February 2025 Apartment News Magazine by Apartment Association of Orange County

Apartment News

AAOC Education & Events

Departments

CALENDAR OF EVENTS

FEBRUARY

5 - CRHP #1

Wednesday, 8:30 am–12:30 pm, Online

11 - Pets are the New Kids

Tuesday, 10–11 am, Online

12 - CRHP #2

Wednesday, 8:30 am–12:30 pm, Online

12 - New HR Laws for 2025

Wednesday, .5:30–7:00 pm, Online

13 - Death in the Unit: Legal Perspective

Thursday, ..10:00 am, Online

17 - President’s Day Holiday mOnday, ---Office clOsed

18 - Board of Directors Meeting

Tuesday, 6 pm, Online

19 - CRHP #3

Wednesday, 8:30 am–12:30 pm, Online

19 - General Membership Meeting

Wednesday, 7 pm, elks lOdge, sanTa ana

20 - Managing Moisture, Mildew, Mold & Your Renters

Thursday, 10–11:30 am, aaOc Office, see page 38

24 - Human Trafficking

mOnday, .10:00 am, Online, see page 27

26 - CRHP #4

Wednesday, 8:30 am–12:30 pm, Online

27 - Lunchtime Learning

Thursday, 12–1 pm, Online, see page 21

MARCH

3 - Intellirent Screening & Marketing

mOnday, 10–11 am, Online

4 - Trade Show Exhibitor Bootcamp

Tuesday, 10–11 am, Online

Apartment News

5 - CRHP #5

Wednesday, 8:30 am–12:30 pm, Online

6 - Sexual Harassment Prevention Training

Thursday, 9–11 am, Online, see page 49

10 - Energy Savings

mOnday, 1 pm, Online, see page 35

11 - CalRHA Legislative Day

Tuesday, sacramenTO

12 - CalRHA Legislative Day

Wednesday, sacramenTO

12 - CRHP #6

Wednesday, 8:30 am–12:30 pm, Online

12 - General Membership Meeting

Wednesday, 7 pm, elks lOdge, sanTa ana, see page 5

18 - Insurance

Tuesday, 10 am, Online

18 - Board of Directors Meeting

Tuesday, 6 pm, Online

19 - CRHP #7

Wednesday, 8:30 am–12:30 pm, Online

25 - NAA Advocate

Tuesday, WashingTOn, d c

26 - CRHP #8

Wednesday, 8:30 am–12:30 pm, Online

26 - NAA Advocate

Wednesday, WashingTOn, d c

27 - NAA Advocate

Thursday, WashingTOn, d c

28 - NAA Advocate friday, WashingTOn, d c

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

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

1601 E. Orangewood Avenue, Suite 125, Anaheim, CA 92805 (714) 245-9500 • www.aaoc.com

n Executive Director – David J. Cordero

n Editor in Chief – David J. Cordero

n Advertising & 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 Denise Arredondo

n Second Vice President Stefanie Koslosky

n Vice President

Legislative Council Amy Fylling

n Treasurer Laurel Dial

n Secretary Julia Araiza

n Sergeant at Arms Christine Baran

n Immediate Past President Frank Alvarez

Directors

n Alan Dauger n Rick Roshan

n Craig Kirkpatrick

Directors Emeriti

n Ronald Berg n Stephen C. Duringer

n Vicki Binford n Jerry L’Ecuyer

n David A. Cossaboom n Nick Lieberman

n Nicholas Dunlap n Edward Masterson

Becoming Proactive, Not Reactive!

First and foremost, my heartfelt condolences go out to those affected by the tragic wildfires in Southern California last month. The enormity of the task ahead for those who lost their homes, possessions, and businesses, is hard to imagine. I am, however, encouraged by the rapid and thoughtful responses spearheaded and organized by so many community members and organizations.

I recently attended a presentation at the Western National Stock Show, in Denver, focused on becoming proactive—not reactive—regarding pathogens and viruses that could potentially affect the vitality and longevity of a livestock herd.

The presentation’s message of preparation and preparedness resonated

with me deeply, and I immediately began applying this forward-thinking advice and applying it to the protection of our hard-earned real estate and investment portfolios.

Thinking specifically about structure protection, I have been researching rooftop fire sprinklers, PHOS-CHEK®, Solsberg®, and other firefighting deployment systems.

Particularly concerning is the lack of water and/or available water pressure to community fire hydrants. Water storage tanks, pumps, and ancillary water supply sources such as pools and ponds could be utilized when municipal sources fail or are unavailable.

The effect these staggering losses will have on the casualty/fire insurance carriers and future insurability also

causes me great concern. Hopefully, we, as an association and as an industry, can be proactive and find creative and innovative solutions to this absolutely necessary component of our businesses.

As always, I encourage all our members to regularly check our website for valuable educational opportunities to support your path toward becoming more proactive and, in turn, more resilient. We have many classes being offered in the coming months, including five free seminars and four maintenance demonstrations at our annual Rental Housing Show on Thursday, April 3rd, from 9 a.m. to 3 p.m. at the OC Fair and Event Center. Be sure to register today at www.aaoc.com/rental-

President’s Message — continued on page 8

Wednesday, March 12, 2025 • 7 p.m.

EssEntial EstatE Planning stratEgiEs for 2025

New Protections for “Qualified Commercial Tenants”

If you own or manage commercial property, this is an article that you will definitely want to read.

On January 1, 2025, a new law went into effect establishing a number of new protections for “qualified commercial tenants.” Property owners/managers are defined to provide contract translation and notice for month-to-month rent increases or termination and places “transparency” (an often-used term) and proportionality requirements on the fees a landlord/agent may impose to recover building operating costs from “qualified commercial tenants.”

Even though commercial leases are considered business-to-business transactions generally considered to involve parties with equal bargaining power, the focus of this new law is on commercial tenants who in the eyes of some do not have the same bargaining power.

The new law specifically defines a “qualified commercial tenant” as a restaurant with fewer than 10 employees, a

nonprofit with fewer than 20 employees, and a microenterprise already defined in current law as having five or fewer employees, including the owner, that may be part- or full-time employees, and generally lacking sufficient access to loans, equity or other financial capital. Employee counts may not be a perfect proxy for small business as you could imagine numerous examples where a business with few employees could still generate significant revenue (thus having sufficient bargaining power) such as consulting firms, legal, medical practices, real estate investors, app developers, etc. None of those should fall within the new law’s definition of “qualified commercial tenant” because they are not a restaurant or a nonprofit, and while their employees could fall within the microenterprise definition. Their ability to access capital would make them ineligible for the legal protections of the new law. Interestingly, the method for confirming whether a business is a

qualified commercial tenant is through an annually updated self-attestation— which, in our judgment, will be rife with problems.

In addition, the new law extends language translation to commercial leases for qualified commercial tenants. Pursuant to existing law, if certain consumer contracts or residential leases are negotiated in Spanish, Tagalog, Vietnamese, or Korean, then the consumer/tenant must be given an unsigned copy of a written contract which has been translated into the same language it was negotiated in, prior to entering into contract. A consumer/tenant who does not receive the mandated translation has a right to rescind the contract. The translation requirement governs a vast range of consumer contracts, including auto sales and leases, rental agreements, most home mortgages and reverse mortgages, legal services, and most loans

Sacramento — continued on page 8

• Bi-lingual staff

• Tenant screening

• Rent collection

• Maintenance

• Financial reporting

• Eviction protection

Property Management is 24/7 and so are we

Family owned and operated with over 30 years of trusted services & experience

• Online landlord and tenant portals

• Tenant screening

• Landlord/tenant interaction

• Maintenance supervision

• Inspections as necessary or by request

• Legal updates – local and state laws

• Bi-lingual staff

Our Services Include:

• Evictions and collections

• Prepare and file year end 1099’s

• 24/7 emergency response

• Advertising – extensive local and web presence

• Showings – 7 days a week by appointment

• Rental agreement execution and enforcement

• Rent and security deposit collection

• Lease renewal negotiations

• Maintenance and “rent ready” repairs

• Financial record-keeping and bill paying

• Serving legal notices and legal proceedings

• Move-in and move-out reports

• Monthly financial accounting owner statements

and extensions of credit meant primarily for personal, family or household purposes. The new law extends language translation rights to commercial lease contracts. It also specifies that if a translated version of the agreement is not provided only a tenant may rescind the contract. The language translation accessibility provisions in commercial leases would not be available for all commercial leases. It is only triggered by a “qualified commercial tenant.”

The new law also adopts notice requirements for month-to-month commercial leases involving qualified commercial tenants. Current law requires notices of rent increases and termination of tenancy in month-to-month residential leases, the new law applies the existing requirements to month-tomonth commercial leases where the tenant is a qualified commercial tenant. For example, a restaurant that employs five persons is a month-to-month lease with the owner. The restaurant pays the owner $4,500 a month rent. If the owner seeks to increase the rent by $500 or less starting July 1, 2025, it must notify the restaurant owner by June 1, 2025 of the impending increase in rent. If the owner intends to raise the rent by $502 per month or more starting July 1, 2025, it must notify the restaurant no later than April 1—or 90 days before the increase. If the owner intends to terminate the month-tomonth tenancy with the restaurant on July 1 for any reason, it must notify the restaurant by June 1, 2025 (30 days prior) if the restaurant has occupied the space for less than one year, or by May 1, 2025 (60 days prior) if the restaurant has been there more than one year.

Finally, the new law also establishes a framework for charging and substantiating building operating costs. Building operating costs are incurred on behalf of a tenant for the operation, maintenance, or repair of the commercial real property, including maintenance of the common area, utilities that are

not separately metered, and taxes or assessments charged to the property owner pursuant to that of which is charged to the property owner pursuant to property ownership. Proponents of this change in law successfully argued that these charges can be significant, unpredictable, inconsistent and unsubstantiated—which further exacerbated the margins of many small businesses.

There are many other key provisions. For example, during the course of commercial tenancy, the property owner may not alter the method or formula used to allocate building operating costs to the qualified commercial tenant in a way that increases the qualified commercial tenant’s share unless the property owner provides written notice of the change with supporting documentation of the bases for the change.

The law also defines supporting evidence as a dated and itemized quote, contract, receipt, or invoice from a licensee’s contractor or provider of services that includes tabulation showing how the costs are allocated among tenants proportionately, and a signed and dated attestation by the property owner that the documentation and costs are true and correct.

Further, if a property owner violates the new laws regarding charging fees for building operating costs, they shall be subject to actual damages, and reasonable attorney’s fees and costs at the court’s discretion, and shall be subject to a civil penalty of three times the amount of actual damages proximately suffered by the qualified commercial tenant and punitive damages upon a showing that the lessor or their agent acted willfully or with oppression, fraud or malice.

Unlawful detainer actions, ejectment, or other actions to recover possession of the premises based on a tenant’s failure to pay a fee to recover operating costs, a qualified commercial tenant may raise as an affirmative defense that the property owner did not comply with the notice requirements, justification mandates, attestation compliance,

translation changes and more.

So, property owners, we hope you are ready to revise your business operations should you have qualified commercial tenants. Strip centers and larger commercial properties will unquestionably need to review the new law carefully.

One last item of importance. The new law on building operating costs only applies to leases executed of tenancies commenced or renewed on or after January 1, 2025, a tenancy that is from week-to-week, month-to-month, or a period less than a month, and leases executed or tenancies commenced before January 1, 2025 that do not contain a provision regarding building operating costs.

Most commercial property owners will experience immediate administrative and financial burdens. And some of those financial burdens are not addressed in the new law and will be extremely problematic which includes: the costs associated with emergency repairs, major capital improvements, insurance premium increases and property tax increases. As a result of the new law, property owners, for example, may very well have a disincentive to undertake major capital improvements.

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.

President’s Message — continued from 4

housing-show-2025.

I hope to see you at the show and other upcoming AAOC in-person events.

Yours, very sincerely and respectfully,

John Tomlinson

10 Things I Hate to Pursue

Ok, it’s a bad play on words, based upon the 1999 movie, “10 Things I Hate About You,” the Julia Stiles and Heath Ledger modern adaptation of Shakespeare’s “The Taming of the Shrew.”

Nevertheless, there are regularly things I hate having to “pursue” in my representation of our industry—with elected officials, the media, the general public, tenant activists, and even amongst ourselves.

#1 Preventable and Avoidable Regulations

This one is probably best exemplified by the anti-price gouging regulations that are being implemented in the wake of last month’s wildfires in Los Angeles. However, it doesn’t just stop there. Rent Control came about as a reaction to housing costs outpacing incomes. The

“Pet Bill” last year came about because of one person complaining to their elected official. The reason California is the only state to have a 60-day notice to move out is because of one investor dumping their properties for sale on the market all at once. These are all situations where “you ought to know better.” I recognize that I’m probably preaching to the choir here, as AAOC members are invested in the success of the industry, but when you see your peers and colleagues stepping out of the norm, be a good counselor to them and help them get on a better path. I recently talked a member through the process after they expressed their desire to raise the rent of a single-family home rental over 50 percent—at once. Legally, such an increase was within their legal right as they are exempt from AB 1482. However, doing so would be a perfect example that tenant activists and lawmakers would latch onto, to demonstrate the need for further regulations on the entire housing industry.

#2 Assumptions that all Apartment Owners are Rich Individuals or Big Corporations

The fact that 80 percent of AAOC members own and operate fewer than 10 units seems to be completely lost on

the public at large. I spend so much time pointing out that there is a major difference in the economics between an owner who operates a four-plex and a developer/owner of a 300-unit community, and what goes into regulating them. But the potential is there. Unfortunately, so is the image.

