Apartment News
r e m m Su
Proudly Serving the Rental-Housing Industry Since 1961
VOL. LXII • June 2022
Thursday, August 4, 2022 Newport Beach 5:30 p.m.
CRUISE
Mingle aboard the Wild Goose, once the private playground for legendary actor John Wayne.
Tickets on sale June 13, 2022 www.AAOC.com
In This Issue Streamlining the Rental Application Process.........................................................................16 Managing Mosquito Threats in Your Rental Community.......................................................20 Orange County Water Supply Update....................................................................................22 A Tale of Two Cities: The Unjustness of Santa Ana’s Rent Stabilization Ordinance..................26 Modified Net Leases for Apartments?...................................................................................30 Fires and Quakes Threaten Orange County............................................................................34 A Bigger Picture Look............................................................................................................36 AAOC Trade Show & Conference Celebrates the Strength of the Multifamily Industry............42
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Apartment News Proudly Serving the Rental-Housing Industry Since 1961
VOL. LXII • June 2022
Contents AAOC Education & Events 5 General Membership Meeting 39 Angels Night: Tailgate, Taco Bar & Fireworks
Departments 4 Executive Director’s Message — Trade Show Reflections and Appreciation
76 NAA Apartmentalize
6 Sacramento Report — Legislature’s “LANDLORD” Wordplay, Wit or Weapon?
Features
8 Orange County Legislative Watch — What’s the Fastest Way to Cede Local Control to Sacramento? Ask the Housing Industry.
16 Streamlining the Rental Application Process By Paul Willis 20 Managing Mosquito Threats in Your Rental Community 22 Orange County Water Supply Update 26 A Tale of Two Cities: The Unjustness of Santa Ana’s Rent Stabilization Ordinance By Mercedes Shaffer 30 Modified Net Leases for Apartments? By Joseph DeCarlo 34 Fires and Quakes Threaten Orange County By Ali Sahabi 36 A Bigger Picture Look By William R. Gorman 42 AAOC Trade Show & Conference Celebrates the Strength of the Multifamily Industry
12 Legal Corner 14 Dear Maintenance Men 52 The Benefits of AAOC Membership 53 Welcome New Members 54 PSC Corner — Zen Ecosystems / TASORO 55 Product & Service Council’s Service Provider Directory 59 Product & Service Council’s Contact Index 72 Advertisers’ Index — Category 74 Advertisers’ Index — Alphabetical
Apartment News is the official publication of the Apartment Association of Orange County. Apartment News (ISSN 0747-3435) is published monthly for the apartment-house industry. It is published at 525 Cabrillo Park Drive, Suite 125, Santa Ana, CA 92701; (714) 245-9500. Subscription rate for nonmembers is $25 per year. Copyright 2020 by Orange County Multi-Housing Service Corporation. All rights reserved.
Postmaster: Send address change to: 525 Cabrillo Park Drive, Suite 125, Santa Ana, CA 92701. Second-class postage paid at Garden Grove, California.
June 2022
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Apartment News
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Refuel Electric Vehicle Solutions (REVS) wants to host EV Charging Stations on your multi-family property! With the exponential growth of the electric vehicle industry comes a new opportunity for real estate owners. Deploying EV Charging Stations on your property can provide new financial benefits including a new stream of revenue as well as an overall increase in property value. Property Owner Benefits: No capital outlay No monthly operating costs or network fees Property Owner will be paid for the use of their parking spaces Property Owner’s tenants will be served by the strongest Level 2 charging stations on the market Property Owner’s electrical infrastructure will be upgraded at no cost Property Managers will not be burdened with managing the station Minimum of 4 charging stations per property will conveniently serve up to 40 EV residents Requirements: Must be in SCE trade area Minimum of 200 units Built after 2000
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Apartment News
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June 2022
833-738-7382
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Apartment News
CALENDAR OF EVENTS
The Resources You Want — The Representation You Need — Since 1961
Published by the Orange County Multi-Housing Service Corporation, a subsidiary of the Apartment Association of Orange County. 525 Cabrillo Park Drive, Suite 125 Santa Ana, CA 92701 (714) 245-9500 • Fax (714) 245-9505 • www.aaoc.com n n n n n
Executive Director – David J. Cordero Editor in Chief – David J. Cordero Advertising & Media Sales Director – Debbie M. DiBernardo Design & Production – Dave Moeller/Graphic Angles 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. 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.
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Frank Alvarez Rick Roshan Randy Combs John Tomlinson Laurel Dial Nathan Poth Craig Kirkpatrick John Tomlinson
Directors n n
Julia Araiza Denise Arredondo
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Alan Dauger Stephen C. Duringer
Directors Emeriti n n n n
Ronald Berg Vicki Binford David A. Cossaboom Nicholas Dunlap
Thursday, 5:30–7:30 pm, Brewery X, Anaheim
8 - CRHP Summer #2
Wednesday, 6–9 pm, Online
14 - Board of Directors Meeting Tuesday, 6 pm, Online
15 - CRHP Summer #3
Wednesday, 6–9 pm, Online
21 - General Membership Meeting
Tuesday, 7–9 pm, Online, See Page 5
22 - NAA Apartmentalize
Wednesday, San Diego, CA, See Page 68
22 - CRHP Summer #4
Wednesday, 6–9 pm, Online
23 - NAA Apartmentalize
Thursday, San Diego, CA, See Page 68
24 - NAA Apartmentalize
Friday, San Diego, CA, See Page 68
29 - CRHP Summer #5
Wednesday, 6–9 pm, Online
J U LY 4 - Independence Day
Monday, Office Closed
6 - CRHP Summer #6
Wednesday, 6–9 pm, Online
11 - Earthquake Vulnerability & Retrofitting 101 Monday, 1–2 pm, Online
12 - Board of Directors Meeting Tuesday, 6 pm, Online
13 - CRHP Summer #7
14 - Sexual Harassment Prevention Certification Thursday, 9–11 am Online
16 - Angels Night: Tailgate, Game & Fireworks
Saturday, 3–10 pm, Angel Stadium, see Page 39
20 - CRHP Summer #8
25 - Welcome Home OC
Officers n
Wednesday, 6–9 pm, Online
2 - OC Multifamily Mingle
Wednesday, 6–9 pm, Online
BOARD OF DIRECTORS President First Vice President Second Vice President Vice President Legislative Council Treasurer Secretary Sergeant at Arms Immediate Past President
1 - CRHP Summer #1
Wednesday, 6–9 pm, Online
MISSION STATEMENT
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JUNE
Monday, 10–11:30 am, Online
27 - CRHP Summer #9
Wednesday, 6–9 pm, Online
28 - Lunchtime Learning
Thursday, 12–1 pm, Online
AUGUST 3 - CRHP Summer #10
Wednesday, 6–9 pm, Online
4 - Summer Cruise
Thursday, 5:30–8 pm, Wild Goose, Newport Beach, See Cover & Page 4
9 - Board of Directors Meeting Tuesday, 6 pm, Online
10 - CRHP Summer #11
Wednesday, 6–9 pm, Online
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William R. Gorman Jerry L’Ecuyer Nick Lieberman Ray Maggi
June 2022
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Apartment News
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EXECUTIVE DIRECTOR’S MESSAGE B y D avid J. C ordero E xecutive D irector
Trade Show Reflections and Appreciation
I
f you were among the nearly 1,200 rental housing providers who attended last month’s AAOC Trade Show & Conference, thank you for joining us and for spending part of your day connecting with nearly 100 industry vendors, attending informative seminars and maintenance demonstrations, and for being part of AAOC’s celebration of the multifamily industry. The sight of nearly 400 people lined up outside the exhibition hall before the doors opened at 9 a.m. was overwhelming, and it clearly reflected the level of interest, enthusiasm, and desire among rental-housing providers to get back to normal and get back to business. Lines of this length had not been seen in close to 30 years, and this strong, early morning turnout was indicative of what was to come that day. For those of you who arrived early and waited patiently to get inside, thank you for your understanding as we worked as quickly as we could to move attendees through our
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overwhelmed fast-pass and on-site registration lines. Rest assured, we learned from this unexpected situation, and we are already planning adjustments to improve the flow of foot traffic as guests enter the exhibition hall at the 2023 show. As you can imagine, putting on a successful trade show requires considerable planning, coordination, marketing and promotion, a dedicated staff, a corps of volunteers, a target market that will register and attend the show, and so much more. If you attended this year’s show, I hope you enjoyed it as much as we enjoyed putting it on for you. I particularly want to thank my AAOC team for their many contributions over the past eight months which helped make this year’s show a success. Sandy Gimpelson for her diligence, patience, and resolve, her tough negotiating skills, her attention to detail in the planning and execution of all aspects of the show, and so much more. Debbie DiBernardo for her dedication and resilience selling exhibitor booths and show sponsorships, for securing our live entertainment and sponsors for our first-ever trade show after party, and for always looking for new angles to generate interest and participation. Gissel Cuevas for her project management acumen, for making sure the little details weren’t overlooked so that things wouldn’t fall through the cracks, for being the keeper of lists and the reminder of deadlines, and for her experience and counsel. Spartacus Avina
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June 2022
for always being ready to step in and assist his fellow team members when the need arises, for his ability to troubleshoot and solve unforeseen issues, and for jumping in to provide graphic design and technical assistance to help keep things moving forward. Chip Ahlswede for sharing his “new guy” perspective, providing reality checks, helping the team assess options and alternatives, and for bringing levity into our discussions during challenging moments. And Van Vo for jumping into a new industry, while also learning about the show, and offering immediate support to her team members on the financial reporting and transactional side of things. Now, with the trade show behind us, we refocus on the outstanding educational programs, networking events, business development opportunities, and other activities we are planning for the second half of the year. We’ll have information on that in the coming weeks and months, but I do want to encourage you, right now, to buy your tickets for our next big event, AAOC’s Summer Cruise on Thursday, August 4th from 5:30–7:30 p.m. This member exclusive event is one not to be missed. We will once again spend the evening onboard the Wild Goose, the yacht of late motion picture legend John Wayne, for a sunset cruise of Newport Harbor complete with appetizers, cocktails, music, dancing, networking, and plenty of fun. Tickets and sponsorships are now on sale at www.AAOC.com.
General Membership Meeting Tuesday, June 21, 2022 • 7 p.m.
Avoid the Summertime Blues Sponsored by:
Operational Best Practices, Safety Tips & Resources for Housing Providers Summer has arrived, which means an inevitable increase in activity around your rental community, and the risks that come with it — unsupervised persons under 18; increased use of the pool and other amenities; and more visitors and parties, to name a few. Plus, there are other summer issues that can impact your community — fire dangers, drought conditions and water use restrictions, safety hazards, mosquito-borne illnesses, and more. Our diverse panel will offer expert guidance to help you and your fellow housing providers avoid the “summertime blues.” Moderator:
Panelists:
Frank Alvarez
Buffalo Maintenance, Inc.
Please Note: This meeting will be presented exclusively online via Zoom. Members will need to register online at www.AAOC.com to access the webinar.
Marie “Liz” Juarez
Business Development | Sales Representative Mariposa Landscapes, Inc.
Roger Klump
Owner Pacific Coast Commercial Pool Service, Inc.
Rosie Rodriguez
Director of Residential Real Estate Greenwood & McKenzie
Lora Young
Assistant District Manager/Director of Communications Orange County Mosquito & Vector Control District
As an AAOC member, you also receive representation from our affiliate associations, the National Apartment Association and California Rental Housing Association. June 2022
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Apartment News
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SACRAMENTO REPORT B y R on K ingston
Legislature’s “LANDLORD” Wordplay, Wit or Weapon? “A good name is to be chosen rather than great riches…” — Proverbs 22:1
Y
ou may be aware that in recent years the California legislature has gone to great lengths to set standards that substantially rebalance the bargaining power of those who pay for possession of residential rental housing. You would be shocked and appalled, however, to discover that the legislature’s secret weapon is preying upon your “good name.”
So, what’s in a name?
A name is an identity, a reputation, a community, or a brand. In today’s current climate, a name has the power to catapult a career to stardom or scorch the earth underneath it, causing its barren demise. As mentioned in last month’s article, the term “landlord” can be traced back to the feudal system where land owned by a Lord of the Manor was provided to a “tenant” to live and cultivate in exchange for loyalty; the entire system was developed based on class and social
rank with a goal of gaining great riches. However, the progress of human beings over a millennium caused the extinction of a feudal governmental system and witnessed the rise of a democratic one. In California, there are 160 years of law surrounding the terms of “landlords” and “tenants”. Over time even unnecessary or superfluous changes have been made to these terms; in fact, there are approximately 25 different terms used to define the terms “landlord” and “tenant.” Most of these confusing terms are simply the product of inconsistent drafting over the same number of years. Nevertheless, these terms are outdated. In the past decade, California politics has been reforming definitions of identity by giving them a flavor of neutrality, permitting broad categorization to replace terms now considered offensive with an intent to eliminate antiquated and inequitable rules of law, and to bring the law of this state into harmony with modern conditions.
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In fact, the legislature has recognized the term “lessor” as another term that is used instead of “landlord.” Over the past few years, the legislature has in many, but not all cases, replaced the term “landlord” with “lessor” in the Civil Code that focuses on the hiring of real property. Yet, when legislators campaign for reform to benefit the “tenant,” the only term used is “landlord” when describing the inequality between “landlords” and “tenants” — nor any of the borage of terms the law uses to reference a “landlord.” • Homeowner • Housing owner • Landlord • Landlord of a residential dwelling unit • Lessor • Owner • Owner of a residential dwelling unit
• Owner of any housing accommodation • Owner of the accommodations • Owner of residential rental property • Property owner • Rental housing provider The legislature and local governments have turned the name “landlord” into a sword, wielding it chaotically in its fight for affordable housing in California, by characterizing “landlords” as greedy and/or slumlords. So far, the legislature is doing a fine job at slashing protections for “landlords” in favor of tenants, and in some cases, the wielding has even provided tenants with more bargaining power than “landlords” by passing Assembly Bill 1482, the COVID-19 Tenant Relief Act, and several other legislative measures. “Landlords” will no longer sit idly by watching their legal protections shrink each and every year because the legislature refuses to address the housing crisis
in California in any other way. Enough is enough, California property owners who have made a choice to house other Californian residents are done being bullied by Californian district leaders who have forgotten that they represent all constituents, not just a secular class of constituents. So, now is the time for “landlords” to join the fight to choose a name, a neutral name…a good name. A name that is associated with almost every other sort of contract involving a person who provides a service to another person for payment of that service — a “lessor.” The silver lining here is that “landlord,” in a sense, was never really a “good name” to begin with because at its genesis the lord of land chose to use his land to gain great riches. Modernly, however, “landlords” take on a critical community responsibility by providing a home more than six million Californians, and many “landlords” have worked tirelessly to build and maintain a healthy and sustaining reputation
June 2022
within their communities. As such, we are proud to announce that AAOC’s sponsored legislation, Assembly Bill 2503, is on track to be approved as amended, which will take a task of this complexity and properly entrust it to the California Law Revision Commission, given its statutory mandate to, “[e]xamine the…statutes of the state and judicial decisions for the purpose of discovering defects and anachronisms in the law and recommending needed reforms.” We are on the brink of a brand-new era in residential rental housing, and it begins now! We hope you will join the cause and help our industry build not only a good name, but a great one. 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.
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Apartment News
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ORANGE COUNTY LEGISLATIVE WATCH B y C hip A hlswede
What’s the Fastest Way to Cede Local Control to Sacramento? Ask the Housing Industry.
