Southern California Rental Housing Association Rental Advisor Magazine - August 2023

LICENSE #570472

2023

EXECUTIVE OFFICERS

President

Vice President

Todd Henderson, Independent Owner

Secretary

Natasha Howell, Independent Owner

Treasurer

Buck Buchanan, Independent Owner

Legislative Chair Greystar

Immediate Past President

Lucinda Lilley, CPM®, CAPS®, GRI®,

Bridging In uence

2023 DIRECTORS

Abigail Rex, CPM®, ARM®, American Assets Trust

Alex Winborn, H.G. Fenton Company

Jay Lopeman, CAS®, AZP Multifamily

Jennifer Ford, Douglas Allred Company

Kimmi McBryde, Mark Feinberg, Heinz & Feinberg

& Wake eld

Matt Ruane, Liberty Military Housing

Scott Ledesma, Generation Contracting & Emergency Services

Shannon Kelly, Independent Owner

HONORARY LIFE ADVISOR

Wesley Harker

Our Address

Southern California Rental Housing Association

MAGAZINE STAFF

Publisher Apartment News Publications, Inc. Design & Layout Travis Watson, Production Director Editorial Review Lindsey Lee, Marketing Manager

ASSOCIATION STAFF

Alan Pentico, CAE, Executive Director apentico@socalrha.org 858.278.8070

Olivia Galvez, Director of Business Operations/Operational Advice ogalvez@socalrha.org 858.751.2217

Molly Kirkland, mkirkland@socalrha.org 858.751.2200

Kim Zebroski, kzebroski@socalrha.org 858.751.2220

Lindsey Lee, Marketing Manager llee@socalrha.org 858.751.2218

Alma Macias, Operational Advisor amacias@socalrha.org 858.278.8070

Braden Haycock, Education Manager bhaycock@socalrha.org 858.751.2219

Toll Free: 888.762.7313

Fax: 888.871.5229 socalrha.org

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OUR VISION

Reenvisioning quality housing for all OUR MISSION

To create a thriving rental housing community through advocacy, education, and collaboration

SCRHA Housing Provider & Resident Rights and Responsibilities

As members of the Southern California Rental Housing Association, we are partners in creating a thriving community by providing quality rental housing for all We value our residents, our fellow members, and our community and are working to support a healthy housing ecosystem through advocacy, education, and collaboration.

As housing providers, we believe we have the responsibility to provide California renters with:

Quality housing with habitable and healthy living conditions. Freedom from arbitrary eviction, retaliation, or discrimination in line with all federal and state fair housing laws

Fair and equal resident protections and policies that balance the needs of renters, housing providers, and the community

A voice in housing decisions with respect and access equal to that of housing providers

An innovative and collaborative housing ecosystem where government, businesses, housing providers, and rental advocates work together to solve the region’s housing issues by identifying the underlying problems and crafting balanced solutions

Adherence to housing quality and equity standards and regulations

All California renters also have a responsibility to their housing provider to:

Review and follow rental agreement terms, including timely rental payments

Maintain a clean and habitable home

Be a good neighbor by respecting others’ peace and quiet. Provide timely reporting of any issues and necessary repairs. Keep open lines of communication with the property owner or manager

Aiesha Blevins

2023 President Southern California Rental Housing Association

President’s Message:

The Strength of the Rental Housing Industry

Ihope this letter finds you in good health and high spirits As we enter the second half of 2023, I would like to express my gratitude for your support as we work together to provide an essential service to our communities .

We knew at the start of this year that housing, specifically rental housing, would be a high priority for elected officials at all levels of government. That has proven true, and SCRHA has been there to ensure that your representatives in Chula Vista, the City of San Diego, San Diego County, and beyond have heard your concerns . By sharing your stories, answering our call to action alerts, and continuing membership in Southern California Rental Housing Association, you have helped ensure more balanced policies

If you haven’t had the opportunity yet, I encourage you to participate with SCRHA by attending classes or events and supporting our advocacy . By doing so, you invest in your own growth and contribute to the continued success and advancement of the Southern California Rental Housing Association .

Education and knowledge-sharing lie at the heart of our association’s mission As professionals in our respective fields, we must stay up-to-date with the latest developments, best practices, and emerging trends . To this end, SCRHA holds a diverse range of in-person classes and webinars that range from operational and maintenance classes to professional designation courses from the National Apartment Association .

These classes provide a unique opportunity to learn from industry experts, gain insights into cutting-edge technologies, and enhance your skills Whether you are a seasoned veteran or a newcomer to the industry, there is always something new to discover through SCRHA educational sessions

In addition to our full calendar of classes, our association takes great pride in organizing a wide array of enriching

events throughout the year . These events serve as forums for networking and collaboration with industry colleagues . When you attend an SCRHA event, you will have the opportunity to interact with fellow members, establish valuable connections, and gain valuable insights from leaders in our field.

I encourage you all to mark your calendars and make time for our upcoming events, including the Annual Meeting and Apartment Perspective in October . Also, purchase your tickets to the 2023 Mark of Excellence Awards Ceremony on December 1 at Sycuan Casino Resort before it sells out!

Families Fund, for the purpose of spending these tax dollars on rental assistance, homelessness, affordable housing, and housing counseling services.

Further, AB 1199 would require a qualified entity, currently defined as a limited liability company or limited partnership, owning multifamily or singlefamily rental homes, to report specified information about the property each year to the Secretary of State’s Office. That office would have to create a searchable database on its website.

Since the bill is an urgency measure, meaning that if passed, it would take effect immediately, it will require a 2/3rds vote. Usually a high bar, however, with Democrats enjoying more than a 2/3rds majority, it will be difficult to stop. It is hard to believe that someone would introduce a bill to tax property owners for the “privilege” of providing rental housing, especially considering all that has been piled on property owners over the last few years. We would like to see this bill just go away. Very far away.

What is the definition of insanity according to Einstein? “Doing the same thing over and over and expecting different results.” Well, here we go again. Assembly Member Buffy Wicks has proposed legislation for the third year-in-a-row that would force rental housing providers to register their properties with the government.

In addition to attending classes and events or volunteering on a committee, staying informed about legislative developments is paramount Legislative decisions profoundly impact our profession, industry, and the communities we serve Your engagement with our legislative news and alerts can make a significant difference and ensures that elected officials consider the whole ecosystem .

AB 1188 would require cities and counties to create and administer a rental registry with an online portal designed to receive specified information from landlords who own or operate five or more rental dwellings. The bill would require landlords to provide a variety of information regarding the location of rental property, its ownership, and its occupancy, among other things. It also would prohibit a landlord from issuing various notices to increase the rent or terminate a tenancy unless the landlord has submitted a form on the online portal.

The SCRHA opposed the prior bills and assisted in killing them. We will work toward the same result in 2021 for AB 1188.

Remember, our strength lies in our unity and dedication as we work to reenvision quality housing for all . Thank you for being an essential part of our association Your unwavering support and engagement fuel our progress and inspire us to strive for greatness .

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Alan Pentico, CAE

Executive Director Southern California Rental Housing Association

Executive Director’s Message: Year-Round Advocacy with SCRHA

Today, I write to emphasize the importance of staying engaged with SCRHA and legislative news As members of the Southern California Rental Housing Association, we work together to create a thriving rental housing community through advocacy, education, and collaboration We know that rental housing providers are essential to the vibrant communities we call home in Southern California As a trusted resource hub for the rental housing industry in our community, SCRHA never stops supporting our members . The educational calendar includes classes every month of the year, and our advocacy efforts continue, even when the legislature is not in session

We often say, just because you don’t have an interest in politics, doesn’t mean that politicians don’t have an interest in your business Our industry is constantly evolving, shaped by the decisions made by lawmakers at the local, state, and federal levels, including discussion of a national rent control policy . It’s important to remember that while much attention is given to sweeping policies such as rent control, each policy change, no matter how small it may seem, can significantly impact our businesses, residents, and communities .

SCRHA was founded in 1919 and has been active in the rental housing industry for decades . Our history and trusted reputation have made it possible for us to sit at the table while elected officials discuss solutions to the growing housing crisis . More times than you can imagine, we are able to stop bad policies in their tracks through our ongoing communication with elected officials – it’s a benefit of being a longestablished organization . That said, there are times when it’s smart to seek collaboration, and by doing so we have succeeded in limiting the most extreme measures that would curtail your property rights and increase the regulatory burdens carried by rental housing providers . Just saying no is rarely an option

in today’s political reality Recognizing when it’s best to seek strategic compromises that eliminate the greatest risk to our members only comes with years of experience .