And the notion that “landlords grow rich in their sleep”—what sleep? The only people who believe that are those who haven’t been awakened by a call in the middle of the night when a pipe bursts or a major leak needs to be fixed for their tenant.

We need you to join us more often at city council and other community meetings to counter assumptions that are often made about rental-housing providers and, instead, provide insight into the reality of this role you play.

#3 Elected Officials Overreacting About the Rental Housing Industry

One-third of all proposed laws typically have some effect on housing. Why? Because it’s something every elected official has had an experience with. They’ve lived in a house, or an apartment, or a rented room. Likewise, most people have had someplace where they have gone to work. And everyone has interacted with business owners who either lease or own the space where they operate. Honestly, that is about as far as their experience goes.

That said, when presented with a bill about the transportation of hazardous

materials or a bill about regulating rents —guess which one is more understandable to the average legislator?

Beyond that, most elected officials don’t have a lot of imagination. So, rather than solve an issue and move on to the next, they look, year after year, to find a way to further their ideas that worked before...and the result is more housing regulation.

Point being—don’t get them started because they don’t know how to stop!

#4 Public Perception of Landlords

It will come as no surprise that one of the most common images people have

FIDE MORTGAGE

of a landlord in is that of Frank Pentageli from The Godfather Part II—evicting a single mother from her apartment because of her son’s puppy.

Is that a realistic portrayal? No, not at all.

Alternatively, it is the faceless, soleless image of an uncaring corporate landlord.

Is that real? Again, no, not at all.

We know, full well, that proactive communication would help to avoid most problems that affect our industry—but so would our industry doing a better job telling its story, as I discussed in my article in the January issue of Apartment News.

#5 Elected Officials Not Familiar with the Rental Housing Industry

I know, I said previously that elected officials latch on to policies related to housing because they have had experience with it. But the truth is, they haven’t.

• They don’t know how much regulation already exists

They don’t know what rules exist around real estate—and most importantly

They don’t understand the economics of real estate

The truth is they don’t know any of that because they don’t know you.

A major focus of our advocacy efforts this year will be trying to bridge that gap. And you can help us. If you have relationships with the elected officials in the city where you live or operate your rentals, please let us know so that we can work together to foster an ongoing dialogue and relationship with them.

Anti-Property Rights Activists

On one hand, I shouldn’t allow myself to become upset with their tactics because I recognize they have no idea how our industry really works. On the other hand, I get the brunt of their attacks, and I spend a lot of time trying to correct their misinterpretations and misunderstandings of our industry that

they spew as fact. That’s the job I signed up for—but they are awful. And I don’t want you to have to endure their attacks. But I do have one simple ask of you... Please, don’t feed the trolls. They make up so much nonsense and engage in character attacks with blatant disregard. Don’t give them more to complain about. They are often completely unhinged and wholly unreasonable. So, I implore of you, do not engage them and their nonsense.

#7 Media Portrayal of the Rental Industry

This one is easy. I have probably written no fewer than six opinion pieces each year that have been published, addressing why rent control is a terrible policy or why affordable rental housing is difficult to achieve in Orange County. You want to know what the most common image is that the media outlets select to accompany my anti-rent control articles?

This one —

It drives me absolutely nuts that I am addressing the failings of rent control and the photo editor chooses to use a photo that reinforces the exact opposite message. We need to counter this image. So, if you have ideas, please let me know.

#8 Hearing that Elected Officials Only Hear from Tenants

Watch just about any Santa Ana City Council meeting, or perhaps even your own city’s council meeting, when there is a rental-housing issue on the agenda. You know who shows up? Tenants. You know who doesn’t show up? Rental property owners and managers. You know who gets heard?

Well, to quote Woody Allen, “Showing up is Eighty Percent of Life.”

We need to do a better job of standing up for our industry by showing up when lies and mischaracterizations are being spread about rental housing providers and our practices.

#9 Losing Low Stakes Elections

Ok, this is a little bit of a “me” thing, but we don’t do ourselves any favors when we lose low stakes elections— most of which are typically lost by very small margins. And what has been the result of losing these types of elections?

• Karen Bass was first elected to the State Assembly in 2004

• Vicente Sarmiento was first elected to Santa Ana City Council in 2007

• Robert Garcia was first elected to Long Beach City Council in 2009

What if we could have stopped their electoral progression at the onset? Many headaches and struggles for our industry could have been avoided had greater attention and financial resources been put in from the start.

#10 Lack of Skin in the Political Game

Former California Assembly Speaker

Jesse Unruh is credited with saying, “money is the mother’s milk of politics.” And it’s true. Our ability to engage effectively in local and state political campaigns, and protect our industry and your business interests, requires strong and meaningful member support of AAOC’s Political Action Committees. We are fortunate to have many members who make their voluntary contributions as part of their annual membership renewal, with some also making addi-

tional election year contributions when called upon. They recognize what’s at stake if the wrong candidates are elected to office, so they contribute to PAC.

However, there are just as many members who choose to not contribute because they “don’t like politics,” or they don’t want to pay anything extra, or political contributions aren’t part of their management agreement with their owners. These reasons (and others) for not contributing to the PAC impede our ability to engage fully come election season and limits where and to what extent we can be involved in helping elect candidates who share our industry’s values. We need these members to recognize they have skin in the political game and take steps to contribute to our PAC so we may help protect their interests.

It’s not too early to contribute to the Political Action Committees that will work to protect you and your interests in the next election. Donate today at www. aaoc.com/political-action-committees.

Questions & Answers

I just heard California passed a law which now prohibits landlords from charging screening fees anymore. Is that true?

That’s not entirely accurate. While California recently passed AB 2493, which went into effect on January 1, 2025, it doesn’t completely prohibit all screening fees. First, it does prohibit landlords from accepting screening fees if there is no unit available or coming available in a reasonable time. Second, when there is a unit available (or about to be available), it offers landlords two different approaches to screening fees.

The first approach allows landlords to accept screening fees from all applicants, as long as the landlord both provides a copy of their rental criteria along with the application, and operates on a “first to apply, first to qualify, first accepted” basis. In other words, the landlord will have to accept the first qualified applicant rather than waiting for a “better qualified” applicant to come along.

As an alternative, landlords who don’t want to be forced to take the “first qualified” applicant can still choose to wait for the “best qualified” applicant, but for any applicant that didn’t make the cut, the landlord will have to return the screening fees to the applicant within the lesser of seven (7) days after denying them or thirty (30) days after the applicant applies.

Finally, the law also requires landlords

to provide all applicants a copy of any consumer credit report the landlord may have used in the screening process within seven days of receiving the report, through personal delivery, mail, or email. The requirement is automatic, regardless of whether the tenant requests the report.

I’m going through an eviction with your office. I called to get a status because I know the tenant was personally served with the summons and complaint last week. The young lady who answered the phone told me the tenant hasn’t filed an answer yet, and even though they were served over a week ago, she said they still have a few days to file the answer before your office can file the default. Can you explain that? I thought defendants had only five (5) days to file some kind of response to the complaint, otherwise they could be defaulted, and I could get the property back without a trial. What gives?

Beginning January 1, 2025, defendants who were personally served with the summons and complaint in an eviction now have ten (10) days (not including weekends or judicial holidays), to file an answer or some other form of a response. Given weekends and possible holidays, the net result is that California almost tripled the permissible time to file a response. However, there is some good news to go along with the bad. The good news is the state legislature also streamlined and shortened the

process for those situations where a defendant attempts to delay the process by filing a demurrer (a motion that challenges the sufficiency of the complaint to gain additional time in the unit). Now, the court must hear the demurrer on a shortened time frame and can accept an oral opposition, if necessary, instead of a formal written reply to the defendant’s demurrer.

Just when I thought it couldn’t get any crazier, my buddy who owns a property management company just told me I can now be charged with a discrimination claim if I deny an applicant based on their haircut! Really? Who does that, anyway?

AB 1815 was passed in the 2024 legislative session, expanding the protections under California’s Unruh Civil Rights Act which, among other things, prohibits discrimination in businesses, housing, and public accommodations. It protects people from discrimination based on a significant number of categories, or “characteristics,” including: age, ancestry, color, disability, genetic information, marital status, national origin, pregnancy, race, religion, sex, and sexual orientation. AB 1815 expanded the “race” category by providing a “declaratory statement” that the protected class of “race” includes additional traits associated with a specific race, including hair texture, protective hairstyles, braids, locs, and twists.

As always, when screening applicants,

stick to objective, reasonable, non-discriminatory screening criteria such as whether they meet your income requirements, verifiable employment history, and verifiable tenant history. More importantly, avoid making decisions based on physical appearance or attributes.

I have a duplex I used to live in until I got married. I picked it up when I was much younger, and I’ve done most of the maintenance on it myself for the last 25 years. Recently, my relatively new tenant refused to let me in to fix the garbage disposal she complained about. She told me that because I’m not a licensed contractor, she doesn’t have to let me work on it and that she is happy to let a licensed contractor in to do the work. Does she really have the right to demand I use a licensed contractor before she lets me in to take a look? My biggest concern is the possibility of a water leak from the disposal, but I don’t know what can be done if she refuses to let me in. What should I do?

There are two issues to unpack here. First, California recently raised the amount of money required for repairs or maintenance in connection with the requirement to use a licensed contractor. Previously, when a repair was estimated to cost $500 or more, a licensed contractor was required to be used. California recently changed that amount to $1,000. Even in the event the entire disposal needs to be replaced, it is not going to cost $1,000, so there is no need to use a licensed contractor.

The second issue involves the tenant’s right to possession versus your right to make repairs. A tenant’s right to possession is subject to your right as a landlord to enter to make agreed or necessary repairs. Your right to make repairs is designed to protect your reversionary interests in the unit. Moreover, the landlord’s rights aren’t required to be reserved in the lease, which means, as

DEAR MAINTENANCE MEN

Dear Maintenance Men:

My units all have dishwashers. I am starting to get complaints from the residents that the dishwashers do not clean the dishes as well as they did when new. What is the problem and what can I do about it? Bill

Dear Bill:

This problem may be caused by a number of issues.

1. Check that the dishwasher’s filter or grates are not clogged. The filters are commonly found under the rotating spray arms at the bottom of the dishwasher. The filters normally snap in and out of place. Remove them gently and watch for broken glass.

2. Check the operation of the water inlet solenoid valve. It should open and close crisply.

3. Related to the inlet valve is the water level sensor. The sensor looks like a

small, upside-down cup or float, normally located at the front corner of the tub. Calcium buildup can sometimes cause the water level sensor float to malfunction, causing too little water to be allowed into the dishwasher. Cleaning the float area with vinegar should help.

4. Check the temperature of the water going into the dishwasher. The water should be at least 140 degrees.

5. Hard water is most likely the biggest hindrance to having clean looking dishes. The dishes may actually be clean but look dingy or milky. Hard water will cause calcium and mineral deposits to adhere to all wet areas of the dishwasher and, over time, the dishes themselves. The rotating spray arms may fill with mineral buildup and clog. To remove the hard water deposits, run the dishwasher empty on its longest setting, usually the pots and pans setting. Add a few cups of vinegar to the water without soap or dishes. Run the dishwasher with clear water through a short cycle to flush the vinegar before using again.

6. Installing a soft water system will greatly improve the performance of any dishwasher, as will using name brand dishwashing soap.

Dear Maintenance Men:

I am getting pinhole in some of my 90-degree joints on my hot water copper piping. Why is this happening and do you have any solutions? Mr. W

Dear Mr. W:

We have often found this problem can be traced to high water pressure and/or an overly enthusiastic recirculation pump. Check the water pressure entering the hot water tank, and if it is more than 60 pounds per square inch, consider installing a pressure regulator to lower the pressure. If your system has a recirculation pump, check the volume of water being pushed through the pipe system. Many pumps come with adjustable settings that can be lowered, thereby reducing the amount of water friction caused by large volumes of water rushing through the pipes. If your pump does not have an adjustable setting, connect your pump to a time clock to enable it to operate only at times when the circulation pump is needed most. As an example, have the pump operate between the hours of 6 a.m. and 10 a.m., and then again between 5 p.m. and 11 p.m. The rest of the time the pump is off, which will reduce the amount of water friction deteriorating your pipes. As for the angles with pin holes, they will need to be replaced with new 90-degree angles.

Dear Maintenance Men:

I have a unit that has pocket doors between the kitchen and living room, and also between the hallway and the living room. The door has fallen off track and, no matter what I do, I can’t get it to work properly. How do I fix this problem? Jack

Dear Jack:

Pocket doors—a love/hate relationship. We love them because they are an efficient use of space, but when they go bad, we hate them. Pocket doors by their nature are very secretive and getting to their internal working parts is almost impossible. When we run into problem pocket doors and find that they are not used a great deal, we seal them in the wall and make believe they are not there. They are not typically worth fixing, but that does not answer your question.

Pocket doors operate very similarly to sliding closet doors. The door has a set of rollers that attach to a track above the door. Typically, what goes wrong is that either a roller bracket has come loose or one of the rollers has broken. Unlike a sliding closet door, the pocket door cannot easily be angled away from the track and removed. The only way to extract the pocket door is to remove the casing around the door opening and the vertical jamb on the side where the door that goes into the wall. The door can then be tipped out and removed. This is not easy, as sometimes the top jamb must be removed first, depending on original installation. A second method is to make a four-inch hole in the wall in line with the track. This will allow access for your hand and a tool for repairs. Every door is different. A close inspection of the hardware should help in determining which side of the wall should be opened. The most common problem with pocket doors is the screws holding the roller bracket becoming loose and getting out of adjustment. Replace the screws with a larger, more aggressive thread pattern, and try to use new holes if possible.

