927 Ottawa Pl. #90 Chino, CA 91710 (909) 306-9390

jesse.estrada@irco.com

Intellirent

Cassandra Joachim

632 Commercial Street, 5th Floor San Francisco, CA 94111 (415) 849-4400

info@myintellirent.com

InterLink Multifamily Staffing

Lisa Wetzel

17321 Irvine Boulevard Tustin, CA 92780 (949)400-1678

lisa@interlinkmultifamily.com

Investing in The OC

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

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

Investment Capital Real Estate

Ignacio Diaz, Jr.

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

id@investmentcapitalre.com — www.investmentcapitalre.com

S o nd a nce Pa i nt i n g APARTMENT– RESIDENTIAL COMMERCIAL INTERIOR – EXTERIOR FULL JANITORIAL, MAINTENANCE & CLEAN UP SERVICES NEAT, FAST, HONEST LIC. #828563 949 - 472 -7516

NO HIDDEN COSTS 58 Apartment News www.aaoc.com March 2023

Ironwood Plumbing, Inc.

Carl Ludwig

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

carl@ironwoodplumbing.com — www.ironwoodplumbing.com

ISU — The Olson Duncan Agency

Jim Kinmartin

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

jim@olsonduncan.com — www.olsonduncan.com

Independent insurance brokerage representing commercial building owners and operators.

JLE Property Management

Denise Arredondo

202 E Broadway Anaheim, CA 92805 (714) 778-0480

www.jle1.com — denise@jle1.com

See the Advertisers Index on Page 66 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 66 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

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

Kimball, Tirey & St. John LLP Company

Deborah Biggs

2040 Main St., Suite 500 Irvine, CA 92614 (800) 564-6611

deborah.biggs@kts-law.com

KJ Carpet Wholesale

Chris Yi PO Box 369 Walnut, CA 91788

(909) 455-0180

AR@kj-carpet.com

Knight Towing

Frank Mora

1001 North Logan Street Santa Ana, CA 92701

(714) 686-5975

sales@knightstotherescue.com

Knock CRM

Amy Marthaller

1455 Northwest Leary Way, 200 Seattle, WA 98107

(714)718-3891

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

KW Commercial Randy Combs

4010 Barranca Parkway, Ste 100 Irvine, CA 92604 (714) 658-3263

randycombs@kw.com

See the Advertisers Index on Page 66 for the location of our ad.

L and D Appliance Corp.

Henry Hsu

11969 Telegraph Rd. Santa Fe Springs, CA 90670 (562) 946-1105

henryh@lndappl.com — www.lndappl.com

L’Abri Management, Inc.

8141 E. Second Street, Suite 300 Downey, CA 90241 (714) 826-9972

www.labri-inc.com

Full service property management provider for 16+ units.

LA Hydro-Jet & Rooter Service, Inc.

Dan Baldwin

10639 Wixom St Sun Valley, CA 91352 (800) 750-4426

dbaldwin@lahydrojet.com

Landcare Logic

Jalin Gerber

1448 N. Glassell Orange, CA 92867 (951) 316-8002

jalin@landcarelogic.com — www.landcarelogic.com

PSC Contact Index — continued on page 60

PSC Contact Index —

continued from page 59

LaundryUp

Howard Lee

1070 N. State College Blvd. Anaheim, CA 92806 (714) 533-7835

hmlee_vp@yahoo.com — www.laundryup.com

Legacy Customs

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

lily@meadowdecor.com

Livable

Daniel Sharabi PO Box 475852 San Francisco, CA 94147 (877) 789-6027

comesave@livable.com — www.livable.com

See the Advertisers Index on Page 66 for the location of our ad.

Lloyd Pest Control

David Hinrichs

1331 Morena Blvd, #300 San Diego, CA 92110 (619) 843-6369

david.hinrichs@lloydpest.com

LoCali Management Group

Nathan Poth

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

Nathan@livinglocali.com — www.livinglocali.com

Boutique style property management.

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

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

Marcus & Millichap

Jon Giannola

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

jgiannola@marcusmillichap.com

See the Advertisers Index on Page 66 for the location of our ad. Mariposa Landscapes, Inc.

Larry Rudd

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

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

McCarthy Roofing

Aaron Martin

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

customerservice@mccarthyroofing.com

See the Advertisers Index on Page 66 for the location of our ad.

