August 2023 Apartment News Magazine

CALENDAR OF EVENTS

AUGUST

2 - CRHP Summer #7

Wednesday, 6–9 pm, Online

3 - Summer Cruise

Thursday, 5:30–8 pm, neWpOr T harbOr

7 - Welcome Home OC

mOnday, 10–11 am Online

8 - Board of Directors Meeting

Tuesday, 6 pm, Online

9 - CRHP Summer #8

Wednesday, 6–9 pm, Online

14 - Detect Fraud, Decrease Evictions

mOnday, 10–11 am Online

16 - CRHP Summer #9

Wednesday, 6–9 pm, Online

23 - CRHP Summer #10

Wednesday, 6–9 pm, Online

24 - Navigating Evictions with Confidence: Tips for Landlords

Thursday, 10–11:30 am Online

30 - CRHP Summer #11

Wednesday, 6–9 pm, Online

31 - Lunchtime Learning

Thursday, 12–1 pm, Online, see page 34

4 - Labor Day

SEPTEMBER

mOnday, — Office clOsed

7 - Microsoft Excel Spreadsheet Training for Rental Housing Providers

Thursday, 10 am–12 pm, aaOc Office

12 - Board of Directors Meeting

Tuesday, 6 pm, Online

13 - CRHP (Fall) #1

Wednesday, 8:30–11:30 am Online

13 - General Membership Meeting

Wednesday, 7–8:30 pm, sanTa ana elks lOdge, see page 5

20 - CRHP (Fall) #2

Wednesday, 8:30–11:30 am, Online

21 - OC Multifamily Mingle

Thursday, 5:30–8 pm, The ciTrOn, anaheim

27 - CRHP (Fall) #3

Wednesday, 8:30–11:30 am, Online

28 - Reverse Trade Show

Thursday, 12–5 pm, bahia cOrinThian yachT club, neWpOr T beach

Apartment News

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

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

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

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

n Executive Director – David J. Cordero

n Editor in Chief – David J. Cordero

n Advertising & Media Sales Director – Debbie M. DiBernardo

n Design & Production – Dave Moeller/Graphic Angles

n Printing – Sundance Press

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

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

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

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

MISSION STATEMENT

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

BOARD OF DIRECTORS

Officers

n President John Tomlinson

n First Vice President Randy Combs

n Second Vice President Denise Arredondo

n Vice President

Legislative Council Nathan Poth

n Treasurer Laurel Dial

n Secretary Julia Araiza

n Sergeant at Arms Rick Roshan

n Immediate Past President Frank Alvarez

Directors

n Christine Baran

n Alan Dauger

n Amy Fylling

Directors Emeriti

n Ronald Berg

n Vicki Binford

n David A. Cossaboom

n Nicholas Dunlap

n Craig Kirkpatrick

n Stefanie Koslosky

n Stephen C. Duringer

n Jerry L’Ecuyer

n Nick Lieberman

(Carefully) Changing the Way We Think About Banking

Like many of you, I’m sure, I can remember days when banking was conducted exclusively inperson. I can still remember when I opened my first checking account at 14 years old, shaking the branch manager’s hand after signing my signature on my card and opening the account with my first deposit. To this day, I enjoy filling out deposit slips and using my selfinking endorsement stamp to manually process checks.

Nevertheless, times have changed, and in-person banking will soon be a relic; a memento of the old way of doing business. David Rogers, from the Columbia School of Business recently lamented in his Digital Marketing Customer Engagement Course that bank customers in the United Kingdom only visit their retail branch approximately once a year!

These days, ACH and debit card payments are extremely fast and resource efficient. In fact, just earlier this month a well-known financial institution stopped charging ACH fees for electronic transfers altogether for any transactions other than same day wires. Property management software applications now pair with third party vendors, like Zego, which have portals, enhancing residents’ ability to pay their rent online.

What does all this mean for you, the property manager? It means you get a nice, neat, batch report early the next morning and your management ledgers are often automatically updated.

Unfortunately, it isn’t all fun and games and on-time payments. As electronic transfers and direct deposits quickly become the preferred method of paying rental obligations, utility bills, property taxes and more, incidences of theft skyrocket.

Recently, my own company had a nefarious entity reproduce copies of our paper checks and attempted to deposit and/or cash them. In fact, incidences of financial misrepresentation of all kinds are increasing at alarming rates. I was

shocked to hear that a well-known property management company noted that approximately 40% of the proofof-income documents provided by prospective residents were manufactured or forged.

This is why it is critical AAOC members take advantage of the diverse range of courses and webinars AAOC proudly offers. The “Detect Fraud, Decrease Evictions” webinar recently presented by Daniel Cooper of Snappt is a prime example. As a benefit to our members, many of our educational classes and other webinars are recorded and available for viewing at AAOC.com.

A lot has changed since AAOC began supporting and advocating for property owners and operators more than 60 years ago. But, rest assured, we will continue to provide quality representation, operational guidance, educational programing, and other member benefits and resources for decades to come, to ensure you are able to confidently evolve as a housing provider.

At the end of the day, none of us like waiting in lines, writing paper checks, and using self-inking gadgets that much.

Yours, truly and respectfully

John Tomlinson

Wednesday, September 13, 2023 • 7–9 p.m.

New Rental-Housing Laws for 2024!

Sponsored by:

State Legislative Session Recap

AAOC State Legislative Advocate Ron Kingston will recap the recently concluded state legislative session and provide a first look at the new rental-housing laws that will take effect in January 2024.

Get the information you need to start preparing for the coming changes and protecting your rental property investments.

Topics will include:

• New limitations on security deposits

• No fault evictions for unit renovations

• New ADA accommodation mandates

• Legislation coming back in the new year

• 2024 election forecast

• Q&A

Speaker:

Meeting Location:

As an AAOC member, you also receive representation from our affiliate associations, the National Apartment Association and California Rental Housing Association.

Further Examination of California’s Proposed “Right” to Housing

According to multiple housing rights advocates and the author of Assembly Constitutional Amendment 10 (Haney-D-San Francisco) our state is to recognize there is a fundamental human right to adequate housing for all Californians. The sponsors and author of the amendment states that this right is a “shared obligation” of state and local governments to “respect, protect and fulfill this right” on a non-discriminatory and equitable basis. Further, the wording of the constitutional amendment states that in order for this “right” to be achieved, that government is to “progressively” approach this goal to full realization by all appropriate means, including the adoption of laws that utilize all “maximum” and available resources.

Existing policies of California state that every human has a right to safe, clean, affordable, and accessible adequate water. Years ago, the Legislature declared that housing is of vital statewide importance to the health, safety,

and welfare of the residents of the state because:

• Decent housing is an essential force in helping people achieve self-fulfillment.

• Unsanitary, unsafe, overcrowded or congested dwelling accommodations or a lack of decent housing constitute conditions which cause and increase in, and spread of disease and crime.

• A healthy housing market is one in which Californians have housing choices and opportunities where they may effectively choose within a free marketplace.

• A healthy housing market is necessary both to achieve a heathy economy and to avoid an unacceptable level of unemployment.

Assembly Member Haney argues that creating this new “human right…brings it up in comparison to other rights that we’ve said are nonnegotiable for us.”

The members of the Assembly Housing Committee further Mr. Haney’s position by stating that a “right to housing does not require the state or local governments to provide housing to every person, nor does it allow people to automatically demand housing from the government.”

One thing we must conclude from the statement from the author and committee is that if governments are not to provide for housing, who will? The answer: private industry.

Let’s follow the path of the proponents of the Constitutional amendment. Should a right to rental housing be added to the California Constitution, where state and local governments would have an affirmative obligation to proactively ensure that Californians have access to housing? Land use policies would be modified or added. Zoning would change. Qualifications to occupy housing could or would change to further fair housing objectives. This could include new tenant protections, housing prices would be readdressed, preserving private housing, housing subsidies and progressive tax policies would be required. It is argued that a right to housing would expose state and local government to lawsuits if those entities did not take action to fulfill the right to adequate housing for all.

ACA 10 also establishes the right to housing as a shared obligation of state and local governments and requires the realization of the right by all appropriate means to the maximum of available resources. To do this, the governments would be required to “progressively” work towards that right. This argument is based on recognizing that government is not devoting all of the necessary financial resources available to resolve the lack of affordable housing. While the state and local governments have invested, for example, in homeless (unhoused) responses and in affordable housing production over the past

Sacramento — continued on page 8

several years, we must recognize that we have barely scratched the surface. Should housing become a right, there are limitations on the amount that state and local governments could spend to fulfill the right because of the existing obligations and constraints on available funds. Or should we say, until and unless ACA 10 is approved by two-thirds of the Legislature and the people of the state of California.

Interestingly, the Assembly HCD Committee analysis argues:

“This ACA would declare a right to housing. Unlike a right to shelter, a right to housing would mean housing is provided across the continuum of need and not exclusively within the shelter system.”

We are not clear on the meaning and definitional difference of a right to housing versus a right to shelter. Housing is shelter and shelter is housing.

Some argue that California is a

housing first state. To that end, the requirement would ensure that a right to housing is not interpreted as a right to shelter. We reach a different conclusion, however.

Proponents of the state’s Housing First policy goal is to provide permanent housing to people experiencing homelessness, that ending their homelessness serves as a platform from which they can pursue personal goals and improve their quality of life. They also believe that Housing First is offset in large part by reductions in the use of crises services, including shelters, jails, ambulances, and hospitals. Many state and local programs utilize these approaches to address the complex issue of addressing homelessness. As we know, however, homelessness continues to overwhelm the response system and far surpasses the affordable housing stock in many cities and counties, despite recent government investments in homelessness programs.

According to the ACLU, “It is clear

that Californians support a right to housing. A 2020 poll showed that 66% of all Californians support a state constitutional amendment guaranteeing the human right to housing. California voters have approved more than 500 constitutional amendments, including fundamental civil rights and legislators have enacted new rights-based laws in a variety of areas. For example, under California’s right to education, the government must provide equal access to public education and the right requires state and local governments to fund public schools.”

Do you agree with the ACLU’s arguments? Of course not!

And this is the reason why we are strongly opposed to ACA 10.

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

ORANGE COUNTY LEGISLATIVE WATCH

Here We Go Again. Another Rent Control Initiative in 2024

Anyone who grocery shopped, went to Target, or visited any major shopping center earlier this year probably ran into an all too familiar sight—and one that raised the alarm bells for many of us.

Signature gatherers—trying to collect signatures for a rent control initiative.

Many of you called AAOC to let us know what you were encountering— most of you were concerned that it was another local attack on the rental housing industry.

Thank you for reaching out, by the way.

The good news—it was not a local effort.

The bad news—it was a statewide effort.

The worse news—the statewide effort was again being driven by Michael Weinstein using AIDS Healthcare Foundation funding.

The irritating news—we knew he would spend whatever Foundation money was necessary to get the initiative qualified.

In late July we received confirmation that the initiative had officially qualified for the November 2024 ballot.

Which is why it is time for a refresher.

What has AAOC done about this effort?

We became aware of this issue last November and immediately initiated conversations with our fellow apartment associations up-and-down the state, as well as with the California Rental

Housing Association (CalRHA)—our state association—and with the National Apartment Association (NAA) —our national association. Together, we have been conferring with business leaders in the state primarily through an organization called the California Business Round Table (CBRT), as well as like-minded organizations such as the Howard Jarvis Taxpayers Association

The groups have been actively developing the campaign against this initiative and crafting the messaging about rent control and the wide-ranging threat its expansion poses. You may have also seen AAOC’s editorials in the past in the Orange County Register, LA Daily News, and the other Southern California News Group papers. Additionally, editorials have started to appear in publications throughout the state about the negative impacts of rent control—most recently the Orange County Register Editorial Board published an editorial calling rent control “A Bad Idea That Won’t Go Away.”

As the campaign develops there will be many opportunities for AAOC members to get involved and join the fight against this ballot initiative.

Our clock has already started...It is time for you to start yours!

Haven’t we done this before?

Yes, and this will be the third time in four elections that Michael Weinstein has cost California business owners— as well as the AIDS patients his foundation is charged with serving—tens of

millions of dollars by trying to pass a bad policy that Californian’s do not want. The policy was twice rejected by voters:

• In 2018, as Proposition 10, nearly 60% of voters said NO to rent control; both sides spent a total of $104 million on the campaign.

• In 2020, as Proposition 21, again with 60% of voters saying NO to rent control, both sides spent a total of $123 million on the campaign.

Meanwhile, there is AB 1482, the 2019 legislation that does, in effect, establish rent control on most rental properties statewide.