“
We are all for ‘Local Control’ until the locals get out of control,” was a mantra I heard for years working with various advocacy organizations — and it rings true today, more than ever, when it comes to housing in Orange County. The result is quickly becoming that we are losing control to reasonably plan for the future of our communities. The latest example in Orange County can be found in Laguna Hills. As it considered what to do with the
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land at the former Laguna Hills Malls site, the city went through the standard procedures for land use approvals on the property. While contentious, at first, a proposal to build a master planned multifamily community eventually passed, providing some certainty for the property’s future. And then… A small group of dissatisfied citizens decided to draft a local ballot measure seeking to impose a $1,400 per-unit, per-year tax on all multifamily housing in the city. Yes, that means even existing apartments in the city would become collateral damage in this small group of residents’ war against a new apartment project. The measure was so imprecisely written that it may end up applying to single-family homes and condo complexes, as well. Residents seeking to impose a tax of more than $100 per-unit, per month, in an already challenging housing market is not only irresponsible but also shortsighted, as it places their city and their fellow taxpayers at great financial and legal risk. The ramifications of this reckless, citizen-driven measure are already being felt, and their signature gathering process to qualify the measure has barely gotten started. Californians for Homeownership recently filed a lawsuit against Laguna Hills for failing to meet its housing element requirements. And should the city fight this and its obligation to comply with its Regional Housing Needs Assessment (RHNA)
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June 2022
allocation from the state via the Southern California Association of Governments, the legal costs would fall upon the taxpaying residents of Laguna Hills — leaving city leaders to explain why they are not doing their job. The city of Huntington Beach faces similar challenges coming off the heels of a legal entanglement with the California Department of Housing and Community Development (HCD), and the state’s lawsuit against the city for failing to meet it’s affordable housing needs. Famously, Governor Gavin Newsom noted, “You can’t just see the world through the lens of your own city,” highlighting the fact that trying to push responsibilities off to other communities does not work anymore. Now, Huntington Beach is facing a call for rent control under the guise that it will provide “affordable housing.” While tenants’ rights groups champion this policy thinking that it will contain the cost of housing, it would actually have the opposite effect. For rental property owners, it would signal to them that investing in the city would restrict their ability to recoup their costs of providing affordable housing. For tenants, it would result in annual maximum rent increases becoming the new normal as property owners seek to keep up with escalating costs and keep their properties up with the market. Another city in Orange County is currently struggling with this reality Watch — continued on page 10
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Watch — continued from 8 — Santa Ana — which made two huge mistakes. First, the city council enacted rent control with a limit of no more than 3 percent per year, unless a rental property owner can get an exemption from the city. The result, you guessed it, has been rental property owners seeking exemptions from the city, and seeking the maximum allowable annual rent increase. Why?
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With inflation over 7 percent and rents capped at 3 percent or lower, rents now fall far short of covering the property owners’ costs to provide the housing. Cutting preventative maintenance and planned renovations, closing amenities, and implementing fees becomes the only way to operate under these restrictions. The unfortunate result is that the renter, the housing provider, and the rental property all suffer. Second, the city council also implemented a tripling of fees on new hous-
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June 2022
ing as part of the paradoxically named “Housing Opportunity Ordinance.” Affordable housing under these conditions is nearly impossible to provide —and the escalation of costs makes building housing in the city an unappealing option, with developers looking to other cities—or counties—whether they can propose and build their projects. So, what happens when no one wants to build the necessary housing in our communities? For the longest time—nothing much. HCD would send the city a strongly worded letter. However, that’s not the reality anymore. In 2019, Governor Newsom sent a shot across the bow of many cities for failing to meet their obligations—Huntington Beach being one of them. HCD signaled they were following suit in 2021. Organizations such as the forementioned Californians for Homeownership and the state and local Yes in My Back Yard (YIMBY) organizations have begun filing lawsuits, challenges, complaints, and initiatives to take that control away from local governments when they stray from compliance with state housing laws. The solution, which is prescribed by California law, is to take control away from the cities. This leaves the question to the residents and the leaders of our local communities – What path do we choose? On one path, we can implement restrictive policies, pass ballot measures to make housing even more unaffordable, and say “no” to every proposed project seeking local approval. On the other path, we can encourage, incentivize, and allow housing to be built in an appropriately planned manner, with local oversight, input, and cooperation. In other words, we can preserve control of our future by acting in good faith, or we can be defiant and ostensibly give away control to an unelected bureaucrat 400 miles away.
June 2022
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LEGAL CORNER B y C. T yler G reer , E sq . T he D uringer L aw G roup , PLC
Questions & Answers I heard the most recent extension to the Covid-19 tenant rent protections expires at the end of June. Does this mean that I can evict a tenant with a pending rental assistance application after June 30? Will there be a different 3-Day Notice?
Yes, and yes. In short, once the current protections expire there will not be any restrictions on evicting tenants for failure to pay rent, regardless of application status. In last month’s Legal Corner, I discussed AB 2179 in more detail and how it amended existing laws to extend certain tenant protections based on non-payment of rent, namely, tenants who have pending rental assistance applications could not be evicted until after June 30, 2022. AB 2179 also required a modified 3-day notice with new required language. For a more indepth review of AB 2179, check out May’s Legal Corner article. Moving forward, as the June 30 end date of AB 2179 approaches, housing providers must again be prepared for
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another change in the eviction process. Starting July 1, 2022, we are optimistic that the eviction process will return to the pre-pandemic normal. We are optimistic because each subsequent extension has moved closer to normalcy, albeit slower than we would have liked. In addition, over the last two months since AB 2179 was passed, we have been seeing an increase in the frequency that rental assistance applications being decided, which is a good sign. What this means for the industry as a whole, is that there will continue to be no further requirement to apply for rental assistance and there won’t be a waiting period for judgments for possession of property. Notwithstanding, we may see an end to the Covid-19 rental assistance program and see a transition to a different assistance model. But, ultimately, the eviction process will see a significant decrease in time from notice to possession. Make sure to stay up to date with the AAOC forms and be on the look out for a revised 3-day notice
www.aaoc.com
June 2022
for July 1, 2022, forward. I’ve been doing my own prospective resident screening for quite a while now. I think I’m thorough, but I’m just not sure anymore. I’ve been noticing more and more inconsistencies in the applications I review, and I even came across one who out and out lied about who she was! I’m concerned about all the stories I’ve heard about identity theft. I just can’t afford to make a mistake. What can I do to weed out these undesirables and minimize my chances of being fooled?
Identity theft has been a growing problem for several years. Landlords have increasingly been victimized by prospects posing as someone else, using false or fraudulent information. Often these thieves take advantage of a desperate landlord, eager to fill a vacancy, or a newbie landlord, who hasn’t gone through the school of hard knocks yet. Completed and signed applications by all adults are a must. Verify the information provided. Personally inspect some form of U.S. government issued photo identification. Take a photocopy of the ID and keep it secured with your file. Verify that the social security or the tax ID number provided by the prospect is his or her number and is valid. Run and thoroughly review an eviction and credit check through your apartment association. If practical, go outside to the prospect’s vehicle, and verify that the license number on the
car he or she just drove matches the license number written down on the rental application. Many ‘hands on’ owners will visit the prospect’s current residence unannounced, prior to approval to ensure the prospect lives there, and doesn’t just sleep on the couch. You’d be amazed at what you will learn by a simple visit. Inform all prospective applicants that you have a policy of taking a picture of all residents for the tenancy file. Follow through with this policy and take a picture of all proposed occupants and keep the picture in your tenancy records. When verifying employment and residency, ask for a description of the person, and compare the description with the person who filled out the application. Ask for original utility bills, electric, telephone, cell phone, cable, anything with the applicant’s name on it. All of these are tools that may be used in proper screening to avoid renting to an identity thief. Use these tools consistently, and apply them equally to all applicants, and your risk will be dramatically reduced Last I heard, housing providers were not allowed to raise rent during the Covid-19 Pandemic. I know California is still in a “state of emergency”, but can I still raise rent? If so, is there a limit in the amount I am able to increase the rent?
Yes, you can still increase rent, but the maximum increase is limited to 10%
during an active state of emergency. While there was a prohibition on increasing rent during the Covid-19 protected period from March 2020 through September 2021, there is no current prohibition. With that said, California has a price gouging law that limits the price of certain goods and services during the state of a declared emergency. Emergency declarations are issued by the Governor and are generally available on the Governor’s website at gov.ca.gov. For information about local declarations of emergency, please contact your local city or county emergency authority or sheriff ’s office. Currently, there is still a statewide active emergency resulting from the Covid-19 pandemic. As such, with all other covered goods and services, following a declaration of emergency, the statute generally prohibits landlords from increasing the price of rental housing by more than 10% of the previously charged or advertised price. For rental housing that was not rented or advertised for rent prior to a declaration of emergency, the price cannot exceed 160% of the fair market value of the rental housing as established by the U.S. Department of Housing and Urban Development. For rental housing advertised or rented on a daily basis, such as an AirBnB or VRBO listing, the daily price may not be increased by more than 10% following a declaration of emergency. For rental housing advertised or rented on a daily basis prior to a declaration of emergency but offered
on a full-time or monthly basis following a declaration of emergency, the price may not exceed 160% of the fair market value of the rental housing as established by the U.S. Department of Housing and Urban Development. A landlord may not justify an otherwise unlawful price increase by providing additional services such as gardening, cleaning, or utilities, or because they are now offering a shorter lease term. Similarly, a landlord may not charge more than the allowable price because an insurance company offered to pay a higher price. Finally, the statute also makes it a separate misdemeanor for a landlord to evict a tenant and then rerent the property at a rate that the landlord would have been prohibited from charging the evicted tenant under the price gouging statute. 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 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.
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13
DEAR MAINTENANCE MEN
B y J erry L’E cuyer & F rank A lvarez
Dear Maintenance Men:
I have installed vinyl floor squares a number of times, but I can’t seem to get it square with the walls. It always looks like the floor is slightly cocked to one side. Do you have a procedure on how to start the first tile straight and end up with a square looking job? Noah
Dear Noah:
Complete all your floor prep work, and be sure the surface is clean, dry, and free from dust and debris. Measure the length and width of the floor, divide each measurement by two, and mark the floor at the intersecting lines. Snap a chalk line along the length and width of the floor, using the previous measurements. This will produce a cross, dividing the floor into quadrants. Now check your chalk line for squareness, using a carpenter’s square at the intersection of the two lines. Next, dry fit your tile in both directions to deter-
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Apartment News
mine your run. Keep the following in mind: adjust your chalk reference lines to allow for full tiles at high traffic tile termination points such as dining room to kitchen, hallway to bathroom, etc. Ideally, you will want to use no less than one-half of a tile at any wall or termination point if possible. Start your first tile at the cross section of the two chalk lines. This will allow you to use two perpendicular straight lines to align your first tile. Follow each chalk line, putting down tile until you have a formed a cross dividing the floor into quadrants. Continue gluing down your tile in each quadrant by going down one axis and across the other.
Dear Sally:
Dear Maintenance Men:
I have been shopping to replace an air-conditioning unit for one of my apartment units. The salesmen ask how many “tons” my old unit was, and if I wanted the new one the same size? Well, I’m sure my old A/C unit could not have weighed more than a
I have just finished cleaning the gas stove in my rental unit and now the burner will not light. The pilot light is ok, but the burner will just not light automatically. What did I do wrong? Sally
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June 2022
The burner might be too clean! Start at the pilot flame and follow the pilot tube to the burner. Look at the side of the burner with a bright light where the pilot tube and the burner meet. You should see small inlet holes that lead up the side of the burner. These holes may be clogged with soap or other debris. Use a toothpick or straight pin to clean out the holes. These tiny holes are used by the pilot flame to climb up the burner assemble and ignite the burner. Inspect the whole burner assemble and poke out each jet if the flame does not go all the way around the burner when ignited.
Dear Maintenance Men:
couple of hundred pounds. I don’t understand what the weight of my air conditioning unit has to do with its cooling capacity. What does “tons” have to do with it? Fred
Dear Fred:
Good Question. The term “ton,” as referred to in the cooling power of an air conditioner or refrigerator, is like many units of measurement, such as “horsepower;” it comes from a bygone era. Before the days of modern A/Cs and refrigerators, ice was commonly
used for cooling. The term “ton” came into use when engineers developed standards for measuring mechanical cooling capacity. One method was the cooling capacity of ice as it related to melting. The standard was set, equating one “ton” of cooling to the amount of energy needed to melt one ton of ice over a 24-hour period. One ton of ice equals 2,000 pounds. It takes 12,000 BTU per hour to melt one ton of ice in a 24-hour period. The same power is needed to freeze one ton of water in a
24-hour period. BTU stands for British Thermal Unit, a measurement of heat or energy. A one-ton air conditioner would equal a 12,000 BTU per hour machine. Generally, one ton of cooling is needed for each 500 square feet of living space. WE NEED Maintenance Questions!!! If you would like to see your maintenance question in the “Dear Maintenance Men” column, please email your questions to DearMaintenanceMen@gmail.com.
If you need maintenance work or a consultation for your building or project, please contact Buffalo Maintenance, Inc. to schedule an appointment. We are available throughout Southern California and can be reached at 714-956-8371. For more information, visit www.BuffaloMaintenance.com Frank Alvarez is a licensed contractor and the Operations Director and Co-Owner of Buffalo Maintenance, Inc. He has been involved with apartment maintenance and construction for more than 30 years and frequently serves as a guest lecturer and educational instructor. Frank also serves as president of the Apartment Association of Orange County (AAOC) and chair of the AAOC Education Committee. Frank can be reached at (714) 956-8371 or Frankie@ BuffaloMaintenance.com. Jerry L’Ecuyer is a real estate broker and a Director Emeritus of the Apartment Association of Orange County. He is a past president and longtime board 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.
Do you know… AAOC Membership Counselors are on hand to give members general guidance to help with day to day operations of your property?
June 2022
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Apartment News
15
Streamlining the Rental Application Process BY PAUL WILLIS
Special from the National Apartment Association
T
he practice of screening residents has been part of the apartment landscape for decades. But as tech continues to create previously unattainable efficiencies, it has become increasingly clear that many traditional screening methods are in major need of a refresh. Application fraud is on the rise, and fraudsters are becoming more adept at circumventing the system. Most savvy apartment operators already have moved on from requiring onsite associates to manually verify a prospective resident’s income and employment history, which in itself helps to combat fraud. “In the past, we could receive a credit report from a bureau, but our teams always had to perform a manual ID verification, paystub verification and employment verification,” says Amy Weissberger, Senior Vice President of Corporate Strategy at Morgan Properties. “Many of those pieces are becoming more automated as technology evolves. Some self-service triggers during the application process are where screening
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Apartment News
tools have really improved to help us to deter fraudulent applicants.” By increasing the sophistication of screening methods, operators are mitigating risk, providing better experiences for prospects and reducing the strain on hardworking associates. As a look ahead to the 2022 Apartmentalize session, “To the Next Level: Upping Your Resident Screening Game,” here are some of the ways screening innovations are helping multifamily teams and how they could continue to evolve.
Optimized verification methods— but ID first
Synthetic ID—in which someone uses pieces of real and fabricated information to create an identity—is on the rise. Well aware of this trend and other potential identity scams, Morgan Properties makes automated ID verification the first step of the application process. This requires prospects to take a selfie-style photo from several different angles, and Morgan’s screening solution uses facial recognition soft-
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June 2022
ware to match the photos to the prospect’s actual ID. “We’re aiming to combat fraud from the get-go,” says Weissberger, who will be one of the panelists in the “Upping Your Resident Screening Game” session. She notes that Morgan Properties deters identity fraud at the beginning of the leasing application and then deters income fraud later on as part of the screening process. “What we’re trying to do is deter someone from even starting the application if they’re not who they say they are.”
Automated income verification
If an applicant clears the ID hurdle, Morgan Properties next concentrates on income verification. Approximately 30% to 40% of the time, the company’s income verification software automatically verifies the prospect’s employment, Weissberger says. In other instances, it will require the future residents to verify their pay stubs or bank statements Streamlining — continued on page 18
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Streamlining — continued from 16 before finalizing the results within the screening application. Morgan Properties also uses its screening software to develop different algorithms for risk scores and thresholds based on property types and market needs. But before it even gets to the deeper reaches of the application process, prospects must do their part to verify ID, employment or bank account information. “This process helps put the responsibility of verification on the applicant to go through the qualifying process, as opposed to the site team trying to chase down pay stubs, copies of IDs and other needed documentation,” Weissberger says. “It results in the
determine potentially suitable residents. Advanced screening measures become even more valuable when several applicants look very similar on paper. Automated income verification is among the tools that can help a community determine the best-qualified prospects among large pools of comparable applicants. “In the past, the income verification process required associates to do a lot of work and make a lot of phone calls,” says Chris Ramos, Director of Product Management for Experian, and moderator of the Apartmentalize screening session. “Automated verification eliminates manual steps, results in a more accurate screening process and reduces friction for all involved,” Ramos adds.”