Good luck. We still recommend abandoning the door if it is not a critical use door.

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.

COVER YOUR ASSETS

California vs. Florida: A Tale of Missed Opportunities

In recent months, I’ve reflected on the profound changes taking place in California’s insurance market. Carriers are leaving, premiums are skyrocketing by over 50 percent, and independent rental owners are facing devastating, forced upgrades or retrofits. The recent fires in Pacific Palisades and Altadena are sure to exacerbate the issue, adding yet another layer of complexity to an already dire situation. Quite frankly, it’s hard to find anything to be optimistic about.

While our governor, state legislature, and the insurance commissioner focus on “Trump-proofing” California, they could stand to take a lesson from Florida when it comes to insurance. Florida, despite its significant hurricane risks, has managed to maintain a functioning insurance market. Meanwhile, California continues to suffer under the weight of ineffective policies and political ineptitude.

How We Got Here

Many longtime policyholders of major insurance companies such as State Farm, Allstate, Farmers, and Mercury have been dropped after 20, 30, or even 40 years of continuous coverage. Why? These companies simply no longer want to do business in California. While some individuals have been fortunate enough to secure new policies, others have not.

In Pacific Palisades, specifically, many property owners were insured by Chubb, a provider of high-cost, high-

quality coverage. Now, even Chubb’s presence in California is uncertain. Will they continue to operate here? Will rates rise even higher? The answers are unclear, though it’s safe to assume that things may get worse before they get better.

Policy Missteps

Not unlike the impacts we’ve seen with rent control policies, California’s Proposition 103 requires state approval before insurers can raise premiums. This effectively “caps” premiums, which might sound consumer-friendly but actually prevents insurers from properly pricing risks as wildfire threats grow. To make matters worse, California mandates that insurers cover high-risk wildfire areas proportionally to their market share.

Unsurprisingly, this has driven companies like State Farm and Allstate out of the market, leaving many homeowners dependent on the costly and limited California FAIR Plan. If your insurance agent or broker offers this up—run!

A Tale of Two States

Florida, on the other hand, has adopted a smarter strategy that balances taxpayer support with private market incentives. Recognizing the immense risks posed by hurricanes, Florida created Citizens Insurance, a taxpayerfunded program that covers the riskiest layer of wind damage. Private insurers handle less risky and excess layers, ensuring the market remains functional

while consumers are protected. Similarly, flood insurance in Florida is structured through FEMA’s National Flood Insurance Program (NFIP). The NFIP takes on the riskiest layer of coverage, allowing private insurers to provide affordable policies for less risky layers. By focusing taxpayer-backed programs on the most challenging risks, Florida has kept private insurers engaged and its residents protected.

Lessons for California

California can learn a great deal from Florida’s approach. Instead of blanket restrictions that stifle private insurers, California should consider using statebacked programs to subsidize specific high-risk layers, such as wildfire coverage. A layered policy structure—one that combines public and private efforts—would incentivize insurers to stay in the market while providing affordable options for residents.

At the same time, regulatory reforms are needed to allow insurers to price risk more accurately. Without these changes, California will continue to see carriers exit the market, leaving property owners and renters to bear the brunt of escalating costs and limited options.

Moving Forward

The insurance crisis in California didn’t happen overnight, and it won’t be resolved quickly. However, adopting proven strategies from other states like

Investments & Insurance

We’re now past the midpoint of our ten-week Estate and Legacy Planning class. This series aims to be both engaging and practical, offering comprehensive insights while equipping participants with a solid framework for their estate plans and actionable steps for themselves and their advisors.

In this article, we’ll focus on Week 6: Investments & Insurance—topics that extend far beyond simple asset protection. We’ll explore how these tools can shape your legacy and strengthen your estate plan. Our discussion covered: Key considerations for estate planning, financing, real estate investment fundamentals, tax advantages and strategies, risk management, and insurance strategies.

Joining us for this session were guest speakers Kelly Clyde, Certified Financial Planner, and Nick Lieberman, Mortgage Loan Broker. With my own background as a CPA at one of the world’s largest accounting firms, this week’s focus on investments and insurance was especially meaningful to me.

A mortgage broker might not be the first professional that comes to mind for estate planning, but if your estate includes significant investment real estate their expertise is invaluable. While you may understand the intricacies of managing debt, your successor trustee must also navigate this landscape skillfully.

They’ll need to grasp loan assumption, new guarantors, prepayment penalties, balloon payments, and options for paying off multiple debts. Often, the

successor trustee is also a beneficiary, which means they may need to step in as a guarantor, taking on the responsibility of the entire loan. This can be crucial when joint and several liability is involved.

To effectively evaluate their options, real estate owners must be familiar with common investment metrics.

• Capitalization Rates (Cap Rates): These are often used to estimate the potential return on an investment property by dividing the property’s annual net operating income by its purchase price. However, Cap Rates can be unreliable for smaller properties (under 100 units) as they don’t always account for deferred maintenance and other advanced accounting factors.

• Gross Rent Multipliers (GRM): GRM offers a simpler method to estimate value by comparing gross rents. It is easier to verify and often falls within a set range for specific areas and unit types.

• Internal Rate of Return (IRR):

More sophisticated investors may use IRR, which accounts for the time value of money and measures performance over multiple years, as opposed to the one-year snapshot offered by Cap Rates or GRM.

The key in estate planning is to define the role of each property in your portfolio—whether it’s cash flow, appreciation, or legacy-building.

BY TIM GORMAN, REAL ESTATE BROKER/ CPA/ENTREPRENEUR/ AUTHOR

Understanding these roles and how to evaluate them is crucial for both you and your successor trustee, ensuring that decisions align with your longterm goals.

Real estate offers several tax advantages, notably depreciation, which allows investors to deduct the costs of purchasing and improving a property over its useful life. In some cases, accelerated depreciation can provide additional benefits, though it’s important to consider potential recapture risks.

Investors can also deduct a wide range of expenses, such as mortgage interest, property taxes, insurance, maintenance, property management fees, and utilities. Additionally, a 1031 exchange allows investors to defer capital gains taxes by reinvesting the proceeds from the sale of one property into another, growing their portfolio while delaying tax payments until a final sale.

REITs and DSTs play unique roles in estate planning. While REITs don’t qualify for 1031 exchanges, they offer liquidity and the ability to earn income from real estate investments without directly managing properties. DSTs, on the other hand, allow investors to own fractional interests in large real estate assets, providing an option for 1031 exchanges. This can be an effective strategy to defer capital gains taxes while maintaining real estate holdings. DSTs can also be a way to keep heirs invested in real estate, benefiting from Investments — continued on page 22

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returns without the challenges of property management.

Life insurance is a cornerstone of estate planning, blending protection with growth and providing critical support for wealth preservation and legacy building. It offers a safety net for beneficiaries and enables strategic opportunities like liquidity provision, tax advantages, and business succession planning. In this session, we explored

how life insurance can integrate into estate planning through tools like Irrevocable Life Insurance Trusts (ILITs), 7702 plans, and Indexed Universal Life (IUL) insurance. This topic was an eye-opener, offering fresh insights that have prompted me to take a closer look at my own legacy plan.

In the next article, we’ll dive into Week 7: Taxes. We’ll cover income, estate, and other forms of taxation, as well as upcoming tax legislation updates, proactive year-end tax planning for 2024,

and strategies for minimizing estate taxes. We’ll explore creative, legal ways to “disinherit the government” while maximizing the legacy you leave behind. Stay tuned!

About the Author:

Tim Gorman is a licensed Real Estate Broker, principal of Gorman & Associates, published author, instructor, and seasoned entrepreneur with decades of experience. A CPA (inactive), Tim brings a wealth of knowledge to his work. His book, Tangled Legacy, debuted as a #1 New Release on Amazon in multiple categories.

long as you serve the proper notice (at least 24 hours ahead of time), you have the “right” to go in and make any necessary repairs. However, having the right to do something, versus having the ability to do it peacefully, are two different issues. You wouldn’t want to simply insist on entering if she is standing at the door telling you, “no.”

Based on the recency of the tenancy, I assume you used a new trade association lease. Most modern leases have provisions in them that require tenants to cooperate with a landlord’s attempts to enter to make necessary repairs. In the event your lease or rental agreement contains such a provision, and the tenant continues to refuse to allow access, you could simply serve a cure covenants notice requiring the tenant

Roberts Management & Investments

to grant you within the statutory threeday period. If they fail to do so within that time period, file an action for unlawful detainer.

The information in the column is presented and intended to address the topic(s) covered above in a general nature. There may be significant differences between jurisdictions with “rent control” and/or “just cause” ordinances, and the facts surrounding your specific situation should be presented to your attorney for review. The Brennan Law Firm is one of the most experienced and knowledgeable Landlord/Tenant law firms in Southern California, representing landlords exclusively in evictions. The firm may be reached at (626)285-0500 or toll free at (855)285-2230. Visit our website at www.MBrennanLaw.com for more information.

Member Resource: Immigration Enforcement and Rental Housing

JONATHAN MEYER, SHEPPARD MULLIN

GREG BERK, SHEPPARD MULLIN

KATE RUMSEY, SHEPPARD MULLIN

Special from the National Apartment Association

This member resource is authored by Sheppard Mullin and more information on the authors is available at the end of this resource. Please note that this document is not a substitute for legal or operational advice, and the National Apartment Association (NAA) recommends contacting qualified legal counsel regarding ICE enforcement activities specific to your properties.

On January 20, 2025, the Trump Administration, via Immigration and Customs Enforcement (ICE) under the Department of Homeland Security (DHS), began immigration enforcement activities, including operations at rental housing communities. The Administration has stated that its initial focus will be on the removal of non-citizens with criminal convictions, beefing up border enforcement and terminating humanitarian parole programs. It is still uncertain how widespread such enforcement actions will be, and many apartment owners and operators are concerned that they

could be pulled into the fray.

What follows is general information on how to interact with ICE agents if they show up at your property, including the distinction between criminal and civil/immigration warrants, a decision tree to guide your actions and answers to some frequently asked questions. As the situation continues to evolve, this member resource will be updated.

Commercial Property Owners Right to Privacy

Property owners and commercial establishments have a right to privacy, and their employees generally do not have to allow ICE onto their facility. If ICE wanted to take custody of someone, ICE agents would have to wait outside on public property, unless the property owners allowed them in. However, failure to cooperate could lead to antagonism and further enforcement efforts on the part of ICE.

Understanding Residents’ Rights

Much like property owners, renters

and their families have a right to privacy and generally do not have to allow ICE into their homes. In the event ICE wanted to detain someone, they would have to wait outside on public property unless the property owners allowed them in. Regardless of their citizenship, renters and their families also have the right to remain silent and do not have to answer questions from ICE unless they choose to do so. However, their refusal to engage with law enforcement may result in more visits to the rental community.

Differences Between Civil and Criminal Arrest

Immigration is a civil matter, including for individuals who entered the U.S. illegally or overstayed their authorized stay. If an Immigration Judge already ordered someone to be removed from the U.S., ICE can issue a civil administrative warrant for their arrest, detention and eventual removal. But, even with that warrant, ICE agents cannot enter private property without permission.

However, ICE sometimes obtains a criminal warrant by asking the Department of Justice (DOJ) to seek one from a judge, for example, if the individual has been arrested for another crime such as drug trafficking or if someone was previously removed from the U.S. pursuant to a removal order and has illegally re-entered the U.S. In the rare instances where the DOJ does prosecute and obtain a criminal warrant, ICE may serve that warrant, and for that they must be allowed entry on the property.

Identifying Warrants

The best way to determine whether a document is a civil or criminal warrant is to look at who signed it. If it has been issued by a court and signed by a judge, then it is a criminal warrant. If it has been issued by DHS/ICE and was only signed by an immigration officer, it is a civil administrative warrant. See the distinctions in the sample civil and criminal warrants.

Immigration Status and Residential Screenings

Because there are federal, state and local agencies that will file anti-discrimination enforcement actions against housing providers for using immigration status as a basis for screening, NAA recommends housing providers consult local counsel when determining whether to include immigration status as part of their screening criteria.

Implications for HUD-Assisted Housing

The Trump Administration may reverse the Biden Administration’s interpretation of federal laws and regulations that allow resident households that benefit from the Section 8 Housing Choice Voucher program to have an undocumented family member reside in their unit. Currently, these households, also known as “mixed status” families, can and do receive prorated assistance that does not take into account the undocumented occupant(s) in their household. HUD may disallow

this practice, but it would require rulemaking. This process takes quite a bit of time (months at least) and public notice, so there would be ample time to prepare.

Employer Considerations

I-9 audits of property owners are unlikely because they do not have many employees. That said, employers should make sure that they have a completed I-9 on file for all W-2 employees and that it is completed timely, to demonstrate work authorization. Prior to onboarding, employers should not ask applicants for employment about their immigration status (other than to ask if they have the unrestricted right to work in the U.S. and if not, whether they require visa sponsorship by an employer).

In the event of an ICE I-9 audit, the company can ask for an extension to gather the original I-9s. By law, a company must produce the original I-9s within 3 days, but ICE historically has given one-to-two-week extensions without issue, if asked.