And, yes, in countless studies, articles and opinion pieces, rent control has been routinely rejected as a policy to pursue. Heck, even NPR reported it doesn’t work

So, why are we going down this road again? Some people refuse to accept the reality that rent control, as a policy, is not wanted, does not work, and creates more problems than it claims to solve.

So, what is the likelihood we will beat this initiative?

Well, if the past is any indication, we should be looking good. We have twice defeated statewide rent control initiatives by a 60–40 split. Additionally, the proponents doubled their spending between 2018 and 2020 and did not move the needle with the voters.

Support also shifted between 2018 and 2020 when several construction trades came out to oppose the 2020

effort. Even Governor Gavin Newsom opposed Proposition 21.

However, there are two major factors to be aware of.

We were only seven months into the Covid-19 pandemic in 2020 when voters rejected Proposition 21. Since then, there has been an onslaught of articles from the state’s major news outlets about soaring rents, struggling renters, homelessness, and evictions without cause being on the rise.

Additionally, between 2018 and 2020 supporters doubled how much they spent on the campaign. Again, the main funding source has been the AIDS Healthcare Foundation whose president, Michael Weinstein, recent said he “…will never give up on expanding rent control.”

OK, so what will this rent control initiative cost us to defeat?

This is where it gets scary.

Over $80 million was spent on each of the last two campaigns to defeat the rent control initiatives. That is a total of over $160 million.

The campaigns to pass the rental control initiatives totaled about $65 million, and approximately 95 percent of the funding came from AIDS Healthcare Foundation—the group whose leader has stated that he will never give up on rent control.

AIDS Healthcare Foundation measures its revenues and expenditures in the Billions—annually.

They have the resources and the commitment to get this initiative passed.

The goal of the rent control opposition is once again to raise at least $80 million to defeat this rental-housing industry-killing initiative.

We have one year to do it.

So, what should we do?

That is the question, isn’t it?

Orange and Riverside Counties represent about 14% of California’s population. AAOC’s members represent many local rental markets and businesses that support and service the

rental housing industry.

With an investment of only:

• $5 per unit, per month, plus

• $10 per employee, per month, plus

• $20 per business, per month

AAOC members alone could potentially raise approximately $6.5 million —or about seven percent of what is going to be needed to fight this initiative statewide.

While this may not work for every-

one’s budget—it should provide a framework by which we seek to fundraise what is necessary to fight and defeat this initiative.

What AAOC is asking you to do at this point is:

1. Calculate what rent caps below inflation would do to your properties and business operations.

2. Determine how much you are

Watch — continued on page 15

Questions & Answers

Seems like the rental market is cooling a bit and I’m seeing more “late” payments than usual. I lucked out during COVID and none of my tenants failed to pay, but last month I had two late payments and it’s now the eighth of the month and two of my residents still haven’t paid. As I said, my tenants have been great and I really don’t want to lose them, but I’m not comfortable ignoring the late payments. I’m wondering whether it’s time for a conversation, or time to serve them with a notice.

The time for a friendly conversation has passed. We are now in the second week of the month. Trying to talk to them about it at this point will only solidify their belief that paying late is acceptable. Moreover, it delays payment even further. The best approach is to serve both a three-day notice to pay rent for the base rent and a three-day notice to perform or quit for the late fees. (Keep in mind the late fees must be provided for in the rental agreement and must contain specific language; otherwise, it will be deemed an “illegal late fees provision.”) Service of the notice won’t necessarily cause you to lose your “good” tenants. They are still able to pay you within the three-day period to keep their tenancy intact. But it will remind them that they need to pay the rent on time or face the possibility that their tenancy will end, causing a level of disruption in their lives they don’t really want. There’s flexibility built into the system. You can always stop the process any time you want by

allowing the resident to pay you what is owed or working with them through a tight spot in their life if they’ve always been on time in the past. Still, it’s the service of the 3-day notice that gets their attention and lets them know you won’t accept being put at the back of the line when it comes to paying their monthly bills.

I have a relatively new tenant who has been with me for six months now. When she first moved in, she deducted a small amount of money from her rent after living there only two weeks. She told me she had to fix a few things in the unit. I wasn’t happy about it, but I ignored it because it was a relatively small amount and the repairs were really minor. But every month since then, she has done the same thing. Every month the rent is a bit short because she claims she had to fix something. When I asked her about it and why she wasn’t telling me about the repairs, she told me that California law says she can “repair and deduct” for anything wrong in his apartment. Is this true?

In short—no. Your tenant either misunderstands the law or is intentionally taking advantage of it.

California law provides that a resident may make repairs and deduct the costs of the repair from the rent only in limited situations, after certain criteria has been met. First, the tenant has to give notice of the problem to the landlord, as well as provide a reasonable amount

of time to fix it. Moreover, the repairs can’t be minor issues. Only serious defects that make the premises “uninhabitable” will allow the tenant the legal right to make the repair (in the event the landlord ignores it after the notice) and deduct the costs from the rent. Additionally, a tenant may only use this remedy twice in any twelvemonth period, and the maximum deduction amount each time is one month’s rent. Assuming you haven’t waived any rights or allowed your tenant to believe this behavior is acceptable, it may be a good idea to explain the parameters of the law to the tenant and let them know that any deduction taken without compliance with the law’s requirements will result in you serving a 3-Day Notice to Pay Rent or Quit for the amount of rent deducted.

I have a tenant who is always late with the rent. Every month is a different excuse. Moreover, she is a pain in the rear end to the neighboring tenants! I just want her to leave, but every time I serve a 3-day notice, she finds a way to come up with the rent. Do I have to accept the money if she attempts to pay me within the three days?

Maybe, but maybe not; it depends. Most leases require rent to be paid on the first of the month and state that it is delinquent if paid after that. That means that in most cases you can serve a 3-Day Notice to Pay Rent or Quit on the second of the month, (provided the

first didn’t fall on a weekend or holiday). Once you serve a 3-Day Notice to Pay Rent or Quit, the tenant is obligated to tender the entire amount demanded in the notice, within three days of it being served. If she tries to pay you the entire amount demanded within the threeday period, you are legally obligated to accept the rent and she has “cured” the breach. However, you are not obligated to accept any amount that is less than the entire amount demanded in the notice, nor are you required to accept any amount once the 3 days expires. With regard to being a pain in the rear end to the neighboring tenants, you should ask them to provide written complaints about her behavior, especially if it is egregious and causing your good tenants to contemplate moving. Assuming her behavior is a violation of the lease terms, or rises to the level of a “nuisance,” you may be able to terminate her tenancy even if she does manage to pay the rent each month.

My wife and I own a small apartment building and we still do things the oldfashioned way. We run our ads for the apartment on the internet and ask people who reply to come to the building if they want to see the unit. We like to give them the application in person after we’ve had a chance to meet them in person. Recently, I had a young man show up who looked like he was on death’s doorstep. He looked like he hadn’t had a shave or shower in days, his clothes were dirty, and his car looked like his rent checks would be going to the mechanic rather than me. Long story short, my gut told me he would be a bad tenant, so I never offered him an application after he looked at the unit. Of course, as soon as he left, my son told me that I may have illegally discriminated against the young man and that I should have given him an application. Is my son correct? Am I required to give everyone an application, even if my gut tells me not to?

In short, yes. You should provide an application to any adult requesting one,

provided you have a unit for rent. But that doesn’t mean you have to accept the applicant as your tenant. You are still legally permitted to charge a tenantscreening fee and qualify them before making a decision about accepting them as a resident. Provided your applicant criteria is reasonable and non-discriminatory, it should be applied to everyone who applies and will protect you from claims that you engaged in discriminatory behavior. It’s not uncommon for Fair Housing testers to reply to internet ads and to speak, write, act, or dress in a manner designed to come across as “different” or a little “off-putting” in order to see how you respond. Using your “gut” to make a decision about someone based on those characteristics can land you in a lot of hot water by resulting in a Fair Housing complaint based on “arbitrary” discrimination. Give everyone who asks an application and apply your

Legal Q&A — continued on page 15

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; 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 determine 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 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 Maintenance Men:

I am having trouble with a 40-gallon water heater in my building’s laundry room. The pilot will not stay lit, or if I do get the pilot lit, it will go out after the first water heating cycle. Is the problem with the thermocouple, and if it is, how do I repair it? Jose

Dear Jose:

When water heaters will not stay lit or will not cycle on-and-off properly, it is usually the fault of the thermocouple. The thermocouple is a safety device that when it senses the pilot flame is out, shuts off the gas supply to the water heater. In your case, the thermocouple itself may have failed which will trigger the built-in failsafe and shut off the gas supply. Thermocouples are simple devices that are easy to replace. If you are not comfortable working on a gas appliance, please contact a plumber or appliance repair professional. To replace the thermocouple, first turn off the gas to the heater and let the firebox cool down for 15-to-20 minutes before starting work. The thermocouple is located in the firebox next to or alongside the pilot assembly. It will be either silver or copper colored and look like a small pencil with a copper tube or wire attached. Unscrew the bracket and slide the thermocouple out of the holder. Now, follow the copper tube or wire to

the control valve. Use a small wrench to remove the nut holding the tube in place and remove the thermocouple wire from the control valve. Take the thermocouple to your local hardware or plumbing store and ask for a replacement. They should cost less than 10 dollars. To install, just reverse the disassembly procedure. Turn on the gas and re-light the water heater.

Dear Maintenance Men:

I have windowless bathrooms in my building. Moisture builds up causes mildew and wall damage in the bathrooms. They do have vent fans but they don’t seem to do the job. How can I solve this problem? Bill

Dear Bill:

The first thing to check is whether your vent fans are working and not clogged with lint or dust. If the fan is operating properly, check the Cubic Feet per Minute (CFM) of air movement. The minimum number should be 50 CFM. If the bathroom is getting more than the average amount of use, you may want to replace the existing fan with one that has a higher CFM rating. We recommend using at least a 120 CFM fan. And equally important, many bathrooms have two wall switches, one for the light and the other for the fan. If this is the case, we recommend combining the two switches into one. That way, when the resident switches on the light, the fan will also come on automatically. We find that most residents will not

turn on the fan if it has its own switch.

Trivia:

Garbage Disposer architect, inventor John W. Hammes, built his wife the world’s first kitchen garbage disposer in 1927. After over 10 years of design improvement, Hammes went into business selling his appliance to the public. His company was called the In-SinkErator Manufacturing Co.

We need Maintenance Questions!!! If you would like to see your maintenance question in the “Dear Maintenance Men” column, please email your questions to DearMaintenanceMen@gmail.com.

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

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

Immediate Past President of the Apartment Association of Orange County (AAOC) and chairs AAOC’s Education Committee. Frank can be reached at (714) 956-8371 or Frankie@BuffaloMaintenance.com.

Jerry L’Ecuyer is a real estate broker and a Director Emeritus of the Apartment Association of Orange County. He is a past president and longtime board member of the association, in addition to having served as chair of its Education Committee. Jerry has been involved with apartments as a professional since 1988.

screening criteria in an objective, nondiscriminatory way.

This information presented in this article is general in nature and provided to address typical landlord tenant legal issues. Specific facts and circumstances in connection with a particular situation you are experiencing should be discussed with your attorney. Brennan Law Firm has grown to become one the most respected and experienced landlord-tenant firms in the industry over the past 12 years. The firm can be reached at 855.285.2230. Visit www.MBrennanLaw. com for more information.

Watch — continued from 11

Legal Q&A — continued from 13 willing to invest in order to protect

3. Commit to supporting AAOC, CalRHA, and CBRT’s effort to fight this initiative.

Please start contributing today to the defense of local and state threats to property rights, small business, and the rental-housing industry. Make an online contribution to the AAOC Multi County Property Rights PAC at www. aaoc.com/store/aaoc-issues-pac.

what you have built.

5 Ways Managed Wi-Fi Drives Value for Multifamily Properties

BY MIKE WOMACK, VICE PRESIDENT OF PARTNER SALES –AMERICAS, NOMADIX

Property owners have an opportunity to deliver a better living experience and value to residents with property-wide Wi-Fi.

Internet connectivity is essential for everyone, yet of the more than 30% of U.S. residents who live in apartments and multifamily units, 50% report experiencing network issues, according to Parks Associates. In addition, lining up the service with local broadband providers can be cumbersome, expensive and challenging for residents to maintain their own equipment.

It’s not only an attractive benefit for residents, but it also drives higher revenue and value for the property.