“By increasing the sophistication of resident screening methods, apartment operators are mitigating risk, providing better experiences for prospects and reducing the strain on hardworking associates.” applicant moving through the process in more of a self-service fashion.” An optimized system fosters more consistent screening procedures, Weissberger says, as each applicant is evaluated based on the same parameters, and approval or denial of documentation is not subjective. It also ensures compliance with mandates such as Fair Housing. For well-intentioned prospects, the optimized system helps move the application process along more quickly and provides more rapid answers. While the apartment industry is no stranger to brisk spells of demand, the current housing demand combined with lack of new housing supply is leading to an exceptional volume of applications. While the high demand is good, it challenges property teams to effectively evaluate the influx of applications and
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Apartment News
Positive rental history reporting among future trends
Another screening measure immensely valuable to rental-housing operators is a prospect’s rental payment history. “When you think about the most predictive indicator of an applicant, it’s someone’s rent payment history,” Ramos says. “But for the most part, that information hasn’t always been incorporated into the lease application. Using it is a powerful way to create a more comprehensive and more informative screening process.” While rental payment history can provide further clarity for operators, it can be utilized for more than uncovering potentially delinquent renters. Renters who pay on time and in full often don’t receive credit for it as they would for making a monthly mortgage payment.
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June 2022
This has prompted some forwardthinking operators to report positive payment histories to credit bureaus. By sharing these histories with screening databases and credit bureaus, property managers are helping the industry in multiple ways: They’re making it easier for communities to identify quality renters during the screening process, and they’re also improving the financial well-being of residents by building their credit histories. “We really haven’t seen a lot of companies in our industry offer this type of incentive to residents until recently,” Weissberger says. “It benefits us because they are paying rent on time, and it benefits residents because they are improving and building their credit. Down the line, if they want to purchase a home, it should help with their ability to get approved for a mortgage loan.”
The future of rental application screening
Looking ahead, Ramos believes apartment screening could evolve much like the modern mortgage evaluation process, in which automation will extract advanced data points to help make a qualifying determination. “Decision-making will become more complex, as it was very binary in the past based on a credit threshold,” Ramos says. “Now you’re seeing other data like renter risk scores and payment histories that can offset that credit score. Maybe a renter doesn’t have a lengthy credit history, but they have more than enough income or possess assets that can help bolster their rental application.” But while screening is growing more comprehensive, modern solutions are making the process more efficient for operators and residents, Ramos adds. “We have truly entered an era in which technology is reducing friction, doing away with manual processes and ensuring Fair Housing compliance,” he says. “At the same time, it’s giving operators a more holistic and accurate view of applicants than ever before.” Streamlining — continued on page 38
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Managing Mosquito Threats in Your Rental Community Special from the Orange County Mosquito and Vector Control District
T
he warmer seasons of spring and summer offer the promise of many enjoyable outdoor activities for residents and their families. Unfortunately, this is also the time of year for increased mosquito activity in and around residential settings. Mosquitoes are more than just an itchy nuisance; they can also transmit diseases such as West Nile virus. Within the last few years, an invasive
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species of mosquito (Aedes aegypti) has taken root in Orange County and is rapidly expanding its territory. This small, black-and-white mosquito is sometimes known as the “ankle biter” and presents itself as an aggressive, daytime-biting nuisance. Aedes species have impacted the quality of life for residents in Orange County. The Aedes prefer to lay their eggs on the surface of small, water-holding containers commonly found in backyards, patios, and balconies. Even if containers are drained entirely, Aedes eggs can remain viable in a dry state and may hatch years later when water is reintroduced. Aedes species are capable of transmitting diseases such as Dengue fever, Zika virus, and even dog heartworm. The best defense is a good offense. Residents, whether living in an apartment, townhouse, or single-family home should closely monitor their outdoor space and eliminate all standing water, regardless of how small. Even a
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bottle cap of water hidden in an irrigated landscape may become a mosquito breeding source. Storing or disposing of any unnecessary containers and debris will greatly reduce mosquito populations in the immediate vicinity. Property managers can play a critical role in helping to eliminate mosquito breeding in and around properties by educating their residents and eliminating possible sources in common areas of the community. Personal protection is also an integral part of avoiding mosquito-borne illness. This includes wearing longsleeved clothing, applying effective insect repellents on exposed skin, and avoiding the outdoors at times of peak mosquito activity. Effective mosquito control is a shared responsibility between residents, property management, and mosquito control professionals. Each has a role to play in the ongoing challenge of reducing mosquito populations. Education is key, with all parties reinforcing the basic strategies necessary to protect public health and preserve a quality of life we all can enjoy.
Quick Tips to Take Action Against Mosquitoes • Dump, drain, and scrub any container capable of holding water at least once a week, such as flowerpot saucers, vases, toys, and garden ornaments.
• Be mindful of water which may collect in the crowns of certain plants, such as bromeliads. • Monitor small yard drains which may hold water and consider screening or installing commercially available inserts which prevent access by mosquitoes. • Use control products such as Mosquito Dunks® or Natular® tablets for small-scale sources which are difficult to permanently eliminate. • Maintain pets year-round on medication that protects against both fleas and heartworm.
Protect Yourself! • Wear loose, long-sleeved, lightcolored clothing when performing outdoor activities, such as gardening. • Apply repellents formulated with active ingredients DEET, Picaridin, IR3535 or oil of lemon eucalyptus to exposed skin. • Keep all unscreened doors and windows closed to prevent mosquitoes from entering interior spaces.
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• Repair any damaged window screens. • Limit outdoor activities at dusk and dawn.
Work Together! • Talk to friends and neighbors about monitoring any water-holding items they may have in their yards. • Report standing water and faulty irrigation issues to property management. • Report larger issues such as out-ofservice swimming pools, ornamental streams, and fish ponds to the Orange County Mosquito and Vector Control District. To learn more about how you can prevent mosquitoes on your property, visit ocvector.org. June 2022
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12/30/2021 10:28:01 AM Apartment News 21
Orange County Water Supply Update Special from the Municipal Water District of Orange County
A
fter a series of early storms this winter, California has experienced the driest first three months of a year in the state’s recorded history. With 93% of the state now falling under Severe Drought conditions, the Governor has issued an Executive Order for water agencies to move to “Level 2” of their Water Storage Contingency Plans (WSCP). Although local supplies are presently stable, at this stage, Municipal Water District of Orange County’s (MWDOC) retail agencies are being asked to voluntarily reduce their water use by 20%. About half of the water used throughout Orange County comes from imported supplies, either from snowpack in the northern part of the state or from the Colorado River. Both imported supply sources are severely
impacted by California’s current drought, with the Colorado River Basin continuously adapting to 21 years of drought conditions. Orange County utilizes a robust portfolio of water supplies from Indirect Potable Reuse (IPR), water recycling or ‘purple pipe,’ to saltwater desalination. However, as the impacts of climate change and a growing population increase, Orange County will face regular water shortages without any new investments in southern California water, either imported or local. This is why MWDOC’s Board of Directors emphatically supports the Doheny Ocean Desalination Project. This undertaking would create a local and drought-proof water supply utilizing environmentally friendly slant well technology. However, nothing supplants reinforcing the conveyance of our supplies from northern California when it
comes to affordability. The Delta Conveyance Project (DCP) is the most economical way to ensure water continues to flow reliably throughout the state. When it comes to water conservation, Orange County is the gold standard. Residents of the OC have truly made water use efficiency a way of life. In fact, we use less water today than we did twenty years ago, even with a million more people living here. However, we can do more. This drought is an ongoing, slow-moving crisis. Saving water now keeps our precious water storage accounts viable longer. At a time when we are asking our customers to use less water, MWDOC is here to help. MWDOC offers innovative new tools and attractive rebates that help customers take control of their water usage and save money. MWDOC customers are encouraged to take advantage of the many customer support programs provided and listed below. The greatest opportunities for savings are found outdoors. For example, since its launch in 2010, over 24 million square feet of grass have been removed through MWDOC’s Turf Removal Program, saving Orange County 7.3 billion gallons of water to date. Orange County residents and businesses have learned that 50-70% of the total water consumed is used outdoors, and by replacing thirsty turf with smart irrigation equipment and plants that thrive in Southern California’s semi-arid cliWater Supply — continued on page 24
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Apartment News
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June 2022
June 2022
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U.S. Drought Monitor
May 17, 2022
California
(Released Thursday, May. 19, 2022) Valid 8 a.m. EDT Drought Conditions (Percent Area) None D0-D4 D1-D4 D2-D4 D3-D4 Current
D4
0.00
100.00 99.86
95.14
59.81
0.18
0.00
100.00 99.86
95.14
59.81
0.00
0.00
100.00 99.57
66.39
1.39
0.00
Start of Calendar Year
0.00
100.00 99.30
67.62
16.60
0.84
Start of Water Year
0.00
100.00 100.00 93.93
87.88
45.66
One Year Ago
0.00
100.00 100.00 94.31
73.33
15.91
Last Week 05-10-2022
3 Months Ago 02-15-2022
01-04-2022
09-28-2021
05-18-2021
Intensity: None
D2 Severe Drought
D0 Abnormally Dry
D3 Extreme Drought
D1 Moderate Drought
D4 Exceptional Drought
The Drought Monitor focuses on broad-scale conditions. Local conditions may vary. For more information on the Drought Monitor, go to https://droughtmonitor.unl.edu/About.aspx
Author: Richard Heim, NCEI/NOAA
droughtmonitor.unl.edu
Water Supply — continued from 22 mate, that number can be cut in half. Outdoor programs and rebates available to residential and commercial customers include: • Turf Removal Program — For a limited time, commercial customers can receive up to $2 per square foot of turf removed, while residential and public agency customers can receive up to $3 per square foot of turf removed. • Spray to Drip Rebate Program — Customers can receive up to $.50 per square foot for replacing working standard spray irrigation with drip irrigation. • Smart Timer Rebate Program — Rebates start at $180 per timer for residential properties or $35 per active station for commercial properties.
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Apartment News
• Rotating Sprinkler Nozzles Rebate Program — By upgrading to rotating sprinkler nozzles that water more evenly and efficiently than traditional pop-up spray heads, customers can receive up to $2 per nozzle. To further entice those on the fence about removing turf, MWDOC also offers residential customers the Landscape Design Assistance (LDAP) and Landscape Maintenance Assistance (LMAP) programs to complement the Turf Removal Program. Participants of LDAP receive FREE, 1-on-1 landscape design assistance from a qualified professional, plant recommendations, and an irrigation plan. Those who take advantage of LMAP will also receive FREE, 1-on-1 consultation services, complete maintenance, and care guide specific to their landscape, and recommended irrigation controller settings.
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June 2022
Indoors, you can save more water by taking a few easy steps: • Wash only full loads of laundry or dishes. • Install low-flow certified showerheads and shorten shower times. • Consider replacing older inefficient appliances with certified low-flow appliances. Enhanced Rebates — Other indoor and outdoor rebates are also available, such as for clothes washers, toilets, rain barrels and cisterns, low flow urinals, and more. Rebates are available through the Municipal Water District of Orange County’s (MWDOC) website at mwdoc.com. Please review all terms, conditions, requirements, and restrictions prior to starting your project.
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A Tale of Two Cities: The Unjustness of Santa Ana’s Rent Stabilization Ordinance
T
he Bureau of Labor Statistics has announced the 12-month adjustment in the Consumer Price Index for the Anaheim Region has been set at 7.9%. This means that all rental properties in Orange County that are subject to statewide rent control can raise the rent to the maximum allowable 10% rent increase after providing a 30-day notice to tenants for increases under 10%, or a 60-day notice for an increase of 10%. There is one city that is the exception to the 10% allowable rent increase — Santa Ana. The city of Santa Ana, which is comprised of over 50% renters, is the first in Orange County to enact a 3% rent cap or 80% of inflation, whichever is less, on all buildings constructed in 1995 or earlier. In addition to this Rent Stabilization Ordinance (RSO) being another blow to the free market economy upon which our nation is founded, it makes it such that housing provider’s rental income in Santa Ana will not be able to keep pace with inflation, even though their expenses are rising significantly.
The Rising Cost of Property Ownership
With the new policy, providing rental housing won’t pencil out. A sustainable business needs revenues to exceed operating expenses, and while property owners in Santa Ana can’t raise the rent more than 3%, their property taxes will increase by 2% and their upkeep and maintenance expenses
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Apartment News
(landscaping, termite and pest control, property management fees, routine maintenance fees and general upkeep) will go up at the same rate as inflation. Landlords are held to a rigorous standard for providing safe housing, so the property owners will be sliding backwards financially to cover the cost of upkeep and compliance. This will force many owners to defer maintenance, or even sell.
The Decrease in Cash Flow and Property Valuation
Santa Ana’s RSO significantly diminishes the cash flow that an owner can receive compared to every other city in Orange County, and because rental income plays a large role in determining the value of property, it also diminishes the rental property valuation. As an example, let’s examine two fourplexes, one in Santa Ana and one in Anaheim. They both started out with equal rental income ($10,000 total per month for the past 12 months) but beginning July 1st all the rents for the property in Santa Ana went up by 3% and all the rents for the property in Anaheim went up by 10%. The property in Anaheim would receive $8,400 more that year in income. In addition, if by the end of the year they both decided to sell their properties using a 20x GRM (annual income multiplied by 20), the property in Santa Ana would be worth $168,000 less than the one in Anaheim. GRM is a common formula that investors use to
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June 2022
BY MERCEDES SHAFFER, INVESTING IN THE OC
determine the value of a property, and the one in Santa Ana would be much less desirable as an investment due to the lower rental income, as well as due to the lower projected future income due to the rent cap. If this trend were to continue for another five years, the person with the property in Santa Ana will make a total of $214,920 less in rental income by the end of the five-year period, and their property would be worth $1,367,040 less if they wanted to sell it! That is a lot of money for a property owner to lose out on if they happen to own in Santa Ana, and is a big deterrent for buyers considering investment in the city.
Petitioning the Bill
Landlords can petition for exemption from the local ordinance for many different reasons, including “the need for repairs caused by circumstances other than ordinary wear and tear,“ “changes in reasonable operating and maintenance expenses,” and “changes in the Consumer Price Index.” Unfortunately, if you would like to be considered for exemption, you will also have to pay all associated costs for city employees to review your petition including if the city deems it necessary to employ outside experts to analyze your Fair Return Petition. The city manager will determine the fee on a case-by-case basis and the property owner must pay this prior to the city Two Cities — continued on page 28
June 2022
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Two Cities — continued from 26 reviewing your petition. It seems incredibly unjust that the property owner, who pays property taxes to the city, and therefore contributes to the revenue that pays city employees’ wages, now has to personally pay extra for the city employees to review their “Fair And Reasonable Return” petition.
Discrimination Against Rental Property Owners
The Rent Stabilization Ordinance unfairly targets residential rental property ownership in Santa Ana as a business. The city claims to stand up for
equal opportunity and non-discrimination, yet this law blatantly discriminates against the rental housing industry. Grocery stores, gas stations, car dealerships, hair salons — none of these essential businesses are forced to cap price increases to a maximum of 3% per year. This goes against the fundamentals of Capitalism.
We stand together or we fall apart! Petition for what You Deserve
Even though it is cumbersome and unjust, property owners in Santa Ana have every right to receive a fair return on their investment and should petition the 3% RSO. The city of Santa Ana’s website has a copy of the Fair
Return Petition that you can download and fill out. In addition, even if you don’t own property in Santa Ana, I recommend writing each council member and expressing why this ordinance is unjust and discriminatory. About the Author: Mercedes Shaffer is a real estate agent with Pacific Sotheby’s International Realty and specializes in helping clients buy and sell residential and multifamily rental properties and perform 1031 Exchanges. DRE 02114448. If you have questions or comments about this article, you can reach Mercedes by phone or text at 714.330.9999, by email at InvestingInTheOC@gmail. com or at www.InvestingInTheOC.com.