Mesa Garage Doors

Meridith Denos

4915 E Hunter Ave Anaheim, CA 92807 (808) 807-7566

mdenos@mesagaragedoors.com — www.mesagaragedoors.com

Moore Replacements

Mike Moore

1525 W MacArthur Blvd, Unit 16 Costa Mesa, CA 92626 (714) 963-0505

mike@moorereplacements.com

Morgan Skenderian Investment Real Estate Group Company

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

md@morganskenderian.com

Multi Team Services

Teresa Manzano Mendoza

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

teresa@multiteam.net — www.multiteamservices.com

National Service Company

Anel Burgin

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

ab_national@yahoo.com — www.apartmentlaundry.com

See the Advertisers Index on Page 66 for the location of our ad.

Navion Insurance Associates, Inc

Shawntae Stewart 23001 La Palma Avenue, Ste 120 Yorba Linda, CA 92887 (714) 202-4711

sstewart@navionins.com — www.navionins.com

Newmeyer & Dillion, LLP

Rondi Walsh

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

NFP Property & Casualty

Eric R. Marrs, CIC, CRM, Vice President 1551 Tustin Avenue, Suite 500 Santa Ana, CA 92705 (714) 617-2446

eric.r.marrs@nfp.com — www.nfp.com

Commercial, Personal & Health Insurance.

NPM Staffing an InterSolutions Company

Laura Aliberti

2400 East Katella Ave., Suite 800 Anaheim, CA 92806 (949) 307-1595

laliberti@npmstaffing.com — www.npmstaffing.com

OC Professional Maintenance Team

Jennifer Barragan 1180 W. Ball Rd. #9134 Anaheim, CA 92812 (714) 583-8633

info@ocproteam.com

See the Advertisers Index on Page 66 for the location of our ad.

Oliver Mahon Asphalt

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

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

Opti-Fit Fitness Solutions

Eric Konz PO Box 6716 Folsom, CA 95763 (888) 601-4350

ekonz@opti-fit.com — www.opti-fit.com

Optim Real Estate Services Company

Tom Gibbons

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

Optimum Seismic, Inc.

Ali Sahabi 5508 S. Santa Fe Ave. Vernon, CA 90058 (323) 605-0000 asahabi@optimumseismic.com — www.optimumseismic.com

See the Advertisers Index on Page 66 for the location of our ad. Orange County Property Management

Eric Reichert

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

eric@ocmgmt.com — orangecountypropertymanagement.com

See the Advertisers Index on Page 66 for the location of our ad. Pacific Coast Commercial Pool Service

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

Patio Guys

Joanna Solis 2907 Oak St Santa Ana, CA 92707 (800) 310-4897

commercial@patioguys.com

Pearlx

Phillip Forrester

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

PK Security, Inc.

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

Plumb It Right!

Terry Gepford

2135 North Orange Olive Road Orange, CA 92865 (949) 275-2913

terrylgepford@gmail.com

PSC Contact Index —

continued from page 60

PRC Restoration

Freddy Rodriguez

23839 Banning Blvd

Carson, CA 90745 (562) 490-6900

info@prcrestoration.com — www.prcrestoration.com

Precision Concrete Cutting

Aaron Anderson

650 S Grand Ave #108

Santa Ana, CA 92705 (760)448-0979

aaron@pcctriphazardremoval.com — www.safesidewalks.com

Precision Environmental

Mark Taylor

4350 Transport Street, Suite 109 Ventura, CA 93003 (805) 641-9333

mtaylor@precisionenv.com

Prendiville Insurance Agency

Angela Weiss

24661 Del Prado, Suite 3

Dana Point, CA 92629-2805 (949) 487-9696

angela@prendivilleagency.com

Prestige Property Management

Brad Clark

1500 Adams Ave., Suite #201

Costa Mesa, CA 92626 (949) 933-1518

brad@prestige-pm.com — www.prestige-pm.com

Full Service Real Estate.

ProActive Realty Investments

Rita Aguila

1913 E. 17th Street, Suite 217 Santa Ana, CA 92705 (714) 541-3138

rita@proactiveri.com — www.proactiveri.com

Property Management Multifamily & Single Homes, Real Estate Sales.

Professional Towing LLC

Alberto Castellanos

593 North Batavia Street Orange, CA 92868-1218 (714) 616-0290

dispatch@albertostowing.com

ProPower Electric Co Inc.

Angel Rodriguez

11138 Del Amo Boulevard #382 Lakewood, CA 90715 (562) 569-9864

angel@propowerelectricco.com

PWS Laundry / Alliance

John Endahl

12020 Garfield Ave South Gate, CA 90280

(323) 721-8832

jendahl@pswlaundry.com — www.pwslaundrywest.com

R&B Wholesale Distributors, Inc.