Providing managed Wi-Fi in multifamily communities offers several benefits for property owners that can increase net operating income (NOI), improve cap rates and raise overall

property values. Here are five ways offering managed Wi-Fi is a win for property owners:

1. It attracts residents. The convenience of having internet service built in with plug-and-play connectivity is desirable for prospective residents. The ease of consolidated billing is one factor, as is the ability to move about the community and maintain connectivity. Plus, with no service hookups to schedule, multiple accounts to deal with or any equipment to purchase or maintain, it’s no wonder nine out of 10 prospective residents won’t even consider a property if the connection isn’t

reliable, according to a renter preference report from the National Multifamily Housing Council and Grace Hill. That makes it a competitive differentiator that helps properties to fill vacancies.

2. It supports resident retention. Regardless of whether the property owner is responsible for network issues, lackluster service still reflects poorly on the property, leaving residents dissatisfied. Worse yet, when residents have individual service directly from the internet service provider (ISP), property owners can be powerless to solve residents’

5 Ways — continued on page 18

connectivity problems, and ISPs have neither the incentive nor the resources to remedy issues with a property owner until the contract between them is up for renewal. The only recourse a property owner has based on bad service to their residents is to switch ISPs at the time of contract renewal, which can range from three to 20 years. Owning and controlling the Wi-Fi system allows property owners to ensure better service for residents and have influence with ISPs providing bulk service to quickly address issues.

3. It drives new net revenue. According to Parks Associates, three out of four renters are willing to pay higher rent in exchange for bundled broadband. That means property owners can charge a premium for Wi-Fi service, and even offer different level service

packages of provisioned bandwidth for residents who need more or less bandwidth. This creates a revenuegenerating opportunity with equipment that’s already in place to increase NOI and can boost property values.

4. It lowers the cap rate. Investors use the cap rate to calculate the risk of investing in a property, and in general, the lower the cap rate, the lower the risk, and therefore, the better the investment. Because managed Wi-Fi increases NOI and property value, it drives property cap rates lower, making a property more attractive to potential investors.

5. It enables smart home technology. According to Parks Associates, nearly 40% of households already own a smart home device, and two out of three prospective residents say preinstalled devices are an important factor when selecting a new residence. Deploying managed

Wi-Fi across the property enables seamless integration of things like smart outlets, thermostats, light bulbs, appliances, water leak detectors, cameras and more to increase energy efficiency and security, regardless of whether they’re built-in as an amenity or owned by residents. Plus, many managed Wi-Fi hardware systems use power-over-ethernet (PoE), making them much more energy efficient—another attractive feature for prospective renters.

With the growing demand for ubiquitous connectivity, providing managed Wi-Fi access for residents is becoming just as important as water and electricity. As more properties begin offering this amenity as part of their package, that means it’s also becoming an essential offering for property owners in a competitive market.

About the Author

Mike Womack is VP of Partner Sales — Americas with Nomadix.

Chronicles of an Executor: Navigating the Turbulent Skies of Estate Administration —A New Series

As many of you know, Bill Gorman, my father, passed away in May 2023. He was a remarkable man and a key figure in my life, personally and professionally.

We spent countless hours together, both on the softball field and in the business field of real estate. In 2010, I joined him in his brokerage business, and together we embarked on a journey of building legacy plans for our longterm clients and for my father.

I knew that one day I would be thrust into the role of executor. After so much time working together and helping my father craft his legacy, I thought I would step easily into this new role. Little did I realize how naïve I was in making that assumption!

Serving as an executor is a rare occurrence. Many individuals go through life without ever facing the task of “closing the books” on another person’s financial affairs and helping their heirs forge new financial lives on their own. It is a complex transition made even more challenging by the emotional weight of losing a loved one.

Becoming an executor is like embarking upon a skydiving adventure. You start on the ground and, although nervous, you gain self-confidence as you practice the moves you will need to know. You surround yourself with experts, ask questions, and do everything you can to prepare for the jump. You rehearse the scenario repeatedly until you feel secure in your knowledge.

However, once in the air, you realize that no amount of preparation would ever make you truly ready for the experience. The intensity slowly builds as the plane climbs to the proper altitude. You find yourself questioning what you are doing.

As you look out the open door, you see the ground thousands of feet below. However, the moment you jump out of the plane, that focal point rapidly falls away, and you are hit by a surge of emotions—nausea, anxiety, fear. The gravity of the situation overwhelms you. You realize you are on your own. Although your team might be falling alongside you, ultimately you are responsible for navigating the path to your own safe landing.

In my journey as an executor, I find myself in the early stages of a controlled descent. I have already encountered and skillfully avoided a few potentially costly mistakes, particularly concerning bank accounts and corporations. More on that topic will be covered in future articles.

The entire process is likely to take over a year or longer. At every step, I am learning and journaling my experiences. My plan is to document the highs, lows, and lessons learned, and to share that knowledge in a series of articles for the benefit of the members of the AAOC. While I cannot predict where this adventure will lead, I believe many of you will find value in accompanying me on this journey.

The executor role demands equal parts preparation, resilience, and adapt-

BY TIMOTHY GORMAN, REAL ESTATE BROKER/ CPA/ENTREPRENEUR

ability. Just like a skydiver in mid-air, you need to confront those unexpected challenges head-on, relying on skills learned and the support of others. My goal is to help you navigate that future by shedding some light on the executor’s role, while providing some practical wisdom and a touch of humor.

Stay tuned for the next article, where we will explore some of the crucial aspects of estate planning and how they lay the foundation for a smoother executorship. We will delve into such topics as creating a comprehensive legacy plan, selecting trusted advisors, and addressing potential pitfalls.

If you have any specific questions or topics that you would like covered in future articles, please send me an email or give me a call. Together, let’s embark on this journey of understanding and demystifying the executor’s role in the implementation of a legacy.

After all, even in the face of gravity, we can find the strength to soar.

About the Authors

Timothy Gorman is a licensed Real Estate Broker, Certified Public Accountant (inactive), small business owner, and avid entrepreneur. Beginning his career as a financial auditor with KPMG, he held several highlevel positions in marketing and finance before joining his father at WR Gorman & Associates in 2010. With the passing of Bill Gorman in May 2023, Tim became the Executor of his father’s estate and oversees the family’s brokerage business and investment properties.

Tech Solutions Are the New Amenities— Here’s How Property Managers Can Adapt.

After a global pandemic, the rise of remote work, ballooning home prices and a cost-of-living crisis, many people can no longer afford to buy a home. Others have come to value the flexibility that comes with not being tied to one place long term.

The fact is that renters have fundamentally changed—and they now comprise more than one-third of the U.S. population.

And yet, some would argue that rental housing industry operations haven’t changed very much. Though technology has advanced exponentially in the past few decades, property managers and residents are experiencing the same pain points they always have.

Compounding this problem is a reduced workforce at leasing offices. Much like hospitality teams recovering from the pandemic, onsite teams are still thin, making it even harder to operate and more important to streamline processes.

Proptech companies have been

thinking about this problem, believing that by exploring untapped opportunities in technology and commissioning research into the psychology of renters, the property management industry can evolve in several important ways.

That would be a game changer for renters, yes, but it would also transform the experience of housing providers and property managers. Happier, more comfortable residents mean more ontime payments, fewer damages and repairs, reduced turnover, lower workforce costs and more positive word-ofmouth referrals.

Think Beyond Amenities

Attracting and retaining residents now goes beyond what the physical building offers. For some, a beautiful pool, common area and abundance of elevators and parking spots are no longer considered luxuries—they’re industry standard. And those amenities, while important, fail to help renters where it makes the biggest impact:

Their pockets.

Property managers are now in the position to offer additional amenities in the form of tech solutions that consider their residents’ budgets and lifestyle preferences. In the coming years, this could be what will keep occupancy rates high and make it easier for property managers to manage and run their businesses.

Pay-Later Plans Are Taking Off

The public perception of pay-later plans has evolved. Previously, most consumers using these programs did so because they couldn’t afford to cover a lump sum and needed a financial lifeline. Now, however, consumers of all kinds are choosing pay-later programs for flexibility.

It’s a trend that accelerated during the pandemic, which changed consumer priorities and adjusted the way many people get paid as they increasingly took on consulting, part-time jobs and gig work. No longer bound to

REVITAL GADISH CEO, QIRA

BRIAN BALL CEO, QIRA

rigid monthly or biweekly pay periods, these consumer preferences clash with the traditional schedule of rent being due on the first of the month.

During times of economic uncertainty, consumers facing a $3,000 bill would rather pay a small fee for the convenience and peace of mind of dividing the lump sum, even when they have enough money in their account to cover the whole bill.

Consumers are becoming increasingly accustomed to having pay-later options. Almost every e-commerce platform is including a payment installment option to help customers and attract more consumers. Property managers could adapt by offering renters the option to pay rent in smaller installments, while third-party proptech companies serve as an intermediary in the process, handling the initial upfront payment, shouldering the risk and charging the resident a small fee.

Revamping the Security Deposit

Security deposits give property managers a critical layer of protection against unpaid rent or utilities and damage that goes beyond normal wear and tear. But the large lump sums that are typically required to sign a lease (often one or two months of rent along with the rest of the move-in costs) are becoming unattainable for some renters as they navigate today’s affordability crisis.

Property managers can adapt by offering security deposit alternative programs, in which proptech companies assume the financial risk by managing deposits while residents pay a low monthly fee. The alternative solutions can help properties get coverage for a higher amount than the security deposit, which can help reduce the overall bad debt of the portfolio. Another benefit is that any disputes that arise over property damage can remain between the proptech company and the resident.

This can also reduce the workload

Tech Solutions — continued on page 26

Get up to

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Plus, you’ll get an extra level of service with WASH. Ask our experts.

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When it’s time to buy washers & dryers, think outside the box.

The Dilemma of Rising Property Insurance Costs

The landscape of property ownership in California has undergone significant transformations in recent years, with the implementation of rent caps and the surge in property insurance costs. While the intention behind rent caps was to protect tenants from exorbitant rental prices, the unintended consequence has been the stifling of profitability for apartment owners. When coupled with the escalating burden of property insurance premiums, these restrictions present a considerable challenge for property investors attempting to maintain a sustainable business model.

Insurance Exodus

California’s insurance market has experienced a significant exodus in recent years. Many insurance companies, facing mounting challenges and regulatory burdens, have decided to pack their bags and seek greener pastures elsewhere. The combination of escalating costs for construction and increased litigation has forced insurance providers to reassess their operations in the state and many major insurance carriers have decided to leave permanently.

Additionally, changes in insurance underwriting practices have resulted in stricter criteria for insurability, forcing property owners to invest in costly renovations and upgrades to meet the new requirements. These changes include retrofitting buildings to improve resilience against earthquakes

or implementing fire-resistant measures to mitigate the risks associated with wildfires. The cumulative effect of these expenses has placed a substantial strain on the financial viability of apartment ownership.

The Impact on Apartment Buyers

Navigating the process of securing insurance has become a tedious and time-consuming task. Gone are the days when obtaining insurance was a mere formality a week or even sometimes just days before the closing date on a sale. With the mounting risks and increased scrutiny from insurance companies, it now takes an incredibly long time to secure coverage so whether I’m the real estate agent representing the buyer or the seller, I always recommend that the buyer starts the process as soon as a purchase offer is accepted so that the closing date isn’t delayed. The prolonged duration for obtaining insurance leaves buyers in a state of limbo, unable to proceed with confidence until they have insurance in place.p Furthermore, the soaring cost of insurance for properties has reached such exorbitant levels that it can disrupt the delicate balance of a buyer’s preapproved debt-to-income ratio, potentially disqualifying them from obtaining a loan, or for the savvy investor, it could make the cap rate no longer attractive.

The Impact on Apartment Owners

The departure of insurance companies from California is set to have a

BY MERCEDES SHAFFER, REALTOR

profound impact on apartment owners. The reduced availability of insurance coverage will lead to a shrinking pool of options for housing providers to adequately protect their properties. The limited choices will inevitably result in higher premiums, making it more costly for apartment owners to secure insurance policies.

Rent Control Caps

While rent caps aim to protect tenants from excessive rent increases, they hinder the ability of property owners to respond to rising costs, such as property taxes, maintenance expenses, and now, inflated property insurance premiums. These restrictions impede a property owner’s ability to offset increased operational expenses and make necessary investments in property improvements, thereby jeopardizing the long-term profitability of their apartment holdings. Housing providers, faced with limited potential for increasing revenue, may find it difficult to maintain and improve their properties, ultimately affecting the quality of rental housing available.

The Profitability Conundrum

The combined effect of the insurance exodus and rent control caps poses a significant threat to the profitability of California’s apartment industry. With insurance companies reducing their presence or withdrawing alto-

Dilemma — continued on page 26

Fair Housing Starts with You!