July 1, 2021 Anaheim Santa Ana
Unit A 2b/1b $2,000 $2,000
Unit B 2b/1b $2,000 $2,000
Unit C 3b/2b $3,000 $3,000
Unit D 3b/2b $3,000 $3,000
Annual Rent Total $120,000 $120,000
Building Valuation $2,400,000 $2,400,000
Valuation Difference
Annual Income Difference
$0
$0
July 1, 2022 Anaheim Santa Ana
Unit A 2b/1b $2,200 $2,060
Unit B 2b/1b $2,200 $2,060
Unit C 3b/2b $3,300 $3,090
Unit D 3b/2b $3,300 $3,090
Annual Rent Total $132,000 $123,600
Building Valuation $2,640,000 $2,472,000
Valuation Difference
Annual Income Difference
$168,000
$8,400
July 1, 2023 Anaheim Santa Ana
Unit A 2b/1b $2,420 $2,121
Unit B 2b/1b $2,420 $2,121
Unit C 3b/2b $3,600 $3,182
Unit D 3b/2b $3,600 $3,182
Annual Rent Total $144,480 $127,272
Building Valuation $2,889,600 $2,545,440
Valuation Difference
Annual Income Difference
$344,160
$17,208
July 1, 2024 Anaheim Santa Ana
Unit A 2b/1b $2,662 $2,184
Unit B 2b/1b $2,662 $2,184
Unit C 3b/2b $3,960 $3,277
Unit D 3b/2b $3,960 $3,277
Annual Rent Total $158,928 $131,064
Building Valuation $3,178,560 $2,621,280
Valuation Difference
Annual Income Difference
$557,280
$27,864
July 1, 2025 Anaheim Santa Ana
Unit A 2b/1b $2,928 $2,250
Unit B 2b/1b $2,928 $2,250
Unit C 3b/2b $4,356 $3,375
Unit D 3b/2b $4,356 $3,375
Annual Rent Total $174,816 $135,000
Building Valuation $3,496,320 $2,700,000
Valuation Difference
Annual Income Difference
$796,320
$39,816
July 1, 2026 Anaheim Santa Ana
Unit A 2b/1b $3,221 $2,317
Unit B 2b/1b $3,221 $2,317
Unit C 3b/2b $4,792 $3,476
Unit D 3b/2b $4,792 $3,476
Annual Rent Total $192,312 $139,032
Building Valuation $3,846,240 $2,780,640
Valuation Difference
Annual Income Difference
$1,065,600
$53,280
Unit A 2b/1b $3,543 $2,386
Unit B 2b/1b $3,543 $2,386
Unit C 3b/2b $5,271 $3,580
Unit D 3b/2b $5,271 $3,580
Annual Rent Total $211,536 $143,184
Building Valuation $4,230,720 $2,863,680
Valuation Difference
Annual Income Difference
$1,367,040
$68,352
July 1, 2027 Anaheim Santa Ana Total Loss in Income
28
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Modified Net Leases for Apartments?
C
ommercial properties have used Net Leases for many years. These Net Leases require the tenants, in addition to the base rent, to pay some of the operating costs related to the property such as property taxes, property insurance and maintenance costs. If all three of these items are included in the Net Lease, it is usually called a Triple Net Lease or NNN Lease. What if we considered implementing the same type of lease terms for apartments
BY JOSEPH DECARLO, CPM, CCIM
and other residential rentals? Since apartment owners have an implied warranty of habitability, which is non-waivable by the tenants per Civil Code 1941.1 and State of California Health and Safety Code, we can only include the incorporation of the property taxes and property insurance as an additional item to be included as part of the terms of residential tenancy. Apartment rents have been traditionally gross leases. Gross leases are
when a tenant pays the base rent only. The base rent is supposed to include all the owner’s costs such as the following: • Property Taxes • Maintenance • Capital Improvements • Unit Repairs • Cost of Materials Net Leases — continued on page 32
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Lic. No. 847279 B1 & C39
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31
Net Leases — continued from 30 • Property Insurance • Common Area Utilities • Pool Maintenance • Labor Rates • And much, much more All these costs are supposed to be rounded and covered by one word and charge — rent. Over the past few years, operating costs for the owner (housing provider) have been increasing dramatically. The charges for the items that were mentioned above and some others that were not mentioned increase year after year, sometimes with little-to-no restrictions. These increases were happening even before the pandemic. Housing providers are between a rock and a hard place, as even though these costs of doing business go up, they cannot raise their rent because of the restrictions imposed by the state and local governments. Housing providers may soon need to be put on the endangered species list to be kept from going out of business. Under the proposed Modified Net Lease, we will take the cost of property taxes, property insurance, common area landscaping and a few other charges, and pass them through to the tenant as a separate line-item charge, in addition to the rent. A few charts will outline some examples of the proposed Modified Net Lease.
Example 1: Estimated Percentages of Owner Costs incorporated into Base Rent Operating Expense Property Tax Bill & Assessments Property Insurance Common Area Maintenance Total % of Base Rent
32
% of Base Rent
Apartment News
12% 3% 1% 16%
The percentage amounts would be based on each individual apartment complex’s bills, unit mix, and other variables related to that specific property. As you can see, these pass-through charges alone already account for 16% of the base rent tenants are charged. If this was a new purchase of an older apartment building, the tax rate is 1% plus school, sewer, and other bonds, and other costs that would amount to almost 1.2% of the purchase price. A $5,000,000 purchase would then have on the property tax bill, those items and that bill would be $60,000 per year. This means on new acquisitions, this percentage of base rent would be over 20%.
ants. The rental market is tight, but the on-site manager will have a challenging task selling the modified lease to incoming tenants. We intend to test this new method on a few of my rental properties and would be happy to work with other owners to further test out the Modified Lease concept. We will have our attorney prepare a modified net lease and we would bill each tenant monthly, like our existing RUBS system. In summary, the state of California and other local laws are becoming more stringent and more tenant friendly with legislation such as rent control, eviction moratoriums, inspections, and others. The goal of the Modified Net Lease is
Example 2: Example of Modified Net Lease Billing Cost Per Unit Base Rent (Monthly) Operating Expenses (47%) RUBs (Utilities) 6% Taxes, Insurance, Landscaping (16%) Maintenance Repairs (20%) Misc. Expenses (10%) Total Expenses Net Operating Income Loan Payment (45%) Cash Flow (Monthly) Assuming a 10 Unit Building Monthly Operating Expenses Rent Operating Expenses Net Operating Income Loan Payment Cash Flow
Modified Net 1,800 **3
Present 2,000 –120 –320 –400 –200 –1040 960 900 60
–400 –200 600 1,200 900 300
20,000 –10,400 9,600 –9,000 600
18,000 –6,000 12,000 –9,000 3,000
**1
**2
**1 Annual NOI is $115,200 with 4% CAP = $2,880,000 Value **2 Annual NOI is $144,000 with 4% CAP = $3,600,000 Value **3 Move-In Rents are $1,800.00 instead of $2,000.00 ($200.00 less), but billing back $320.00 per month, in addition to rent, via modified lease terms. Based on the numbers, the housing provider’s NOI increases using the modified lease terms, as does their property’s value. On paper, the numbers look good. We want to test these modified lease terms on incoming ten-
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June 2022
to pass the costs to incoming tenants. The RUBS charges and, hopefully, the Modified Net Lease charges will not be counted as Base Rent. Separating these Net Leases — continued on page 38
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33
Fires and Quakes Threaten Orange County Individuals, communities and businesses face risks
BY ALI SAHABI
A
s fire season heats up in California—and open spaces dry into withered reminders of the constant threat wildfire poses to our communities—Orange County residents are rallying together to fight back through prevention. People who live in our canyons and open space communities depend on one another for their safety. They advocate firmly for compliance with building codes requiring fire-proofing features such as tempered glass, screened vents and non-flammable materials. They keep a watchful eye on overgrowth, admonishing neighbors who have let brush and other combustible materials get out of hand, and they work together—recognizing that their community’s vulnerabilities are their own.
Responsibility for self and others
One home’s weakness to fire impacts the property next door and can threaten an entire neighborhood. This chain of interconnectedness demonstrates how one person’s action or lack of action can ignite a literal firestorm throughout a community. The same can be said for earthquake safety.
34
Apartment News
When one building collapses, the deaths, injuries and destruction affect not only those immediate families but the communities they are a part of as workers, students, customers, worshippers, and friends. Impacts grow exponentially when multiple structures fail in major quakes. The results cause not only painful emotional loss, but a heavy economic burden as well with critically needed housing lost, families dislocated and businesses closed or disrupted. In addition, costly rebuilding of housing and businesses, plus cleanup of environmental contamination from lead and asbestos, will wreak havoc with the best laid financial plans. Anticipating this, Arizona in 2018 conducted a full-scale earthquake drill planning for 400,000 Southern California evacuees to go there seeking shelter following the devastation of a massive earthquake. They believe our region is not prepared for a major seismic event, but they intend to be.
Risks are high in Orange County
The Federal Emergency Management Agency has adopted Geographic Information System technology to esti-
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June 2022
mate physical, economic, and social impacts of disasters such as earthquakes. This nationally applied standard, called HAZUS, has put Los Angeles/Orange County at the top of this list for annualized earthquake damage from an earthquake: • Los Angeles/Orange County • San Francisco • Inland Empire • San Jose • Seattle Active earthquake faults in Orange County run along the coast and mountain ranges, hitting places such as Huntington Beach and Yorba Linda. Hillside communities of Laguna Beach, San Clemente and Santiago Canyon are also prone to landslides that can be triggered in a major earthquake, potentially undermining the foundation of a home, or causing one to slide into another. Liquefaction areas can be found throughout Orange County, most notably wherever water flows either above Fires and Quakes — continued on page 38
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Vinyl Planks 6–12mil
General Wire Replacement Cables: 3/8”; ½”, 25’, 50’, 75’ or 100’, Regular head, DH or DDH
Walloven: Brown or GE CLOSETDOORS: VINYL OR MIRRORED 24GA Steel, 1pc top channel & bottom track, 26GA frame molding, cameo white prefinished panel, steel braces are glued to each panel for added strength & rigidity & prevent warpage
Dishwasher: 18” or 24” Hotpoint or Frigidaire
VERTICAL MAILBOXES: 3, 4, 5, 6, or 7 doors
Hill Bros & Life Paint Decks (Magnesite & Concrete)
Wall Furnace
Nylon or Polyester 17oz–30oz
Thru-the-Wall A/C: 12k BTU (115V/220V) Frigidaire, Friedrich, Garrison
WE CARRY:
Medicine Cabinet
Range Hoods: 24”, 30”, 36”, 42”; White, bisque, black, S/S Vented or non-vented
American Standard,
1) APPLIANCES: stoves, air conditioners, wall furnaces; dishwashers; Bradford White, & Reliance OTR microwave; wall ovens, cooktops; water heaters, range hoods & appliance parts 2) FLOORING MATERIALS: carpet, vinyl sheet, vinyl planks, 6-12mil wear layer, 12x12 & 18x18 tile 3) PLUMBING: toilets; kitchen and bathroom faucets; shower valves, repair parts for Mixet, Pfister, MOEN & Delta 4) ELECTRICAL: ceiling fans, indoor & outdoor light fixtures, repair parts Window screen repair parts 5) LOCKSETS: entry, double or single cyl deadbolts, privacy and passage locks; dummy knobs 6) REPAIR PARTS: for windows, kitchen drawers & cabinets, shower doors, screening materials, exhaust fan motors 7) VARIOUS OTHER NEEDS: garbage disposers, exhaust fan motors, vertical mailboxes, closet doors, medicine cabinets, cutting boards, deck paints, maintenance coating paints, vertical blinds sets & parts; hose bibs and lock, cleaning chemicals
Come On Down Check Us Out! 7472 Orangewood Ave., Garden Grove, CA 92841
(888) 255-6726 • Fax (714) 379-0380 www.orcoaptsupplies.com/ June 2022
COOKTOPS: 24”; 30” & 36”
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Apartment News
35
A Bigger Picture Look
A
s a real estate investor, you have to look at all of the trends, and that includes taking into account the economy and the prospects of inflation/deflation. We are already seeing a rise in interest rates beginning to climb upwards as the Federal Reserve tries to curb the worst inflation in 40 years. We all know that higher interest rates tend to slow down real estate sales and cause a drop in prices. On the other hand, real estate has long been considered a safe haven against inflation. But is that enough? What does the bigger picture look like? Are there other actions to be taken to further ensure our financial security? Over 10 years ago I was introduced to a book that profoundly influenced my big picture thinking—Aftershock: Protect Yourself and Profit in the Next Global Financial Meltdown, co-authored by Robert Wiedemer, David Wiedemer, Ph.D., and Cindy Spitzer. Now, in 2022, Wiedemer has coauthored a new book entitled, Fake Money, Real Danger: Protect Yourself and Grow Wealth While You Still Can. While this book’s focus is on stocks, I wanted to probe more deeply into other asset classes, especially real estate. So, I arranged for a conference call between him, myself, and my son, Tim. The premise developed by the authors (Wiedemer, Dr. Wiedemer, and Spitzer) is that with the pandemic, our government has borrowed enormous amounts of money and engaged in unprecedented printing of money, aka
36
Apartment News
“Fake Money.” This has served to inflate an already over-inflated market, thus putting us and the world economy on a path to significant future inflation and, ultimately, to surging interest rates. When interest rates rise, this could pop the stock, bond, and real estate markets. In a very real sense, the bubble will burst! The book explores the current financial predicament and offers a system for building wealth in a “Fake Money” bubble economy. Included are ways to continue to invest as the markets rise and how to identify growing danger signs. One of the methodologies recommended by Wiedemer and his coauthors is to avoid picking individual stocks. Instead, consider an index fund that essentially leverages the entire market. Over time, these funds have been shown to have lower fees and better returns. With a bubble coming, you risk the chance of high losses in specific stocks. Plus, you could miss the rebound of the market when the market corrects. In many ways, this is very similar to investing in a Delaware Statutory Trust (DST). The advantages include not only the ability to transact a 1031 exchange, but also the opportunity to diversify geographically and, if desired, into different types of income-producing properties. Is this the only answer? No. However, it is an option and perhaps one way to mitigate risk should there be an economic meltdown, be it on a micro or a
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June 2022
BY WILLIAM R. GORMAN REAL ESTATE BROKER/ OWNER/INVESTOR
macro level. No matter what you think about the prospects for the future, now is the time to take a look at your real estate portfolio and evaluate your options. In my book, Cash In on the Myths of Real Estate, I listed first among my ways to grow as well as preserve wealth, the importance of having a real estate, as well as a financial plan. Both should be in writing, and both should be reviewed whenever there is the occurrence of such trigger events as rising interest rates and inflation. Every property that you own should have a specific job to do. One may be your cash flow generator, while another provides certain tax advantages, and another has a significant upside sales potential. As the economic picture changes, you need to review and reevaluate each property’s ability to perform its assigned role and then quantify the outcomes. This is the time, as well, to look at options and expand your horizons. Reading books like Fake Money, Real Danger: Protect Yourself and Grow Wealth While You Still Can, whether you agree with the authors or not, certainly makes you do some bigger picture thinking. About the Author: William R. Gorman, MBA, CCIM, who founded WR Gorman & Associates in 1972, is joined by his son, Tim Gorman, who is a CPA and broker and Sonya Loera, Realtor, transaction coordinator and office manager.
Bigger Picture — continued on page 38
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Streamlining — continued from 18
Fires and Quakes — continued from 34
Want to Hear More?
or below the ground such as the aquifer-rich region of central and coastal Orange County, Garden Grove, Santa Ana, Irvine, Huntington Beach, and Yorba Linda, to name a few. Given these conditions, it’s clear that while earthquakes aren’t as predictable as fire season they still represent a significant threat of natural disaster. Each of us needs to do our part to ensure the safety of not only our property, but the economic and physical wellbeing of our community as well. Are you concerned about the earthquake safety of your investment property? If so, contact Optimum Seismic to arrange a complimentary assessment of your building. This assessment by our team of experts will provide you with the information you need to make the decision that is right for you. Visit optimumseismic.com, or call us at 323-978-7664 to learn more.