If a company decides to conduct its own internal I-9 audit, it should treat all employees consistently and fairly. The DOJ has an aggressive Immigrant and Employee Rights (IER) unit that will issue robust civil investigation demands to employers based on a complaint from a job applicant or employee of discrimination against non-citizens. Some of the I-9 rules can be very confusing. The company should contact qualified counsel before terminating an employee or denying employment to a new hire based on an I-9 issue.

Housing Providers: Know Your Rights

Absent a criminal warrant:

• Be cordial but there is no requirement to engage in a discussion with an ICE agent

• No requirement to provide the names or other information regarding residents

• No requirement to provide information regarding their immigration status, citizenship or

national origin should you happen to know that

• A decision not to cooperate, however, could result in more aggressive follow-up by ICE at a later date

Frequently Asked Questions

Reminder: Please note that these FAQs are not a substitute for legal or operational advice, and NAA recommends contacting qualified legal counsel regarding ICE enforcement activities specific to your properties.

1. Does a detained individual have a right to a hearing?

The vast majority of individuals who are in the U.S. without legal status would have a right to a hearing before an Immigration Judge before they could be removed from the U.S. However, the Immigration Court system currently has a 5-year backlog for 3 million respondents and there are estimated to be another 8 million undocumented individuals in the U.S. Usually the process involves several hearings before the actual trial on the merits. So, the process can be timeconsuming unless the individual consents to removal.

2. Could an individual be removed from the U.S. without a hearing?

Under a new DHS policy instituted by the Trump Administration (and currently being challenged in court), undocumented individuals who don’t have a credible asylum case and have been in the U.S. for less than 2 years can be deported without a hearing. This is in addition to those who are arriving at the U.S. ports of entry (airports and ground borders) and are found inadmissible (i.e. no visa, public charge, misrepresentation, prior unauthorized employment etc.).

3. What will happen to programs

Enforcement — continued on page 26

like DACA, TPS, and Humanitarian Parole?

As of this writing, the U.S. government has recently canceled most humanitarian parole programs, but has not taken action against the Deferred Action for Childhood Arrivals (DACA) or Temporary Protected Status (TPS) programs, though the future of both is very uncertain. While it is exceedingly difficult to predict, individuals covered by these programs at a minimum should be entitled to a hearing. Furthermore, there are likely plaintiffs that would successfully obtain a temporary injunction against cancellation of these programs based on various grounds, resulting in the halting of any such deportations at least temporarily. Also, the removal process could take years after any program is canceled.

4. Where can individuals or families obtain legal assistance?

Should you know of a non-citizen family that needs immigration advice, we recommend that they contact the American Immigration Lawyers Association (AILA) referral service at https://ailalawyer.com/.

5. What if ICE Agents ask if a specific resident lives on the property?

Absent a criminal warrant for the information, there is no obligation to provide such information. The housing provider may choose whether to cooperate.

6. What if ICE Agent asks to see my resident log/records?

Similar to a request regarding a specific resident, absent a criminal warrant for the information, there is no obligation to provide such information. The housing provider may choose whether to cooperate.

7. What if ICE damages the property in serving a criminal warrant?

If this happens, you can contact your local ICE office to register a complaint. If ICE’s response is unsatisfactory, you can contact the DHS Office of the Immigration Detention Ombudsman, the DHS Office of the Inspector General, and if need be, speak to your counsel about bringing a lawsuit for damages.

8. What happens to the landlord/ tenant relationship if a resident is removed from a unit by ICE Agents? What happens to the lease and the resident’s unit? If there are other residents, do they now become responsible for the lease and the unit? Are there any personal property implications if the resident lived alone?

This will depend on the exact language of the governing rental agreement/lease. If the person removed from the unit is the responsible party under the agreement (or one of them), that person will still have liability under the agreement but it will likely be hard to enforce. The remaining residents don’t automatically become responsible under the lease if they were not named residents, but they also cannot remain there if the rent is not paid and the other terms of the lease are not complied with.

If there is a security deposit, the housing provider will need to follow the law with respect to the security deposit—it can be applied to rent that is due but will need to be refunded to the named resident under the lease if rent is fully paid and the lease terminates.

Any and all occupants of the unit should be listed on the rental agreement—if they are not, the housing provider has the right to require that they provide information and become listed on the rental

agreement and they will need to qualify for the rental. If they can’t provide financial information, and no one is able to be the responsible party under the lease, the housing provider can send a notice of termination.

In some states, if an occupant was a minor when the lease commenced but they are now an adult, there are some protections that will apply to prevent eviction—they must be given the opportunity to independently qualify if they want to remain in occupancy.

With regard to personal property left behind, the law and the rental agreement must be followed. If no one remains in occupancy of the unit, a “notice of abandoned property” must be filed in many states, and abandoned property will need to be stored until the notice periods pass.

9. What state implications exist? Aren’t there a handful of places that require checking immigration status while other jurisdictions take the angle of protecting immigration status?

In several states, including California, a housing provider may not ask about immigration status but they can ask for a driver’s license and social security number, as well as income history.

If the apartment is in a rent control area, rent control laws will also impact what can be done and that will be on a case-by-case basis. Many counties, cities and states have their own rent control laws and protections, and research should be updated for each rental agreement at issue.

10. How does this affect HUD housing?

There are two types of HUD beneficiary residents that are relevant

Human Trafficking: How

to Identify the Signs and Take Action.

No community is immune to human trafficking and it often hides in plain sight. Labor trafficking victims can be found working as domestic servants inside private homes or businesses, and the commercial sex trade can be found both in public spaces as well as online, with encounters occurring in hotels/motels, massage parlors, and residential brothels in any neighborhood. It could be happening right under your nose—in your own rental community.

This webinar will help rental housing providers gain a deeper understanding of the complexities of this modern-day slavery and the vital role they can play in raising awareness and helping stop these crimes. Topics will include:

• What is human trafficking

• Indicators for human trafficking

• Human trafficking offender/victimology

Presenter:

Ryanne Bailey Intel Analyst Orange County Intelligence Assessment Center

• Human trafficking in Orange County

• How to report suspicious activity

Date: Monday, February 24, 2025

Time: 10 a.m.

Location: Zoom Webinar

Cost: Free

Zoom link will be provided upon registration.

Government Overreach in Emergency Mandates: Protecting the Rights of Housing Providers

When disaster strikes, we all want to help. But should the government have the right to volunteer the rental homes of private housing providers without their consent? This is the question at the heart of Los Angeles County’s recent decision to suspend Paragraph 3 of Section 1161 of the California Code of Civil Procedure, preventing property owners from evicting tenants who house individuals displaced by the fires. While I sympathize deeply with those who have lost their homes, this mandate forces housing providers to absorb significant burdens without compensation—an overreach that infringes on property rights.

As housing providers, we aren’t simply offering a roof over someone’s head; we are running a business—a noble and vital one. Yet time and again, from COVID-19 eviction moratoriums to this latest rule, the government expects us to shoulder society’s emergencies with little acknowledgment and no financial support.

Leaders Should Lead by Example

Before the government volunteers the rental homes of housing providers, perhaps it’s time for the governor, the mayor of Los Angeles, and city council members to set an example. Let them open their own homes to fire victims and their pets, no matter the size, breed, or potential damage they may cause, as they are suggesting housing providers should do.

This would give them firsthand insight into the challenges we face— housing individuals outside the original terms of an agreement, dealing with potential property damage, and bearing unplanned financial strain. Only after such leadership is demonstrated should housing providers be asked to take on these responsibilities—and even then, only with proper compensation and respect for the rights of property owners.

Financial and Operational Realities

If the government mandates that housing providers allow tenants to break lease agreements to house fire victims, it must also recognize the financial and operational consequences. Wear and tear, property damage, and the administrative burdens of such changes are far from trivial.

Rather than shifting this responsibility onto housing providers, the government should utilize the substantial funds it has already collected—such as those from the controversial “mansion tax,” which imposes significant taxes on homes and commercial real estate sold over $5 million. These funds, originally marketed as a solution to the homelessness crisis, could be used to subsidize rents, compensate for damages, and ensure that housing providers are not left financially vulnerable.

The resources exist. The question is whether the government will choose to support housing providers fairly or continue to treat them as an unlimited resource for addressing crises.

BY MERCEDES SHAFFER, REALTOR

A Noble Business Deserves Respect

To be clear, this is not about refusing to help fire victims. Like everyone else, I want to support relief efforts. However, there is a fundamental difference between voluntarily offering help and being coerced into it through government mandates.

What I’m calling for is fairness, respect, and acknowledgment of the critical role housing providers play. Property ownership should not give the government a free pass to offload its responsibilities without compensation or consideration. Housing providers are private citizens and business operators—not public utilities—and their rights must be protected.

Final Thoughts

This latest government mandate is part of a troubling trend: the expectation that housing providers will absorb the fallout of every major crisis, from pandemics to natural disasters. This article is not about opposing aid for fire victims—it’s about eliminating government overreach, protecting property rights, and recognizing that housing is an essential business and that housing providers deserve to be treated with fairness and respect.

While today, this only impacts housing providers in Los Angeles County, it sets a precedence for housing providers across California, and government must do better. A collaborative approach— one that respects property rights, pro-

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to this question. For apartment complexes that were funded with Section 8 money and are operating under HUD’s rules and regulations that require that they accept below market residents, President Trump could by executive order suspend HUD’s ability to execute and enter into those leases, though as of this writing he has not yet done so.

The second type are residents who have Section 8 Housing Choice vouchers. In such cases, there is a three-way contract or lease among HUD, the housing provider and the resident. Thus, HUD would be in breach of the lease if it suspended a lease with an individual. Currently, “mixed status” families (i.e., where not all family members are undocumented) can and do receive prorated assistance that does not take into account the undocumented family member. To evict all mixed-

status families from HUD housing/ vouchers would require regulatory action. This process takes quite a bit of time (months at least) and public notice, so there would be ample time to prepare.

Current federal regulations do not require the verification of recipients’ immigration status. However, this could be changed by executive action, which could occur quite quickly.

About the Authors:

Jonathan Meyer is a partner in the Governmental Practice Group in D.C. and leads the firm’s National Security team. From 2021 to 2024, he served as General Counsel of the U.S. Department of Homeland Security. Jon can be reached at JMeyer@ sheppardmullin.com.

Greg Berk is a partner in the firm’s Labor and Employment Practice Group. He leads the Firm’s immigration practice and is the author of Immigration Checklists and Practice Pointers—A Desk Reference book for immigration lawyers published by the American Bar Association. Greg can be reached at gberk@sheppardmullin.com.

Kate Rumsey is special counsel in the Governmental Practice Group in Dallas. She is a former federal prosecutor at DOJ where she handled a variety of complex cases including immigration matters. She is also an Air Force JAG officer. Kate can be reached at KRumsey@sheppardmullin.com.

Overreach — continued from 28

vides financial compensation, and treats housing providers as partners in addressing crises—is the only path forward. Let’s shift the narrative and ensure that those who provide housing are valued, not exploited.

About the Author:

To share your thoughts and opinions, feel free to contact me. Mercedes Shaffer is a multifamily real estate agent with REAL Broker. If you have questions about buying, selling or doing a 1031 exchange, her team serves LA and Orange County and can be reached at 714.330.9999, InvestingInTheOC@gmail.com, or you can visit their website at InvestingInTheOC.com DRE 02114448

Northridge Earthquake: 31 Years Later, Lessons for Orange County Preparedness

On January 17, 1994, Southern California awoke to devastation as the Northridge Earthquake shook the region. In just 20 seconds, a magnitude 6.7 tremor caused widespread destruction, altering lives and landscapes. Though Northridge was at the epicenter, the quake’s effects reverberated throughout Southern California, including nearby areas like Orange County. As we commemorate the 31st anniversary of this event, we reflect on

its profound lessons and the ongoing need for preparedness.

A Regional Wake-Up Call

The Northridge Earthquake was not confined to one city. Its destruction reached across counties, affecting transportation, utilities, and countless homes. For Orange County residents, the quake served as a stark reminder of the region’s vulnerability to seismic hazards. Though spared the brunt of

BY ALI SAHABI

the damage, Orange County’s proximity to major fault lines, including the Newport-Inglewood and San Andreas Faults, underscores its susceptibility to similar catastrophes.

The Northridge disaster claimed at least 57 lives, injured over 9,000 people, and temporarily displaced more than 125,000 residents. Freeway collapses, including sections of the Santa Monica

Earthquake — continued on page 34

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Gas

Electric:

24” & 30” Brownstove, Hotpoint, Amana, GE & Whirlpool

Vinyl Planks 6–12mil

and Golden State Freeways, caused severe traffic disruptions. The total financial toll exceeded $20 billion in damages and $49 billion in economic losses. For Orange County, these figures highlight the potential consequences of an unprepared region.

Building Resilience Through Retrofitting

One of the most significant outcomes of the Northridge Earthquake was the

push for stronger building standards and retrofitting programs. Older structures, particularly apartment complexes with “soft-story” designs or unreinforced masonry, were identified as high-risk. Retrofitting these buildings has proven to be one of the most effective ways to protect lives and reduce property damage during an earthquake.

In Orange County, where many communities include aging apartment buildings and commercial structures, seismic retrofitting is not just advisable

—it is essential. Property owners have a responsibility to ensure their buildings meet modern safety standards, safeguarding tenants and reducing the likelihood of catastrophic collapses. Local governments can support these efforts by providing incentives, funding programs, and public education campaigns.