Certification Training for Rental-Housing Providers

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

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

Training topics will include:

n Tenant selection criteria

n Protected classes

n Reasonable accommodations & modifications

n Occupancy limits

n Children, pets, and service & support animals

n Management policies & best practices to avoid discrimination

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

Instructor: Fair Housing Council of Orange County

Date: Tuesday, October 3, 2023

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

Location: Zoom Webinar

Cost: $80 AAOC Members $100 Non-Members

* Includes Fair Housing Certificate

gether, property owners face challenges in securing affordable and comprehensive coverage. This leaves them exposed to potential liabilities and financial risks.

With insurance premiums soaring and rental income limited by rent caps, property owners find themselves in a precarious financial situation. Many housing providers are left with minimal or negative cash flows, making it chal-

lenging to cover expenses and achieve a reasonable return on investment.

As a consequence, some property owners may be forced to consider alternative measures to recoup their losses such as reducing maintenance and repairs, deferring necessary upgrades, or even contemplating selling their properties. This, in turn, can have adverse effects on the availability and quality of rental housing in California, exacerbating an already strained hous-

ing market.

About the Author:

If you’re considering buying, selling, doing a 1031 exchange, or cashing out while prices are high AND deferring taxes, call me at 714.330.9999 or email me at InvestingInTheOC@gmail.com to learn about your options. I’m Mercedes Shaffer, a commercial real estate broker with Coldwell Banker, helping you build wealth one door at a time. DRE 02114448

for property management companies and free up staff to focus on specialized tasks. Managing security deposit funds is time-consuming, and every state has its own guidance on how to manage them. Some require deposits to be held in escrow, some require a letter about the deposit to be sent to residents within a certain number of days. That

means researching a renter’s new address and sometimes even chasing money that’s owed. Multiply that by a community of 300 people with 50 moveouts, and that equals a lot of work.

Property managers can adapt with tech solutions that allow onsite teams to spend their energy on other tasks while security deposit management runs in the background.

Proptech solutions can empower

renters and streamline the property management process because offering renters a way to reclaim control of their finances shouldn’t have to come at the expense of their relationship with the property owner, nor the owner or management’s interests.

About the Authors

Brian Ball and Revital Gadish are Co-CEOs at Qira.

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•

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How to Retain Residents in a Falling Market

Sometimes we believe what we want to believe.

Take the positive spin that came out of the National Association of Home Builders recently, which highlighted that apartment occupancy made a surprising comeback at the end of the fourth quarter, even though it was still in negative territory overall.

“Many developers continue to see strong demand for multifamily housing,” said Lance Swank, chairman of NAHB’s Multifamily Council, in a release, even as he acknowledged that “in some markets, supply is catching up to demand.”

The late-year bounce, of course, is a positive data point for multifamily operators to hang their hats on. But the news downplayed the industry’s countervailing forces that could make occupancy an ongoing challenge for months, if not years, to come.

A changed market

Just consider the fact that developers will add 3,300 communities to the U.S. apartment market in 2023, or approximately 590,000 units, according to RealPage. That’s the most apartments to come online since the firm began tracking apartment production in the 1990s.

At the same time, asking rents have been trending down for nearly a year, since peaking in March of 2022. By December, RealPage recorded the fourth consecutive month of an actual rent drops, at 1.6%, and noted the pace of decline was steeper than would be expected due to seasonality alone.

Now, according to Apartment List, the trend has continued into 2023.

The ILS’s national rent index fell another 0.3% in January, while its vacancy index increased to 6.1%, a full percentage point above where it was five months previously. While the corollary of 93.9% occupancy, on average, isn’t cause for alarm, it’s also below the 95% occupancy sweet spot most apartment operators aim for and spotlights how quickly the market has changed.

“2023 could be the first time in years that we see property owners competing for renters, rather than the other way around,” the report concluded.

No more captive rent rolls

How your staff reacts and operates during this time will be critical to determining your overall rate of resident retention. It will mean the difference between holding onto the residents you have who are paying current rates, or seeing an exodus as they look for— and find—a better deal somewhere else.

The reason this is so important at the staff level is because, with the exception of the early pandemic, the current generation of leasing staff have largely worked only in an environment of rising rents.

Indeed, “inviting your residents to move,” with a 5% to 7% annual rent increase became a mantra in the industry. Now, you need to incentivize them to stay.

That means refocusing your staff on the fundamentals of good property

management, while giving them the tools they need to do their jobs. This industry is about meeting a basic human need—shelter. Doing so with an emphasis on quality and value, while balancing the need for the business to remain profitable, is the path sustainability in 2023.

Start with screening

Resident retention in this environment starts before your renters even move in.

A robust tenant screening process that ensures you get the best financially qualified tenants from the get go reduces the amount of preventable turnover in your building.

Of course, that means making sure residents have the income needed to pay the rent, using the traditional, conservative metric of 30% of their gross pay, and not the more inflated 35% that has come into vogue in recent years.

Automated screening application systems can do this for staff automatically, while simultaneously running background and credit checks on potential renters. ID verification— making sure prospects are who they say—is also critical.

But one aspect of the process has traditionally been overlooked in the multifamily industry: vetting income and financial documents to ensure they are real. Without this step, even the best resident screening systems and

BY DANIEL BERLIND, CEO OF SNAPPT Retain Residents — continued on page 30

Instead of inviting residents to move, entice them to stay.

processes still have a gaping hole.

Rental application fraud exploded during the pandemic, with easily obtainable counterfeit paystubs and bank statements proliferating online. Today, about 12% of rental applications contain some sort of fake documentation, which are hard to spot with the naked eye.

Rental application fraud software, which verifies the digital DNA of documents, can help staff weed them out.

Doing so can cut down on preventable evictions when someone who doesn’t actually make the money they say can’t pay the rent. That not only decreases turnover while upping resident retention, it also avoids the $7,500 in costs tied to the average eviction.

The keys to resident retention

Once residents are properly verified and inside your doors, they are yours to lose. Hold onto them by developing a relationship and focusing on the fundamentals of good property management:

Sweat the small stuff. Move-in welcome kits, bottled water or free coffee in the lobby for residents, complimentary towels at the pool or in the gym and rewards such as a gift card at tenancy anniversaries all go a long way in letting existing tenants know you’re thinking about them. Hand-written notes are particularly effective.

Keep in touch. Moving is stressful, and expensive. Once a resident moves in, check in with them—I’d argue via an actual phone call—to see how everything went. Ask them how they like the apartment, and whether any issues need attention.

Stay on top of maintenance. Surveys consistently show that residents move when the work orders they submit aren’t promptly and effectively addressed. Implement a maintenance tracking system and ensure all work orders are initially responded to within 24 hours and completed within 5 days.

Ask what else you can do. After you’ve fixed whatever needs attention, check in to see what else you can do for the resident. A simple text that says, “I see your work order was completed, is there anything else we can do for you?” will go a far way in building up good will between you and your tenants.

Keep the dialogue going. When renewal is approaching, reach out to residents at least 60 days ahead of time and ask how they are doing, and whether they’ve thought about their renewal plans yet. Invite them to the leasing office to meet one on one, ask them how their living experience has been at the property and if there are any outstanding maintenance items they haven’t been able to call in or request.

Be flexible on renewals. With rents dropping, residents will be wary to extend a lease at an elevated rate. You can counter this by offering long-time residents rent freezes—“We’re happy to renew your lease at its current rate”—or by giving them the choice of a shorter term at just 2.5% more.

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Upgrade Your Apartment Building’s Earthquake Safety to Protect Your Investment and Improve Marketability

Most older apartment buildings fall short of today’s standards for earthquake safety and fail to offer the types of interior spaces tenants want.

If your apartment building was constructed before the mid-1970s, it could benefit from an upgrade of both its structural safety and functional design.

Many building owners in these circumstances make the smart move in this situation by renewing interior spaces as a part of their seismic retrofit projects. Optimum Seismic, Inc. can help make this process easier.

The team at Optimum Seismic has performed thousands of retrofit, renovation, and adaptive reuse projects since 1984. Among our projects are: conversion of a historic hotel in downtown San Luis Obispo into a mixed-use project of 48 apartments and retail; transforming the historic Mayfair Hotel in downtown Pomona into apartments and ground-floor retail; and the conversion of several Victorian homes into student housing for the University of Southern California.

In the vast majority of these projects, the need for a seismic retrofit presents the opportunity to reinvent living area inside the building shell: opening interior spaces, making the most use of natural lighting, and enlarging bathroom, kitchen and closet spaces. Sustainable and recycled materials, renewable energy, and energy and water efficient appliances can be used in these projects to appeal to today’s growing population

of environmentally conscious tenants.

Reduce Costs and Disruption

If your building has any structural flaws that may cause it to fail under the intense shaking of a major earthquake, it’s wise to pursue a seismic retrofit to protect your investment and avoid liability.

Seismic retrofits of apartment buildings can be done with minimal disruption to tenants, and the construction period presents the opportunity to incorporate other upgrades in a more cost-effective manner.

Doing multiple projects at once can also save money by eliminating redundancy and reducing the amount of time needed to manage the construction work being done.

Shared equipment and supplies, staffing and storage requirements can also be minimized for greater efficiency when projects are done simultaneously.

Reinvent the Living Space

Apartments built in the 1950s, ‘60s, and ‘70s tend to have an overall boxedin functionality. Kitchens are typically cramped and set apart from the main living area. Hallways are narrow, bathrooms compact, and natural light is limited.

Consider opening these areas to create more expansive spaces by removing partitions and replacing “dead space” with functionality.

This may include creating multipurpose areas to serve blended or multi-generational households, while

BY ALI SAHABI

optimizing private spaces as well.

Bring the Outside Indoors

Consider the exterior of the building shell and how light and landscaping can be incorporated into the interior design.

Attractive terraces, balconies and large windows can bring natural light indoors and expand the interior livings space to the outdoors.

Incorporate Sustainability

Some of the most sustainable buildings are older structures that have been adapted and retrofitted to extend their usefulness long into the future.

This reduces the environmental impact of demolishing a building, disposing of the debris, and shipping in new products to build the new structure. It also helps to retain much of the historical character of a community, which is another very important aspect of sustainability.

An adaptive reuse project can harness these benefits and do even more by incorporating sustainable materials into the renovation. Consider using iron, wood, recycled aluminum and plastic in the design of your new interior.

These elements can create interesting accents that define living areas and reflect the simplicity and linear look of today’s design standards.

Energy and Water Efficiency

Your building may also need elec-

Earthquake Safety — continued on page 36

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

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

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

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Getting Real About Conflict in the Workplace and the Rental Community.

Unresolved and perpetual conflict among team members in the workplace, as well as with or among residents in the rental community can and will often produce disastrous results. How would you rate yourself when it comes to handling conflicts and contributing to positive professional relationships?

Join us online for a thought-provoking discussion on:

• How to create a healthy work environment.

• How to fix a toxic workplace.

• Does an ideal work environment exist? If so, how do you create and cultivate it?

• Best practices for resolving resident conflicts and issues.

• Q&A

Host: Panelists:

Denise Brandl Senior Sales Executive RENT

Sana Shahien Regional Director Afton Properties

Jodi Reyes Regional Director Afton Properties

Date: Thursday, August 31, 2023

Time: 12–1 p.m.

Location: Zoom Webinar

Cost: Free!

Register at www.AAOC.com

Zoom link will be provided upon registration.

Earthquake Safety — continued from 32

trical, plumbing and HVAC upgrades. If that’s the case, it’s best to get these improvements done at the same time. You don’t want to make significant upgrades to your building and have to rip them up a few years later when aging utilities fail. Consider making the most of this situation by incorporating the latest in efficiency into your design and adding renewable energy to attract the growing number of tenants for whom this matters.

Think also about incorporating smart technology into your renovation. The ability to activate lights, air-conditioning and other features remotely is a big plus in today’s market.

About the Author:

Recently appointed to Los Angeles Mayor Karen Bass’ Transition Team, Ali Sahabi, previously received the California Governor’s Environmental and Economic Leadership Award for taking a sustainable approach toward community development and environmental restoration in the 543-acre Dos Lagos mixed-use development in Corona, CA. A licensed General

Engineering Contractor (GEC), Sahabi is an expert in building resilience and sustainability. He is Co-Founder and Chief Operating Officer of Optimum Seismic, Inc., which has completed more than 3,500 structural retrofit and adaptive reuse projects for multifamily residential, commercial, and industrial buildings throughout California. Contact Optimum Seismic at (833) 978-7664 or visit optimumseismic.com to learn more about your adaptive reuse options for your building.

Retain Residents — continued from 30

damentals of good property management can help hold onto the residents you have and keep your occupancy up in a falling market.