The “To the Next Level: Upping Your Resident Screening Game” session will take place from 2:15 p.m. to 3 p.m. on Friday, June 24, at Apartmentalize in San Diego. Amy Weissberger, Senior Vice President of Corporate Strategy at Morgan Properties, and Nikki Chambers, Director of Systems and Training at Hanover Co., will be the panelists. Chris Ramos, Director of Product Management for Experian, will moderate. About the Author: Paul Willis is a Content Manager for LinnellTaylor Marketing.
Bigger Picture — continued from 36 This Brea, California-based firm focuses on personalized wealth building through real estate. With a client-first philosophy, the firm serves as an expert resource for informed decision-making and transitioning that creates sustainable legacies for investors and their heirs.
About the Author: Ali Sahabi, a licensed General Engineering Contractor (GEC), is an expert in building resilience and sustainability. He is Co-Founder and Chief Operating Officer of Optimum Seismic, Inc., which provides seismic engineering, steel fabrication and retrofit construction services. Optimum Seismic has completed more than 3,500 seismic retrofit and renovation projects for multifamily residential, commercial, and industrial buildings throughout California.
Net Leases — continued from 32 charges from the Base Rent allows housing providers to effectively reduce their operating expenses, thereby raising their NOI and the value of their investment. About the Author: Please feel free to reach out with any questions to JD Property Management, Inc. (www.jdproperty.com) — Joe Decarlo, CPM, CCIM at Joe@jdproperty.com or (714) 751-2787 x 210; or Dimitri Amor, CPM, RMP at Damor@jdproperty.com or (714) 751-2787 x220.
Property Management is 24/7 AND SO ARE WE
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Our Services Include: • • • • • • • • • •
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41
AAOC Trade Show & Conference Celebrates the Strength of the Multifamily Industry
O
range County’s multifamily industry turned out in force for the Apartment Association of Orange County’s 51st Annual Tradeshow & Conference on Thursday, May 5, 2022, at the OC Fair & Event Center in Costa Mesa. Nearly 1,200 rental-housing providers attended the show, with more than 300 people lined up early just to enter when the doors opened at 9 a.m. An immediate buzz could be felt throughout the exhibit hall, and the energy and enthusiasm of the show attendees and exhibitors only grew over the course of the day. It was truly a great day for making connections, generating leads, and celebrating the best of the multifamily industry. This year’s education seminars featured: “The 5 Keys to Dealing with Difficult People” with nationally recognized ‘Apartment All Star’ and cor-
porate trainer Rommel Anacan (The Relationship Difference), sponsored by Kay Properties & Investments; “2022 Legal Update” featuring Tyler Greer, Esq. (Duringer Law Group, PLC), sponsored by WASH Multifamily Laundry Systems; “Online Reputation: The Surprising Cost of a Bad Review and How to Overcome It” featuring Laura Lemansky (Rent Path), sponsored by Perch Wealth; and “Winning Property Management Strategies” featuring Paul Julian (Advanced Real Estate Services) and Marco Vartanian (Sullivan Property Management), sponsored by FPK Security. Additionally, this year’s Maintenance Demonstration Zone — Sponsored by Optimum Seismic featured instruction on “General Maintenance & Repair” with Buffalo Maintenance, Inc.; “Water Heaters 101” and “DIY Plumbing Tips” with California Rooter & Plumbing; and
Members of CBRE Multifamily SoCal: Dan Blackwell & Team, Platinum Co-Sponsor of this year’s AAOC Trade Show & Conference.
42
Apartment News
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June 2022
“Roofing Maintenance Strategies” by McCarthy Roofing. Show attendees also enjoyed participating in the always popular Trade Show Bingo, carrying their cards and having them stamped by the participating exhibitors, hoping to have their card drawn and winning a $500 cash prize. The show culminated with the presentation of Booth Awards to the following exhibitors: Most Fun & Original — Collier’s International: Swanson Apartment Team; Best Use of Theme — Orange County Housing Authority; Best Use of Product — Mariposa Landscapes, Inc.; and Best Overall Booth — California Rooter & Plumbing. Immediately following the conclusion of the show, attendees and exhibitors who wanted to do some final networkTrade Show — continued on page 44
L to R: Nicholas Nguyen, Scott Schweer, and Cooper Dodd with JP Morgan Chase, Platinum Co-Sponsor of this year’s AAOC Trade Show & Conference.
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Trade Show — continued from 42
L to R: Adam Bryan (American 1031) talks DSTs and commercial real estate issues with Rich Lombardi.
L to R: The team from Optimum Seismic — Guillermo Whitman, Ali Sahabi, Andrea Aguilar, and Jared Duke. Optimum Seismic also sponsored this year’s Maintenance Demonstration Zone.
L to R: The team from Intersolutions: Property Management Staffing Specialists — Kristie Kelley, Caroline Nicol, Michael Benton, and Laura Aliberti.
The team from Lloyd Pest Control.
L to R: Deborah Biggs (Kimball, Tirey & St. John LLP), Mikel Persky-Hassman (WASH Multifamily Laundry Systems), and Asia Pham (Schroeder Property Management)
L to R: Liz Juarez and Irving Gallegos (Mariposa Landscapes, Inc.).
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Mercedes Shaffer (Investing in the OC) discusses real estate investment strategies with a show attendee.
With Brad Bellflower by their side, the team from Apartments.com: Shannon Kelly, AJ MacDonell, and Adriana Mamola are all smiles and ready for an exciting day at the AAOC Trade Show & Conference.
L to R: Staling Ngoy and Erika Rojas (ATI Restoration).
Michael Post (FPK Security) is at his assigned post and ready to discuss security service options for multifamily and commercial properties.
Theresa Simes (Farmers Insurance) chats with two show attendees about their insurance needs.
Team members from Fairfield Residential are all smiles as they prepare to enter the exhibition hall.
Trade Show — continued on page 46
June 2022
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Trade Show — continued from 45
The team from Bear Windows & Doors.
L to R: Jim Van Dyke & James McCormick (Argos Home Systems).
L to R: Abraham Jaimes, Carmine Galimi, and Vincent Aviani (Kay Properties & Investments).
Cal Bath & Restoration gives a big “thumbs up” to the AAOC Trade Show & Conference.
L to R: Korbin Duley (Sullivan Property Management) moderates the “Winning AAOC President Frank Alvarez (Buffalo Maintenance, Inc.) leads the general Property Management Strategies” seminar featuring Marco Vartanian (Sullivan maintenance session in the Maintenance Demonstration Zone. Property Management) and Paul Julian (Advanced Real Estate Services).
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L to R: The superheroes from Orange County United Way — Acsa Juarez, Amanda Grill, Kristine Peters, and Jenna Milazzo, who are fighting to end homelessness through the WelcomeHomeOC program.
Michelle Hartman (WASH Multifamily Laundry Systems, Inc.) and her trusty llama companion.
A large audience gathered to hear keynote speaker and Apartment All-Star Rommel Anacan share “The 5 Keys to Dealing with Difficult People.”
It was a full house in the seminar room with nearly 350 people attending the “2022 Legal Update” seminar featuring C. Tyler Greer (Duringer Law Group, PLC).
June 2022
Laura Lemansky (Rent Path) imparts her wisdom and expertise during her “Online Reputation: The Surprising Cost of a Bad Review and How to Overcome It” seminar.
Trade Show — continued on page 48
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Trade Show — continued from 47
The team from PRC Restoration chat with two show attendees.
The team from Farmers Insurance: Theresa Simes Agency.
L to R: The OC Professional Maintenance Team - Hector Barragan, Sophia Hannibal, and Jennifer Barragan.
Derrick Laughlin (KD Electric) discusses the services his company provides their multifamily customers.
The team from Rent Path are eager to discuss marketing strategies for multifamily property owners and operators.
The team from Deans & Homer Renters Insurance.
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L to R: Elsa Laufer (WASH Multifamily Laundry Systems) and Staling Ngoy (Restoration Management Company).
Deepa Gurajic and Anayeli Martinez (Apex Window Décor) answer a show attendee’s question about window treatment options for her apartment.
L to R: Gloria Baker (Stuart & Gloria Baker Properties), the lucky winner of $500 morning bingo card cash drawing, with AAOC Executive Director David Cordero.
L to R: Carrie Floyd & Diana James (The Liberty Group) with Stefanie Koslosky (Arize).
L to R: Helen Tredo and Hope Valdez (Guardian Roofs Energy Solutions).
L to R: Michelle Schueller and Peter Schmidt (BMS CAT).
Trade Show — continued on page 50
June 2022
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Trade Show — continued from 49
L to R: Members of the AAOC Team — Gissel Cuevas, Chip Ahlswede, and L to R: Jessie Childers (Santa Fe Management) and Emil & Irina Cioban David Cordero share a lighthearted moment as they prepare to draw the card of (Strattford Capital, LLC) were all smiles as they reconnected at the AAOC the $500 morning bingo card winner. Trade Show & Conference.
The Orange County Housing Authority, winner of the 2022 “Best Use of Theme” booth award.
Mariposa Landscapes, Inc., winner of the 2022 “Best Use of Product” booth award.
Colliers International: Swanson Apartment Team, winner of the 2022 “Most Fun & Original” booth award.
California Rooter & Plumbing, winner of the 2022 “Best Overall Booth” award.
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Team members from Advanced Management Company take a moment to pose for a photo.
L to R: Members of the AAOC Team — Spartacus Avina, Debbie DiBernardo, Gissel Cuevas, and Van Vo are all smiles.
L to R: AAOC Board Member Nathan Poth (LoCali Management Group) and AAOC Executive Director David Cordero.
L to R: Rob Bivens and Eddie Ellard (Symmons) discuss plumbing fixtures with a show attendee.
ing convened in the outdoor Courtyard for AAOC’s first ever Trade Show Fiesta — Sponsored by Dedicated Transportation Services (DTS). Those in attendance were treated to some live music while also enjoying some cold beverages and tray-passed appetizers. Thank you to Entertainment Sponsor: ADT Multifamily, Bar Sponsor: PRC, Inc., and Food Sponsors: Arize, Bluefrog Plumbing & Drain, Buffalo Maintenance, Inc., Interlink Multifamily Staffing, LoCali Management Group, Multiteam Services, Inc., and USGI: Upland Group. Of course, the AAOC Trade Show & Conference would not be complete or
possible without the support of Platinum Sponsors: CBRE Multifamily SoCal — Dan Blackwell & Team, and JP Morgan | Chase Commercial Term Lending; Gold Sponsors: Crown Building Services, Inc., JLE Property Management, Inc., Mariposa Landscapes, Inc., and RedRock Technologies; Wi-Fi Sponsor: Cox Communication; Lanyard Sponsor: Marcus & Millichap; and Coffee Sponsor: VERO. Mark your calendar now for the 2023 AAOC Trade Show & Conference, currently scheduled for Thursday, March 23, 2023, at the OC Fair & Event Center.
June 2022
Do you know… AAOC is non-profit? That means YOUR dollars come back to
www.aaoc.com
YOU!
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The Benefits of AAOC Membership Founded in 1961 as a nonprofit trade organization, the Apartment Association of Orange County represents the interests of those involved in owning, managing and maintaining rental property. Membership is open to all owners of residential income-producing property. Whether you own one or one hundred units, the AAOC is here to serve your needs. As a one-stop resource for information and specialized rental property services, the AAOC offers a host of benefits, including: – Free consultation from our trained membership counselors – Up-to-date rental and legal forms – Thorough resident screening services – Legislative representation aimed at protecting your investment and defending your property rights, both at the state and local levels
– Special seminars on topics such as taxes, property maintenance and management, fair housing and much more – Informative monthly membership meetings covering a variety of topics throughout the year – The rental-housing industry’s premier trade show and conference held on an annual basis – A free subscription to the very magazine you’re holding right now, Apartment News
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Apartment News
Call Today! (714) 379-3333 aeshb.com www.aaoc.com
June 2022
714-640-0699 | 562-656-6517
A SPECIAL WELCOME TO OUR NEWEST MEMBERS! First Real Estate Services Investors’ Property Services RE/MAX Terrasol
Krishan Properties Findlay Properties RTC Parker LLC V.P. Properties
Barker Properties Rosas Properties Bear Properties LLC Excalibur
New PSC Members A-EV Installs 8536 Hamilton Avenue Huntington Beach, CA 92646 (562) 519-0252 lily@ev-installs.com
Dish Fiber 4223 Fairgrounds Street Riverside, CA 92501 (951) 201-3544 eva.wai@dish.com
ProPower Electric Co Inc. 11138 Del Amo Boulevard #382 Lakewood, CA 90715 (562) 569-9864 angel@propowerelectricco.com
CertaPro Painters of Yorba Linda 2941 E Miraloma Avenue, Suite 7 Anaheim, CA 92806 (714) 420-5769 jeffcornelius@certapro.com
Genesis Bank 4675 MacArthur Ct Suite 1600 Newport Beach, CA 92660 (949) 273-1226 ldibiase@mygenesisbank.com
TASORO Products 14107 Brighton Ave Gardena, CA 90249 (714)925-0598 ab@tasoroproducts.com
Defense International Corporation 130 South Prospect Avenue Tustin, CA 92780 (714) 646-1945 defenseintco@gmail.com
Legacy Customs 1477 East Cedar Street Ontario, CA 91761 (909) 923-2558 x120 lily@meadowdecor.com
Zen Ecosystems 2901 West Coast Highway Suite 353 Newport Beach, CA 92663 (310) 994-6949 jack.mckee@zenecosystems.com
Coin-Operated WASHERS/DRYERS
Generous Lease Commissions and Free Machines for Your Apartment Laundry Rooms Serving California Since 1956
We Offer to You: • Commission Plans • Lease Plans • Purchase Plans • Apartments • Condominiums • Any Type of Location
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1-800-473-8812 • 714-633-1811 www.apartmentlaundry.com June 2022
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Featuring
Product & Service Council Members
PSC CORNER
Zen Ecosystems
TASORO
Skyrocketing electricity costs impact both residents and owners alike, and California’s clean energy targets are forcing apartment owners to think about solutions for their properties. Zen Ecosystems can help. We help building owners, management, and their residents save money and make the transition to clean energy simple and easy. With Zen’s Energy Star-certified Thermostats and the HQ platform, property management can remotely monitor, manage, and restrict access to temperatures in any common area — business centers, lobbies, offices, gyms, laundry, models, and short-term units — without visiting the room and disrupting anyone. Additionally, building owners can increase Net Operating Income by enrolling in Demand Response programs and can help residents reap financial benefits by enrolling their own apartment homes as well. Zen helps building owners optimize energy use based on their goals. Want to save money? Use Zen to set schedules based on room occupancy. Want to use more green energy? Shift load times to when there is more green energy on the grid. Want to generate revenue? Set up a Demand Response program for your common spaces and residents. By eliminating unnecessary energy consumption, setting lock-outs and limits in shared spaces, and creating practical schedules, Zen customers have reduced energy consumption by 30%. Air quality has a significant impact on comfort and health. Zen’s platform can monitor indoor air quality (formaldehyde, humidity, VOC, and CO2) and can automatically “refresh” a room when levels vary from EPA standards — or simply in between showings. Zen automatically manages & analyzes energy efficiency, lowering electric usage and extending the life of your HVAC equipment. But just as important, we offer ways to reach your sustainability goals, increasing renewable energy usage when the grid is greenest. Get in touch with the Zen team at www.zenecosystems. com and let us show you how to start saving immediately.