We have kept busy this past year both in Chula Vista and the City of San Diego, as well as with challenges that could potentially bring rent control measures at the state and federal levels Rental housing is a year-round business and our advocacy continues year-round whether the government is in session or not . Our advocacy work includes spending time researching, planning, and building community relationships to ensure that we don’t miss a thing While legislative sessions often garner heightened attention, it is essential to recognize that the interval between sessions is equally significant. During these periods, lawmakers may evaluate past policies, seek feedback, and craft potential future legislation . Our engagement during this time is a unique opportunity to shape the direction of the rental housing industry in Southern California . We are often fully engaged with your representatives during this time period If you are interested, you can join us . Just let us know and we can show you the ropes as they really want to hear from you about your personal experiences

Engaging with the legislative process continues beyond just being informed and responding to action alerts; it also involves active participation in public hearings and forums When opportunities arise to testify or submit comments on proposed legislation, seize them. Your firsthand experiences and expertise as rental housing providers can be powerful in shaping more effective and balanced policies.

Remember, our efforts to fulfill our mission are a continuous journey that demands our dedication and proactive participation By staying informed, connected, and engaged, we can ensure that the rental housing industry in Southern California thrives and fulfills its vital role in providing homes for our residents.

C APIT O L N E W S California

By CalRHA, SCRHA’s State Lobbying Partner

Last month, the Legislature passed and the Governor signed a $310 billion spending plan that protects core programs and covers a $30 billion budget deficit. You may find the Governor’s press release here highlighting the signing, budget trailer bills, and infrastructure package CalRHA supported an increase in the renters’ tax credit, which was successfully included in the state budget .

GOVERNOR NEWSOM/ATTORNEY GENERAL ANNOUNCEMENTS ON HOUSING PRODUCTION

The Governor has also announced housing production in five cities and counties. As such, Long Beach, Moreno Valley, Santa Rosa, Sonoma County, and the Town of Windsor have been designated as Prohousing communities Through this designation, these jurisdictions are now eligible for funding incentives and additional resources through a state grant program designed to speed housing production .

Meanwhile, the Attorney General has issued guidance for cities

development, such as SB 9 or AB 2011, do not by themselves constitute a current and immediate threat to public health, safety, or welfare Generalized concerns about visual or aesthetic standards are insufficient to support an urgency ordinance.

● In addition, urgency zoning ordinances must demonstrate immediate need, meaning that local agencies face immediate threats

● To keep an urgency zoning ordinance prohibiting multifamily housing in place beyond 45 days, local jurisdictions must identify a significant, quantifiable, direct, and unavoidable impact based on objective policies in existence at the time the ordinance is adopted . Local jurisdictions must also demonstrate that there is no feasible alternative that would mitigate or avoid the adverse impact “as well or better, with a less burdensome or restrictive effect,” than the urgency ordinance.

LEGISLATIVE UPDATE - STATUS OF LEGISLATION AT SUMMER RECESS

trying to

skirt the development of more housing In the guidance, Attorney General Bonta includes the following information:

● Written legislative findings are required to support claims that SB 9 or AB 2011’s requirements could pose a threat to public health, safety, or welfare. Such findings must be made with specificity; otherwise, an urgency zoning ordinance is likely invalid . Laws requiring ministerial approval of housing

The Legislature is now on their four week summer recess until August 14th When they return, bills will be heard in the Appropriations Committee and on the Floor . The deadline for bills to pass to the Governor is September 14th. The five weeks after they reconvene from summer recess will be filled with activity and end of session deals CalRHA has a number of bills that we are still actively lobbying . It is important to take stock of the accomplishments so far this year For example, we have been able to hold the following problematic bills:

Please turn to page 13

WHAT YOU NEED TO KNOW:

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Property owners MAY NOT deny or terminate tenancy because a resident has one.

Property owners MAY NOT charge any additional deposit, rent, or other monetary obligation.

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Continued from page 10

● AB 919 (Kalra) - Tenant Opportunity to Purchase

● AB 1035 (Muratsuchi) - Mobile Home Park Rent Cap

● ACA 3 (Lee) - Wealth Tax

● SB 395 (Wahab) - Statewide eviction database

● SB 460 (Wahab) - Ban the Box on Rental Applications

● SB 466 (Wahab) - Repeal of Costa-Hawkins Rental Act

● SB 594 (Durazo) - Disclosure of Beneficial Ownership Information

● SB 611 (Menjivar) - Rental Advertisements

● SB 863 (Allen) - Notice to TERMINATE

HIGHLIGHTS OF SEVERAL LEGISLATIVE BILLS THAT CALRHA CONTINUES TO LOBBY

● AB 12 (Haney) - Tenancy:

We’re Taking a Load Of f of A par t ment Ow ners and Property Managers.

Security DepositsOPPOSE - Would prohibit a landlord from receiving a security deposit for a rental agreement in an amount in excess of one month’s rent, regardless of whether the residential property is unfurnished or furnished . There are discussions underway of exempting small landlords . The bill is on the Senate Floor

● AB 1317 (Carillo) - Unbundled Parking - OPPOSEWould require the owner of residential real property that provides parking with a residential unit to unbundle parking from the price of rent (“unbundled parking” selling or leasing parking spaces separate from the lease of the residential use) . CalRHA has had productive conversations with the author’s office, but is still opposing . The bill is on the Senate Floor .

● ACA 1 (Aguiar-Curry)Voter Approval Threshold - OPPOSE - ACA 1 lowers the voter threshold from a two-thirds supermajority to 55% majority to approve local (city, county, and special district) GO bonds and certain special taxes

Please turn to page 15

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for affordable housing, public infrastructure, and permanent supportive housing projects, and defines those terms. ACA 1 passed the Assembly Local Government Committee in July and is pending in the Assembly Appropriations Committee

● ACA 10 (Haney) - Fundamental Human Right to Housing - OPPOSE - Establishes that the state recognizes the fundamental human right to adequate housing for everyone in California . This right is a shared obligation of state and local jurisdictions to respect, protect, and fulfill this right, on a non-discriminatory and equitable basis, with a view to progressively achieve the full realization of the right, by all appropriate means, including the adoption and amendment of legislative measures, to the maximum of available resources . ACA 10 passed the Assembly Housing and Community Development Committee in June and is pending a hearing in the Assembly Appropriations Committee, but has a fairly large fiscal estimate.

● SB 267 (Eggman) - Credit History of Persons

Receiving Government Rent SubsidiesOPPOSE - Would prohibit the use of a person’s credit history as part of the application process for a rental housing accommodation without offering the applicant the option of providing alternative evidence of financial responsibility and ability to pay in instances in which there is a government rent subsidy and would require that the housing provider consider that alternative evidence in lieu of the person’s credit history SB 267 is pending a hearing in the Assembly Appropriations Committee .

● SB 567 (Durazo) - Just Cause Evictions - OPPOSE - This bill has been amended several times In the Senate Judiciary Committee, the Chair negotiated language that removed the change to rent caps, etc . In the Assembly, the bill has been amended to give the rental property owners the ability to do mold remediation and broadens the definition of owner. Penalties in the bill are still a concern, but the author has expressed a willingness to work with the opposition SB 567 is pending a hearing in the Assembly Appropriations Committee .

As always, CalRHA will keep you informed as these bills make their way through the Legislature . We will be sure to send out Calls to Action when we are at a pivotal juncture and your involvement could help determine the outcome .

The remainder of the legislative calendar for the year is as follows:

- August 14 - Legislature reconvenes from summer recess

- September 1 - Last day for fiscal committee to pass bills to the Floor

- September 8 - Last day to amend bills on the Floor

- September 14 - Last day for bills to pass the Floor in the second house

- October 14 - Last day for Governor to sign or veto bills

IS YOUR BUILDING ON SOLID GROUND AGAINST EARTHQUAKES?

by Ali Sahabi, Optimum Seismic

Apartment buildings in the Greater San Diego Area may sit on soil that is prone to liquefaction, landslides or other instability when shaken by an earthquake .

If your apartment building is located in Mission Bay, Mission Valley, Tierra Santa, Linda Vista, and many other San Diego communities, it’s best to have your building checked by professional structural engineer

These destructive reactions to earthquake shaking can happen when ground vibrations cause soil particles to lose contact with each other . In the case of liquefaction, the ground vibrates like Jell-O – significantly increasing the potential for damage to buildings .

You can check the City of San Diego website for an interactive map showing local liquefaction zones, landslide areas and earthquake faults – and zoom in to see if your building falls within those areas . Visit https:// www sandiego gov/development-services/zoningmaps/seismic-safety-study to access the map .