About the Author:

Daniel Berlind is the Chief Executive Officer and Founder of SNAPPT, a cutting-edge technology company that is disrupting the rental property application

process. Prior to founding SNAPPT, Daniel served as the President of Berlind Properties and oversaw the management of their properties from 2011 to 2017. Prior to Berlind Properties, Daniel was a professional baseball player for the Chicago Cubs and Minnesota Twins.

As the apartment market changes, pivoting from an attitude of inviting residents to move to enticing them to stay will take focus and consistent attention from staff. Giving them the tools and programs they need to do so, while remaining honed in on the fun-

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Litigation Defender Insurance

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If someone challenges the language of the NAA Lease, your decision to use the NAA Click & Lease program should not lead to additional expenses.

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Litigation Defender insurance coverage is designed to shield your company from the costs associated in defending a claim arising out of the language in the NAA lease contracts and related leasing forms.* There is no fee or charge to lease customers for this additional protection.

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aliqua.

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

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

The AAOC Multifamily Career Center features:

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

Email notifications directly to employers’ and candidates’ inboxes

Easy to use, web-based interface

Competitive job posting rates for AAOC members and non-members

Where else but at…

VERTICAL BLINDS

(We customize to your opening onsite)

MINIBLINDS

(Aluminum or vinyl 1”, 1.5” or 2”)

Faux wood miniblinds 2” (Call for pricing)

We can fix your old rail and purchase vane per piece or set

Gas or Electric: 20” 24” & 30” Brownstove, Hotpoint, Amana, GE & Whirlpool

Dishwasher: 18” or 24”

Hotpoint or Frigidaire

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

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

Hill Bros & Life Paint Decks (Magnesite & Concrete)

Wall Furnace

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

WE CARRY:

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

Nylon or Polyester 17oz–30oz

Range Hoods:

42”; White, bisque, black, S/S Vented or non-vented

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

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

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

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

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

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

Cabinet Window screen repair parts 11630 Western Avenue, Stanton, CA 90680 (888) 255-6726 • Fax (714) 379-0380

Standard, Bradford White, & Reliance

www.orcoaptsupplies.com/

COOKTOPS: 24”; 30” & 36”

Vinyl Planks 6–12mil

Certified Rental Housing Provider EDUCATION PROGRAM

Take Your Career to the Next Level! — Fall 2023 Program —

Wednesdays

September 13–November 29, 2023

8:30 a.m.–12:30 p.m.

This 11-week comprehensive training course is perfect for both new and experienced rental-housing providers. If you are an Apartment Owner, Resident Manager, Regional Property Supervisor, or Operations Team Member, this class is for you!

Our instructors are industry leaders and seasoned professionals who will equip you with the knowledge and tools that will help you grow and thrive.

Course Topics Include:

• Residential Property Management

• Property Marketing Analysis & Strategies

• Property Maintenance

• Leasing Techniques & Renting to Qualified Residents

• Legal Issues Affecting Landlords & Tenants

• Human Resources

• Fair Housing & Government Standards

• Employee Development

• Financial Management & Budgeting

• Liability, Emergency & Crime Management

• Insuring & Protecting Your Community

sense of urgency get results

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

Palm

Ward

Broadstone

Luxliv

Seaview

WiseDoor

Nahass

Brooklake

S-Team

Villa Buena

Everleigh

New Supplier Members

Dryer

West

29005 Consuelo

Western State Design—Multi-Family Laundry Specialists

Looking for an apartment laundry room with no revenue splits?

Call or text us about our new route program.

Looking for an apartment laundry room with quick service turnaround?

Call or text us about our new route program.

Looking for an apartment laundry room with a dedicated customer service rep?

Call or text us about our new route program.

Our brand new route program should be of strong interest to any property management or ownership. This program encompasses all the usual route aspects; equipment installation, service, parts, and flexible payment options—all for a low monthly fee. To be clear, there is no revenue split based on your monthly laundry income. This would typically represent a sizeable addition to your bottom line when com-

pared to the traditional route arrangement. Whether you have one set of machines or several rooms with hundreds of machines in total, we are here to support you—quickly.

In addition to the route offering mentioned above, we will continue to sell and service great multi-family products that you can rely on. We have a solution for every multifamily setting.

We are enthusiastic to present this new offering, along with any of our other multi-housing products, to any of your facilities or teams. Please text or call the cell number listed below or call the office to discuss further or arrange a meeting. Thank you for your support.

Kindly,

Dominick Guevara

Director of Multi-Housing

C: 714-309-2257

O: 800-633-7153

E: dguevara@westernstatedesign.com

Apartment Association of Orange County’s Supplier Directory

(Please see Supplier Contact Index for contact information)

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

Acoustic Ceiling Removal

S-Team Turn Overs

Access Control Solutions

A.S. Wise, Inc.

Accounting Services

AllView Real Estate

Clarion Management, Inc.

Accounting Software

Entrata

Yardi Systems Inc.

Answering Service

Anyone Home Entrata

Rent Dynamics

Apartment Building Inspection

DTS Pacific LLC

Green Home Solutions TrueEnviro

Zebra Construction Inc.

Apartment Market Research Data

ALN Data

Apartment SEO

CBRE Multifamily SoCal – Dan Blackwell & Team

Effortless Ads

The Mogharebi Group

Yardi Systems Inc.

Apartment Rental Publications & Services

apartments.com

Intellirent

Rent.

The Mogharebi Group

Zillow Rentals

Apartment/Student Housing

Colliers International

Kairos Investment Management Company

LaundryUp

RokitNow

The Mogharebi Group

Restoration Services Company

Vesync

Appliances Sales, Service & Leasing

ACE Commercial Laundry Equipment, Inc.

Expressions Home Gallery

National Service Company

R&B Wholesale Distributors, Inc.

Western State Design, Inc.

Asbestos

BMS CAT of Southern California LLC

FIRST ONSITE Restoration

Restoration Management Company

Asphalt Sales & Service

Oliver Mahon Asphalt Attorneys

Baker Law Group

Brennan Law Firm

Duringer Law Group, PLC

Fisher & Phillips

The Karlin Law Firm

Kimball, Tirey & St. John LLP

Newmeyer & Dillion, LLP

Schiff & Shelton

Wesierski & Zurek LLP, Lawyers

Bath Restoration or Renovations

Baldwin Construction

Buffalo Maintenance, Inc.

California Bath Restoration

OC Professional Maintenance Team

S-Team Turn Overs

Surface Experts of South Irvine

TASORO

Restoration Services Company

Boiler Systems

DCM Services, Inc

H2O Heating Pros, Inc.

Ironwood Plumbing, Inc.

Spicer Mechanical

Streamline Repipe and Plumbing Inc.

Water Heater Man, Inc.

Western State Design, Inc.

Building Products

Schluter Systems

Buying Group

Optim Real Estate Services Company

OMNIA Partners, Multifamily Housing

Cabinets/Refinishing

Buffalo Maintenance, Inc.

KJ Carpet Wholesale

S M Painting Corp.

S-Team Turn Overs

Surface Experts of South Irvine

TASORO

The Door & Window Company

Carpentry

AMS Construction

Buffalo Maintenance, Inc.

CertaPro Painters of Yorba Linda

Carpet Sales & Service

KJ Carpet Wholesale

R&B Wholesale Distributors, Inc.

Cleaning Service

Bio-One of Orange

Crown Building Services Inc.

Molly Maid of Irvine and Saddleback, and Temecula Valley

Titanium Restoration Services Company

Collections

CollectTech

Duringer Law Group, PLC

David S. Schonfeld, Attorney at Law

Kimball, Tirey & St. John LLP

National Credit Systems

Communications

3CS InfoSystems

Cox Communications

Knock CRM

Concrete Maintenance & Repair

AMS Construction

Buffalo Maintenance, Inc.

Precision Concrete Cutting

Oliver Mahon Asphalt

Construction

AMS Construction

Angelo Termite and Construction

Aquinas HVAC

Baldwin Construction

Buffalo Maintenance, Inc.

CAMP Construction Services

DTS Pacific LLC

EEEadvisor

Ingersoll Rand

KD Electric Company

OC Professional Maintenance Team

Optimum Seismic, Inc.

RedRock Technologies

Schluter Systems

Specialty AC Heat

TASORO

Zebra Construction Inc.

Supplier Directory

continued from page 49

Consulting

3CS InfoSystems

Colliers International

DTS Pacific LLC

Intersolutions — Property Management Staffing Specialists

Investment Capital Real Estate

Optim Real Estate Services Company

Section 8 Management

Content Restoration

AMS Construction

Green Home Solutions TrueEnviro

Contract Services

CAMP Construction Services

Countertops

Buffalo Maintenance, Inc.

California Bath Restoration

KJ Carpet Wholesale

Surface Experts of South Irvine

TASORO

Deck Coatings, Magnesite Repairs, Waterproofing

AMS Construction

EEEadvisor

McCarthy Roofing

WICR Waterproofing & Decking

Digital Management Services

Rent Dynamics

Drain Cleaning

California Rooter & Plumbing

LA Hydro-Jet & Rooter Service, Inc.

Plumb It Right!

Total Rooter & Plumbing

Draperies/Blinds/Window Coverings

Apex Window Décor

R&B Wholesale Distributors, Inc.

Drug & Alcohol Testing

TAG / AMS, Inc.

Dryer Vent & Duct Cleaning

Aquinas HVAC

Crown Building Services Inc.

Dryer Vent Wizard of Chino Hills, Ontario & Corona

Dryer Vent Wizard of Mission Viejo and Trabuco Canyon

Specialty AC Heat

Electric Vehicle Products & Services

A-EV Installs

KD Electric Company

ProPower Electric Co Inc.

REVS (Refuel Electric Vehicle Solutions)

Electrical

A-EV Installs

CCS Facility Services

KD Electric Company

ProPower Electric Co Inc.

Energy Management

Armada Power

Pearlx

Yardi Systems Inc.

Zen Ecosystems

Environmental Consulting & Training

American Environmental Specialists, Inc.

American Environmental Specialists, Inc.

Bio-One of Orange

BMS CAT of Southern California LLC

Green Home Solutions TrueEnviro

Restoration Management Company

Strategic Sanitation Services

Escrow

Genesis Bank

Estate Planning

Exchange Resources, Inc.

Kimball, Tirey & St. John LLP

Fencing & Gates

Buffalo Maintenance, Inc.

Fire Safety

Black Bird Fire Protection, Inc.

Bob Peters Fire Protection

FireAvert, LLC

Fire & Flood Restoration

BluSky Restoration Contractors, LLC

BMS CAT of Southern California LLC

Bob Peters Fire Protection

CCS Facility Services

Commercial Restoration Company

Green Home Solutions TrueEnviro

PRC Restoration

Precision Environmental

Restoration Management Company

Fitness Equipment

Opti-Fit Fitness Solutions

Promaxima Strength & Conditioning

Flooring

KJ Carpet Wholesale

Surface Experts of South Irvine

TASORO

Urban Surfaces

Furnaces

Specialty AC Heat

Furniture/Furniture Rental

AFR Furniture Rental

CORT Furniture Rental

Garage Doors

Mesa Artificial Turf/Garage Doors

General Contractor

Angelo Termite and Construction

Baldwin Construction

BluSky Restoration Contractors, LLC

BMS CAT of Southern California LLC

Buffalo Maintenance, Inc.

EmpireWorks Reconstruction and Painting

FIRST ONSITE Restoration

OC Professional Maintenance Team

PRC Restoration

S M Painting Corp.

Western State Design, Inc.

Zebra Construction Inc.

Handyman

Buffalo Maintenance, Inc.

OC Professional Maintenance Team

S M Painting Corp.

Heating & Air Conditioning

Aquinas HVAC

CCS Facility Services

Expressions Home Gallery

Ingersoll Rand

OC Professional Maintenance Team

R&B Wholesale Distributors, Inc.

Spicer Mechanical

Zen Ecosystems

Insurance

AssuredPartners

Brian Berg Insurance Services, Inc.

Deans & Homer, Renter’s Insurance

Dick Wardlow Insurance Brokers

Entrata

Farmer’s Insurance — Theresa Simes Agency

ISU — The Olson Duncan Agency

Navion Insurance Associates, Inc

NFP Property & Casualty

Prendiville Insurance Agency

Rey Insurance Services, Inc.

TheGuarantors

Internet Services

3CS InfoSystems

Apartment SEO

apartments.com

CitySide Networks, LLC

Cox Communications

Google Fiber Rent.

Inspections

Bob Peters Fire Protection

EEEadvisor

Zebra Construction Inc.

Investments

American 1031

Carlyle

CFG Investments, Inc.

Exchange Resources, Inc.