In the multifamily industry, top design trends are evolving from the typical luxury vinyl plank, basic white quartz and shaker cabinets. Flat-panel European style cabinets with distinct colors of wood grains or white lacquer flat panel cabinets give a unique feel that lends itself to an open and warm environment. Adding a Calacatta quartz countertop provides the unit a condominium personalized feel. Contrast it with either a gold or stainless-steel sink, then enhance the look with black plumbing fixtures and hardware, creating a memorable and friendly kitchen and bathroom. All of this is great, but how does one keep material costs down, maintain installation timelines, and ultimately achieve the underwriter’s NOI and IRR goals? Enter TASORO, a much-needed change to the world of construction, interior finishes, and supply chain. TASORO is a direct-from-manufacturer luxury building materials brand disrupting the entire multifamily and residential industries. We provide a single point of sale for fine finished interior products to assist owners, developers, property management companies, contractors and subcontractors for easy supply chain and logistics management couple with top-level customer service. TASORO elevates the design standard for interior finishes and saves time and money on new construction and value-add projects. Avoiding middleman markups, we sell direct to developers, owners, investors, and contractors, helping them reduce capital expenditure costs by up to 30%. We also handle all logistics and deliver Everything you need to complete a unit: kitchens, bathrooms, cabinets, counters, flooring, tile, lighting, molding, plumbing fixtures…all from one manufacturer. TASORO products arrive palletized, kitted and ready to be installed, creating an efficient and easy cost savings process. We work with over 500 major companies raising the quality of their units and creating better returns for their properties. For all interior finish needs, trust TASORO to raise your standards and lower you costs. For more information about TASORO, contact our main office and showroom in Gardena at 310-882-9747 or visit www.tasoroproducts.com.
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PRODUCT & SERVICE COUNCIL’S
Service Provider Directory (Please see Product & Service Council Contact Index for contact information) All Product & Service Council Members have signed a Code of Ethics stating that they shall provide the rental-housing industry with the highest standard of integrity, honesty and professionalism. Access Control Solutions
Asphalt Sales & Service
Carpet Sales & Service
A.S. Wise, Inc.
Oliver Mahon Asphalt Rose Paving LLC
R&B Wholesale Distributors, Inc.
Attorneys
Crown Building Services Inc. Titanium Restoration Services Company
Accounting Services Clarion Management, Inc.
Accounting Software Yardi Systems Inc.
Answering Service Anyone Home
Apartment Building Inspection Green Home Solutions TrueEnviro Trident Inspection Group Zebra Construction Inc.
Apartment Market Research Data ALN Data Apartment SEO CBRE Multifamily SoCal – Dan Blackwell & Team Yardi Systems Inc.
Apartment Rental Publications & Services apartments.com Intellirent RentPath
Apartment/Student Housing ARIZE Colliers International Kairos Investment Management Company LaundryUp RokitNow Titanium 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
Cleaning Service
Duringer Law Group, PLC Fisher & Phillips Kimball, Tirey & St. John LLP Company Newmeyer & Dillion, LLP ReassureRent Schiff & Shelton Wesierski & Zurek LLP, Lawyers
Bath Restoration or Renovations Baldwin Construction Buffalo Maintenance, Inc. California Bath Restoration OC Professional Maintenance Team SERVPRO of Newport and Huntington Beach South Surface Experts of South Irvine TASORO Products Restoration Services Company
Boiler Systems
Collections Duringer Law Group, PLC David S. Schonfeld, Attorney at Law Kimball, Tirey & St. John LLP Company
Communications Cox Communications TouchPoint
Concrete Maintenance & Repair AMS Construction Buffalo Maintenance, Inc. OC Concrete LLC Precision Concrete Cutting Rose Paving LLC Oliver Mahon Asphalt
Construction
DCM Services, Inc Ironwood Plumbing, Inc. Spicer Mechanical Water Heater Man, Inc.
Building Products Schluter Systems
Buying Group Optim Real Estate Services Company OMNIA Partners, Multifamily Housing
Cabinets/Refinishing Buffalo Maintenance, Inc. S M Painting Corp. Surface Experts of South Irvine TASORO Products The Door & Window Company
AMS Construction Angelo Termite and Construction Baldwin Construction Buffalo Maintenance, Inc. Ingersoll Rand KD Electric Company McCormack Roofing Weatherproofing & Construction OC Concrete LLC OC Professional Maintenance Team Optimum Seismic, Inc. RedRock Technologies Rose Paving LLC Schluter Systems TASORO Products Trane/American Standard Zebra Construction Inc.
Consulting
Carpentry AMS Construction Buffalo Maintenance, Inc. CertaPro Painters of Yorba Linda
Colliers International Investment Capital Real Estate Optim Real Estate Services Company Willdan Energy Solutions
PSC Service Provider Directory — continued on page 56
June 2022
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PSC Service Provider Directory
Drug & Alcohol Testing
Furnaces
continued from page 55
TAG / AMS, Inc.
Trane/American Standard
Content Restoration
Dryer Vent & Duct Cleaning
Garage Doors
AMS Construction Green Home Solutions TrueEnviro SERVPRO of Newport and Huntington Beach South
Crown Building Services Inc.
Mesa Artificial Turf/Garage Doors
Electric Vehicle Products & Services
General Contractor
A-EV Installs ProPower Electric Co Inc. REVS (Refuel Electric Vehicle Solutions)
Angelo Termite and Construction Baldwin Construction BluSky Restoration Contractors, LLC Buffalo Maintenance, Inc. EmpireWorks Reconstruction and Painting FIRST ONSITE Restoration OC Concrete LLC OC Professional Maintenance Team PRC Restoration S M Painting Corp. SERVPRO of Newport and Huntington Beach South Zebra Construction Inc.
Countertops Buffalo Maintenance, Inc. California Bath Restoration Surface Experts of South Irvine TASORO Products
Electrical
Deck Coatings, Magnesite Repairs, Waterproofing AMS Construction Buffalo Maintenance, Inc. McCarthy Roofing WICR Waterproofing & Decking
A-EV Installs KD Electric Company ProPower Electric Co Inc. R&B Wholesale Distributors, Inc.
Electronic Signature VERO
Drain Cleaning
Energy Management
California Rooter & Plumbing LA Hydro-Jet & Rooter Service, Inc. Plumb It Right! Total Rooter & Plumbing
Trane/American Standard Yardi Systems Inc. Zen Ecosystems
Draperies/Blinds/Window Coverings
American Environmental Specialists, Inc. American Environmental Specialists, Inc. Green Home Solutions TrueEnviro Pacific Environnemental & Abatement Solutions, Inc. Restoration Management Company Strategic Sanitation Services
Environmental Consulting & Training
Apex Window Décor R&B Wholesale Distributors, Inc.
Do you know… AAOC offers ongoing Educational Opportunities? Visit www.AAOC.com or call 714-245-9500 for more details!
Escrow Genesis Bank
Estate Planning Kimball, Tirey & St. John LLP Company
Evictions ReassureRent
Fencing & Gates Buffalo Maintenance, Inc.
Fire Safety Black Bird Fire Protection, Inc.
Fire & Flood Restoration BluSky Restoration Contractors, LLC Commercial Restoration Company Green Home Solutions TrueEnviro PRC Restoration Precision Environmental Restoration Management Company SERVPRO of Newport and Huntington Beach South
Fitness Equipment Opti-Fit Fitness Solutions
Flooring Surface Experts of South Irvine TASORO Products Urban Surfaces
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Graphics Direct Signs and Designs
Handyman Buffalo Maintenance, Inc. OC Professional Maintenance Team S M Painting Corp.
Heating & Air Conditioning Associated Heating & Air Expressions Home Gallery Ingersoll Rand L and D Appliance Corp. OC Professional Maintenance Team R&B Wholesale Distributors, Inc. Spicer Mechanical Trane/American Standard Zen Ecosystems
Insurance AssuredPartners Brian Berg Insurance Services, Inc. Deans & Homer, Renter’s Insurance Dick Wardlow Insurance Brokers Farmer’s Insurance — Theresa Simes Agency Insurent ISU — The Olson Duncan Agency Jetty Navion Insurance Associates, Inc NFP Property & Casualty ReassureRent Rey Insurance Services, Inc.
Internet Services Apartment SEO apartments.com Cox Communications Dish Fiber RentPath
Inspections Trident Inspection Group Zebra Construction Inc.
Investments Alliance Portfolio American 1031 Kay Properties & Investments Company Morgan Skenderian Investment Real Estate Group Company
Janitorial Strategic Sanitation Services
Kitchen Renovations Baldwin Construction Buffalo Maintenance, Inc. California Bath Restoration Schluter Systems SERVPRO of Newport and Huntington Beach South
Landscapes/Hardscapes BrightView Landscape Services, Inc. Mariposa Landscapes, Inc.
Laundry Equipment & Services ACE Commercial Laundry Equipment, Inc. All Valley Washer Service Inc. L and D Appliance Corp. Landcare Logic National Service Company PWS Laundry / Alliance R&B Wholesale Distributors, Inc. WASH Multi Family Laundry Systems
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
Plumb It Right! R&B Wholesale Distributors, Inc. Schluter Systems Total Rooter & Plumbing
Marketing
Private Security
AArrow Sign Spinners, LLC Clarion Management, Inc. Direct Signs and Designs Intellirent Jetty VERO Zumper
Defense International Corporation FPK Security, Inc.
Property Management
Mold Remediation American Environmental Specialists, Inc. FIRST ONSITE Restoration Green Home Solutions TrueEnviro Precision Environmental SERVPRO of Newport and Huntington Beach South
Multi-Family Advisory Services CheckpointID Optim Real Estate Services Company
Odor Removal FIRST ONSITE Restoration Strategic Sanitation Services
Outdoor Furniture & Refinishing
Pacific Environnemental & Abatement Solutions, Inc.
Lending Institutions
Paint Sales & Service
Alfa Investments & Loans Alliance Portfolio CBRE Multifamily SoCal – Dan Blackwell & Team Chase Multifamily Lending Genesis Bank Pacific Premier Bank Redwood Mortgage Ygrene Energy Fund
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
Lighting A-EV Installs KD Electric Company ProPower Electric Co Inc.
3M1S Home AIM Properties Allen Properties 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
Property Management (Continued) Roberts Management & Investments Satellite Management Company South Coast Real Estate & Property Management Sullivan Property Management SVN / Vanguard — Cameron Irons WIRE Associates
PSC Service Provider Directory — continued on page 58
Parking Zebra Construction Inc.
Pest Control
Buffalo Maintenance, Inc.
Access Exterminator Service, Inc. Angelo Termite and Construction Lloyd Pest Control Precision Environmental
Mailboxes
Pipe Restoration
R&B Wholesale Distributors, Inc.
Plumb It Right!
Maintenance, Repairs, Products
Plumbing, Contractors & Supplies
A-EV Installs Buffalo Maintenance, Inc. Clarion Management, Inc.
California Rooter & Plumbing EZ Drain & Plumbing Ironwood Plumbing, Inc.
Magnesite Repairs
CertaPro Painters of Yorba Linda Crown Building Services Inc.
Private Investigations
Bassett Outdoor Contract Legacy Customs Patio Guys
Lead Removal
Power/Pressure Washing
June 2022
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PSC Service Provider Directory continued from page 57
Property Management Software ARIZE Anyone Home Appfolio, Inc. Luminous Rentler RokitNow Snappt Inc. VERO Vesync Yardi Systems Inc.
Property Management Staffing & Training Approved Real Estate Multi Team Services NPM Staffing an InterSolutions Company The Liberty Group
Rain Gutters Argos Homes Systems McCarthy Roofing
Real Estate/Investments Alfa Investments & Loans Alliance Portfolio CBRE Multifamily SoCal – Dan Blackwell & Team Colliers International DM Smithco Gorman & Associates Investing in The OC Investment Capital Real Estate Kairos Investment Management Company Kay Properties & Investments Company Marcus & Millichap Morgan Skenderian Investment Real Estate Group Company Pacific Premier Bank Perch Wealth Prestige Property Management ProActive Realty Investments Realtors Commercial Alliance of Orange County (RCAOC) SVN / Vanguard — Cameron Irons WIRE Associates
Do you know…
Apartment News
Telecommunications
Alliance Portfolio CBRE Multifamily SoCal – Dan Blackwell & Team KW Commercial Morgan Skenderian Investment Real Estate Group Company Optim Real Estate Services Company
Cox Communications Dish Fiber
Reconstruction
Training
AMS Construction Baldwin Construction Commercial Restoration Company EmpireWorks Reconstruction and Painting Precision Environmental WICR Waterproofing & Decking
Clarion Management, Inc.
Recycling
Mariposa Landscapes, Inc.
Strategic Sanitation Services
Utilities & Sub Metering
Resident Screening
Conservice Livable Southern California Edison-Multi Family Program Zen Ecosystems
Intellirent Rentler SafeRent Solutions Snappt Inc. VERO Yardi Systems Inc.
Roofing AMS Construction Guardian Roofs by Sudduth Construction Inc. McCarthy Roofing McCormack Roofing Weatherproofing & Construction Royal Roofing.com (RWS&P, Inc.)
Signage AArrow Sign Spinners, LLC 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
Service and Leasing Snappt Inc.
Staffing Service
AAOC has continually fought and prevailed against Rent Control in Orange County since 1961? 58
Real Estate Broker
Approved Real Estate InterLink Multifamily Staffing
Surface Restoration AMS Construction Surface Experts of South Irvine
Sustainability/Green Energy NextLevel Optima Zen Ecosystems
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June 2022
Towing Dedicated Transportation Services TO’ and MO’ Towing
Trash Services Strategic Sanitation Services Valet Living
Tree Service
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 Heaters Only Inc.
Waterproofing AMS Construction McCormack Roofing Weatherproofing & 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. 3M1S Home John Nguyen 4100 Birch St, Suite 100 Newport Beach, CA 92660 (800) 835-1376 john@3m1s-home.com 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
AArrow Sign Spinners, LLC Michael McCullough 4312 Valeta Street San Diego, CA 92107 (323) 944-2002 info@AArrowAds.com Access Exterminator Service, Inc. Roger Sonnenfeld 2244 N. Pacific St. Orange, CA 92865 (714) 630-6310 roger@accessext.com — www.accessext.com ACE Commercial Laundry Equipment, Inc. Multi-Housing Division 14404 Hoover Street Westminster, CA 92683 (714) 897-4342 acelaundry@gmail.com — www.acelaundry.com
ADT Multifamily Christopher Martin 4161 E. La Palma Ave. Anaheim, CA 92807 (714) 858-1344 cnma rtin@adt.com
We provide home automation, security systems, keyless door locks & smart thermostats.
Provide Sales, Service, Leasing & Parts for Coin-Op Laundry Equipment. See the Advertisers Index on Page 72 for the location of our ad.
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
PSC Contact Index — continued on page 60
June 2022
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PSC Contact Index — continued from page 59
All Valley Washer Service Inc. John Cottrell 15008 Delano St. Van Nuys, CA 91411 (800) 247-1100 john@allvalleywasher.com — www.allvalleywasher.com Allen Properties Frank Allen/Paul Allen/Jessica Siderius 1 Orchard Road, Suite #230 Lake Forest, CA 92630 (949) 768-6850 frank@allenproperties.net — www.allenproperties.net
American Environmental Specialists, Inc. Mr. James F. McClung, Jr. 15183 Springdale Street Huntington Beach, CA 92649 (714) 379-3333 admin@aeshb.com
Apartment SEO Ronn Ruiz 100 W. Broadway Ave, Suite 425 Long Beach, CA 90802 (877) 309-7363 ronn@apartmentseo.com — apartmentseo.com
AMS Construction 1159 Iowa Ave., Ste. K Riverside, CA 92507 (833) 267-7663 info@amsroofingconstruction.com
apartments.com Renee England 18201 Von Karman Ave., Suite 550 Irvine, CA 92612 (714) 313-7621 rengland@apartments.com
Angelo Termite and Construction Gregg Traum 16161 Scientific Way Irvine, CA 92618 (800) 589-8809 info@angelotermite.com
Apex Window Décor Deepa Gorajia 1132 E. Katella Ave, Suite A16 Orange, CA 92867 (714) 532-2588 deepag@apexwindowdecor.com — www.apexwindowdecor.com
Anyone Home Jaime Conde 25521 Commercentre Dr #100 Lake Forest, CA 92630 (949) 916-3919 lightson@anyonehome.com
Appfolio, Inc. 55 Castilian Dr Goleta, Ca 93117 (866) 648-1536 mindy.sorenson@appfolio.com
Consultant: Mold Investigations/Recommendations, Asbestos/Lead Testing, Training. See the Advertisers Index on Page 72 for the location of our ad.