WHEN SOIL TURNS TO SOUP

Liquefaction It’s a little like quicksand, but many times more deadly .

The United States Geological Survey defines it as the phenomenon that takes place when loosely packed, water-logged sediments at or near the ground surface lose their strength in response to strong ground shaking .

When it occurs beneath buildings and other structures, the results can be catastrophic .

It’s what contributed to the devastation of the 1989 Loma Prieta earthquake – when soil and debris used to fill in a lagoon to build the Marina District subsided, fractured and caused horizontal sliding of the ground surface .

The Atlantic magazine describes it as “horrifying.”

“Videos of its occurrence look like found-footage documentaries of the Second Coming,” the magazine wrote “Buildings seem to simply slip away, the earth gives out, and the once-steady structures slide into the morass.”

But the science behind the phenomenon is straightforward Liquefaction tends to occur where water has been – near rivers, harbors, reclaimed land, marshes – or in the case of Mexico City – on a lake that was filled in to build a community .

SLIPS AND SLIDES

Landslides are another concern for earthquake-prone communities .

Earthquakes are a major cause of landslides, according to the USGS, which classifies landslides into five types: falls, topples, slides, spreads, and flows.

Falls are abrupt movements of rocks or boulders that become detached from steep slopes of cliffs, but they can also be represented by falls in the earth itself .

Topples describe instances when a section of land, such as a cliff, will fall onto lower elevations beneath it.

Slides describe a downward movement of a mass of land, Please turn to page 19

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like large quantities of sand moving down a playground slide .

Spreads refers to a fracturing of the earth, followed by slippage, like a custard dessert that has not set

Flows are the most destructive type of landslide to structures, as they often occur without warning, move too quickly to escape, and due to velocity and material are often very powerful and destructive, the USGS explains

GUARDING AGAINST RISK

The more scientists and engineers learn about ground movement responses to earthquakes, the better we can guard against damage

Stanford University launched an unprecedented study to repurpose underground fiber-optic cables to measure soil properties in urban areas In telecommunications,

data are transmitted in the form of light traveling through fiber-optic cables, which are bundles of thin, glass rods. To measure soil properties, these Stanford researchers are looking at the tiny defects in those cables .

These cables – while underground – are constantly twitching under the vibrations of ocean waves, trains, even traffic. Researchers shoot a series of light pulses into a fiber-optic cable and track how the reflected light wobbles – helping them to quickly determine how much the ground shakes . These measurements reveal a lot about the properties of the soil where the cable is buried .

We are bound to learn much more in the future about the way soils behave under seismic shaking

Until then, it is wise to learn the type of soil your building was constructed on in the San Diego area know and the risks that soil may pose to your tenants and your rental income

Recently appointed to Los Angeles Mayor Karen Bass’ Transition Team, Ali Sahabi, previously received the California Governor’s Environmental and Economic Leadership Award for taking a sustainable approach toward community development and environmental restoration in the 543-acre Dos Lagos mixed-use development in Corona, CA A licensed General Engineering Contractor (GEC), Sahabi is an expert in building resilience and sustainability He is Co-Founder and Chief Operating Officer of Optimum Seismic, Inc , which has completed more than 3,500 structural retrofit and adaptive reuse projects for multifamily residential, commercial, and industrial buildings throughout California Contact Optimum Seismic at (833) 978-7664 or visit optimumseismic com to learn more about your adaptive reuse options for your building

Welcome New Members

PROPERTY MANAGERS

Cove La Mesa | Bridge Property Management

Radian | Avenue 5

INDEPENDENT OWNERS

Ascent | Greystar

Audrey Boales

Bob English

Brittany McEwan Co

City Heights Properties LLC

Denia Ray Company

Dennis & Jessica Kaprielian

Elias Properties

Elizabeth McMahon Co

Evans

GDMREAL ESTATE LLC

H.J. Fotinos, Inc.

Joel Schachne

Las Casitas Santiago

Linda Roper

Marie Marron Berkuti

Martin Brickson Company

SUPPLIERS

Valet Living

Mike Liu Company

Nancy VanVeen Company

Petrowski Family Trust

Remi Le Reverend Company

Stacy Nguyen Company

Tamara Hurley Company

In Case You Missed It! Legislative Updates from SCRHA

City of San Diego Gives First Approval to Lease Disclosure Language on Family Daycare

The City Council passed an ordinance to add disclosure language to rental agreements regarding childcare in rental housing. The law that requires housing providers to allow childcare in rentals IS NOT NEW. State law has for many years required housing providers to allow renters to operate childcare in the home and was strengthened in 2019 by AB 234 (Skinner). Under the law, a housing provider must allow a resident to operate a licensed daycare provided the resident meets certain licensing and insurance criteria (See Form #239 - Family Child Care Agreement). SCRHA discussed the issue with Councilmember Campillo’s office and testified at committee in early January when the issue first came forward to ensure that the ordinance would not include anything beyond a disclosure of already existing rights. NO ACTION is required on the part of owners or managers other than ensuring the disclosure language is in the rental agreement when establishing a new tenancy effective January 1, 2024. SCRHA will notify members when the law is signed and will be adding the language to the City of San Diego Rental Agreement upon signage of the ordinance.

County of San Diego Hosting Forums on MEHKOs

The County of San Diego, Department of Environmental Health and Quality (DEHQ) is hosting meetings on the Microenterprise Home Kitchen Operation (MEHKO) program to share program updates and to provide an opportunity to comment on the proposed programmatic options that will be presented to the Board of Supervisors (BOS) in late 2023. DEHQ is soliciting feedback by conducting public engagement meetings. These meetings will be held virtually through Microsoft Teams and will include information on the current State allowances for MEHKO operations and potential ordinance language updates, followed by time for questions and answers. Members who have experience with residents who operate MEHKOs in their rentals are encouraged to attend. Meetings are scheduled for August 8 & 11.

Public housing will be inspected by the new HUD standards as of July 1

As of July 1, 2023, public housing will be inspected by a new standard with others to soon follow. The National Standards for the Physical Inspection of Real Estate (NSPIRE) standards were implemented July 1 for public housing and will take effect October 1 for all other HUDassisted housing like units utilizing Housing Choice Vouchers.

MAXIMIZING MULTIFAMILY BUDGETS: How to Control Costs by Eliminating Financial Inefficiencies

By Brittany Benz

When it comes to finance management, multifamily property management companies already face significant challenges, largely thanks to the size and scale of multifamily operations . However, today’s stubbornly high inflation rates, softening rents, and increased operating costs have made controlling costs and maximizing revenue more difficult than ever As relief from these and other persistent economic stressors isn’t expected anytime soon, it’s time to take control with a brand-new approach: Eliminate financial inefficiencies, especially in ways that can maximize revenue .

While reducing costs is common practice, there’s only so much budget a multifamily property management business can afford to cut before long-term success is jeopardized and the owner, employee, and resident experiences are negatively impacted

Eliminating financial inefficiencies is about recognizing the hidden costs of disorganization — stalled

projects, poor vendor relationships, and increased operational costs — and optimizing for efficiency . Below, we outline the top three places multifamily property management businesses should address first to maximize budgets, improve spending efficiency, and boost revenue

FOCUS ON STRATEGIC PROCUREMENT PROCESSES AND INVENTORY MANAGEMENT

Although procurement is a regular part of day-to-day multifamily operations, multifamily operators rarely have an official procurement process in place Instead, most purchase parts as needed or when someone decides it’s time to place an order .

While team members may appreciate the freedom to purchase what they need when they need it, not having procurement guardrails in place can drain budgets and decrease your purchasing power . Common procurement spending inefficiencies include ordering too many of one part, not ordering enough of the right parts, repeatedly making one-off purchases at higher prices, not working with preferred vendors, or

Please turn to page 26

CALENDAR Register at socalrha.org

Register for events and classes online at socalrha.org. Please note, that all in-person classes

Register for events and classes online at socalrha.org. Please note, that all in-person classes

August 30

Questions? Contact us at events@socalrha.org or 858.278.8070

Questions? Contact us at events@socalrha.org or 858.278.8070

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September 14

10:00A - 11:30A

Mastering the City of SD TPO: In-Person Class!

Don’t miss the chance to learn about the mandatory notices and changes to forms now required by the City of San Diego. This is the last in-person class before the deadline on September 21.

ICON KEY

10:30A - 12:00P

At the Meeting of the Membership, attendees will vote on the incoming 2023 board members. The meeting is free to all SCRHA members, and there is one vote per company. You must register to attend the meeting by 9:30 AM on Friday, September 30, 2022. Please assign the person voting for your company before the meeting.