Kay Properties & Investments Company

LordCap Green

Morgan Skendarian Investment Real Estate Group

Janitorial

CCS Facility Services

Strategic Sanitation Services

Kitchen Renovations

Baldwin Construction

Buffalo Maintenance, Inc.

California Bath Restoration

Schluter Systems

Landscapes/Hardscapes

BrightView Landscape Services, Inc.

GQ Landscape Care, Inc.

ManageMowed

Mariposa Landscapes, Inc.

Laundry Equipment & Services

ACE Commercial Laundry Equipment, Inc.

All Valley Washer Service Inc.

Landcare Logic

National Service Company

PWS Laundry / Alliance

R&B Wholesale Distributors, Inc.

WASH Multi Family Laundry Systems

Western State Design, Inc.

Lending Institutions

CBRE Multifamily SoCal – Dan Blackwell & Team

Chase Multifamily Lending

Genesis Bank

Torrey Pines Bank

Lighting

A-EV Installs

KD Electric Company

ProPower Electric Co Inc.

Magnesite Repairs

Buffalo Maintenance, Inc.

Mailboxes

Mailboxes R Us

Maintenance, Repairs, Products

A-EV Installs

Aquinas HVAC

BG Multifamily

Buffalo Maintenance, Inc.

CCS Facility Services

Clarion Management, Inc.

Evolution Building Efficiency

GQ Landscape Care, Inc.

Ingersoll Rand

KD Electric Company

Mariposa Landscapes, Inc.

OC Professional Maintenance Team

ProPower Electric Co Inc.

Specialty AC Heat

WICR Waterproofing & Decking

Marketing

Clarion Management, Inc.

Effortless Ads

Intellirent

Rent Dynamics

Zumper

Mold Remediation

American Environmental Specialists, Inc.

Bio-One of Orange

BMS CAT of Southern California LLC

FIRST ONSITE Restoration

Green Home Solutions TrueEnviro

Precision Environmental

Moving & Mobile Storage

PODS For Business

Multi-Family Advisory Services

California Energy-Smart Homes

DTS Pacific LLC

Exchange Resources, Inc.

Optim Real Estate Services Company

The Mogharebi Group

Odor Removal

FIRST ONSITE Restoration

Strategic Sanitation Services

Outdoor Furniture & Refinishing

Bassett Outdoor Contract

Legacy Customs

Patio Guys

Paint Sales & Service

Behr Paint

CertaPro Painters of Yorba Linda

EmpireWorks Reconstruction and Painting

OC Professional Maintenance Team

R&B Wholesale Distributors, Inc.

S M Painting Corp.

S-Team Turn Overs

West Coast Drywall & Paint

Parking

Community Boss

Reliant Parking Solutions, LLC

Zebra Construction Inc.

Pest Control

Angelo Termite and Construction

Lloyd Pest Control

Precision Environmental

Western Exterminator Company

Pipe Restoration

Plumb It Right!

Streamline Repipe and Plumbing Inc.

Plumbing, Contractors & Supplies

California Rooter & Plumbing

EZ Drain & Plumbing

Ironwood Plumbing, Inc.

Plumb It Right!

R&B Wholesale Distributors, Inc.

Repipe Specialists, Inc

Schluter Systems

SmartFaucets

Streamline Repipe and Plumbing Inc.

Total Rooter & Plumbing

Water Heater Warehouse

Pool & Spa Service & Repair

Pacific Coast Commercial Pool Service

Power/Pressure Washing

CertaPro Painters of Yorba Linda

Crown Building Services Inc.

Private Security

Defense International Corporation

FPK Security

Private Investigations

FPK Security

Products

TheGuarantors

Property Management

AIM Properties

Allen Properties

AllView Real Estate

API Property Management

Clarion Management, Inc.

Consensys Property Management Company

DM Smithco

Dunlap Property Group

Fairgrove Property Management

Intersolutions — Property Management Staffing Specialists

JLE Property Management

L’Abri Management, Inc.

LoCali Management Group

The Management Works

Optim Real Estate Services Company

Orange County Property Management

ProActive Realty Investments

Reynolds Realty Advisors

Roberts Management & Investments

Satellite Management Company

South Coast Real Estate & Property Management

SVN / Vanguard — Cameron Irons

Property Management Software

Anyone Home Appfolio, Inc.

Community Boss

Entrata

Luminous

Reliant Parking Solutions, LLC

Rent Dynamics

Rentler

RokitNow

Snappt Inc.

Vesync

Yardi Systems Inc.

Property Management Staffing & Training

Approved Real Estate

BG Multifamily

Multi Team Services

NPM Staffing an InterSolutions Company

Section 8 Management

The Liberty Group

Supplier Directory

continued from page 51

Rain Gutters

Argos Homes Systems

McCarthy Roofing

Real Estate/Investments

AllView Real Estate

Carlyle

CFG Investments, Inc.

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

ProActive Realty Investments

Realtors Commercial Alliance of Orange County (RCAOC)

Section 8 Management

SVN / Vanguard — Cameron Irons

Real Estate Broker

AllView Real Estate

CBRE Multifamily SoCal — Dan Blackwell & Team

KW Commercial

Morgan Skenderian Investment

Real Estate Group Company

Optim Real Estate Services Company

The Mogharebi Group

Reconstruction

AMS Construction

Baldwin Construction

Commercial Restoration Company

DTS Pacific LLC

EmpireWorks Reconstruction and Painting

Precision Environmental

S-Team Turn Overs

WICR Waterproofing & Decking

Recycling

Strategic Sanitation Services

Pagter and Perry Isaacson

A PROFESSIONAL LAW CORPORATION

r. gIbson Pagter, Jr.

MIsty Perry Isaacson

BANKRUPTCY ATTORNEY

CERTIFIED SPECIALIST BANKRUPTCY LAW

THE STATE BAR OF CALIFORNIA BOARD OF LEGAL SPECIALIZATION

525 N. Cabrillo Park Drive, Suite 104 Santa Ana, California 92701

Phone: (714) 541-6072 | Fax: (714) 541-6897

gibson@ppilawyers.com | misty@ppilawyers.com

Rent Payment System

Section 8 Management

Resident Screening

AllView Real Estate

Intellirent

Rentler

SafeRent Solutions

Snappt Inc.

Yardi Systems Inc.

Resident Services

Entrata

Roofing

AMS Construction

CAMP Construction Services

Guardian Roofs by Sudduth Construction Inc.

McCarthy Roofing

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

Security Services/Patrol Services

ADT Multifamily

California Safety Agency

Defense International Corporation

FPK Security

Securitas Security Services USA

Snappt Inc.

USGI — Upland Group

Vesync

Seismic Retrofitting & Engineering

Optimum Seismic, Inc.

Service and Leasing

Snappt Inc.

TheGuarantors

Solar Thermal

Pearlx

Staffing Service

Approved Real Estate

BG Multifamily

InterLink Multifamily Staffing

Intersolutions — Property Management Staffing Specialists

Surface Restoration

AMS Construction

Surface Experts of South Irvine

Sustainability/Green Energy

California Energy-Smart Homes

Green Home Solutions TrueEnviro

Optima

Pearlx

Zen Ecosystems

Tax Planning

Exchange Resources, Inc.

Telecommunications

CitySide Networks, LLC

Cox Communications

Towing

Dedicated Transportation Services

Knight Towing

Professional Towing LLC

TO’ and MO’ Towing

Training

Clarion Management, Inc.

Section 8 Management

Trash Services

Strategic Sanitation Services

Valet Living

Tree Service

David’s Tree Service, Inc.

GQ Landscape Care, Inc.

ManageMowed

Mariposa Landscapes, Inc.

Utilities & Sub Metering

Conservice

Google Fiber

Livable

Southern California Edison-Multi Family Program

Zen Ecosystems

Video Commercials

Intersolutions — Property Management Staffing Specialists

NPM Staffing an InterSolutions Company

Video Surveillance

Assure by Remote Ally

Water Heaters

California Rooter & Plumbing

DCM Services, Inc

H2O Heating Pros, Inc.

R&B Wholesale Distributors, Inc.

Specialty AC Heat

Total Rooter & Plumbing

Water Heater Man, Inc.

Water Heater Warehouse

Water Heaters Only Inc.

Waterproofing

AMS Construction

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

Apartment Association of Orange County’s Supplier Contact Index

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

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

3CS InfoSystems

Chris Counts

23450 Piedras Road

Perris, CA 92570 (951) 990-9721

chris@3cs.net

A.S. Wise, Inc.

Jean Sabga

15150 Transistor Lane Huntington Beach, CA 92649 (714) 891-1501

jsabga@aswise.net — www.aswise.net

A-EV Installs

Liliana Phillips 8536 Hamilton Avenue Huntington Beach, CA 92646 (562) 519-0252

lily@ev-installs.com

ACE Commercial Laundry Equipment, Inc.

Multi-Housing Division

14404 Hoover Street Westminster, CA 92683 (714) 897-4342

acelaundry@gmail.com — www.acelaundry.com

Provide Sales, Service, Leasing & Parts for Coin-Op Laundry Equipment. See the Advertisers Index on Page 68 for the location of our ad.

ADT Multifamily

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

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

AFR Furniture Rental John Spivey 3330 Garfield Avenue Commerce, CA 90040 (323) 400-7508

jspivey@rentfurniture.com — http://www.rentfurniture.com

AIM Properties

Don St. John 531 E. Chapman Avenue Orange, CA 92866 (714) 633-2344

don@aimproperties.net — www.aimproperties.net

All Valley Washer Service Inc.

John Cottrell 15008 Delano St. Van Nuys, CA 91411 (800) 247-1100

john@allvalleywasher.com — www.allvalleywasher.com

Allen Properties

Frank Allen/Paul Allen/Jessica Siderius

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

frank@allenproperties.net — www.allenproperties.net

Property Management Services/Investments.

Supplier Contact Index — continued on page 54

Supplier Contact Index — continued from page 53

AllView Real Estate

Daniel Gutierrez

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

info@allviewrealestate.com

ALN Data

Samantha Wallace

2611 Westgrove Drive, Suite 104 Carrollton, TX 75006

(972) 931-2553 x 218

Samantha@alndata.com — www.alndata.com

Apartment data and market research.

American 1031

Adam Bryan 10111 Petit Avenue North Hills, CA 91343 (310) 903-6757

adam@american1031.net

American Environmental Specialists, Inc.

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

admin@aeshb.com

Consultant: Mold Investigations/Recommendations, Asbestos/Lead Testing, Training. See the Advertisers Index on Page 68 for the location of our ad.

AMS Construction

1159 Iowa Ave., Ste. K Riverside, CA 92507 (833) 267-7663

info@amsroofingconstruction.com

See the Advertisers Index on Page 68 for the location of our ad.

Angelo Termite and Construction

Gregg Traum

16161 Scientific Way Irvine, CA 92618

(800) 589-8809

info@angelotermite.com

See the Advertisers Index on Page 68 for the location of our ad.

Anyone Home

Jaime Conde

25521 Commercentre Dr #100 Lake Forest, CA 92630 (949) 916-3919

lightson@anyonehome.com

Engagement and automation tools through Contact Center and CRM software.

API Property Management

Margie Tabrizi

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

margie@apipropertymanagement.com

Apartment SEO

Ronn Ruiz

100 W. Broadway Ave, Suite 425 Long Beach, CA 90802 (877) 309-7363

ronn@apartmentseo.com — apartmentseo.com

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

Adriana Mamola

3161 Michelson Dr, #1675 Irvine, CA 92612 (951) 522-3001 amamola@costar.com

#1 nationwide provider of information and advertising services.

Apex Window Décor Deepa Gorajia

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

deepag@apexwindowdecor.com — www.apexwindowdecor.com

See the Advertisers Index on Page 68 for the location of our ad. Appfolio, Inc.

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

See the Advertisers Index on Page 68 for the location of our ad.

Approved Real Estate

Jim Forde

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

Aquinas HVAC

Eric Barnett

7438 Trade Street San Diego, CA 92121 (610) 410-3154 eric.barnett@aquinashvac.com

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 68 for the location of our ad.

Robert Cooke

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

Assure by Remote Ally

Eddie Conlon

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

AssuredPartners

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

ATI

3360 La Palma Anaheim, CA 92806 (714) 412-0828 edwina.garcia@atirestoration.com

Baker Law Group

John Baker

7700 Irvine Center Dr., Suite 800 Irvine, CA 92618 (949)450-0444

jbaker@bakerlawgroup.com

Baldwin Construction

Stephanie Harrison

464 Cataract Avenue, Suite A San Dimas, CA 91773 (909) 592-2292

sharrison@baldwincontrusction.net

Bassett Outdoor Contract

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

jlbennett@bassettoutdoorcontract.com

Bear Windows Inc.