See the Advertisers Index on Page 72 for the location of our ad.
Property Management Services/Investments.
Alliance Portfolio James Perry 120 Vantis Drive, Ste 515 Aliso Viejo, CA 92656 (949)349-1322 rprajitno@allianceportfolio.com ALN Data Samantha Wallace 2611 Westgrove Drive, Suite 104 Carrollton, TX 75006 (972) 931-2553 x 218 Samantha@alndata.com — www.alndata.com
See the Advertisers Index on Page 72 for the location of our ad.
Engagement and automation tools through Contact Center and CRM software.
Apartment data and market research.
API Property Management Margie Tabrizi 1400 Bristol St. N Ste-245-A Newport Beach, CA 92660 (714) 505-5200 margie@apipropertymanagement.com
American 1031 Adam Bryan 10111 Petit Avenue North Hills, CA 91343 (310) 903-6757 adam@american1031.net
Advertising firm specializing in Websites, Search & Social Media Marketing.
#1 nationwide provider of information and advertising services.
See the Advertisers Index on Page 72 for the location of our ad.
See the Advertisers Index on Page 72 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
PSC Contact Index — continued on page 62
APARTMENT OWNERS, LANDLORDS, INCOME PROPERTY OWNERS
Employment Practices Liability Business Income Coverage Cyber Liability & Data Breach Business Crimes Insurance Guaranteed Replacement Cost Worker’s Compensation Insurance
Liability Insurance Property Insurance Umbrella Policies Equipment Breakdown Ordinance or Law Backup of Sewers & Drains
Terri Simes Premier Income Property Insurance Serving all of California & Arizona CA License #0647512 Tsimes@farmersagent.com www.farmers.com/tsimes
Apartment News
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AAOC provides legislative representation and advocates for its members in Sacramento, in all 34 Orange County cities, and in 14 Riverside County cities? If you are struggling with a local law or regulation that is affecting you and your rental property operations, contact Chip Ahlswede at (714) 245-9500 or Chip@aaoc.com.
www.AAOC.com
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June 2022
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These testimonials may not be representative of the experience of other clients. Past performance does not guarantee or indicate the likelihood of future results. These clients were not compensated for their testimonials. Please speak with your attorney and CPA before considering an investment. *The Debentures will bear non-compounded interest at the annual rate of 9.25% per annum (365-day year basis) on the outstanding principal, payable monthly on between the twentieth and twenty fifth day of the following month. An investment in the Debentures will begin accruing interest upon acceptance and closing of the Investor’s Subscription Agreement. 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.
June 2022
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61
PSC Contact Index — continued from page 60 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 72 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 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 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 Black Bird Fire Protection, Inc. 10282 Trask Ave Ste D Garden Grove, CA 92843 (714) 462-6095 info@blackbirdfire.com BluSky Restoration Contract, LLC Jose Linares 1183 Warner Ave Tustin, CA 92780 (562) 528-8000 jose.linares@goblusky.com
62
Apartment News
Brian Berg Insurance Services, Inc. Brian Berg 23101 Lake Center Drive, Suite 335 Lake Forest, CA 92630 (888) 791-7069 dyana@bbisinc.com — www.bbisinc.com BrightView Landscape Services, Inc. Kristina Schafer 1960 S Yale St. Santa Ana, CA 92704 (949) 438- 8528 Kristina.SChafer@brightview.com Buffalo Maintenance, Inc. Frank Alvarez 6861 Stanton Ave., Suite G Buena Park, CA 90621 (714) 956-8371 www.buffalomaintenance.com
See the Advertisers Index on Page 72 for the location of our ad.
California Bath Restoration Carly Camacho 1920 E. Warner Ave., Suite 3P Santa Ana, CA 92705 (949) 263-0779 ccamacho@calbath.com
Complete kitchen and bath restoration and refinishing company.
California Rooter & Plumbing Mr. Mark Fowler 1905 E. Deere Ave. Santa Ana, CA 92705 (949) 222-2202
Plumbing and drain cleaning services. See the Advertisers Index on Page 72 for the location of our ad.
California Safety Agency Darrell Cowan 8932 Katella, Suite 108 Anaheim, CA 92804 (866) 996-6990 dcowan@csapatrol.com — www.csapatrol.com CBRE Multifamily SoCal – Dan Blackwell & Team Daniel Blackwell 3501 Jamboree Road, Suite 100 Newport Beach, CA 92660 (949) 307-8319 dan.blackwell@cbre.com — www.cbre.com/invocmultifamily
Orange County multifamily investment property sales and 1031 exchanges. See the Advertisers Index on Page 72 for the location of our ad.
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. Elsa Laufer 101 Pacifica, #260 Irvine, CA 92618 (949) 383-4762 Elaufer@clarionmgmt.com Colliers International Pat Swanson 3 Park Plaza, Ste 1200 Irvine, CA 92614 (949) 724-5564 pat.swanson@colliers.com
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June 2022
Commercial Restoration Company Jeff Mandell 9541 W. Ball Road Anaheim, CA 92804 (858) 922-3219 j.mandell@crcmail.com Consensys Property Management Company Laurel Dial 1380 S. Anaheim Blvd Anaheim, CA 92805 (714) 772-4400 laureld@consensyspm.com — www.consensyspm.com Conservice Matt Gordon 750 S. Gateway Dr. River Heights, UT 84321 (866) 947-7379 communications@conservice.com Cox Communications Alicia Gray 27121 Towne Centre Dr, Suite 125 Foothill Ranch, CA 92610 (949) 563-8163 alicia.gray@cox.com Crown Building Services Inc. Jason Maslach 548 Malloy Ct. Corona, CA 92878 (714) 694-1007 jason@crownservicesinc.com – www.crownservicesinc.com DCM Services, Inc David Carlson PO Box 400 Pico Rivera, CA 92056 (800) 504-7103 dcmservices400@gmail.com
See the Advertisers Index on Page 72 for the location of our ad.
Deans & Homer, Renter’s Insurance Debbie Halverson 110 E. Wilson Ave., Suite 102 Fullerton, CA 92832 (800) 345-2054 debbieh@deanshomer.com — www.InsureYourStuff.com 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
PSC Contact Index — continued on page 64
K CLO C I
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MINIMAL 1031 DOCS EXCHANGE
QU
CASH OUT UP TO $10M PROPERTY
IMPROVEMENTS
1st
2nd
TRUST DEEDS
CALL US TODAY!
949.349.1322
DIRECT PRIVATE MONEY LENDER ALLIANCE PORTFOLIO • 120 Vantis Dr., Ste. 515 • Aliso Viejo, CA 92656 800.363.1456 • 949.349.1322 • FAX 949.349.1330 • www.allianceportfolio.com Real Estate Broker • California Department of Real Estate • 02066955 Broker License ID
Expressions Home Gallery Sherri Galusha 17138 Von Karman Ave Irvine, CA 92614 (949) 271-2085 srgalusha@morsco.com
PSC Contact Index — continued from page 62
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
Major appliances for apartments.
EZ Drain & Plumbing Stacie Fluhrer 6709 Washington Ave, #944 Whittier, CA 90601 (714) 640-0699 ezdrainandplumbing@gmail.com
See the Advertisers Index on Page 72 for the location of our ad.
Farmer’s Insurance — Theresa Simes Agency Terri Simes 17155 Newhope Street #F Fountain Valley, CA 92708 (714) 966-3000 tsimes@farmersagent.com — www.farmersagent.com/tsimes Insurance for apartments, business, auto, home, life, etc. See the Advertisers Index on Page 72 for the location of our ad.
Specializes in landlord/tenant law, debt collection, eviction.
EmpireWorks Reconstruction and Painting Chet Oshiro 1682 Langley Ave. Irvine, CA 92614 (888) 278-8200 coshiro@empireworks.com — www.empireworks.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
FPK Security, Inc. Steve Flamm P.O. Box 55597 Valencia, CA 91355 (800) 459-4068 stevef@fpksecurity.com Genesis Bank Lauren DiBiase 4675 MacArthur Ct Suite 1600 Newport Beach, CA 92660 (949) 273-1226 ldibiase@mygenesisbank.com Gorman & Associates Sonya Loera PO Box 325 Brea, CA 92822 (714) 255-9998 info@wrgorman.com
See the Advertisers Index on Page 72 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 72 for the location of our ad.
PSC Contact Index — continued on page 66
64
Apartment News
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June 2022
APARTMENTS | RESIDENTIAL | HOA | COMMERCIAL
Buffalo Maintenance Inc. The Apartment Specialist
WE ARE YOUR TRUSTED SOURCE AND SUPPORT TEAM
PROTOCOLS PROCEDURES TRAINED TECHS LICENSED CERTIFIED INSURED
WE ARE OPEN FOR BUSINESS BUFFALO MAINTENANCE, INC. IS YOUR ‘ONE-STOP SHOP’ FOR ALL ROUTINE MAINTENANCE AND CONSTRUCTION SERVICES
714.956.8371
| www.BuffaloMaintenance.com
Licensed & Insured, CA LIC# 1010967
June 2022
www.aaoc.com
Apartment News
65
PSC Contact Index —
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
continued from page 64
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 Insurent Rob McKenny 122 East 42nd Street, Suite 3600 New York, NY 10168 (646) 843-1713 cschoenau@insurent.com Intellirent Cassandra Joachim 632 Commercial Street, 5th Floor San Francisco, CA 94111 (415) 849-4400 info@myintellirent.com
Specializing in the purchase, sale and 1031 exchange of apartment buildings.
Ironwood Plumbing, Inc. Carl Ludwig 101 S. Kraemer Blvd., Suite 100 Placentia, CA 92870 (877) 484-7575 carl@ironwoodplumbing.com — www.ironwoodplumbing.com ISU — The Olson Duncan Agency Jim Kinmartin 25550 Hawthorne Blvd #203 Torrance, CA 90505 (310) 373-6441 jim@olsonduncan.com — www.olsonduncan.com Independent insurance brokerage representing commercial building owners and operators.
Jetty Melissa Blazejewski 217 Centre St, Mailbox 118 New York, NY 10011 (855) 695-3889 hello@jetty.com JLE Property Management Denise Arredondo 202 E Broadway Anaheim, CA 92805 (714) 778-0480 www.jle1.com — denise@jle1.com
See the Advertisers Index on Page 72 for the location of our ad.
Kairos Investment Management Company Jon Needell 30242 Esperanza Rancho Santa Margarita, CA 92688 (949) 709-8888 jneedell@kimc.com — www.kimc.com Kay Properties & Investments Company Patricia Aballe 21515 Hawthorne Blvd, 360 Torrance, CA 90503 (855) 899-4597 info@kpi1031.com
See the Advertisers Index on Page 72 for the location of our ad.
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.
Sondance Painting 1132 E. Katella Avenue, Suite A-16 Orange, CA 92867 Phone (714)
532-2588 Fax (714) 532-2466
NO HIDDEN COSTS
www.apexwindowdecor.com Woman owned & managed
➢ Free Delivery & Estimates ➢ Custom Sizes Available
Products Available: • Vertical Blinds • Fauxwood Blinds • Woven Wood Shades • Roller Shades • Shutters • Mini Blinds
APARTMENT– RESIDENTIAL COMMERCIAL INTERIOR – EXTERIOR FULL JANITORIAL, MAINTENANCE & CLEAN UP SERVICES
NEAT, FAST, HONEST
LIC. #828563
949-472-7516 66
Apartment News
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June 2022
Kimball, Tirey & St. John LLP Company Deborah Biggs 2040 Main St., Suite 500 Irvine, CA 92614 (800) 564-6611 deborah.biggs@kts-law.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 72 for the location of our ad.
L and D Appliance Corp. Henry Hsu 11969 Telegraph Rd. Santa Fe Springs, CA 90670 (562) 946-1105 henryh@lndappl.com — www.lndappl.com L’Abri Management, Inc. 8141 E. Second Street, Suite 300 Downey, CA 90241 (714) 826-9972 www.labri-inc.com
Full service property management provider for 16+ units.
LA Hydro-Jet & Rooter Service, Inc. Dan Baldwin 10639 Wixom St Sun Valley, CA 91352 (800) 750-4426 dbaldwin@lahydrojet.com Landcare Logic Jalin Gerber 1448 N. Glassell Orange, CA 92867 (951) 316-8002 jalin@landcarelogic.com — www.landcarelogic.com
LaundryUp Howard Lee 1070 N. State College Blvd. Anaheim, CA 92806 (714) 533-7835 hmlee_vp@yahoo.com — www.laundryup.com Legacy Customs 1477 East Cedar Street Ontario, CA 91761 (909) 923-2558 x120 lily@meadowdecor.com Livable Daniel Sharabi PO Box 475852 San Francisco, CA 94147 (877) 789-6027 comesave@livable.com — www.livable.com
Marcus & Millichap Jon Giannola 19800 MacArthur Blvd Ste 150 Irvine, CA 92612 (949) 419-3200 jgiannola@marcusmillichap.com
See the Advertisers Index on Page 72 for the location of our ad.
Mariposa Landscapes, Inc. Liz Juarez 1107 East Walnut Street Santa Ana, CA 92701 (626) 526-0707 liz.juarez@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 72 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
See the Advertisers Index on Page 72 for the location of our ad.
McCormack Roofing Weatherproofing & Construction Chris Maxey 1260 N. Hancock St. Suite 108 Anaheim, CA 92806 (714) 777-4040 chrism@mccormackroofing.com — www.mccormackroofing.com See the Advertisers Index on Page 72 for the location of our ad.
Mesa Artificial Turf/Garage Doors David Vento 4915 E Hunter Ave Anaheim, CA 92807 (714) 598-1996, Ext: 2232 dvento@mesagaragedoors.com
Boutique style property management.
Luminous Joel Duchesne 2911 1/2 Hewitt Ave., Suite 8 Everett, WA 98201 (866) 387-7275 help@luminousresidential.com
PSC Contact Index — continued on page 68
SCR WEST
Multi-Family General Contractor
– – – – – – – – – – –
Unit Renovations and Turns Exterior Repaints Interior and Exterior Remodels Leasing Office Remodels Washer/Dryer Conversions Value Add Specialist Structural Repairs Maintenance Programs Water Intrusion Repair Fire Damage Repair Suspect Growth Repair
“Your Complete Multi-Family Contractor”
714-234-0421 scrwest@gmail.com Lic #777688
June 2022
www.aaoc.com
Apartment News
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PSC Contact Index — continued from page 67
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) 727-6348 teresa@multiteam.net — www.multiteamservices.com National Service Company Ms. Mary Ann Dillard 845 N Commerce St Orange, CA 92867 (714) 633-1811 mdnational@yahoo.com — www.apartmentlaundry.com
See the Advertisers Index on Page 72 for the location of our ad.
Navion Insurance Associates, Inc Shawntae Stewart 23001 La Palma Avenue, Ste 120 Yorba Linda, CA 92887 (714) 202-4711 sstewart@navionins.com — www.navionins.com Newmeyer & Dillion, LLP Rondi Walsh 895 Dove Street, 5th Floor Newport Beach, CA 92660 (949) 854-7000 rondi.walsh@ndlf.com NEXT LEVEL Property Solutions, LLC Marie Kaplan 2030 Main Street, Suite 1300 Irvine, CA 92614 (949) 260-4775 mariek@nextlevel-ps.com — www.nextlevel-ps.com NFP Property & Casualty Eric R. Marrs, 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 Concrete LLC Brandon Koslosky 4320 E La Palma Ave Anaheim, CA 92807 (714) 524-6067 brandon.occoncrete@gmail.com — www.occoncrete.net Anything related to concrete
OC Professional Maintenance Team Jennifer Barragan 1180 W. Ball Rd. #9134 Anaheim, CA 92812 (714) 583-8633 info@ocproteam.com
See the Advertisers Index on Page 72 for the location of our ad.