David Rhodes

2350 S. Milliken Ontario, CA 91761

(909) 230-5400

drhodes@rbdist.com — www.rbdist.com

See the Advertisers Index on Page 66 for the location of our ad.

RedRock Technologies

Jake Tirabassi

15215 Alton Parkway, #200 Irvine, CA 92618

(949)386-0798 jaket@itredrock.com

Redwood Mortgage

Mike Micci

177 Bovet Road, Suite 520 San Mateo CA 94402 (949) 793-5130

mike.micci@redwoodmortgage.com

Reliant Parking Solutions, LLC

Kevin Wexler

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

Rent Dynamics

Bryson Jensen

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

Rentler

Barton Strawn

200 Civic Center Drive, Suite 150 Sandy, UT 84070 (888) 222-1009 www.rentler.com/partner/aaoc — membership@rentler.com

RentPath

Laura Lemansky

950 East Paces Ferry Road NE, Suite 2600 Atlanta, GA 30326 (949) 943-5177 llemansky@rentpath.com

Repipe Specialists, Inc

Daniel Johnston

245 East Olive Ave, 5th Floor Burbank, CA 91502 (703) 801-8269 daniel.johnston@repipespecialists.com

Restoration Management Company

Michelle Lopez

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

REVS (Refuel Electric Vehicle Solutions)

David Aaronson

3753 Nottingham St Houston, TX 77005 (713) 927-1693

daaronson@refuelevs.com — www.refuelevs.com

See the Advertisers Index on Page 66 for the location of our ad. Rey Insurance Services, Inc.

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

See the Advertisers Index on Page 66 for the location of our ad.

Reynolds Realty Advisors

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

Elizabeth@ReynoldsRealtyAdvisors.com www.ReynoldsRealtyAdvisors.com

Roberts Management & Investments

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

See the Advertisers Index on Page 66 for the location of our ad.

RokitNow

Bhavin Patel

26895 Aliso Creek Rd #B329 Aliso Viejo, CA 92656 (855) 765-4866

info@rokitnow.com — www.rokitnow.com

Text messaging services to help communicate with your customers.

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

Steve Pinkus 6831 Suva St. Los Angeles, CA 90201 (562) 928-1200

steve@royalroofing.com — www.royalroofing.com

Specializing in flat/low slope roofs, comp. & wood shingle and tile roofs. Solar panel installation. See the Advertisers Index on Page 66 for the location of our ad.

SafeRent Solutions

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

paula.durner@parkhillholdings.com

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

Satellite Management Company

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

pconzelman@satellitemanagement.com

Schiff & Shelton

Laurie Schiff

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

laurie@schiff-shelton.com

Schluter Systems

Mary Yocum 15 Nantucket Lane Aliso Viejo, CA 92656 (714)329-0355 myocum@schluter.com

Section 8 Management

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

housing@section8management.com

S M Painting Corp.

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

Snappt Inc.

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

dcooper@snappt.com — www.snappt.com

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

See the Advertisers Index on Page 66 for the location of our ad. Southern California Edison-Multi Family Program

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

Spicer Mechanical Chad Hegreberg 1210 N. Jefferson #K, Anaheim, CA 92807 (714) 279-9100

chadh@spicermechanical.com — www.spicermechanical.com

Strategic Sanitation Services

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

ericl@wasteoptimize.com

Streamline Repipe and Plumbing Inc.

Israel De La Torre 9555 Heiner Street Bellflower, CA 90706 (855) 737-4737

streamlinerepipex@gmail.com

Sullivan Property Management

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

40 Years of Property Management Experience in Orange County.

See the Advertisers Index on Page 66 for the location of our ad.

Surface Experts of South Irvine

Heath White

25 Grandbriar

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

The Bee Man SVN / Vanguard — Cameron Irons

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

See the Advertisers Index on Page 66 for the location of our ad.

TAG / AMS, Inc.

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

TASORO Products

Annie Bing

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

The Door & Window Company

Elsa Pizana 1529 W. Alton Avenue Santa Ana, CA 92704 (714) 754-4085

elsa@thedoorandwindow.com

TheGuarantors

Alexandra Nazaire

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

The Liberty Group

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

carrief@thelibertygroup.com — www.thelibertygroup.com

The Management Works

Chip Robinson

1303 Avocado Ave #260 Newport Beach, CA 92660 (949) 644-2063

www.mgtworks.com

We provide apartment property management in Southern California.