Strengthening Community Preparedness

The Northridge Earthquake emphasized the importance of community preparedness. In Orange County, residents should take proactive steps to protect themselves and their families. This includes creating emergency kits, developing communication plans, and securing heavy furniture to prevent injuries. Schools, businesses, and local organizations must also prioritize earthquake drills and contingency planning.

Infrastructure upgrades remain critical. Bridges, roads, and utilities must be assessed and reinforced to withstand seismic activity. Public investment in these areas will ensure that Orange County can recover quickly and efficiently when disaster strikes.

Lessons That Endure

As we reflect on the 31 years since Northridge, the event serves as a sobering reminder of the power of earthquakes and the importance of preparation. While we cannot predict when the next major quake will occur, we can take steps now to minimize its impact. Seismic retrofitting, community readiness, and infrastructure resilience are not just strategies—they are necessities.

Orange County’s unique challenges demand proactive solutions. By learning from the past and preparing for the future, we can ensure that our communities are safer, stronger, and more resilient.

No-Cost Energy Efficiency Opportunities for Your Rental Community

The Multifamily Energy Savings Program is Energy

Savings Assistance (ESA) that provides no-cost and reduced-cost energy efficiency upgrades and project assistance to eligible affordable multifamily properties and residents in California.

Income-qualifying properties can receive:

• No-cost energy assessments and technical assistance

• No-cost energy efficiency, appliance, and weatherization upgrades to residential units

• Qualifying energy efficiency and weatherization improvements to property common areas

Presenter:

Leslie Diaz Villavicencio Portfolio Enrollment Manager Multifamily Energy Savings Program

The program serves deed-restricted and non-deedrestricted properties served by:

• Southern California Edison (SCE)

• Southern California Gas (SoCal Gas)

• San Diego Gas and Electric (SDG&E)

• Pacific Gas and Electric (PG&E)

Join us for this FREE webinar if you are interested in learning about potential opportunities for your rental community.

Date: Monday, March 10, 2025

Time: 1 p.m.

Location: Zoom Webinar

Cost: Free! Register at www.AAOC.com

Zoom link to be provided upon registration

About Optimum Seismic, Inc.:

If you own an older apartment building and want to protect both your investment and your tenants, consider a seismic assessment. Contact Optimum Seismic at 833-978-7664 or visit optimumseismic.com for a complimentary evaluation to learn how retrofitting can make your property safer and more resilient.

Source: “Reflecting on the 30th Anniversary of the Northridge Earthquake: Did You Feel It?” (VVNG.com)

Assets — continued from 18

Florida could pave the way for meaningful reform. By embracing a balanced approach that combines public support with private market incentives, California can begin to rebuild its insurance market—providing relief for property owners and stability for the state’s economy.

Until then, property owners, renters, and independent landlords will continue to face an uphill battle, burdened by rising premiums, dwindling options, and

the uncertainty of what’s to come.

Nicholas Dunlap is the founder and president of Spadra Property Company, Inc., He is also a second-generation rental-housing provider, and a member of the Apartment Association of Orange County where he served as a member of the board of directors, in addition to terms as AAOC president in 2015–2016 and 2018. For more information about Spadra Property Company, Inc. see their ad on page 30.

Managing Moisture, Mildew, Mold… and your Renters

Moisture, Mildew and Mold can wreak havoc for rental communities.

Resident complaints about “mold” are common—how you respond to them can often determine how extensive and costly the situation becomes. Having to call in a microbial consultant, having a renter call code enforcement, and having to defend yourself in a lawsuit are the last things you want to deal with.

This interactive, in-person workshop will help you understand and address:

• Common causes of mold/mildew

• Moisture-related health risks

• Renter complaints about “mold” and “sickness”

• Mold inspections & how to read mold reports

Instructor:

James McClung American Environmental Specialists,

• Relocating renters during mold remediation

• “Do It Yourself” vs. Calling a Professional

• Navigating code enforcement involvement

• Q&A

Date: Thursday, February 20, 2025

Time: 10 a.m.

Location: AAOC/PWR Office (1601 E. Orangewood Ave., Anaheim)

Cost: $30 members / $55 non-members

Inc.

Manage & Sell in Your Neighborhood

Servicing Orange County

• Scheduled annual inspections, interior/exterior

• 99.89% consistent collection each month

Holiday Party Recap

The Apartment Association of Orange County (AAOC) revved up the festivities of the holiday season as it hosted its annual Holiday Party & Dinner on Wednesday, December 4, 2024, at the Marconi Automotive Museum in Tustin.

The nearly 200 AAOC members and guests in attendance had a unique opportunity to spend the evening

reconnecting with friends and colleagues and kicking off the holiday season while surrounded by an impressive collection of more than 100 exotic, sports, racing, and muscle cars from the past 60-plus years. There were plenty of photos taken over the course of the evening—of people and cars alike—and fun memories made.

This special evening would not have

been possible without the support of our Holiday Party sponsors. Thank you to Platinum Sponsor— Dedicated Transportation Services (DTS) ; Entertainment Sponsors—Apartment SEO; Bar Sponsors—Alberto’s Towing and Cox Communications; Centerpiece Sponsor— Amerigreen Landscapes ;

Holiday Party— continued on page 42

and Dinner Sponsors—Google Fiber, Law Offices of Kimball, Tirey & St. John LLP, The Liberty Group, and Zillow Rentals.

Finally, we would like to thank all who donated new, unwrapped gifts in support of Families Forward and their annual Holiday Gift Drive. Your gener-

ous donations were greatly appreciated and helped make the holidays special for over 100 Orange County teenagers.

Holiday Party— continued on page 44

Holiday Party

CAREER CENTER

AAOC helps connect multifamily employers and job seekers in Orange & Riverside Counties. The AAOC Multifamily Career Center is designed to help 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

WORKPLACE HARASSMENT

Are Your Employees Up to Date on Prevention Training?

Senate Bill 1343 requires that all California employers with five or more employees provide sexual and workplace harassment prevention training to both supervisory and nonsupervisory employees. Training must take place within six months of hire or promotion and every two years thereafter.

This Workplace Harassment Training will cover:

Sexual Harassment Sex Discrimination Prevention of Claims

Title VII Civil Rights Act Investigating Complaints

A Certificate of Completion will be provided to each attendee who completes the training.

Instructor:

Colin Calvert Fisher & Phillips, LLP

Date: Thursday, March 6, 2025

Time: 9:00–11:00 a.m.

Location: Online via Zoom

Cost: Members — $65 Non-Members — $90

Fair Housing Starts with You!

Certification Training for Rental-Housing Providers

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

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

Training topics will include:

n Tenant selection criteria

n Protected classes

n Reasonable accommodations & modifications

n Occupancy limits

n Children, pets, and service & support animals

n Management policies & best practices to avoid discrimination

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

Instructor: Fair Housing Council of Orange County

Date: Thursday, April 10, 2025

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

Location: Zoom Webinar

Cost: $80 AAOC Members

$100 Non-Members

* Includes Fair Housing Certificate

Fair Housing Council of Orange County

Thursday, April 3, 2025

9 a.m. - 3 p.m.

OC Fair & Event Center

Costa Mesa, CA 92626

The service resources you need, gathered in one location:

Appliances

Banking & Lending

Bio-Hazard Services

Coin Operated Laundry

Construction & Contracting

Doors & Windows

Environmental Services

Fiber Optic Internet

Furniture

Heating & Air Conditioning

Insurance

Landscape

Legal Services

Maintenance

Marketing Software

Pest Control

Plumbing & Water Heaters

Property Management

Sponsors:

Screening & Fraud Detection

Roofing & Gutters

RUBS Programs

Security

Parking & Towing

Property Restoration

Smart Technology

Staffing And many more!

Demonstrations:

10:00 - 10:45 A.M.

Plumbing & Drain Care Roto-Rooter

11:00 - 11:45 A.M.

Flooring: Picking the Right Material & Installing it Right Urban Flooring

1:00 - 1:45 PM

Decking: Coating Systems, Repairs, and SB 721 Compliance

Buffalo Maintenance

2:00 - 2:45 P.M.

Irrigation System & Landscape

Installation and Maintenance

Amerigreen Landscape Services

Education Seminars:

Navigating Rent Increases, Animals, Evictions & Rel ocation Assistance

Michael Brennan, Founder, The Brennan Law Firm

Owning and managing rental property isn't for the faint of heart, especially when it comes to navigating the changing laws and regulations that impact your operations. Even seemingly minor errors can be costly, especially when it comes to rent increases, animals, evictions and relocation assistance. Find out how to protect yourself and staying in compliance with the law.

Managing Your Managers in a Mad, Mad World: Strategies to Keep Managers Engaged and Motivated

Angel Rogers, STAR Training

More is expected of managers than ever before. From a leadership perspective, managing managers is more important than ever. Managers have an incredible influence on all aspects of the asset performance, so what are you doing to keep them engaged, positive, and motivated? Join this session to learn new strategies on tackling burnout, coaching essentials, and creating a “User Manual” for each team member.

2025 Legal Update

C. Tyler Greer, Associate, Kimball Tirey & St. John

Get briefed on the new state laws that take effect in 2025 and will affect your rental property operations, including:

Security deposits Credit and criminal background reports Evictions

Best management practices to minimize legal risks

Emerging legal threats Positive rent payment reporting

Tools & Strategies for Combating Rental Fraud

Kara Hohne Client Success Manager, Intellirent

Kyle Nelson Vice President, Corporate Strategy, Snappt

Fair Housing in 45 Minutes

Denise Cato, President & CEO, Fair Housing Council of Orange County

In just 45 minutes, you will gain valuable information and insight into the key fair housing laws and emerging issues you need to know about in 2025, and receive a refresher as to your rights and responsibilities as a rental housing provider and tips for avoiding common fair housing violations.

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 – Special seminars on topics such as taxes, property

A SPECIAL WELCOME TO OUR NEWEST MEMBERS!

New Members

Anastasi Construction Company

MacDonald Properties

Cloud House—Greystar

Enzo—Avenue5 Residential

Genuine Property Management

Greenville Investment Group LLC

John Richmond

Sclafani Properties

Orange Chalets LLC

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

CHOOVIO Inc

Farhad Arvin

New Supplier Members

23191 La Cadena Drive, Suite 102 Laguna Hills, CA 92653 (949) 506-5600 sales@choovio.com

DrBalcony

Eric Lenning 2500 Red Hill Avenue, Suite 200 Santa Ana, CA 92780 (805) 334-0037

eric@drbalcony.com

Green Zuru

Michael Juker 9650 Telstar Ave. Unit - A El Monte, CA 91731 (323) 746-3730

Michael@greenzuru.com

Knight Commercial

Amit Gandhi 3415 Hawthorne Drive Corona, CA 92881 (323) 212-1307

a.gandhi@knightcommercial.com— http://www.knightcommercial.com

Kraken Restoration Inc.

Todd Gelatka P.O. Box 80958

Rancho Santa Margarita, CA 92688 (949) 570-2424

4Krakenrestoration@gmail.com

RBCI Inc.

Randi Favela 1121 East Elm Ave Fullerton, CA 92831 (714) 401-7646 randi@rbci.inc

New Apartment Program for California

SUPPLIER CORNER

Energy Code Ace

On January 1, 2026, the 2025 California Building Energy Efficiency Standards (Title 24, Part 6 or Energy Code) will go into effect, and there will be major updates to energy requirements for multifamily projects. You can prepare for the new code cycle by visiting energycodeace.com.

Energy Code Ace offers no-cost training, tools, resources, and access to Energy Code experts, which are only a few clicks away and can help answer any questions or challenges you may encounter working on a project. Energy Code Ace is your one-stop shop to help you with Energy Code compliance.

Some of Energy Code Ace’s offerings include:

• The Virtual Compliance Assistant tool that helps you create Certificates of Compliance and Certificates of Installation for nonresidential, hotel/motel, high-rise multifamily (NRCC, NRCI) and low-rise multifamily (LMCC, LMCI) projects.

SLAB LEAKS?

• Resources that help break down Energy Code requirements. Resources are narrowed down by building type (single-family, nonresidential, and multifamily) and by project scope like HVAC, envelope, mechanical systems and more.

• No cost trainings that provide specific instruction for roles like architects, energy consultants, building departments, and more.

• Our “Submit a Question” feature allows you to send specific questions that will be reviewed by one of our experts within a couple business days. They will work with you personally to understand and answer your questions.

Visit energycodeace.com and create a free account to get access to all these offerings to stay in-the-know on all Energy Code requirements for multifamily developments like yours. Energy Code Ace is funded by California utility customers and administered by Pacific Gas and Electric Company (PG&E), San Diego Gas & Electric Company (SDG&E®), and Southern California Edison Company (SCE) under the auspices of the California Public Utilities Commission.

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

BMS CAT

Pacific Environmental & Abatement Solutions Inc

S-Team Turn Overs

Access Control Solutions

A.S. Wise, Inc.

ADT Multifamily

Gatewise

GreenMarbles

Loss Prevention Systems, Inc.

Rently

Accounting Services

AllView Real Estate

Accounting Software

Entrata

MRI Software

Yardi Systems Inc.

Answering Service

Anyone Home

Entrata

Apartment Building Inspection

Automatic Fire Sprinklers

Green Home Solutions TrueEnviro

Villa Property Inspections LLC

Zebra Construction Inc.

Apartment Market Research Data

ALN Data

Apartment SEO

CBRE Multifamily SoCal – Dan Blackwell & Team

Effortless Ads

Yardi Systems Inc.