October 11

Apartment Perspective

Join Moderator, Robert Vallera, Voit Real Estate Services, for a discussion on the current state of rental housing in San Diego and what to expect in the coming year.

ICON KEY ICON KEY

7:30A - 9:30A

Continued from page 23

under-leveraging negotiated rates

To reduce financial inefficiencies in your procurement process immediately, start by taking inventory of all the different parts in each unit today, from faucets to sinks, nuts, and bolts Then, create a centralized and standardized list of which parts and supplies the team can order — including item numbers, pictures, and names — to help ensure consistent purchasing in the future

For multifamily properties that store inventory on site, use the standardized list to see which items are on hand and what’s needed soon . This will help maximize budgets by taking advantage of bulk ordering and eliminating more costly one-off orders .

For multifamily properties that don’t store inventory onsite, work with suppliers that allow teams to quickly and easily order the standardized parts they need to prevent maintenance delays . For example, AppFolio Stack™ partners, Lowe’s and Lowe’s Pro Supply, offer online ordering, savable shopping lists, and same- and next-day delivery for added convenience .

PARTNER WITH PREFERRED VENDORS

Even if in-house maintenance teams can “do it all,” some situations and tasks are best handled by vendors For example:

• When short-term costs lead to long-term benefits: Instead of pulling multifamily maintenance teams away from conducting critical preventative maintenance that can mitigate expensive emergency repairs — such as inspecting AC units before summer temperatures start to rise — hiring a vendor to paint empty units can be well worth the time and initial investment in the long run

• For preventing maintenance team member burnout: For urgent, late-night maintenance needs, having a vendor available for afterhours repairs can help prevent the need for team members to be on call and lower the risk of burnout As a bonus, using technology solutions that can automate emergency request processes, like prioritizing work orders based on urgency and dispatching preapproved vendors immediately, can also help ensure your front office team isn’t on 24/7 and at risk of burnout .

However, when it comes to working with vendors, the procurement economy of scale rule also applies:

By consistently working with one trusted vendor and documenting their rates and information, everyone on your team knows who to contact Working consistently with one vendor also means you can negotiate volume discounts and better control the maintenance experience for residents, since vendors will automatically be seen as an extension of your team and business

TAP INTO MAINTENANCE TO GENERATE ADDITIONAL REVENUE

Sometimes it makes sense to work with vendors instead of having your maintenance teams take care of everything onsite all the time However, there may also be instances in which your multifamily maintenance teams can generate additional revenue for your business by taking on services that multifamily property owners ordinarily contract out .

For example, rather than hiring vendors for services that go beyond basic property maintenance — including landscaping and pest control — owners could hire your multifamily property management company to perform value-add services instead In addition, you may even take value-add maintenance offerings a step further by making them available to other multifamily operators that don’t have the bandwidth themselves

However, to maximize the revenue generated from offering additional, value-add maintenance services, make sure the services being offered are within your team’s skill sets and are part of or can fit into their routine workflows . The goal is to maximize existing resources, not add completely new or highly specialized services such as roof repairs and carpentry .

EXPLORE MORE WAYS TO OPTIMIZE MULTIFAMILY FINANCIAL EFFICIENCIES

Instead of immediately slashing budgets when economic pressures are squeezing your multifamily business, look first at solving for financial inefficiencies . By optimizing your business spending, you’ll be able to streamline critical operations areas, improve your overall purchasing power, and potentially add money back to your budget instead of just taking away from it .

Looking for more ways to optimize your multifamily property management finances and take control in uncertain economic times? Read how you can eliminate even more inefficiencies with a spend management strategy

Your Nominating Committee’s Slate of Officers for 2024

Recommendation: The Nominating Committee is recommending the following slate of Executive Officers and Directors for the 2024 Southern California Rental Housing Association Board of Directors .

Executive Officers

President Aiesha Blevins, Greystar Residential

President Elect Buck Buchanan, Buchanan Property Management Corp .

Vice President Todd Henderson, Independent Owner

Secretary Matt Ruane, Liberty Military Housing

Treasurer Abigail Rex, American Assets Trust LP

Legislative Chair Allison Pfister, Greystar, Legislative Chair Appointment

Immediate Past President Lucinda Lilley, Bridging Influence

Directors Starting New (Returning) Two-year Terms

• Lori Goldman, Avenue 5 Residential, NEW

• Lisa Mason, Baldwin & Sons, NEW

• Kayla Roeder, Cambridge Management Group, AMO, NEW

• Patrick Kappel, Dandy Lion Real Estate, NEW

• Eric Sutton, Creaser & Warwick, Inc., NEW

• Scott Ledesma, Generations Contracting & Emergency Services, Inc., 3rd Term

• Jennifer Ford, Douglas Allred Company, 2nd Term

• Buck Buchanan, Buchanan Property Management Corp., 3rd Term

• Matt Ruane, Liberty Military Housing, 2nd Term

FYI, Mid-term Directors –These are Directors that will return next year to complete their current two-year term. No vote required.

• Natasha Howell, Independent Owner, 2nd Term

• Mark Feinberg, Heinz & Feinberg, 2nd Term

• Abigail Rex, American Assets Trust, LP, 3rd Term

• Shannon Kelly, Independent Owner, 3rd Term

• Lucinda Lilley, Bridging Influence, 3rd Term

• Todd Henderson, Independent Owner, 3rd Term

• Alex Winborn, H.G. Fenton Company, 1st Term

• Kimmi McBride, Cushman Wakefield, 1st Term

• Aiesha Blevins, Greystar Residential, 3rd Term

Extended Terms

Aiesha Blevins, President, Lucinda Lilley, Immediate Past President

If you should have any questions about the process, please feel free to contact Alan Pentico, Executive Director Please remember that, for the benefit of the Membership, the Nominating Committee’s work is absolutely confidential, and independent of the Board of Directors . Please respect that confidentiality as it strengthens the resolve of the Association .

Thank you!

Alan Pentico, Executive Director

Lucinda Lilley, Chairperson 2023

2023 Nominating Committee

Lucinda Lilley, Immediate Past President/Chairperson

Kendra Bork, President 2020

Todd Henderson, Vice President

Staff Liaisons: Alan Pentico, Executive Director

Aiesha Blevins, President

Abigail Rex, Board Member

Buck Buchanan, Treasurer

C E L E B R ATI N G

Griswold Real Estate Mgmt., Inc.

Clark Commercial Investments

John Souza Company

Barbara Strong Company

Leon Edmonds Company

Sherry Ann Hackett Company

Team Bourda Incorporated

Ocean Realty

William Hilsdorf Company

Donald & Adla Tessier

Ruben Ascanio Company

Bonnell Goycochea Company

Hoppe Casa Del Sol, LLC

Larry M. Kelly

Thomas Lowe

Cox Realty

William Hagerty Company

Marsha Reece Company

Celeste Taylor Company

Doris McDowell Company

Joanne Freitas

Kevin Dean Company

Mike D’Angelico Company

David Anderson Company

James and Nancy Essery

Henry Cagle Company

Debbie

an ANNIVERSARY This Month

10+ years of membership

Home Terrace

La Mesa Park

Pomerado Terrace| Pomerado District

Liberty Military Housing

Admiral Hartman

Bayview Hills

Beech Street Knolls

Rasor Properties

Delevan Lisk Company

Vista Del Mar Investments| Oceanview Terrace Apts.

South Bay Community Services

America’s Finest Carpet Company

Villa Gardens AMFLP

Robert & Ann Blakemore

Ray & Susie Mathews

Phil Kasavage Company

Arnold Baynard

Marlyn McDonald Company

Glenn Hom and Rosemarie Lim

Mike Urbano Company Canyon View

Chesterton

Chesterton Townhomes

Chollas Heights & Historical

Eucalyptus Ridge

Howard Gilmore Terrace

Lofgren Terrace

Mira Mesa Ridge

Orleck Heights

River Place

Santo Terrace

Silver Strand I

Terrace View Villas

Village at NTC

Village at Serra Mesa

Frank Real Company

Georgette

Philip

Ear

The

Miramar

Ben Zanin Company

Sholeh Mahmoudian Company

Conservice Utility Billing & Mgmt

Laura Middlebrook Company

Barbara Brooks Company

Phillips Investment Corporation of California

Phillips Realty & Management Inc.

Mike Fogarty & Laura Shoemehl

Aero Ridge

Randi Osen Company

Robert O’Dwyer Company

James S Dunlop Company

Charles Been Company

Draper LLC

TSD Unlimited

Warren Properties, Inc.