George Torres 2501 Strozier Avenue South El Monte, CA 91733 (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

BG Multifamily

Shannon Valentino 5850 Granite Parkway Plano, TX 75024 (714) 654-9498

svalentino@bgmultifamily.com

Bio-One of Orange

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

Cory@Biooneorange.com — www.biooneorange.com

Black Bird Fire Protection, Inc. 10282 Trask Ave Ste D Garden Grove, CA 92843 (714) 462-6095 info@blackbirdfire.com

BluSky Restoration Contractors, LLC

Stefanie Koslosky 1183 Warner Ave Tustin, CA 92780 (657) 575-0933

Stefanie.koslosky@goblusky.com

BMS CAT of Southern California LLC

Michele Schueller 1321 North Blue Gum Street Anaheim, CA 92806 (714) 651-6017 mschueller@bmscat.com

Bob Peters Fire Protection

Laurie Vandebrake 3397 East 19th Street Signal Hill, CA 90755 (562) 424-8486

LaurieV@bobpetersfire.com

Brennan Law Firm

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

See the Advertisers Index on Page 68 for the location of our ad. Brian Berg Insurance Services, Inc.

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

Brian@bbisinc.com — www.bbisinc.com

BrightView Landscape Services, Inc.

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

Kristina.SChafer@brightview.com

Buffalo Maintenance, Inc.

Frank Alvarez 6861 Stanton Ave., Suite G Buena Park, CA 90621 (714) 956-8371

www.buffalomaintenance.com

See the Advertisers Index on Page 68 for the location of our ad.

Supplier Contact Index — continued on page 56

Gain EXCLUSIVE ACCESS to TAX EFFICIENT 1031 Exchange DST Real Estate Investments

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

MONTHLY Cash Flow Potential via ACH Direct Deposit*

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ACCESS a Diversified 1031 Exchange Portfolio- Multifamily, Industrial, Medical, Net Lease & More*

CLOSE your 1031 Exchange Investments in as Little as 3-5 days

Representative Photo

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

Supplier Contact Index —

continued from page 54

California Bath Restoration

Carly Camacho

1920 E. Warner Ave., Suite 3P Santa Ana, CA 92705 (949) 263-0779

ccamacho@calbath.com

Complete kitchen and bath restoration and refinishing company.

California Energy-Smart Homes

Melinda Dinin

10680 White Rock Road #100

Rancho Cordova, CA 95670 (833) 987-3935

caenergysmarthomes@trccompanies.com

California Rooter & Plumbing

Mr. Mark Fowler

1905 E. Deere Ave. Santa Ana, CA 92705 (949) 222-2202

Plumbing and drain cleaning services. See the Advertisers Index on Page 68 for the location of our ad.

California Safety Agency

Darrell Cowan 8932 Katella, Suite 108

Anaheim, CA 92804 (866) 996-6990

dcowan@csapatrol.com — www.csapatrol.com

CAMP Construction Services

Ronni Anthony

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

Carlyle

Minh Ta

1001 Pennsylvania Avenue Northwest Washington, DC 20004 (202) 729-5180

minh.ta@carlyle.com

CBRE Multifamily SoCal – Dan Blackwell & Team

Daniel Blackwell

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

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

Orange County multifamily investment property sales and 1031 exchanges.

See the Advertisers Index on Page 68 for the location of our ad.

CCS Facility Services

Julie Randall

3001 Red Hill Avenue Bld 6-220 Costa Mesa, CA 92626 (949) 285-5079

jrandall@ccsbts.com

CertaPro Painters of Yorba Linda

Jeff Cornelius

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

jeffcornelius@certapro.com

CFG Investments, Inc.

Stephen Meyer

17220 Newhope Street Fountain Valley, CA 92708 (714) 557-1430

steve@cfginvestments.com — www.cfginvestments.com

Chase Multifamily Lending

3 Park Plaza, Suite 1000 Irvine, CA 92614

(866) 937-7199 www.chase.com/mfl

CitySide Networks, LLC

Mike Gourzis

550 West B Street 4th Floor San Diego, CA 92101 (833) 318-4646

mike.gourzis@citysidefiber.com

Clarion Management, Inc.

101 Pacifica, #260 Irvine, CA 92618 (949)383-4762

bmoody@clarionmgmt.com

CollectTech

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

Colliers International

Pat Swanson

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

Commercial Restoration Company

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

Community Boss

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

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

Conservice

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

CORT Furniture Rental

Karie Talke

2540 Main Street Suite A Irvine, CA 92614 (949) 852-0711

karie.talke@cort.com

Cox Communications

Alicia Gray 27121 Towne Centre Dr, Suite 125 Foothill Ranch, CA 92610 (949) 563-8163

alicia.gray@cox.com

Crown Building Services Inc.

Jason Maslach

548 Malloy Ct. Corona, CA 92878 (714) 694-1007

jason@crownservicesinc.com – www.crownservicesinc.com

David’s Tree Service, Inc.

Jay Olavarria

19051 Gothard Street Huntington Beach, CA 92648 (714) 842-6345

Jay@davidstreeservice.com—info@davidstreeservice.com

DCM Services, Inc

David Carlson PO Box 400 Pico Rivera, CA 92056 (800) 504-7103

dcmservices400@gmail.com

See the Advertisers Index on Page 68 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

DM Smithco

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

Dryer Vent Wizard of Chino Hills, Ontario & Corona

Chalae Walker 14525 Verona Place Eastvale, CA 92880 (213) 800-6365 cwalker@dryerventwizard.com

Dryer Vent Wizard of Mission Viejo and Trabuco Canyon

Ronald West 29005 Consuelo Pl Mission Viejo, CA 92692 (949) 966-0303 rwest@dryerventwizard.com

DTS Pacific LLC

Jim Diaz 539 South Indiana Street Anaheim, CA 92805 (877)387-7229 jimdiaz@dtspacific.com

Dunlap Property Group

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

Duringer Law Group, PLC

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

Omidreza Ghanadiof

6500 Yucca Street 416 Los Angeles, CA 90028-4972 (805) 334-0037 info@eeeadvisor.com

Supplier Contact Index — continued on page 58

Supplier Contact Index —

continued from page 56

Effortless Ads

Madeline Nash

209 Cornwall Street Northwest

Leesburg, VA 20176 (214) 952-9862

madeline@effortlessads.com

EmpireWorks Reconstruction and Painting

Chet Oshiro

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

coshiro@empireworks.com — www.empireworks.com

Entrata

Kristin Teale

4205 Chapel Ridge Road Lehi, UT 84043 (801)735-6988

kteale@entrata.com

Exchange Resources, Inc.

Franck Bideau PO BOX 837 Huntington Beach, CA 92648 (949) 508-9827

Fbideau@Exchangeresources.net — http://exchangeresources.net

Expressions Home Gallery

Sherri Galusha

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

srgalusha@morsco.com

Major appliances for apartments.

EZ Drain & Plumbing

Stacie Fluhrer

6709 Washington Ave, #944 Whittier, CA 90601 (714) 640-0699

ezdrainandplumbing@gmail.com

See the Advertisers Index on Page 68 for the location of our ad.

Fairgrove Property Management

Marco Vartanian — mvartanian@fairgrovepm.com

2355 Main Street, Suite 120 Irvine, CA 92614 (714) 541-0288

info@fairgrovepm.com — https://fairgrovepm.com/

Farmer’s Insurance — Theresa Simes Agency

Terri Simes

17155 Newhope Street #F Fountain Valley, CA 92708 (714) 966-3000

tsimes@farmersagent.com — www.farmersagent.com/tsimes Insurance for apartments, business, auto, home, life, etc. See the Advertisers Index on Page 68 for the location of our ad.

FireAvert, LLC

Nathan Brown

1655 West Maple Street Mapleton, UT 84664-3131 (801) 692-0306

nathan@fireavert.com

FIRST ONSITE Restoration

Amit Gandhi

1275 North Grove Street Anaheim, CA 92806 (619) 537-9499 amit.gandhi@firstonsite.com — https://firstonsite.com/

Fisher & Phillips

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

cbaran@laborlawyers.com

FPK Security

Steve Flamm

P.O. Box 55597 Valencia, CA 91355 (800)459-4068

stevef@fpksecurity.com — www.fpksecurity.com

Genesis Bank

Lauren DiBiase

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

ldibiase@mygenesisbank.com

Google Fiber

Carol Luong

19510 Jamboree Road Google Building FAIR Irvine, CA 92612 (949) 800-1346

luongcarol@google.com

Gorman & Associates

Sonya Loera PO Box 325 Brea, CA 92822 (714) 255-9998

info@wrgorman.com

See the Advertisers Index on Page 68 for the location of our ad. GQ Landscape Care, Inc.

Mario Quiroz 4195 Chino Hills Parkway, Suite 202 Chino Hills, CA 91709 (909) 906-6009 mariomquiroz@gqlandscapecare.com

Supplier Contact Index —

continued on page 60

Supplier Contact Index —

continued from page 58

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 68 for the location of our ad.

H2O Heating Pros, Inc.

Tim Caufield — timcaufield@h2oheatingpros.com

P.O. Box 91

Menifee, CA 92586

(951)405-0015

email@h2oheatingpros.com — www.h2oheatingpros.com

HMWC, CPAs & Business Advisors

David Eisenman

17501 17th St., Suite 100

Tustin, CA 92780

(714) 505-9000

david@hmwccpa.com

HMWC, CPAs & Business Advisors

David Eisenman

17501 17th St., Suite 100

Tustin, CA 92780

(714) 505-9000

david@hmwccpa.com

Ingersoll Rand

Jesse Estrada

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

jesse.estrada@irco.com

Intellirent

Cassandra Joachim

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

info@myintellirent.com

InterLink Multifamily Staffing

Lisa Wetzel

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

lisa@interlinkmultifamily.com

Intersolutions — Property Management Staffing Specialists

Laura Aliberti

17762 Manchester Avenue Irvine, CA 92614-6649 (858)367-5998

laliberti@intersolutions.com - www.intersolutions.com

Investing in The OC

Mercedes Shaffer

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

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

Investment Capital Real Estate

Ignacio Diaz, Jr.

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

id@investmentcapitalre.com — www.investmentcapitalre.com

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

Ironwood Plumbing, Inc.

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

carl@ironwoodplumbing.com — www.ironwoodplumbing.com

ISU — The Olson Duncan Agency

Jim Kinmartin

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

jim@olsonduncan.com — www.olsonduncan.com

Independent insurance brokerage representing commercial building owners and operators.

JLE Property Management

Denise Arredondo

700 West 1st Street, Suite 12

Tustin, CA 92780 (714) 778-0480

www.jle1.com — denise@jle1.com

See the Advertisers Index on Page 68 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 68 for the location of our ad.

The Karlin Law Firm

Scott Karlin

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

Scott@Karlinlaw.com — Mike@Karlinlaw.com

KD Electric Company

Derrick Laughlin

17071 E. Imperial Hwy., Suite A6

Yorba Linda, CA 92886 (714) 223-2700

derrick@kdelectric.com — www.kdelectric.com

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

Kimball, Tirey & St. John LLP

Deborah Biggs

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

deborah.biggs@kts-law.com

KJ Carpet Wholesale

Chris Yi PO Box 369 Walnut, CA 91788 (909) 455-0180

AR@kj-carpet.com

Knight Towing

Frank Mora

1001 North Logan Street Santa Ana, CA 92701 (714) 686-5975

sales@knightstotherescue.com

Knock CRM

Amy Marthaller

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

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

KW Commercial

Randy Combs

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

randycombs@kw.com

See the Advertisers Index on Page 68 for the location of our ad. L’Abri Management, Inc.

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

www.labri-inc.com

Full service property management provider for 16+ units. LA Hydro-Jet & Rooter Service, Inc.

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

dbaldwin@lahydrojet.com

Landcare Logic

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

jalin@landcarelogic.com — www.landcarelogic.com

LaundryUp

Howard Lee

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

hmlee_vp@yahoo.com — www.laundryup.com

Legacy Customs 1477 East Cedar Street Ontario, CA 91761

(909) 923-2558 x120

lily@meadowdecor.com

Livable

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

comesave@livable.com — www.livable.com

See the Advertisers Index on Page 68 for the location of our ad.

Lloyd Pest Control

David Hinrichs 1331 Morena Blvd, #300 San Diego, CA 92110 (619) 843-6369 david.hinrichs@lloydpest.com

LoCali Management Group

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

Nathan@livinglocali.com — www.livinglocali.com Boutique style property management.