Apartment Rental Publications & Services

apartments.com

Intellirent

Rent.

Zillow Rentals

Apartment/Student Housing

Colliers International

Kairos Investment Management Company

LaundryUp

Restoration Services Company

Vesync

Voit

Real Estate Services

Appliances Sales, Service & Leasing

ACE Commercial Laundry Equipment, Inc.

Discount Appliance Guys

Expressions Home Gallery

Johnnies Appliances

L and D Appliance Corp.

National Service Company

R&B Wholesale Distributors, Inc.

Asbestos

Alliance Environmental Group

BMS CAT

FIRST ONSITE Restoration

Pacific Environmental & Abatement Solutions Inc

Asphalt Sales & Service

Oliver Mahon Asphalt

Everline Coatings and Services—S Orange Co

Rose Paving LLC

Attorneys

Albrecht & Barney Law Corporation

AWB Law, P.C.

Brennan Law Firm

Duringer Law Group, PLC

Fisher & Phillips

Kimball, Tirey & St. John LLP

Newmeyer & Dillion, LLP

SNS Law Group, LLP

Wesierski & Zurek LLP, Lawyers

Bath Restoration or Renovations

Buffalo Maintenance, Inc.

California Bath Restoration

OC Professional Maintenance Team

RBCI Inc.

S-Team Turn Overs

TASORO

Restoration Services Company

Biohazard

Bio-One of Orange

Bio SoCal

Knight Commercial

Kraken Restoration Inc.

Servpro of Newport Beach

Boiler Systems

H2O Heating Pros, Inc.

Ironwood Plumbing, Inc.

Spicer Mechanical

Water Heater Man, Inc.

Cabinets/Refinishing

Buffalo Maintenance, Inc.

Gogo Cabinets

KJ Design Center

MirrorMate Frames

Qwikkit

SM Painting Corp.

S-Team Turn Overs

TASORO

The Door & Window Company

Carpentry

Buffalo Maintenance, Inc.

Kustum Kunstrukshun

RBCI Inc.

Carpet Sales & Service

KJ Design Center

R&B Wholesale Distributors, Inc.

Chimney Sweeps

R1 Facility Services

Cleaning/Janitorial Services

Bio-One of Orange

Crown Building Services Inc.

Gale Force Property Maintenance Inc.

Molly Maid of Irvine, Saddleback and Temecula Valley

Junk King Orange County/Anaheim

Strategic Sanitation Services

Titanium Restoration Services Company

Collections

Duringer Law Group, PLC

David S. Schonfeld, Attorney at Law

Kimball, Tirey & St. John LLP

National Credit Systems

Communications

Cox Communications

MRI Software

Concrete Maintenance & Repair

Buffalo Maintenance, Inc.

Everline Coatings and Services—S Orange Co

Precision Concrete Cutting

Oliver Mahon Asphalt

Rose Paving LLC

Supplier Directory

continued from page 57

Construction

Alpha Structural Inc.

Angelo Termite and Construction

Aquinas HVAC

BELFOR Property Restoration

Buffalo Maintenance, Inc.

CAMP Construction Services

DrBalcony

Ingersoll Rand

KD Electric Company

Kustum Kunstrukshun

OC Professional Maintenance Team

One Call Restoration

Optimum Seismic, Inc.

Prestige Construction and Renovation Services, Inc

RBCI Inc.

Rose Paving LLC

Schluter Systems

TASORO

Zebra Construction Inc.

Consulting

Colliers International

Gorman & Associates, Inc.

Intersolutions — Property Management Staffing Specialists

Content Restoration

Green Home Solutions TrueEnviro

Countertops

Buffalo Maintenance, Inc.

California Bath Restoration

KJ Design Center

TASORO

Deck Coatings, Magnesite Repairs, Waterproofing

Crank Waterproofing

DrBalcony

Monument Roofing

South Coast Deck Inspections

WICR Waterproofing & Decking

Digital Management Services

CHOOVIO Inc

Drain Cleaning

California Rooter & Plumbing

LA Hydro-Jet & Rooter Service, Inc.

Pipe Restoration Solutions, Inc

Draperies/Blinds/Window Coverings

Apex Window Décor

R&B Wholesale Distributors, Inc.

Drug & Alcohol Testing

Resident IQ

TAG / AMS, Inc.

Dryer Vent & Duct Cleaning

Alliance Environmental Group

Aquinas HVAC

Crown Building Services Inc.

R1 Facility Services

Electric Vehicle Products & Services

Gerhard Electric

GreenMarbles

KD Electric Company

REVS (Refuel Electric Vehicle Solutions)

S.E. Electrical Service Inc.

Electrical/Lighting

Electric Medics

Gerhard Electric

Green Zuru

KD Electric Company

Laguna Lighting

S.E. Electrical Service Inc.

Service 1st

Energy Management

Armada Power

CHOOVIO Inc

GoPowerEV

GreenMarbles

Pearlx

Rently

Synergy Companies

Yardi Systems Inc.

Environmental Consulting & Training

American Environmental Specialists, Inc.

Bio-One of Orange

Green Home Solutions TrueEnviro

Knight Commercial

Pacific Environmental & Abatement Solutions Inc

Strategic Sanitation Services

Escrow

Genesis Bank

Estate/Financial Planning

Kimball, Tirey & St. John LLP

Tax & Financial Group

Fencing & Gates

Buffalo Maintenance, Inc.

Loss Prevention Systems, Inc.

Fire Safety

Automatic Fire Sprinklers

Black Bird Fire Protection, Inc.

Bob Peters Fire Protection

Fire & Flood Restoration

BluSky Restoration Contractors, LLC

BMS CAT

Bob Peters Fire Protection

Green Home Solutions TrueEnviro

Kraken Restoration Inc.

PRC Restoration

Servpro of Newport Beach

Service First Restoration Inc

Flooring

KJ Design Center

Real Floors

Redi Carpet

TASORO

Urban Surfaces

Furniture/Furniture Rental

AFR Furniture Rental

CORT Furniture Rental

Garage Doors

Loss Prevention Systems, Inc.

General Contractor

Alpha Structural Inc.

Angelo Termite and Construction

BELFOR Property Restoration

BluSky Restoration Contractors, LLC

Buffalo Maintenance, Inc.

Deck Diagnostics

EmpireWorks Reconstruction and Painting

FIRST ONSITE Restoration

Knight Commercial

Kustum Kunstrukshun

OC Professional Maintenance Team

PRC Restoration

RBCI Inc.

SM Painting Corp.

Service First Restoration Inc

Zebra Construction Inc.

Handyman

Buffalo Maintenance, Inc.

OC Professional Maintenance Team

SM Painting Corp.

Heating & Air Conditioning

Aquinas HVAC

Expressions Home Gallery

Ingersoll Rand

OC Professional Maintenance Team

R&B Wholesale Distributors, Inc.

Specialty AC Heat

Spicer Mechanical Insurance

Arroyo Insurance Services, Inc

AssuredPartners

Deans & Homer, Renter’s Insurance

Dick Wardlow Insurance Brokers

Entrata

Farmer’s Insurance — Theresa Simes Agency

Homewell Insurance Services Inc

ISU — The Olson Duncan Agency

Insurance Solutions of America

Navion Insurance Associates, Inc

NFP Property & Casualty

Prendiville Insurance Agency

Tax & Financial Group

TheGuarantors

Internet Services

Apartment SEO

apartments.com

CitySide Networks, LLC

Cox Communications

Google Fiber

Rent.

Inspections

Bob Peters Fire Protection

Deck Diagnostics

DrBalcony

One Call Restoration

One Structural — Balcony1 • Retrofit1 • ADU1

Pipe Restoration Solutions, Inc

R1 Facility Services

South Coast Deck Inspections

Villa Property Inspections LLC

Zebra Construction Inc.

Interior Design

MirrorMate Frames

Investments

American 1031

CFG Investments, Inc.

Kay Properties & Investments Company

LordCap Green

Tax & Financial Group

Junk Removal & Hauling

Gale Force Property Maintenance Inc.

Junk King Orange County/Anaheim

Kraken Restoration Inc.

The Junkluggers of Orange County

Kitchen Renovations

Buffalo Maintenance, Inc.

California Bath Restoration

Kustum Kunstrukshun

MirrorMate Frames

Schluter Systems

Landscape

Amerigreen Landscape

Laundry Equipment & Services

ACE Commercial Laundry Equipment, Inc.

All Valley Washer Service Inc.

Johnnies Appliances

National Service Company

PWS Laundry / Alliance

R&B Wholesale Distributors, Inc.

WASH Multi Family Laundry Systems

Leak Detection

CHOOVIO Inc

SAYA Life

Lending Institutions

CBRE Multifamily SoCal – Dan Blackwell & Team

Chase Multifamily Lending

Citizens Business Bank

Genesis Bank

Sunwest Bank

Torrey Pines Bank

Magnesite Repairs

Buffalo Maintenance, Inc.

Maintenance, Repairs, Products

ADT Multifamily

Aquinas HVAC

BG Multifamily

Buffalo Maintenance, Inc.

Evolution Building Efficiency

Gatewise

Ingersoll Rand

KD Electric Company

MirrorMate Frames

OC Professional Maintenance Team

Pacific Environmental & Abatement Solutions Inc

Service 1st

SM Painting Corp.

WICR Waterproofing & Decking

Marketing

Effortless Ads

Intellirent

Zumper

Mold Remediation

Alliance Environmental Group

American Environmental Specialists, Inc.

BELFOR Property Restoration

Bio-One of Orange

BMS CAT

FIRST ONSITE Restoration

Green Home Solutions TrueEnviro

Kraken Restoration Inc.

One Call Restoration

Pacific Environmental & Abatement Solutions Inc

Roto Rooter Service Company

Servpro of Newport Beach

Service First Restoration Inc

Multi-Family Advisory Services

Gorman & Associates, Inc.

Voit Real Estate Services

Odor Removal

Alliance Environmental Group

FIRST ONSITE Restoration

Servpro of Newport Beach

Strategic Sanitation Services

Outdoor Furniture & Refinishing

Bassett Outdoor Contract

Patio Guys

Paint Sales & Service

Behr Paint

Dunn-Edwards Corporation

Paint Sales & Service (Cont’d)

EmpireWorks Reconstruction and Painting

Kustum Kunstrukshun

OC Professional Maintenance Team

R&B Wholesale Distributors, Inc.

SM Painting Corp.

S-Team Turn Overs

West Coast Drywall & Paint

Parking

Reliant Parking Solutions, LLC

Zebra Construction Inc.

Supplier Directory — continued on page 60

Court Fees, Writ & Sheriff (waiver if applicable)

3/30/60/90 Day Notice

Supplier Directory continued from page 59

Pest Control

Alliance Environmental Group

Angelo Termite and Construction

Lloyd Pest Control

Western Exterminator Company

Plumbing, Contractors & Supplies

California Rooter & Plumbing

EZ Drain & Plumbing

Ironwood Plumbing, Inc.

Pfister

Pipe Restoration Solutions, Inc

R&B Wholesale Distributors, Inc.

Repipe Specialists, Inc

Roto Rooter Service Company

Schluter Systems Service 1st

Pool & Spa Service & Repair

Aquatic Facility Services Inc

Pacific Coast Commercial Pool Service Service 1st

Power/Pressure Washing

Crown Building Services Inc.

Gale Force Property Maintenance Inc.

Everline Coatings and Services—S Orange Co

R1 Facility Services

Private Security

Citiguard, Inc.

FPK Security

Signal of OC/SD

Property Management

AIM Properties

Allen Properties

AllView Real Estate

API Property Management

CHOOVIO 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.

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

Property Management Software

Anyone Home

Entrata

Luminous

MRI Software

Reliant Parking Solutions, LLC

Rentler

Resident IQ

Snappt Inc.

Vesync

Yardi Systems Inc.

Property Management Staffing & Training

Approved Real Estate

BG Multifamily

Multi Team Staffing

NPM Staffing an InterSolutions Company

The Liberty Group

Rain Gutters

Argos Homes Systems

Gale Force Property Maintenance Inc.

Monument Roofing

R1 Facility Services

Real Estate/Investments

AllView Real Estate

CFG Investments, Inc.

CBRE Multifamily SoCal — Dan Blackwell & Team

Colliers International

DM Smithco

Gorman & Associates, Inc.

Investing in The OC

Kairos Investment Management Company

Kay Properties & Investments Company

MJC Realty

ProActive Realty Investments

Realtors Commercial Alliance of Orange County (RCAOC)

Shanon Ohmann Real Estate Group

SNS Law Group, LLP

Voit Real Estate Services

Real Estate Broker

AllView Real Estate

CBRE Multifamily SoCal — Dan Blackwell & Team

Gorman & Associates, Inc.

MJC Realty

Optim Real Estate Services Company

Voit Real Estate Services

Reconstruction

BELFOR Property Restoration

EmpireWorks Reconstruction and Painting

Knight Commercial

One Call Restoration

RBCI Inc.

S-Team Turn Overs

Service First Restoration Inc

WICR Waterproofing & Decking

Rent Payment System

MRI Software

Resident IQ

Section 8 Management

Resident Screening

AllView Real Estate

Intellirent

MRI Software

Rentler

Resident IQ

Snappt Inc.

Yardi Systems Inc.

Roofing

CAMP Construction Services

Crank Waterproofing

Guardian Roofs by Sudduth Construction Inc.