Marcia Martin Company

Maryann H. Augustine

Mona Cacciari Company

account, or were taken under new ownership, the member will not appear here. If you feel that your membership should be in this list and is not, please contact the publications department at publications@socalrha.org

Robert Davila Company

Independent Rental Owners Face 3 Myths We Need To Bust

by By Max Glassburg, Yardi breeze

In the world of independent rental owners (IROs), there are a few myths we need to bust These falsehoods can negatively impact rental property owners who believe them and miss out on the full potential of their businesses

This article is based off a panel discussion Yardi Vice President Chris Ulep took part in at the National Apartment Association’s (NAA) premier rental housing industry event, Apartmentalize, that took place June 2023 They discussed three myths:

1 IROs are all small businesses

2 . Most IROs are too small to use technology or automation

3 . IROs cannot impact communities as much as a large rental operators

MYTH 1: IROS ARE ALL SMALL BUSINESSES

Some people believe that all IROs are small businesses So, let’s look at some stats that bust this myth wide open .

It’s important to remember that the term “independent rental owner” has nothing to do with the size of the portfolio or number of doors . It largely Please turn to page 35

*Based on tests conducted by manufacturers.

forward-thinking. Now, Gen Z is not as concerned with recreation or downtime at the office, rather a financial investment in their future. However, stock options and a standard 401(k) won’t cut it when they are actually searching for “student loan assistance, tuition reimbursement, and maternity and paternity benefits.” This generation values a work-life balance and is highly optimistic for the future, so these types of benefits will not only attract but also encourage them to stay and take advantage of these opportunities.

Continued from page 32

concerns whether you hold an ownership interest and play an active role in property operations

According to NAA, as of May 2023, there are 70,203 individuals and an additional 11,698 companies registered as IROs . Those are impressive numbers!

Data from Yardi Matrix shows that there are over 5,000 owner-managed properties listed as noninstitutional (independently owned and operated) . It’s true that the IRO segment does consist of a considerable number of owneroperators with small portfolios However, the evolution of businesses within this sector shouldn’t be ignored . Many small companies are growing at a rapid pace . Even as partners or investors are brought in, these businesses continue to be managed and operated by the same owners

Gen Z job seekers cite a company’s commitment to diversity as an important factor in deciding whether or not to accept an offer.” Here it is very important for a company to talk the talk and walk the walk. Diversity and inclusion cannot just be a phrase in your company’s mission statement or a committee that meets once a quarter. This dedication needs to be seen in initiatives like asking one’s pronoun preference, adequate accommodations for those who are differently-abled, policies to ensure fair and equal pay, etc.

RESOURCES FOR IROS

They Want to See Diversity and Inclusion

This highly educated, highly diverse generation is craving a passion and dedication to diversity and inclusion from their employers. As a result, “86% of

Regardless of the size, each IRO has unique needs and requirements, and this is where organizations like NAA become crucial . By offering educational resources and support, these bodies contribute to the growth and success of IROs

REAL-WORLD SUCCESS STORY

Rob Chiang is founder and CEO of RC Real Estate

He started his journey in property management with one small duplex . Today, his portfolio includes over 400 multifamily and single family units

feel if it’s a right fit, the offer should be made. “Nearly one in five Gen Zers expect a job offer one week from the initial phone screen. The majority expect an offer within two weeks.” Whether this expectation is realistic or not, companies that make an actionable change to speed up their hiring process will win top Gen Z talent.

*Statistics pulled from Yello

Rob’s story mirrors many within the IRO community . His story highlights the growth potential that comes from knowing the community, leaning into technology and being willing to modernize operations Rob breaks the stereotype of independent rental owners being small-time operators .

MYTH 2: IROS ARE TOO SMALL TO USE TECHNOLOGY OR AUTOMATION

They Want an Offer, and They Want it NOW

Standard HR procedures make it difficult to establish a hiring committee and follow the correct protocol when extending an offer. Gen Z wants no part of that. They

There’s a stereotype that IROs are technologically behind the curve: they don’t have smartphones, professional websites or digital databases, resort to paper applications, etc . This myth couldn’t be further from the truth . Today’s IROs can — and do — lean into technology .

Please turn to page 37

Continued from page 35

PORTFOLIO SIZE DOESN’T DETERMINE TECH ADOPTION

Megan Orser is CEO and director of property management at Smart Moves LLC . Hers is a small business with big tech They boast a modest 15 units to their name currently, but they’re fully cloudbased and heavily reliant on technology . They use QR codes, TikTok and Instagram to attract new business and have devised a free online booking system . Their approach includes offering self-guided tours and utilizing Bluetooth lockboxes for secure access .

LOCATION DOESN’T RESTRICT TECH USE, EITHER

Most of Smart Moves’ properties are located in low-tech, blue-collar communities, but their renters appreciate the convenience of modern technology . They apply, pay rent and submit maintenance requests online When Smart Moves was even smaller, operating only nine units, it leveraged software to streamline operations and mimic the strategies of larger businesses .

Given recent advances in affordable cloudbased property management software, the tech landscape has transformed It’s now essential for every IRO, regardless of size, to explore the latest advancements and optimize their operations to meet customer demand and stay competitive

EXAMPLES OF CREATIVE OPTIMIZATION

The current tech market offers numerous options . For instance, a chatbot can answer customers’ queries without the need for human intervention . Similarly, outsourcing or automating some of your accounting processes can make your operations

more efficient without having to add administrators . And contrary to popular belief, you don’t need a massive portfolio or a hefty budget to adopt these features .

There are plenty of other tools that small operators can use . For example, you can offer real-time availability and pricing on your website, just like larger businesses It’s just as easy to provide online leasing applications and resident screening, collect electronic signatures and let tenants pay rent and submit maintenance requests with a resident app or online portal

Even small operations can outsource invoice, check scanning and bill pay services if needed These tools can save you from endless spreadsheets and free up crucial time to interact with your residents .

MYTH 3: IROS CANNOT IMPACT COMMUNITIES AS MUCH AS LARGE RENTAL OPERATORS

Who says independent rental owners can’t make a significant impact on their communities? We’re here to set the record straight and highlight the pivotal role IROs play in shaping their neighborhoods and cities

IROS & COMMUNITY DEVELOPMENT

IROs often step into areas where larger businesses fear to tread For instance, areas dealing with property blight can be rejuvenated by IROs who invest in rehabbing or rebuilding properties . Despite the potential financial risk, these projects are led by passionate business owners who believe deeply in their communities .

There are countless stories of IROs transforming

Please turn to page 38

Continued from page

neighborhoods that were overlooked by larger operators By approaching these projects with patience, perseverance and a community-first mindset, IROs can have a significant impact on local development .

IROS & SOCIAL IMPACT

Independent rental owners have influence that extends beyond physical development . They also contribute to the social fabric of their communities Some organize veterans’ breakfasts or educate their residents on financial literacy while others offer paid time off to their employees for community service . These initiatives show a commitment to community and a capacity to make an important social impact .

IROS & LEGISLATION

Independent rental owners and small business leaders often have a unique connection to local legislation . This allows them to influence policy at the most direct level They can get involved in local politics or actively engage with their representatives

In this way, IROs can advocate for their communities, especially in areas that are often

overlooked by larger entities . By sharing their stories and illustrating the positive changes they’ve made, IROs can become major drivers of change in their communities .

IROS & SUPPLIERS

Many IROs impact their communities by establishing relationships with suppliers . Suppliers play an integral role in the rental industry, and their involvement can boost the industry’s reputation Suppliers and business owners who invest in social responsibility can make a significant difference at the local level .

SEEING IROS IN A NEW LIGHT

Hopefully, we helped set the record straight . Independent rental owners aren’t just “small fish” in the housing market In fact, they’re rapidly embracing technology and automation, making operations smarter and more efficient . They often bring a unique, personal touch as well as local connections that make their communities feel more like home .

And that’s the truth about IROs .

The SCRHA Business Directory of Suppl iers is where you'l l find the products and services you need to run a successful rental business.

SCRHA member first to invest in businesses that support a thriving rental housing community!

griswold

SAVE MONEY BY ENCOURAGING RESIDENTS TO CONSERVE UTILITIES

As a Housing Provider, managing expenses is an essential aspect of maintaining a healthy return on your investment and ensuring long-term success . One area where costs can add up quickly is utilities, such as electricity, gas, wifi access, sewer, trash collection and - especially - water Utility costs continue to rise and water bills have shot up dramatically over the last several years in many areas .