The Mogharebi Group

Brett Bayless 28 Crestview Drive

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

Brett.bayless@mogharebi.com

Titanium Restoration Services Company

Victor Martinez

P.O. Box 4584 Anaheim, CA 92801 (714) 290-5875

titaniumrestoration@gmail.com

TO’ and MO’ Towing

Robert Heer

518 N. Poinsettia Ave. Santa Ana, CA 92701 (714) 543-0879

rchjr@pacbell.net

Towing company with 4 locations in Orange County.

Torrey Pines Bank

Patrick Davern

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

Total Rooter & Plumbing

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

totalbfrp@gmail.com

See the Advertisers Index on Page 66 for the location of our ad. TouchPoint

Brian Maguire

13681 Newport Ave, Suite 8118 Tustin, CA 92780 (714) 614-8221 brian@touchpoint365.com — www.touchpoint365.com

Trane/American Standard

Brett Massie 2315 185th Avenue East Lake Tapps, WA 98391 (206) 406-3307 Brett.Massie@TraneTechnologies.com

Urban Surfaces

Brandon Cutler 2380 Railroad Street, Building 101 Corona, CA 92878 (951) 223-4645 brandon.c@urbansurfaces.com — www.urbansurfaces.com

USGI — Upland Group

William Estela

2390 E. Orangewood Avenue #520 Anaheim, CA 92806 (855) 787-5263 westela@usg.org — www.usg.org

Valet Living

Briana Sellers

100 South Ashley Drive, Suite 700 Tampa, FL 33602 (813) 248-1327 briana.sellers@valetliving.com — www.valetliving.com

VERO

Richard Philpot

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

Vesync

Chao Wang

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

WASH Multi Family Laundry Systems

Tracy McMahon

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

Coin-operated laundry equipment. See the Advertisers Index on Page 66 for the location of our ad.

Water Heater Man, Inc.

Jim Green

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

tommyg@waterheatermaninc.com

Water Heater/boiler service and installation.

Water Heater Warehouse

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

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

Water Heaters Only Inc.

Yana Carpenter 970 E. Main Street #200 Grass Valley, CA 95945 (800)833-4570

laoffice@waterheatersonly.com — www.waterheatersonly.com

Wesierski & Zurek LLP, Lawyers

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

tcummings@wzllp.com — www.wzllp.com

Defense of Landlord/Tenant, Premises Liability and Employment Matters.

West Coast Drywall & Paint

Aaron Fernandez 1610 W. Linden Avenue Riverside, CA 92507 (951) 778-3592

aaron.fernandez@wcdp.com

WICR Waterproofing & Decking

901 E. Taquitz Canyon Way, Suite A105 Palm Springs, CA 92262 (888) 388-9427

sean@wicr.net

Willdan Energy Solutions

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

MFEEP@willdan.com

Yardi Systems Inc.

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

kelly.krier@yardi.com

Ygrene Energy Fund

Emily Ramey

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

emily.ramey@ygrene.com

Zebra Construction Inc.

Michelle Durey

145 S Fairfax Ave Los Angeles, CA 90036 (310) 890-3989

info@zebraconstruct.com

Zen Ecosystems

Jack McKee

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

jack.mckee@zenecosystems.com

Zumper

49 Geary St. San Francisco, CA 94108 714) 262-4213

darcy@zumper.com

ADVERTISERS’ INDEX

Category

See page 66 for alphabetical listings

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

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

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

Experts in All Building Types

Soft-story Multifamily

Tilt-up

Unreinforced Masonry

Non-ductile Concrete

Steel Moment Frame

SEISMIC ENGINEERING & CONSTRUCTION EXPERTS

Full-service Team

In-house Licensed Engineering, Steel Fabrication & Construction

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

Industry leader Proven expertise

Forms 101

Owning residential rental property can be a source of great personal and financial reward. It can also be extremely costly if the operational forms you use are legally incorrect, out-of-date, or not completed correctly. Even seemingly minor errors, omissions, and oversights can have negative consequences.

This interactive webinar for rental property owners and operators will walk you through the steps you need to follow to correctly select, complete, and utilize AAOC’s most frequently used operational forms. Eliminate any confusion and uncertainty, and have your questions answered, so you can use your forms with confidence.

Presenter:

Date: Monday, April 3, 2023

Time: 10 a.m.

Location: Zoom Webinar

Cost: $20 members

$45 non-members

Register at www.AAOC.com

Zoom link to be provided upon registration. All webinar ticket sales are final.

Tyler Greer, Esq. Duringer Law Group, PLC