Knight Commercial

Monument Roofing

Security Services/Patrol Services

ADT Multifamily

Brixton Protective Services Inc

California Safety Agency

Citiguard, Inc.

FPK Security

Gatewise

GreenMarbles

Loss Prevention Systems, Inc.

Signal of OC/SD

Snappt Inc.

USGI — Upland Group

Vesync

Seismic Retrofitting & Engineering

Alpha Structural Inc.

One Structural — Balcony1 • Retrofit1 • ADU1

Optimum Seismic, Inc.

Intersolutions — Property Management Staffing

Multi

Sustainability/Green

California

and MO’ Towing

Trash Service/Recycling

Junk King Orange County/Anaheim

Strategic Sanitation Services

Valet Living

Utilities & Sub Metering

CHOOVIO Inc

Google Fiber Livable

Resident IQ

SAYA Life

Southern California Edison-Multi Family Program

Video Commercials

Intersolutions — Property Management Staffing Specialists

NPM Staffing an InterSolutions Company

Video Surveillance

Assure by Remote Ally

Gatewise

GreenMarbles

Loss Prevention Systems, Inc.

Water Heaters

California Rooter & Plumbing

H2O Heating Pros, Inc.

R&B Wholesale Distributors, Inc.

Roto Rooter Service Company

Water Heater Man, Inc.

Water Heaters Only, Inc.

Waterproofing

Crank Waterproofing

S M Painting Corp.

Schluter Systems

WICR Waterproofing & Decking

Water Removal

ATI

BMS CAT

FIRST ONSITE Restoration

Kraken Restoration Inc.

One Call Restoration

Website Development/Online Advertising

Apartment SEO

Windows & Doors

Crown Building Services Inc.

Gale Force Property Maintenance Inc.

Mesa Artificial Turf/Garage Doors

Milgard Windows & Doors

Moore Replacements

Newman Windows and Doors

The Door & Window Company

A.S. Wise, Inc.

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

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.

jsabga@aswise.net — www.aswise.net

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 76 for the location of our ad.

ADT Multifamily

Joseph Knaack

100 West Indian School Road, Apt. 1012 Phoenix, AZ 85013 (714) 277-2586

josephknaack@adt.com

AFR Furniture Rental

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

AIM Properties

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

don@aimproperties.net — www.aimproperties.net Albrecht & Barney Law Corporation

Anson Cain–atc@albrechtbarney.com

1 Park Plaza, Suite 900 Irvine, CA 92614-5910 (949) 263-1040

mar@albrechtbarney.com

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.

Alliance Environmental Group

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

AllView Real Estate

Daniel Gutierrez 1501 Westcliff Drive, Suite 270 Newport Beach, California 92660 (949) 400-4275 info@allviewrealestate.com

ALN Data

Samantha Wallace 2611 Westgrove Drive, Suite 104 Carrollton, TX 75006 (972) 931-2553 x 218 Samantha@alndata.com — www.alndata.com

Apartment data and market research.

Alpha Structural Inc.

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

American 1031

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

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

Consultant: Mold Investigations/Recommendations, Asbestos/Lead Testing, Training. See the Advertisers Index on Page 76 for the location of our ad.

Amerigreen Landscape

Tammie Hourigan 1913 17th Street Suite 209 Santa Ana, CA 92705 (657) 487-4109 tammie@amerigreenls.com

Angelo Termite and Construction

Gregg Traum 16161 Scientific Way Irvine, CA 92618 (800) 589-8809 info@angelotermite.com

See the Advertisers Index on Page 76 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 76 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

Aquatic Facility Services Inc

Ramiro Uribe 1290 North Red Gum Street Anaheim, CA 92806 (949)478-9931 ruribe@afsinconline.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 76 for the location of our ad.

Armada Power

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

Arroyo Insurance Services, Inc

Seamus McDonald 3480 Torrance Blvd., #301 Torrance, CA 90503 (310) 245-1925 seamusm@arroyoins.com

Supplier Contact Index — continued on page

Supplier Contact Index —

continued from page 62

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

Automatic Fire Sprinklers

Chris Delany 7272 Mars Drive Huntington Beach, CA 92647 (714)841-2066 afs@afsfire.com

AWB Law, P.C.

Anthony Burton — anthony@awblawpc.com 2040 Main Street, Suite 500 Irvine, CA 92614 (949) 244-4207 admin@awblawpc.com

Bassett Outdoor Contract

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

jlbennett@bassettoutdoorcontract.com

Behr Paint

Lori Flores

1601 E. Saint Andrew Pl. Santa Ana, CA 92705-5044 (909) 248-5132 lorflores@behrpaint.com — www.behr.com

BELFOR Property Restoration

Susan Nellor 2920 East White Star Avenue Anaheim, CA 92806 (714) 514-7158 susan.nellor@us.belfor.com

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

Bio SoCal

Alan Cohen — Alan@BioSoCal.com 4607 Lakeview Canyon Road, Ste 498 Westlake Village, CA 91361 (818) 839-9000

Info@BioSoCal.com — https://biosocal.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) 575-0388

Stefanie.koslosky@goblusky.com

BMS CAT

Timothy Keller

26021 Pala Dr #150

Mission Viejo, CA 92691 (949) 422-8708

tkeller@bmsmanagement.com — http://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 76 for the location of our ad.

Brixton Protective Services Inc

Raymond Garcia 2323 West Lincoln Avenue, 137 Anaheim, CA 92801 (949) 619-6044 ray@brixtonprotective.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 76 for the location of our ad.

California Bath Restoration

Carly Camacho

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

ccamacho@calbath.com

Complete kitchen and bath restoration and refinishing company.

California Rooter & Plumbing

Mr. Mark Fowler

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

Plumbing and drain cleaning services. See the Advertisers Index on Page 76 for the location of our ad.

California Safety Agency

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

dcowan@csapatrol.com — www.csapatrol.com

CAMP Construction Services

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

CBRE Multifamily SoCal – Dan Blackwell & Team

Daniel Blackwell 18575 Jamboree Rd, Suite 600 Irvine, CA 92612 (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 76 for the location of our ad.

CFG Investments, Inc.

Stephen Meyer

17220 Newhope Street

Fountain Valley, CA 92708 (714) 557-1430 steve@cfginvestments.com — www.cfginvestments.com

See the Advertisers Index on Page 76 for the location of our ad.

Chase Multifamily Lending

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

CHOOVIO Inc

Farhad Arvin

23191 La Cadena Drive, Suite 102 Laguna Hills, CA 92653 (949) 506-5600 sales@choovio.com

Citiguard, Inc.

Michael Steel

22736 Vanowen Street, #300 West Hills, CA 91307 (747) 251-1182

Michael@Citiguardinc.com

Citizens Business Bank

Michael Duran

2650 E Imperial Hwy Brea, CA 92821 (714) 996-8150

mduran@cbbank.com — http://www.cbbank.com

CitySide Networks, LLC

Mike Gourzis

100 Spectrum Center Drive, Suite 500 Irvine, CA 92618 (833) 318-4646 mike.gourzis@citysidefiber.com

Colliers International

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

Consensys Property Management Company

Laurel Dial 1380 S. Anaheim Blvd Anaheim, CA 92805 (714) 772-4400

laureld@consensyspm.com — www.consensyspm.com

CORT Furniture Rental

Carleen Martin

8484 Wilshire Boulevard Suite A Beverly Hills, CA 90211-3227 (949) 852-0711

Carleen.Martin@cort.com — www.cort.com

Cox Communications

Alicia Gray

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

Crank Waterproofing

Rocky Glover

134 Commercial Way Costa Mesa, CA 92627 (949) 374-2628 info@crankdeckandroof.com

Crown Building Services Inc.

Jason Maslach

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

jason@crownservicesinc.com – www.crownservicesinc.com

Supplier Contact Index — continued on page 66

Supplier Contact Index — continued from page 64

Deans & Homer, Renter’s Insurance

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

debbieh@deanshomer.com — www.InsureYourStuff.com

Deck Diagnostics

Ronald White 17341 Irvine Boulevard, Suite 200 Tustin, CA 92780 (714)502-9029

hdc.canfixit@gmail.com

See the Advertisers Index on Page 76 for the location of our ad. Dedicated Transportation Services

Richard Rodrigues

13700 Harbor Blvd., Suite B Garden Grove, CA 92843 (714) 371-3034

richthetowguy@yahoo.com www.dedicatedtransportationservices.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.

Discount Appliance Guys

Frank Morales

2041 Rosecrans Avenue, Suite 363 El Segundo, CA 90245 (310) 955-7408

frank@discountapplianceguys.com

DM Smithco

Duane Van Handel

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

DrBalcony

Eric Lenning

2500 Red Hill Avenue, Suite 200 Santa Ana, CA 92780 (805) 334-0037 eric@drbalcony.com

Dunlap Property Group

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

Jessica Seitz 1575 North Placentia Avenue Placentia, CA 92870-2333 (562) 760-9969

Jessica.Seitz@dunnedwards.com

Duringer Law Group, PLC

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

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

Madeline Nash

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

madeline@effortlessads.com

Electric Medics

Mike Parks

28052 Camino Capistrano, 105 Mission Viejo, CA 92677 (949) 462-9200 electricmedics@gmail.com

See the Advertisers Index on Page 76 for the location of our ad. EmpireWorks Reconstruction and Painting

Chet Oshiro

1682 Langley Ave. Irvine, CA 92614 (888) 278-8200 coshiro@empireworks.com — www.empireworks.com

Energy Code Ace

Zee Hussein 6042 Irwindale Avenue Irwindale, CA 91702 (714) 232-5851 zalmie.hussein@noresco.com

Entrata

Kristin Teale 4205 Chapel Ridge Road Lehi, UT 84043 (801) 735-6988 kteale@entrata.com

Everline Coatings and Services—S Orange Co

Srinivas Hanumansetty 23111 Antonio Parkway Suite 200 Rancho Santa Margarita, CA 92688 (949) 216-8368 srinivas@everlinecoatings.com https://everlinecoatings.com/us/southern-orange-county/

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 76 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 76 for the location of our ad.

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

Gale Force Property Maintenance Inc.

Marisa Thompson

31915 Rancho California Rd, Ste. 200-401 Temecula, CA 92596 (951) 225-5019 marisa@galeforcepm.com

Gatewise

Joseph Knaack 2900 Weslayan Street Houston, AZ 85013 (714) 277-2586 joseph@gatewise.com

Genesis Bank

Lauren DiBiase

4675 MacArthur Ct Suite 1600 Newport Beach, CA 92660 (949) 273-1226 ldibiase@mygenesisbank.com

Gerhard Electric

Mark Gerhard—mark@gerhardelectric.com 22961 La Cadena Drive Laguna Hills, CA 92653 (949) 951-0490 service@gerhardelectric.com

Gogo Cabinets

Warren Chong 1726 Tyler Avenue South El Monte, CA 91733-3430 (626)328-6071 w.chong@gogocabinet.com

Google Fiber

Carol Luong 19510 Jamboree Road Google Building FAIR Irvine, CA 92612 (949) 800-1346 luongcarol@google.com

GoPowerEV

Rachel Corn 9211 Harlow Avenue Los Angeles, CA 90034 (781) 264-3696 rachel.corn@gmail.com

Gorman & Associates, Inc.

Timothy Gorman 272 South Poplar Avenue Unit 101 Brea, CA 92821-5587 (714) 932-9673 gormantim@att.net

See the Advertisers Index on Page 76 for the location of our ad. Green Home Solutions TrueEnviro

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

GreenMarbles

Andrew Gulick 3419 Via Lido, Suite 388 Newport Beach, CA 92663-3908 (866) 442-7012 andrew.gulick@greenmarbles.com https://greenmarbles.com

Green Zuru

Michael Juker

9650 Telstar Ave. Unit - A El Monte, CA 91731 (323) 746-3730 Michael@greenzuru.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 76 for the location of our ad.

Supplier Contact Index — continued on page 68

With the new Livable Pro, Housing Providers of any size can bill back Residents for master-billed utilities and amenities.

WATER/SEWER PEST CONTROL

LANDSCAPING TRASH

The FIRST DIY solution to recover masterbilled utilities, Livable’s new Pro platform lets Housing Providers and Property Managers divide utility bills using occupancy, square footage or by unit. Don’t worry - we still offer Billing Automation for larger management companies!

Billing transparency

Manager & Resident portals

Free setup

No unit minimums HIGHLIGHTS:

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

Homewell Insurance Services Inc

Ryan Brewart 4150 Concours Street, Suite 260 Ontario, CA 91764-5913 (909) 509-8103

Ryan@homewellins.com

Ingersoll Rand

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

jesse.estrada@irco.com

Insurance Solutions of America

Coleen Badawi 7365 Carnelian Street STE 201 Rancho Cucamonga, CA 91730 (909) 942-9946

coleen@isaagent.us

See the Advertisers Index on Page 76 for the location of our ad.

Intellirent

Cassandra Joachim

632 Commercial Street, 5th Floor

San Francisco, CA 94111 (415) 849-4400

info@myintellirent.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

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 76 for the location of our ad.

Johnnies Appliances

Tommy Martinez 12018 Paramount Blvd Downey, CA 90242 (562) 861-3819

tommy.martinez@johnniesappliances.com

See the Advertisers Index on Page 76 for the location of our ad.

Junk King Orange County/Anaheim

Lee Turrini 9272 Jeronimo Rd, Suite 108 Irvine, CA 92618 (949)677-1132

Leeturrini@junk-king.com

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 76 for the location of our ad.