By encouraging your Residents to conserve any master-billed utilities, you can not only reduce operational costs but also contribute to environmental sustainability Read on for effective strategies to motivate Residents to conserve utilities, ultimately saving everyone money .

EDUCATE AND RAISE AWARENESS

Start by educating your Residents about the importance of conserving utilities . Provide them with information on the environmental impact of excessive consumption and the benefits of energy and water conservation Encourage responsible practices such as turning off lights when not in use, using energyefficient appliances, taking shorter showers and reporting any leaks or malfunctions promptly By creating awareness, you empower your Residents to make informed choices that align with both their personal interests and environmental responsibility .

Dan Sharabi, CEO of Livable, is dedicated to educating Residents of the Housing Providers enrolled in the Livable platform “Our site is populated with

Please turn to page 43

Contributed by the Livable Content Team

conservation tips for Residents and we also provide a guide that Housing Providers can share with their Residents to help everyone save We strongly believe that what’s good for the planet is good for your wallet!”

INSTALL ENERGY-EFFICIENT APPLIANCES

Upgrade your rental property with energy-efficient appliances, such as Energy Star-rated refrigerators, dishwashers and washing machines . These appliances consume less energy, resulting in reduced utility bills for both you and your Residents . Energy-efficient devices often offer superior performance and longevity, making them a valuable investment for your rental properties in the long run .

Highlight these features to prospective Residents during property showings, emphasizing the potential savings they can enjoy by choosing your rental property . Younger potential Residents highly value conservation and are most likely to seek out places to live where efficient appliances and low-flow water fixtures are in place, so having them can be an important part of marketing your listings .

IMPLEMENT RATIO UTILITY BILLING

Ratio Utility Billing, or RUBS, can be a powerful tool for encouraging utility conservation on master-billed utilities . If Housing Providers use a platform like Livable, Residents become directly responsible for their utility consumption and can track their usage, reduce it and save money on utilities like water This visibility leads to more mindful consumption habits, as Residents become aware of the direct impact of their actions on their utility bills Ratio Utility Billing, done properly, also eliminates disputes among Residents regarding shared utility expenses, ensuring fairness, transparency and accountability .

Unlike submetering, RUBS doesn’t require expensive equipment purchase, installation and maintenance . It is significantly less expensive than submetering and can help Housing Providers recover up to 90% of master-billed utility bills, especially water

PROVIDE ENERGY-SAVING TIPS AND RESOURCES

Create a resource guide or brochure that outlines energy-saving tips specific to your rental property . Include suggestions such as using weatherstripping to seal gaps around windows and doors, setting thermostats at energy-efficient temperatures, and utilizing natural lighting whenever possible Share this guide with new Residents during the move-in process and make it easily accessible in common

areas . By providing practical advice and resources, you empower Residents to make immediate changes that result in long-term savings

INVEST IN REGULAR MAINTENANCE AND UPKEEP

Stay proactive in maintaining your rental property’s utilities to ensure optimal efficiency . Schedule regular inspections to identify and repair any leaks, faulty faucets, or inefficient HVAC systems promptly . Check weatherstripping on windows and doors seasonally . Regular and seasonal maintenance not only saves on utility costs but also helps preserve the longevity of your property’s infrastructure Additionally, responsive maintenance fosters goodwill and trust with Residents, reinforcing the importance of conservation efforts

Make sure that your Residents know you want them to report even minor issues like running toilets and dripping faucets so they can be repaired before they become big problems! Some Residents feel like maintenance and repair requests will be held against them in some way, but you can set the tone to make sure that they are comfortable doing so

INCENTIVIZE CONSERVATION EFFORTS

Consider implementing a rewards program to motivate Residents to conserve utilities Offer incentives such as reduced rent, gift cards, or other perks for Residents who consistently demonstrate responsible utility usage or hit a certain amount of reduction . You can also organize periodic contests or competitions to encourage friendly competition among Residents in reducing their consumption . By providing tangible rewards, you create a positive environment that fosters a sense of shared responsibility for conservation .

Encouraging Residents to conserve utilities is a win-win situation for both Housing Providers and Residents By implementing the strategies discussed above, you can reduce operational costs, attract environmentally conscious Residents and contribute to a more sustainable future . By working together with your Residents, you can create a community that prioritizes conservation, ultimately saving money for everyone involved .

Ready to explore implementing RUBS in your rental properties? Livable can help! Pick a time to discuss your unique needs and our custom solutions with one of our team members . Designed for the independent rental owner, Livable never requires a unit minimum and has options to help you save even if your properties are rent-controlled!

THE AGE OF WEALTH REDISTRIBUTION

Our industry is likely at a key strategic inflection point . An inflection point facing an industry is discussed by Andy Grove, founder, and former CEO of chip maker Intel, in his book Only the Paranoid Survive . He describes a key inflection point as a time in the life of a business when its fundamentals are about to change . He cites six categories of cataclysmic changes: competition, technology, customers, suppliers, complementors, and regulation (emphasis mine) He explains that strategic inflection points creep up on you gradually . “They are often not clear until you can look at the events in retrospect.” [1]

We face a tsunami of adverse regulation which is increasing in force and effect and is unlikely to abate in our lifetimes . How can I make such a bold statement?

I do so after heeding the advice of technology entrepreneur Elon Musk whose fame extends across multiple industries, including space exploration, electric vehicles, and technology . Elon Musk often refers to the concept of “reducing things to first principles” in his problem-solving approach. First principles thinking is a problem-solving approach that involves breaking down complex problems into their fundamental components or principles to uncover innovative solutions that would otherwise remain hidden. [1]

We are familiar with most of the regulatory threats:

• Repeal Costa-Hawkins/Eliminate Ban on Vacancy De-Control

• Modify Prop 13

Wesley V. Wellman

Wellman Realty Company

2812 Santa Monica Blvd , Suite #203

Santa Monica, CA 90404

Direct: (310) 829 – 7423

Fax: (310) 829 – 2079

DRE License No 00467451

Email: wes@wellmanproperties com

www wellmanproperties com

Please turn to page 46

• Eliminate 1031 Like-Kind Exchanges

• Increased tax rates on decedent estates, gifts, and generation-skipping transfers

• Imposition of a California Estate Tax

• Raising the Capital Gains Rate

• Increase Medicare Tax Rate

• Increase Minimum Tax Rate

• Imposition of a Wealth Tax

• More and Higher Real Estate Transfer Taxes

• Reparations

• Expansion of Rent Control and Regulations

• Endless varieties of litigation from laws written by lawyers and adjudicated by pro-tenant judges and juries

• Generational shifts in elected officials to younger people “educated” in schools that despise traditional property rights .

A “first principles” look at these and similar issues reveals an obvious truth; they all seek to address the enormous and rapidly increasing Wealth Gap between rich and poor in our country . Here are some things to know about the Wealth Gap:

1 . The three richest Americans (Jeff Bezos, Bill Gates, and Warren Buffett) held a combined fortune of $248 5 billion in mid-September 2017, which was more wealth than the bottom 50% of the country This means that just three individuals had more wealth than about 165 million people. [3]

2 . The share of aggregate wealth going to upperincome families increased from 60% to 79% from 1983 to 2016. [4]

3 Upper-income families were the only income tier able to build on their wealth from 2001 to 2016, adding 33% at the median . On the other hand, middle-income families saw their median net worth shrink by 20% and lower-income families experienced a loss of 45%. [4]

4 . The top 10% of households by net worth hold nearly 70% of the country’s wealth. [5]

5 America’s richest 01 percent have accumulated more wealth, but they have paid a smaller share of total U.S. taxes. [6]

6 . In 2019, 38 .7% of households do not own a home and 41 2% do not have a retirement account. [7]

7 . Racial wealth inequality, particularly the Blackwhite wealth gap, is substantial in the US . In 2019, the median wealth for white households was $188,200, compared to $24,100 for Black households and $36,100 for Hispanic households. [8]

8 Between 2001 and 2021, the median rent in the California increased 17 .9%, while median household income went up only 3 2%

9 . There are over 75,000 unhoused people living in L A County, reflecting a 9% increase just in the last year . In virtually every opinion poll, homelessness, and crime, it’s close relative, are the top issues for which there are no proven solutions; only calls for more funding

Large wealth gaps can lead to social unrest, as marginalized communities become increasingly frustrated with their lack of economic opportunity and the concentration of wealth among a small group of individuals . This can manifest in protests, riots, and other forms of civil unrest. [9] The concentration of wealth among a small group of individuals can contribute to economic instability, as the economy becomes more vulnerable to shocks and disruptions This can lead to recessions, financial crises, and other forms of economic turmoil. [10]

The wealth gap in this country is so acute that it will not reach any kind of equilibrium in the lifetimes of the readers of this article .