LordCap Green

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

Supplier Contact Index — continued on page 62

Supplier Contact Index — continued from page 61

Luminous

Joel Duchesne

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

help@luminousresidential.com

Mailboxes R Us

Tony McDaniel

1980 N Glassell Street Orange, CA 92865 (714)779-7779

tony@hillcrestconstruction.com

ManageMowed

Chris Michael

12672 Limonite Ave, Suite 3E #154 Eastvale, CA 92880 (714) 592-0019

Chris.M@ManageMowed.com

Rancho-Ontario@managemowed.com https://www.managemowed.com/locations/rancho-cucamonga

Marcus & Millichap

Jon Giannola

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

jgiannola@marcusmillichap.com

See the Advertisers Index on Page 68 for the location of our ad. Mariposa Landscapes, Inc.

Larry Rudd

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

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

McCarthy Roofing

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

customerservice@mccarthyroofing.com

See the Advertisers Index on Page 68 for the location of our ad. Mesa Garage Doors

Meridith Denos

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

mdenos@mesagaragedoors.com — www.mesagaragedoors.com

Molly Maid of Irvine and Saddleback, and Temecula Valley

Scott Sims

20984 Bake Parkway #102 Lake Forest, CA 92630 (949) 367-8000 x 2 scott.sims@mollymaid.com www.mollymaid.com/irvine-saddleback-valley/

Moore Replacements

Mike Moore

1525 W MacArthur Blvd, Unit 16 Costa Mesa, CA 92626

(714) 963-0505

mike@moorereplacements.com

Morgan Skendarian Investment Real Estate Group

4590 Mac Arthur Blvd., Suite 260 Newport Beach, CA 92660

(949) 251.8800

md@morganskenderian.com

Multi Team Services

Teresa Manzano Mendoza

17321 Irvine Blvd, #205

Tustin, CA 92780

(714) 213-8841

teresa@multiteam.net — www.multiteamservices.com

National Credit Systems

Gordon Marshall

1775 The Exchange SE Suite 300 Marietta, GA 30339 (800) 515-6858

gmarshall@nationalcreditsystems.com

National Service Company

Anel Burgin

845 N Commerce St Orange, CA 92867 (714) 633-1811 ab_national@yahoo.com — www.apartmentlaundry.com

See the Advertisers Index on Page 68 for the location of our ad.

Navion Insurance Associates, Inc

Shawntae Stewart

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

Newmeyer & Dillion, LLP

Rondi Walsh

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

NFP Property & Casualty

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

Commercial, Personal & Health Insurance.

NPM Staffing an InterSolutions Company

Laura Aliberti

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

OC Professional Maintenance Team

Jennifer Barragan

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

See the Advertisers Index on Page 68 for the location of our ad.

Oliver Mahon Asphalt

Michelle Hogge

182 Wells Place Costa Mesa, CA 92627 (949) 548-6398

admin@olivermahon.com

OMNIA Partners, Multifamily Housing

Peter Braun

1941 South Grant Street Denver, Colorado 80210 (303)910-7636 peter.braun@omniapartners.com omniapartners.com/multifamilyhousing

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

Vicki Bishop

620 Newport Center Drive, 11th Floor Newport Beach, CA 92660 (949)200-4610

vbishop@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 68 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 68 for the location of our ad. Pacific Coast Commercial Pool Service

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

Patio Guys

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

Pearlx

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

PK Security, Inc.

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

Plumb It Right!

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

PODS For Business

Chad Schutt

13284 Eagle Ridge Chino Hills, CA 91709 (310) 270-5127

cschutt@pods.com

PRC Restoration

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

Precision Concrete Cutting

Aaron Anderson

650 S Grand Ave #108 Santa Ana, CA 92705 (760)448-0979 aaron@pcctriphazardremoval.com — www.safesidewalks.com

Precision Environmental

Mark Taylor

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

Prendiville Insurance Agency

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

ProActive Realty Investments

Rita Aguila

1913 E. 17th Street, Suite 217 Santa Ana, CA 92705 (714) 541-3138 rita@proactiveri.com — www.proactiveri.com

Property Management Multifamily & Single Homes, Real Estate Sales.

Supplier Contact Index — continued on page 64

Mitigate Risk with NAA Click & Comply

NAA’s newest performance management and compliance software allows property management companies to consolidate processes and systems into one place for ease of use, transparency and communication for your teams.

RISK MITIGATION

Benefits:

• Mitigate risk across your entire portfolio

• Extend the list of costly equipment

• Achieve consistency and compliance

• Save time and avoid costly violations

• Build accountability and trust through real time visibility

Supplier Contact Index — continued from page 62

Professional Towing LLC

Alberto Castellanos

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

dispatch@albertostowing.com

ProPower Electric Co Inc.

Angel Rodriguez

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

angel@propowerelectricco.com

Promaxima Strength & Conditioning

Lesley Ward

5310 Ashbrook Drive Houston, TX 77081 (979) 946-6889

lward@promaxima.com — www.promaxima.com

PWS Laundry / Alliance

John Endahl

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

jendahl@pswlaundry.com — www.pwslaundrywest.com

R&B Wholesale Distributors, Inc.

David Rhodes

2350 S. Milliken Ontario, CA 91761 (909) 230-5400

drhodes@rbdist.com — www.rbdist.com

See the Advertisers Index on Page 68 for the location of our ad.

RedRock Technologies

Jake Tirabassi

15215 Alton Parkway, #200 Irvine, CA 92618 (949)386-0798

jaket@itredrock.com

Reliant Parking Solutions, LLC

Kevin Wexler

PO Box 13004 Carlsbad, CA 92013 (760) 494-0938

info@reliantparking.com

Rent Dynamics

Bryson Jensen

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

Rentler

Barton Strawn

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

Rent.

Laura Lemansky

950 East Paces Ferry Road NE, Suite 2600 Atlanta, GA 30326 (949)943-5177

llemansky@rent.com - www.rent.com

Repipe Specialists, Inc

Daniel Johnston

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

daniel.johnston@repipespecialists.com

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 68 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 68 for the location of our ad.

Reynolds Realty Advisors

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

Elizabeth@ReynoldsRealtyAdvisors.com www.ReynoldsRealtyAdvisors.com

Roberts Management & Investments

Ray Roberts

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

See the Advertisers Index on Page 68 for the location of our ad.

RokitNow

Bhavin Patel

26895 Aliso Creek Rd #B329 Aliso Viejo, CA 92656 (855) 765-4866 info@rokitnow.com — www.rokitnow.com

Text messaging services to help communicate with your customers. Royal Roofing.com (RWS&P, Inc.)

Steve Pinkus

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

steve@royalroofing.com — www.royalroofing.com

Specializing in flat/low slope roofs, comp. & wood shingle and tile roofs. Solar panel installation. See the Advertisers Index on Page 68 for the location of our ad.

S-Team Turn Overs

Carlos Mercado

2030 East 4th Street Santa Ana, CA 92705 (310) 986-1522

cmercado@steamoc.com

SafeRent Solutions

Paula Durner

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

paula.durner@parkhillholdings.com

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

Satellite Management Company

Paul Conzelman

1010 E Chestnut Ave Santa Ana, CA 92701 714) 558-2411 ext 124 pconzelman@satellitemanagement.com

Schiff & Shelton

Laurie Schiff

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

laurie@schiff-shelton.com

Schluter Systems

Mary Yocum

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

Section 8 Management

Timothy McDaniel

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

housing@section8management.com

Securitas Security Services USA

Jacob King

27275 Miraflores Mission Viejo, CA 92692 (619)559-3020

jacob.king@securitasinc.com

S M Painting Corp.

Salvador Munguia

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

SmartFaucets

Joanna Boey 7545 Irvine Center Drive Irvine, CA 92618 (626) 757-3663 info.smartfaucets@gmail.com

Snappt Inc.

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

dcooper@snappt.com — www.snappt.com

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

paul@southcoastrealestatebroker.com

See the Advertisers Index on Page 68 for the location of our ad. Southern California Edison-Multi Family Program

Mary Finn Parker 1515 Walnut Grove Ave Rosemead, CA 91770 (714)307-5274

mary.finn@sce.com — www.sce.com

Specialty AC Heat

Wendell Grant 4650 Arrow Highway Ste C6 Montclair, CA 91763 (909) 982-7999

alexd.specialty@gmail.com

Spicer Mechanical

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

Strategic Sanitation Services

Eric Lenning 25801 Obrero Drive #11 Mission Viejo, CA 92691 (877) 271-7909 ericl@wasteoptimize.com

Streamline Repipe and Plumbing Inc. Israel De La Torre 9555 Heiner Street Bellflower, CA 90706 (855) 737-4737

streamlinerepipex@gmail.com

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

SVN / Vanguard — Cameron Irons

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

See the Advertisers Index on Page 68 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

Annie Bing

14107 Brighton Ave Gardena, CA 90249 (714)925-0598

ab@tasoroproducts.com — https://tasoroproducts.com/

The Door & Window Company

Elsa Pizana

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

elsa@thedoorandwindow.com

TheGuarantors

Alexandra Nazaire

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

associations@theguarantors.com — success@theguarantors.com

The Liberty Group

Carrie Floyd

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

carrief@thelibertygroup.com — www.thelibertygroup.com

The Management Works

Chip Robinson

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

www.mgtworks.com

We provide apartment property management in Southern California.

The Mogharebi Group

Brett Bayless

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

Brett.bayless@mogharebi.com

Titanium Restoration Services Company

Victor Martinez

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

titaniumrestoration@gmail.com

TO’ and MO’ Towing

Robert Heer

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

rchjr@pacbell.net

Towing company with 4 locations in Orange County.

Torrey Pines Bank

Patrick Davern

600 Anton Boulevard Costa Mesa, California 92626 (213)362-5288

pdavern@torreypinesbank.com

Total Rooter & Plumbing 7201 Garden Grove Boulevard, Suite D, Garden Grove, CA 92841 (714) 715-3315

totalbfrp@gmail.com

See the Advertisers Index on Page 68 for the location of our ad.

Urban Surfaces

Brandon Cutler 2380 Railroad Street, Building 101 Corona, CA 92878 (951) 223-4645

brandon.c@urbansurfaces.com — www.urbansurfaces.com

USGI — Upland Group

William Estela

2390 E. Orangewood Avenue #520 Anaheim, CA 92806 (855) 787-5263

westela@usg.org — www.usg.org

Valet Living Briana Sellers

100 South Ashley Drive, Suite 700 Tampa, FL 33602 (813) 248-1327

briana.sellers@valetliving.com — www.valetliving.com

Vesync

Chao Wang

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

danica.chin@vesync.com

WASH Multi Family Laundry Systems

Tracy McMahon

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

Coin-operated laundry equipment. See the Advertisers Index on Page 68 for the location of our ad.

Water Heater Man, Inc.

Jim Green

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

tommyg@waterheatermaninc.com

Water Heater/boiler service and installation. Water Heater Warehouse

Chris Flores

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

chris@whwllc.com — https://thewaterheaterwarehouse.com/ Water Heaters Only Inc.

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

laoffice@waterheatersonly.com — www.waterheatersonly.com

Wesierski & Zurek LLP, Lawyers

Thomas B Cummings Esq.

1 Corporate Park Dr, Fl 2 Irvine, CA 92606 (949) 975-1000

tcummings@wzllp.com — www.wzllp.com

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

West Coast Drywall & Paint

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

aaron.fernandez@wcdp.com

Western State Design, Inc.

Sheri Tam 2331 Tripaldi Way Hayward, CA 94545-5022 (510)931-7099

stam@westernstatedesign.com

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

sean@wicr.net

Yardi Systems Inc. 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

Zillow Rentals

Paige Gamboa 1301 2nd Ave, Floor 31 Seattle, WA 98101 (206) 757-4830

rentalsevents@zillowgroup.com — http://www.zillow.com

Zumper

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

darcy@zumper.com

ADVERTISERS’ INDEX

See page 68 for alphabetical listings

APARTMENT MAINTENANCE & REPAIR SERIES [ADVANCED COURSE]

GENERAL MAINTENANCE - Oct 5

Relationship between maintenance & resident retention

Keys to being a goodwill Ambassador

Hands-on training for rough framing, dry wall, door installation and more

DECKING - Oct 12

INSTRUCTED BY:

PLUMBING

- Oct

26

Proper use and techniques of drain cleaning equipment

Assembly and installation fo critical drain line systems

Troubleshooting water heaters & issues

Step-by-step guidlines for installing common fixtures

INSTRUCTED BY:

October 5, 12, 19 & 26, 2023

NON-MEMBER RATE: $375

PER CLASS OPTION

MEMBER RATE: $75

NON-MEMBER RATE: $100