Oliver Mahon Asphalt Michelle Hogge 182 Wells Place Costa Mesa, CA 92627 (949) 548-6398 admin@olivermahon.com 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 72 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 72 for the location of our ad.
Pacific Environnemental & Abatement Solutions, Inc. Kristine Ramos 12821 Western Avenue Garden Grove, CA 92841 (714) 379-5029 kristine.ramos@peas1.com — www.peasolutions.com
Roberts Management & Investments Subsidiary of Ray Roberts Realty, Inc. Over 70+ Years of Trusted Service and Experience 24 Hour Emergency Service Line DRE #01141711 Full Service Management Company Se Habla Español Management Plan Customized to Your Goals Detailed Computerized Monthly Financial Statements Resident Screening, Rent Collections and Resident Relations RAY ROBERTS REALTY
(562) 430-3588
68
Ask for: Mark Roberts 4662 Katella Ave., Los Alamitos, CA 90720
Fax (562) 430-0693
Apartment News
www.aaoc.com
www.rayrobertsrealty.com June 2022
Pacific Premier Bank Daniel Borland 17901 Von Karman Ave Suite 1200 Irvine, CA 92614 (949) 502-4325 dborland@ppbi.com — www.ppbi.com
See the Advertisers Index on Page 72 for the location of our ad.
OMNIA Partners, Multifamily Housing 840 Crescent Center Drive, Suite 600 Franklin, TN 37067 lindsey.scholl@omniapartners.com Patio Guys Joanna Solis 2907 Oak St Santa Ana, CA 92707 (800) 310-4897 commercial@patioguys.com Perch Wealth J.P. Ledesma 9940 Research Drive #200 Irvine, CA 92618 (949) 539-4200 JPLedesma@perchwealth.com
See the Advertisers Index on Page 72 for the location of our ad.
Plumb It Right! Terry Gepford 2135 North Orange Olive Road Orange, CA 92865 (949) 275-2913 terrylgepford@gmail.com PRC Restoration Freddy Rodriguez 23839 Banning Blvd Carson, CA 90745 (562) 490-6900 info@prcrestoration.com — www.prcrestoration.com Precision Concrete Cutting Aaron Anderson 650 S Grand Ave #108 Santa Ana, CA 92705 (760)448-0979 aaron@pcctriphazardremoval.com — www.safesidewalks.com Precision Environmental Mark Taylor 4350 Transport Street, Suite 109 Ventura, CA 93003 (805) 641-9333 mtaylor@precisionenv.com 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.
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
PSC Contact Index — continued on page 70
Call Us Now! (909) 592-2292 We are here for you!
What we offer: • Services for commercial moving • Relocation from one place to another • Climate controlled and locked room for high end paintings • Climate controlled storage facility • All contents in vaults with tracking for each item in vault • Smoke cleaning with ozone machines and decontamination rooms • Total loss inventories • Certified asbestos staff that works with environmental companies for total loss inventory • Staff is professional, friendly and organized
Baldwin Movers will help you with any of your moving needs. Moving is hectic, let us help you with the process. Our team will come alongside you and facilitate the move to your new place. We can also provide storage for your contents with our vaults and keep track of every one of your belongings using our iPad tracking system.
Moving doesn’t need to be stressful! Let us help you move into your new place today! We keep track of all of your belongings and make sure they arrive at your new home together.
Ready to move your office? Let us help you move your business to its new base of operations! We understand what an incredible task it is to move your workplace. Let us help you facilitate that process. June 2022
Did you know we offer storage as well? We help pack your belongings into these vaults that we can search and know the contents of each individual one using our database! You will never have to worry about your things getting misplaced!
www.aaoc.com
Apartment News
69
PSC Contact Index —
RokitNow Bhavin Patel 26895 Aliso Creek Rd #B329 Aliso Viejo, CA 92656 (855) 765-4866 info@rokitnow.com — www.rokitnow.com
continued from page 68
R&B Wholesale Distributors, Inc. David Rhodes 2350 S. Milliken Ontario, CA 91761 (909) 230-5400 drhodes@rbdist.com — www.rbdist.com
Text messaging services to help communicate with your customers.
See the Advertisers Index on Page 72 for the location of our ad.
ReassureRent Eric Jarvis 5955 De Soto Ave, Ste 250 Woodland Hills, CA 91367 (833) 383-6268 ericj@elevatemgt.com
Parking lot maintenance.
Insurance that manages the eviction and pays you lost rent. See the Advertisers Index on Page 72 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 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 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 72 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 72 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
Rose Paving LLC Ryan Strzalka 10200 Matern Place Santa Fe Springs, CA 90670 (562) 243-0426 rstrzalka@rosepaving.com — www.rosepaving.com Royal Roofing.com (RWS&P, Inc.) Steve Pinkus 6831 Suva St. Los Angeles, CA 90201 (562) 928-1200 steve@royalroofing.com — www.royalroofing.com
Specializing in flat/low slope roofs, comp. & wood shingle and tile roofs. Solar panel installation. See the Advertisers Index on Page 72 for the location of our ad.
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.
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 SERVPRO of Newport and Huntington Beach South Jake Ness 21531 Surveyor Cir Huntington Beach, State 92646 (714) 962-9222 jness@servprohbs.com — www.servpronewportbeach.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 72 for the location of our ad.
See the Advertisers Index on Page 72 for the location of our ad.
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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 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 72 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 72 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 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.
Titanium Restoration Services Company Victor Martinez P.O. Box 4584 Anaheim, CA 92801 (714) 290-5875 titaniumrestoration@gmail.com
TO’ and MO’ Towing Robert Heer 518 N. Poinsettia Ave. Santa Ana, CA 92701 (714) 543-0879 rchjr@pacbell.net
Towing company with 4 locations in Orange County.
Total Rooter & Plumbing 1920 W. Commonwealth #2304 Fullerton, CA 92837 (714) 715-3315 totalbfrp@gmail.com
See the Advertisers Index on Page 72 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 Trident Inspection Group Jeff Clark 1572 Lanai Way Tustin, CA 92780 (714) 644-0122 jeff@tridentinspectiongroup.com Urban Surfaces Krysten Stiffler 1121 Olympic Drive Corona, CA 92881 (951) 223-9845 Krysten.S@UrbanSurfaces.com — www.urbansurfaces.com USGI — Upland Group William Estela 2390 E. Orangewood Avenue #520 Anaheim, CA 92806 (855) 787-5263 westela@usg.org — www.usg.org Valet Living Briana Sellers 100 South Ashley Drive, Suite 700 Tampa, FL 33602 (813) 248-1327 briana.sellers@valetliving.com — www.valetliving.com 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 72 for the location of our ad.
Water Heater Man, Inc. Jim Green 570 W. Freedom Ave. Orange, CA 92865 (714) 282-7098 tommyg@waterheatermaninc.com
Water Heater/boiler service and installation.
Water 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 WIRE Associates 840 Newport Center Dr #100 Newport Beach, CA 92660 (949) 677-3466 cw@newOChome.com
Yardi Systems Inc. 430 S. Fairview Avenue Goleta, CA 93117-3124 (805) 699-2040 kelly.krier@yardi.com 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
AMS CONSTRUCTION “Your Trusted Partners”
Renovation & Roofing Expert Interior & Exterior Renovation:
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Rated #1 Construction Company in Southern California! Excellent Customer Service & Competitive Pricing! June 2022
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71
ADVERTISERS’ INDEX
Category
See page 74 for alphabetical listings
AIR CONDITIONING & HEATING
CONSTRUCTION
JM Air Conditioning & Heating............................20
AMS Construction......................................................71
APPLIANCES—REPAIRS, PARTS, RENTALS
Buffalo Maintenance, Inc.................................15, 65
Lin-Ed’s Appliance Service & Repair...................57
CONTRACTOR
ORCO Apartment Supply........................................35 R&B Wholesale Distributors, Inc. .......Back Cover APPRAISALS /VALUATIONS ASPHALT SALES & SERVICE
AMS Construction......................................................71 C & C Paving Company, Inc......................................6 ATTORNEYS
Pagter and Perry Isaacson.........................................4 BATHROOM RENOVATIONS
Buffalo Maintenance, Inc.................................15, 65 OC Professional Maintenance Team...................10
PLUMBING, CONTRACTORS SUPPLIES
Buffalo Maintenance, Inc.................................15, 65
California Rooter & Plumbing..................................9
Carpet Crafts.................................................................17
EZ Drain & Plumbing.................................................52
Floor & Decor................................................................57
OC Professional Maintenance Team...................10
HANDYMAN
Buffalo Maintenance, Inc.................................15, 65
ORCO Apartment Supply........................................35 Orange County Hydro-Jet.............................. 40–41 Total Rooter & Plumbing.........................................37
South Coast Construction & Repair....................59 PROPERTY MANAGEMENT
SCR West.........................................................................67
HEATING & AIR CONDITIONING
JM Air Conditioning & Heating............................20
COUNTERTOPS
Buffalo Maintenance, Inc.................................15, 65 DECK COATINGS, MAGNESITE REPAIRS, WATERPROOFING
Buffalo Maintenance, Inc.................................15, 65 Rash Yambo Decking & Stairs...............................12
Block & Associates......................Inside Back Cover
FLOORING, REPAIRS, TILE
DOORS, WINDOWS
Roberts Management & Investments...............68
Farmers Insurance —
South Coast Real Estate & Property Mgmt......11
Theresa Simes Agency.............................................60
RAIN GUTTERS
KITCHEN RENOVATIONS
Argos Home Systems..................................................6
MTD Kitchen.................................................................19
REAL ESTATE INVESTMENTS
South Coast Construction & Repair....................59
DRAINS
Aarow Drain & Plumbing........................................20
Orange County Property Management...........38
INSURANCE
OC Professional Maintenance Team...................10
OC Professional Maintenance Team...................10
JLE Property Management Inc.............................43
LEAK DETECTION
CBRE...................................Insert, Inside Front Cover Kay Properties and Investments LLC..................61 Perch Wealth.................................................................31 South Coast Real Estate & Property Mgmt......11
California Rooter & Plumbing..................................9
South Coast Construction & Repair....................59
California Rooter & Plumbing..................................9
BLINDS
Orange County Hydro-Jet.............................. 40–41
Orange County Hydro-Jet.............................. 40–41
Apex Window Decor.................................................68
DRAPERIES/BLINDS/WINDOW COVERINGS
LENDING
BOILER SYSTEMS
Apex Window Decor.................................................66
Alliance Portfolio.........................................................63
DCM Services................................................................14
R&B Wholesale Distributors, Inc. .......Back Cover
Bona Fide Mortgage....................................................8
AMS Construction......................................................71
CABINETS/REFINISHING
DRYWALL
MAIL BOXES
Guardian Roofs.............................................. Insert, 30
Buffalo Maintenance, Inc.................................15, 65
AMS Construction......................................................71
South Coast Construction & Repair....................59
ORCO Apartment Supply........................................35
McCarthy Roofing.......................................................64
OC Professional Maintenance Team...................10
CARPENTRY
R&B Wholesale Distributors, Inc. .......Back Cover
McCormack Roofing..................................................23
Sondance Painting.....................................................66
Buffalo Maintenance, Inc.................................15, 65
EARTHQUAKE RETROFITTING
CARPETS
Optimum Seismic.......................................................73
Buffalo Maintenance, Inc.................................15, 65
ELECTRICAL
OC Professional Maintenance Team...................10
AMS Construction......................................................71
R&B Wholesale Distributors, Inc. .......Back Cover
Buffalo Maintenance, Inc.................................15, 65
MOLD REMEDIATION
Carpet Crafts.................................................................17 ORCO Apartment Supply........................................35 R&B Wholesale Distributors, Inc. .......Back Cover COIN-OPERATED LAUNDRY EQUIPMENT
ACE Commerical Laundry Equipment, Inc......25 National Service...........................................................53 WASH Multifamily Laundry Systems..................21 COLLECTIONS
Block & Associates......................Inside Back Cover CONCRETE MAINTENANCE & REPAIR
OC Professional Maintenance Team...................10 REVS Refuel Electic Vehicle Solutions..................2 ENVIRONMENTAL SERVICES
American Environmental Specialists..................52 EVICTIONS
Block & Associates......................Inside Back Cover
MAINTENANCE, REPAIRS, PRODUCTS
SVN | Vanguard Commercial Real Estate Advisors — William Webster..........................29 W. R. Gorman..................................................................7 ROOFING
OC Professional Maintenance Team...................10 Royal Roofing................................................................33 STORAGE
Baldwin Movers...........................................................69 UTILITY BILLING
Livable..............................................................................27 American Environmental Specialists..................52 MOVING
Baldwin Movers...........................................................69
Southern California Regional Energy Network....................................................39 WATER HEATERS
PAINT SALES & SERVICE
California Rooter & Plumbing..................................9
AMS Construction......................................................71
ORCO Apartment Supply........................................51
AMS Construction......................................................71
FENCING & GATES
OC Professional Maintenance Team...................10
WINDOWS
Buffalo Maintenance, Inc.................................15, 65
Buffalo Maintenance, Inc.................................15, 65
Rash Yambo Decking & Stairs...............................12
AMS Construction......................................................71
C & C Paving Company, Inc......................................6
OC Professional Maintenance Team...................10
Sondance Painting.....................................................66
OC Professional Maintenance Team...................10
72
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June 2022
SEISMIC ENGINEERING & CONSTRUCTION EXPERTS
S
ince 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,
Industry leader
steel frame and unreinforced masonry
Proven expertise
buildings throughout the state of
Satisfied clients
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
Experts in All Building Types
Full-service Team
business, and we customize every
Soft-story Multifamily Tilt-up Unreinforced Masonry Non-ductile Concrete
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project to suit the individual needs of our clients.
Since 1984, our team has completed more than 3,000 projects
Steel Moment Frame
(833)9Strong (833) 978-7664
optimumseismic.com
June 2022
Contractor License No. 1012702
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Apartment News
73
ADVERTISERS’ INDEX
Alphabetical
See page 72 for category listings
Aarow Drain & Plumbing...........................................20
Farmers Insurance — Theresa Simes Agency....60
Perch Wealth....................................................................31
ACE Commerical Laundry Equipment, Inc.........25
Guardian Roofs................................................. Insert, 30
Rash Yambo Decking & Stairs..................................12
Alliance Portfolio............................................................63
JLE Property Management Inc................................43
R&B Wholesale Distributors, Inc. ..........Back Cover
American Environmental Specialists.....................52
JM Air Conditioning & Heating...............................20
REVS Refuel Electic Vehicle Solutions.....................2
AMS Construction.........................................................71
Kay Properties and Investments LLC.....................61
Apex Window Decor....................................................66
Lin-Ed’s Appliance Service & Repair......................57
Argos Home Systems.....................................................6
Livable.................................................................................27
Baldwin Movers..............................................................69
McCarthy Roofing..........................................................64
Block & Associates.........................Inside Back Cover
McCormack Roofing.....................................................23
Bona Fide Mortgage.......................................................8
MTD Kitchen....................................................................19
Buffalo Maintenance, Inc....................................15, 65
National Service..............................................................53
C & C Paving Company, Inc.........................................6
OC Professional Maintenance Team......................10
California Rooter & Plumbing.....................................9
Optimum Seismic..........................................................73
Carpet Crafts....................................................................17
Orange County Hydro-Jet................................. 40–41
Total Rooter & Plumbing............................................37
CBRE......................................Insert, Inside Front Cover
Orange County Property Management..............38
W. R. Gorman.....................................................................7
DCM Services...................................................................14
ORCO Apartment Supply...........................................35
WASH Multifamily Laundry Systems.....................21
EZ Drain & Plumbing....................................................52
Pagter and Perry Isaacson............................................4
WelcomeHomeOC........................................................75
Roberts Management & Investments..................68 Royal Roofing...................................................................33 SCR West............................................................................67 Sondance Painting........................................................66 South Coast Construction & Repair.......................59 South Coast Real Estate & Property Mgmt.........11 SVN | Vanguard Commercial Real Estate Advisors — William Webster.............................29
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