Governments address wealth gaps through a variety of means including income support or transfers such as government programs like welfare, free healthcare ,food stamps, [11] and increasing the minimum wage. Implementing policies that promote asset-building opportunities, such as homeownership and access to credit, can help marginalized communities accumulate wealth and close the wealth gap Governments make investments in education, beginning in early childhood with programs like Head Start and Universal Pre-K [12]. Efforts are underway to make the tax code more progressive . And then there is the mother of all social programs-development and support of affordable housing. [13]

As you can see, all the mechanisms require the support of tax revenues . While all wealthy individuals will likely be affected by this, some will be less affected than others . The very wealthy have access to global advisors than can create mechanisms to shelter assets from taxation and confiscation and help facilitate the

Continued

relocation of assets to more favorable jurisdictions Apartment buildings are the low hanging fruit . They can’t be moved and there are restraints on evicting tenants . Landlords are stereotyped as rich and greedy and are universally despised

Policy makers discovered during the COVID pandemic that Emergency Declarations can suspend private property rights, allowing legislators the freedom to do pretty much whatever they want during the pendency of an emergency which they define themselves .

There is an increasing drumbeat in the press highlighting housing issues . Just in the last few days while writing this article I saw these reports

The Los Angeles Times had the following titled articles: “Homeless, when you just can’t afford the rent,” “Homeless, vulnerable and ignored. Unhoused single women suffer high levels of violence, a study says,” “L.A. is roasting. Save lives by mandating A/C in rentals,” “Report looks at factors in Latino wealth disparity,” and “Finding common ground on stolen land . An anti-racism activist with Indigenous roots in California dreams of a united front in the fight for reparations.” The New York Times featured an article titled, “Does Your Representative Also Pay Rent?’ concerning the growing trend of legislators flouting their pro-renter bona fides by bragging of their status as renters . The New York Times also contributed “As Landlord in Past Year, King Charles Raked It In.” The Wall Street Journal published, “Resets Damp Affordable Housing Supply As government protections end, landlords are free to charge market rates.” The New York Post offered, “NYC push for ‘Reparations.’ Fixing wealth ‘deprivation.’” In the L.A. Daily News we find, “Plan to end systemic racism advances County wide racial equity strategic program will focus on five issues.” The Santa Monica Daily Press offered, “Some of California’s “cheapest” cities have seen the biggest tent hikes.” Again, all this in less than a week .

The Supreme Court won’t save us . Rent Control in some form or another has been around since World War II and it has never intervened . I remember when rent control passed in Santa Monica in 1979 Many owners said to me, “It will never hold up It’s unconstitutional.” In the 44 years since, we have learned a disillusioning lesson; The law isn’t what it says it is . The law is what the judge says it is and judges are, for the most part, politicians in robes

Most of the readers of this magazine live in a bubble . We live in affluent areas and rent to affluent tenants So, it is easy to pretend to ourselves that the Wealth

Gap problem doesn’t exist, is overblown and won’t affect us . Our rents are at all-time highs and have anesthetized us into believing, as many owners have said to me, “we’re fine.”

The Library of Congress lists the U .S . History Primary Source Timeline as follows: Colonial Settlement, 1600s, 1763, The American Revolution, 1763 – 1783. New Nation, 1783 – 1815. National Expansion and Reform, 1815 – 1880, Civil War and Reconstruction, 1861-1877, Rise of Industrial America, 1876-1900, Progressive Era to New Era, 1900-1929, Great Depression and World War II, 1929-1945, The Post War United States, 1945-1968. [14]

I suggest we have entered a new era which can be called the Age of Wealth Redistribution

If you really believe “we’re fine,” then you will do nothing except file this article with the junk mail

If, on the other hand, you are no longer in denial and are awakening to the existential threats to our industry and your financial security, you should begin considering a way forward There is no one-size fits all solution to this dilemma and I don’t pretend to have all the answers Some options are repositioning some or all assets to other real estate types less politically radioactive than apartments, moving assets out of California to more business-friendly states, and converting property to a different use where allowable .

Let’s go back to Andy Grove who writes that most strategic inflection points creep up on you gradually “They are often not clear until you can look at the events in retrospect . A strategic inflection point is a time in the life of a business when its fundamentals are about to change . The change can mean an opportunity to rise to new heights But it may just as likely signal the beginning of the end . Given the amorphous nature of an inflection point, how do you know the right moment to take appropriate action, to make the changes that will save your company or your career? Unfortunately, you don’t But you can’t wait until you do know: Timing is everything . If you undertake these changes while your company is still healthy, while your ongoing business forms a protective bubble in which you can experiment with the new ways of doing business, you can save much more of your company’s strength, your employees, and your strategic position.” [1]

INSPECTION

Whether you have a deck, balcony, walkway, or stairway, you need an inspection report to comply with the ordinance.

DESIGN

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655 WB Operating LLC

All Points Real Estate

Alliance Investment Corp

AltaCima Apartment Homes

American Assets Trust LP

Antelope Ridge (Sentinel Real Estate)

Arbor Terrace

(619)702-0655

(619)298-7724

(858)597-4900

(858)565-8333

(858)350-2564

(951)672-8181

(619)293-3612

Arbors at California Oaks Apartment Homes

(951)461-3264

F

Five Peaks Property Management (619)814-7505

Foothills at Old Town (951)676-7545

Gables at Alta Murrieta (951)698-0628

Gables Oak Creek (951)600-9696

Gables Point Loma (619)223-6577

Griffis Mission Valley (619)220-0530

Griswold Real Estate Mgmt., Inc (858)597-6100

H

H G Fenton Company (619)400-0120

Hanken, Cono, Assad & Co (619)698-4770

Heartland Associates Inc (619)462-2082

HeetWave Properties (888)557-4338

Holland Partner Group (360)940-0251

Horizon Properties Management Service(619)482-3054

Humphreys Residential (619)865-0389 I

Iconic on Alvarado | BH Management Services (619)286-3990

Income Property Advisors Inc. . . . . . . . . (858)279-1500

IPI Property Management (858)277-2700 J

Jensen Properties (858)449-7294

Asset Property Management

Avenue 5

(858)560-9363

(206)582-3333

Johnston Property Management, Inc. (760)944-0703

K

Paul Langley Company . . . . . . . . . . . . . . (415)431-9104

People Helping Others Prop. Mgmt (619)282-5400

Pierside North | Greystar . . . . . . . . . . . . . (949)202-3991

Pierside South | Greystar (760)433-3500

Professional Real Estate Management (619)297-7736

Providence Real Estate Management Corporation ........ . .......... . .... . . . .. . . . . . . (760)525-8705

R

R. A. Snyder Properties, Inc. . . . . . . . . . . (619)297-0274

REC Properties| Peasquitos Point Apts (858)484-5047

Rehmann Realty Group . . . . . . . . . . . . . . (619)440-5669

RG Investment Real Estate Services Inc (858)268-5004

Richman Property Services ...... . . . . . (813)262-0401

Riveroaks |Waterton Residential (760)721-8585

Rohn Properties Management . . . . . . . . (619)990-7433

Rolling Hills Gardens | Greystar (619)482-7583

S

San Diego Housing Commission (619)578-7531

San Diego Realty Services...... . . . . . . (619)713-1044

Sardo Properties (619)405-9418

Scott Management Company (310)370-2696

ScottWay Capital (619)209-3544

SD Rent Pros (619)884-0906

Sea West Property Management (760)787-6035

Shapell Properties, Inc (323)988-7590

South Bay Community Services (619)420-3620

Award Property Mgmt

(619)471-1755 B

Beard Property Management

Bob Cota Realty

Book and Ladder

Brentwood Management Co

Bridge Property Management

Brycorp, Inc

(619)892-8722

(619)465-9934

(949)209-8347x0029

(619)220-8595

(801)716-5795

(619)920-7174

KFR STAR Realty .. . .............. . . (619)293-7653

L

Leonero Properties . . . . . . . . . . . . . . . . . . (619)273-4350

Liberty Military Housing (858)874-8100

Little Italy | Greystar ....... . ......... . (619)677-1799

Logan Property Management (619)260-5562

Lyon Living ....... . .......... . . . ... . (949)838-1274

M

Southwest Equity Partners (760)419-5300

Sudberry Properties, Inc (858)788-9840

Summit Realty and Management (619)423-3023

Sun An Sea Property Mgmt (619)298-4160

SunRidge Properties, Inc (858)578-3600

Sunrise Management Company AMO (858)751-1768

T

Team Bourda Incorporated (619)851-3784

Buchanan Property Management Corp

(619)497-0771

(619)269-0276 C Cambridge Management Group, AMO

Cardinal Group Management

CASAVIDA

(858)454-8857

Chase Pacific Property Management and Real Estate Services. . .... . . . ..... . .. . .. .. .... . .