EZ Drain & Plumbing

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

Michael Chen

2040 Main St., Suite 500 Irvine, CA 92614 (949) 476-5585

Michael.Chen@kts-law.com

KJ Design Center

Chris Yi PO Box 369 Walnut, CA 91788 (909) 455-0180 accounting@kjdesigncenter.com

Knight Commercial

Amit Gandhi 3415 Hawthorne Drive Corona, CA 92881 (323) 212-1307

a.gandhi@knightcommercial.com — www.knightcommercial.com

Kraken Restoration Inc.

Todd Gelatka P.O. Box 80958

Rancho Santa Margarita, CA 92688 (949) 570-2424

4Krakenrestoration@gmail.com

Kustum Kunstrukshun

Jonathan Muller 7611 Volga Drive, 1 Huntington Beach, CA 92647 (562)370-6080

josh@kustumk.com—https://kustumk.com/ L’Abri Management, Inc.

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

www.labri-inc.com

Full service property management provider for 16+ units.

L and D Appliance Corp.

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

edison@lndappl.com

LA Hydro-Jet & Rooter Service, Inc.

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

dbaldwin@lahydrojet.com

Laguna Lighting

Sibyl Margaretis 22732 Granite Way, Suite A Laguna Hills, CA 92653 (949) 804-8973

lls@lagunalighting.org

See the Advertisers Index on Page 76 for the location of our ad.

LaundryUp

Howard Lee

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

hmlee_vp@yahoo.com — www.laundryup.com

Livable

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

comesave@livable.com — www.livable.com

See the Advertisers Index on Page 76 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

LordCap Green

Jessica Collins

14 Wall Street, Ste 1720 New York, NY 10005 (212) 400-7142

team@lordcapgreen.com — https://www.lordcapgreen.com

Loss Prevention Systems, Inc.

Eric Straub

43234 Business Park Dr., #101 Temecula, CA 92590 (888) 266-5677

eric_straub@2noloss.com

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

Milgard Windows & Doors

Mike Mills

26879 Diaz Road Temecula, CA 92590 (951) 536-0275 mikemills@milgard.com — http://milgard.com

Supplier Contact Index — continued on page 70

MirrorMate Frames

Dustin Murphy 9317 Monroe Road, Suite A Charlotte, NC 28270 (704) 390-7374 dustin@mirrormate.com

MJC Realty

Joel Carlson

3 Upper Newport Plaza Drive, First Floor Newport Beach, CA 92658 (714) 271-7322 joel@joelcarlson.com

Molly Maid of Irvine, Saddleback and Temecula Valley

Scott Sims

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

Mike Moore

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

Monument Roofing

Aaron Martin

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

See the Advertisers Index on Page 76 for the location of our ad.

MRI Software

Mary Greene

28925 Fountain Parkway Solon, OH 44139-4356 (714) 403-3622 mary.greene@mrisoftware.com — http://www.checkpointid.com Multi Team Staffing

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 76 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

Newman Windows and Doors

Ruthie Vaughn 6110 Yarrow Drive Carlsbad, CA 92011 (760) 438-8080 ruthiev@newmanwindows.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 76 for the location of our ad.

Oliver Mahon Asphalt

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

One Call Restoration

Anthony Nocera 1240 S Wright Street Santa Ana, CA 92705 (562) 824-1234

tony@onecallsm.com

One Structural — Balcony1 • Retrofit1 • ADU1

Helen Fower

19326 Ventura Boulevard, Suite 201 Los Angeles, CA 91356 (818) 996-6245 helen@retrofit1.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 76 for the location of our ad.

Orange County Property Management

Eric Reichert 17951 Lyons Circle Huntington Beach, CA 92647-7167 (714) 840-1700

Pacific Coast Commercial Pool Service

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

Pacific Environmental & Abatement Solutions Inc

Kristine Ramos

kristine@peasolutions.com P.O. Box 459 Surfside, CA 90743 (714)379-5029 info@peasolutions.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

Pfister

Jonna Slaybaugh 1935 Poncha Court Larkspur, CO 80118 (720)381-9307 Jonna.slaybaugh@spectrumbrands.com

Pipe Restoration Solutions, Inc

Chris Diaz

chris@prspipe.com 15510 Rockfield Blvd, Suite C100 Irvine, CA 92618 (800) 652-7604 info@prspipe.com https://www.piperestorationsolutions.com/

PK Security, Inc.

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

Prendiville Insurance Agency

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

Prestige Construction and Renovation Services, Inc

Sam Elzein — selzein@prestigecrs.com

2600 Newport Boulevard, Suite 114 Newport Beach, CA 92663 (951) 314-5457 support@prestigecrs.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 —

eric@ocmgmt.com — orangecountypropertymanagement.com

See the Advertisers Index on Page 76 for the location of our ad.

Supplier Contact Index — continued from page 70

Professional Towing LLC

Alberto Castellanos

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

PWS Laundry / Alliance

John Endahl

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

jendahl@pswlaundry.com — www.pwslaundrywest.com

Qwikkit

Jennifer Mau

tradeshows@Qwikkit.com 7350 Langfield Road Houston, TX 77092 (713) 540-3205 j.mau@qwikkit.com

R1 Facility Services

Casey Powell

2025 Guadalupe Street, Suite 260 #2788 Austin, TX 78705 (737) 352-4202 cpowell@r1facilityservices.com — http://r1fs.co

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 76 for the location of our ad. RBCI Inc.

Randi Favela 1121 East Elm Ave Fullerton, CA 92831 (714) 401-7646 randi@rbci.inc

Real Floors

Delia Chamberlain—delia.chamberlain@realfloors.com

560 Webb Industrial Dr Marietta, GA 30062 (810)444-1550 jessica.mcconnell@realfloors.com

Redi Carpet

Dave Adams

1900 S Proforma Avenue Suite A1 Ontario, CA 91761 (714) 458-0677 dave.adams@redicarpet.com

Reliant Parking Solutions, LLC

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

Rentler

Barton Strawn

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

Rently

Zach Goulhiane

6300 Wilshire Boulevard, Suite 620 Los Angeles, CA 90048 (323) 375-5778 zach@rently.com

Rent.

Laura Lemansky

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

Repipe Specialists, Inc

Daniel Johnston

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

daniel.johnston@repipespecialists.com

Resident IQ

Angela Mackey — angela.mackey@residentiq.com

2035 Lakeside Centre Way Suite 250 Knoxville, TN 379220 (949) 698-3662 sales@residentiq.com

REVS (Refuel Electric Vehicle Solutions)

David Aaronson

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

Reynolds Realty Advisors

Elizabeth Reynolds

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

Elizabeth@ReynoldsRealtyAdvisors.com www.ReynoldsRealtyAdvisors.com

Roberts Management & Investments

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

See the Advertisers Index on Page 76 for the location of our ad.

Rose Paving LLC

Aaron Anderson 10200 Matern Place Santa Fe Springs, CA 90670-3248 (562) 662-2329 aaron.anderson@rosepaving.com — www.rosepaving.com

Roto Rooter Service Company

Jacob Coe 1501 Railroad Street Corona, CA 92878 (714) 666-1665 jacob.coe@rrsc.com

S-Team Turn Overs

Carlos Mercado 2030 East 4th Street Santa Ana, CA 92705 (310) 986-1522 cmercado@steamoc.com

S.E. Electrical Service Inc.

Sam Edalati 6282 Abraham Avenue Westminster, CA 92683 (714) 448-6252 seelectricoc@verizon.net

See the Advertisers Index on Page 76 for the location of our ad.

Satellite Management Company

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

SAYA Life

Sanjay Poojary 525 S Hewitt Street Los Angeles, CA 90013 (949) 241-3365 spoojary@saya.life

Schluter Systems

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

Servpro of Newport Beach

Krystyn Roman 21531 Surveyor Circle Huntington Beach, CA 92646 (949) 758-0484 kroman@servpronewport.com

Service 1st

Sergio Sanchos 2510 N. Grand Santa Ana, CA 92705 (714)573-2251 ssancho@service-1st.com — http://www.service-1st.com

Service First Restoration Inc

Christian Rovsek 23192 Verdugo Dr, Suite D Laguna Hills, CA 92653 (855)883-4778 accounting@callservicefirst.com — www.callservicefirst.com

Shanon Ohmann Real Estate Group

Shanon Ohmann 28361 Lakewood Drive Laguna Niguel, CA 92677 (949) 309-1244 Shanonohmann@gmail.com

Signal of OC/SD

Gilbert Holguin 2140 West Chapman Avenue Suite #250 Orange, CA 92868 (714) 715-2157 gholguin@teamsignal.com — https://www.teamsignal.com/

SM Painting Corp

Salvador Munguia 417 S. Associated Rd. #212 Brea, CA 92821 (714) 322-9006 salvadormunguiac@yahoo.com http://www.salvadormunguiapaintingco.com

Snappt Inc.

Daniel Cooper 6100 Wilshire Boulevard Los Angeles, CA 90048 (714) 812-2340 dcooper@snappt.com — www.snappt.com

SNS Law Group, LLP

Rozita Levy 11400 West Olympic Boulevard, Ste. 200 Los Angeles, CA 90064-1550 (310) 770-4240 Rozy@snslawgroup.com

South Coast Deck Inspections

Michael Malki 1095 N. Main St. Suite Q Orange, CA 92867 (657) 707-9127 admin@southcoastdeck.com — southcoastdeckinspections.com

See the Advertisers Index on Page 76 for the location of our ad.

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

Southern California Edison-Multi Family Program

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

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

Sunwest Bank

Lesley Wright 2050 Main Street Irvine, CA 92614 (714)730-4437

lwright@sunwestbank.com

Synergy Companies

Douglas Price

90 Business Park Drive Perris, CA 92571 (951)443-6151

Doug.Price@synergycompanies.com

TAG / AMS, Inc.

Rick Denver

10572 Chestnut Street

Los Alamitos, CA 90720 (562) 280-0177 rickdenver@tagams.com

TASORO

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

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

Tax & Financial Group

Justin Hess

4001 MacArthur Blvd. 3rd Floor

Newport Beach, CA 92660 (949) 223-8434

justin.hess@tfgroup.com

The Door & Window Company

Elsa Pizana 1529 W. Alton Avenue

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

TheGuarantors

Alexandra Nazaire

1 World Trade Center

New York, NY 10007 (212) 266-0020 associations@theguarantors.com — success@theguarantors.com

The Junkluggers of Orange County

Kyle Mussche 1135 West Katella Avenue Orange, CA 92867 (714) 493-7625

kyle.mussche@junkluggers.com

The Liberty Group

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

carrief@thelibertygroup.com — www.thelibertygroup.com

The Management Works

Chip Robinson 1303 Avocado Ave #260 Newport Beach, CA 92660 (949) 644-2063 www.mgtworks.com

We provide apartment property management in Southern California.

Titanium Restoration Services Company

Victor Martinez

P.O. Box 4584 Anaheim, CA 92801 (714) 290-5875 titaniumrestoration@gmail.com

TO’ and MO’ Towing

Robert Heer

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

Towing company with 4 locations in Orange County.

Torrey Pines Bank

Patrick Davern

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

pdavern@torreypinesbank.com

Urban Surfaces

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

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

USGI — Upland Group

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

Valet Living

Briana Sellers

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

Vesync

Chao Wang

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

Villa Property Inspections LLC

Tony Escamilla 1012 West Duarte Road, 14 Arcadia, CA 91007 (800) 465-0153 tony@inspectaproperty.com — https://inspectaproperty.com/

Voit Real Estate Services

Joe Leon

2020 Main Street, Suite 100 Irvine, CA 92614 (949) 939-9898 jleon@voitco.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 76 for the location of our ad.

Water Heater Man, Inc.

Jim Green

570 W. Freedom Ave. Orange, CA 92865 (714) 282-7098 tommyg@waterheatermaninc.com

Water Heater/boiler service and installation.

Water Heaters Only, Inc.

Nate Moran

970 E. Main Street #200 Grass Valley, CA 95945 (833) 500-0180 nate@waterheatersonly.com — https://waterheatersonly.com

Wesierski & Zurek LLP, Lawyers

Thomas B Cummings Esq. 1 Corporate Park Dr, Fl 2 Irvine, CA 92606 (949) 975-1000 tcummings@wzllp.com — www.wzllp.com Defense of Landlord/Tenant, Premises Liability and Employment Matters.

West Coast Drywall & Paint

Aaron Fernandez 1610 W. Linden Avenue Riverside, CA 92507 (951) 778-3592 aaron.fernandez@wcdp.com

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

Yardi Systems Inc.

Brigitta Eggelston 430 S Fairview Ave Santa Barbara, CA 93117 (805) 699-2040 x1424 brigitta.eggleston@yardi.com

Ygrene Energy Fund

Emily Ramey

2100 South McDowell Blvd. Petaluma, CA 94954 (415) 261-7578 emily.ramey@ygrene.com

Zebra Construction Inc.

Michelle Durey - michelle@zebraconstruct.com 2523 S Robertson Blvd Los Angeles, CA 90034 (310) 890-3989 info@zebraconstruct.com

Zillow Rentals

Paige Gamboa 1301 2nd Ave, Floor 31 Seattle, WA 98101 (206) 757-4830 rentalsevents@zillowgroup.com — http://www.zillow.com

Zumper

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

Johnnie's Appliances 16

R&B Wholesale Distributors, Inc. Back Cover

ASPHALT SALES & SERVICE

C & C Paving Company, Inc. 22 ATTORNEYS

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