(858)271-8841

City View Apartments|Greystar ... . ... . (619)234-0134

Community Research Foundation, Inc.

Core Property Group

(619)275-0822

(619)399-7279

Cushman & Wakefield . .. . ........ . . . (949)224-2929

Delta Property Management .... . .... . (619)465-5851

Douglas Allred Company . . ..... . .... . (858)793-0202

Eagle Glen Apartments | Greystar . . . . . (951)461-4565

Elite Property Management . ....... . . . (619)823-3712

Euston Management

Maya Linda Apartments........ . .... . (858)566-5350

MG Properties (858)658-0500

Mira Bella Apartments | Simpson Property Group (858)560-5720

Modera San Diego | Mill Creek Residential (619)500-8509

Noah Realty (858)504-0416

Oakleaf Apartments | Management Works (760)433-9510

Ocean Breeze Apartments|Greystar (619)428-3369

Olympus Property (858)268-8858

Pacific Commercial Management, Inc (858)450-6886

Parkdale Apartments | Norco Mgmt. Corp (760)737-9017

Pasas Properties, Inc (619)607-7560

Thatcher Properties, Inc (619)286-4250

The Dylan | Afton Properties . . . . . . . . . . (760)439-2752

The Helm Management (619)589-6222

The Premiere Residential, LLC . . . . . . . . (858)455-7711

The Rey Apartments | Berkshire Communities ........ . .......... . .... . . . .. . . . . . . (408)614-5587

Torrey Pines Property Management (858)454-4200 U

UDR, Inc (720)283-6120

Urban Coast Properties, Inc. ..... . . . . . (619)797-6733

Valentina by Alta . . . . . . . . . . . . . . . . . . . . (619)391-2700

VandenBerghe Properties (925)819-1009

Whispering Oaks Apartments | Greystar (760)471-1262

Willin Properties ........ . ...... . . . . . . (619)298-0500

Z Zimmerman Property Management. . . . (619)546-5361

forward-thinking. Now, Gen Z is not as concerned with recreation or downtime at the office, rather a financial investment in their future. However, stock options and a standard 401(k) won’t cut it when they are actually searching for “student loan assistance, tuition reimbursement, and maternity and paternity benefits.” This generation values a work-life balance and is highly optimistic for the future, so these types of benefits will not only attract but also encourage them to stay and take advantage of these opportunities.

They Want to See Diversity and Inclusion

This highly educated, highly diverse generation is craving a passion and dedication to diversity and inclusion from their employers. As a result, “86% of

Gen Z job seekers cite a commitment to diversity important factor in deciding whether or not to accept Here it is very important company to talk the talk the walk. Diversity and cannot just be a phrase company’s mission statement a committee that meets quarter. This dedication to be seen in initiatives asking one’s pronoun preference, adequate accommodations those who are differently-abled, policies to ensure fair and pay, etc.

They Want an Offer, and Want it NOW

Standard HR procedures it difficult to establish a committee and follow the protocol when extending Gen Z wants no part of

Surface Experts Central San Diego(858)926-4041

CARPET CLEANING

Cleanology Housekeeping Personnel Service (619)281-2532

CARPET SALES & FLOORING

America’s Finest Carpet Company (800)888-1568

C R FLOORING COMPANY . . . . . . (619)748-0015

J & C Carpet Company (619)498-1424

KJ Carpet Wholesale (909)455-0180

Sid’s Carpet Barn, Inc. (619)477-7000

CLEANING & JANITORIAL SERVICES

Atlas Property Service .......... (858)386-4578

1031 EXCHANGE & TRUST SERVICES

SMIB Management Inc. ..............

ADVERTISING & MARKETING

Apartment News Publications

Apartments.com

Effortless Ads

Financial Designs, Ltd.

J&J Creative, LLC

(619)206-5550

(714)893-3971

(888)658-7368

(214)952-9862

(858)597-1980

(760)703-4471

SOCi, Inc. ................ (858)225-4110x103

Zillow Rentals

(206)516-2263

Zumper ...................... (760)264-6429

APARTMENT BROKERAGE / SALES

Doug Taber CCIM - Rental Housing Broker

(619)483-1031

APPLIANCE MAINTENANCE & REPAIR

Mr. Appliance of Ramona . . .

APPLIANCE SALES

Western State Design, Inc.

(760)896-4994

(510)931-7099

ASPHALT & ASPHALT MAINTENANCE

AMS Paving, Inc.

ATTORNEYS-AT-LAW

Andrew Griffin

Heinz & Feinberg

Todd A. Brisco & Associates, APC

Kimball, Tirey & St. John LLP ....

BACKFLOW TESTING

Pacific Backflow Company, Inc.

(858)880-6133

(619)440-5000

(619)238-5454

(714)634-2814

(619)234-1690

(760)639-4000

San Diego Backflow Testing, Inc. (877)363-8378

BALCONY INSPECTIONS

Pacific InterWest . .

BANKS

Banc of California

First Republic Bank

(657)276-1629

(858)320-8410

(760)525-1679

BATHROOM REMODELING & REFINISHING

American Bathtub Refinishers

BROKERAGE

(619)265-9200

Doug Taber CCIM - Rental Housing Broker

(619)483-1031

CABINET AND COUNTERTOPS

Grand Design Kitchens

(760)789-0992

Cabinets And More ............ (858)231-8532

Marjan Stone

Qwikkit

(719)651-2041

(713)540-3205

Cleanology Housekeeping Personnel Service

............................ (619)281-2532

DAPA Janitorial Services Inc. “Customized Cleaning Soultions” (619)221-9292

Pacific Coast Cleaning, Inc. (858)565-1603

SD Construction Cleaning & Janitorial LLC

............................ (619)534-1189

Sea Crest Services, Inc. (949)477-4961

Surface Experts Central San Diego (858)926-4041

TWS Facility Services (888)883-1915

COIN-OPERATED LAUNDRY EQUIPMENT

All Valley Washer Service (800)247-1100

PWS Laundry/Alliance (323)490-1868

WASH Multifamily Laundry Systems (858)279-1234

Washtek, Inc. (760)735-2495

CONSTRUCTION AND REMODELING

Cambridge Maintenance and Property Services, Inc. (619)320-8334

Chameleon Contractors Inc.

Dexcore Restoration (619)993-3417

Larry O’Dell Construction (619)501-5252

McMillin Contracting Services (619)401-7000

Workright Property Services Inc (858)751-6312

CONSTRUCTION MANAGEMENT

Southern Cross Property Consultants (858)945-2629

DECK COATING

General Coatings Corporation (619)707-2639

Life Deck Coating Installations (619)262-8600

ELECTRICAL CONTRACTORS

Kennedy Electric (619)582-6568

EMERGENCY SERVICE FLOOD / FIRE

All Dry Services of San Diego (858)353-1646

ATI Restoration, LLC (619)318-2807

BELFOR Property Restoration (858)847-9886

Commercial Restoration Company (720)427-2932

Pinnacle Services - 1 ........... (877)673-9049

RAMM Restoration (760)807-8743

EMPLOYMENT AGENCY

The Liberty Group (951)744-0057

ENVIRONMENTAL: ASBESTOS / LEAD / MOLD

Alliance Environmental Group, LLC (626)633-3500

BELFOR Property Restoration (858)847-9886

JJ&S Environmental Services .... (760)536-3178

FINANCIAL SERVICES

Taxable Wealth ................ (858)221-7521

FIRE EQUIPMENT SALES & SERVICE

Bay Alarm Company (858)209-7859

Standard Electronics (619)596-9950

Symons Fire Protection (619)588-6364

FITNESS EQUIPMENT & SALES

Advanced Exercise (303)996-0048

FLOOD DAMAGE

BELFOR Property Restoration (858)847-9886

FLOOR COVERINGS

Redi Carpet Sales of California , LLC (858)576-8400

Star Flooring & Remodeling 619-282-4000

Surface Experts Central San Diego (858)926-4041

FURNITURE RENTALS

Cort Furniture Rental ........... (858)549-0800

GENERAL CONTRACTORS

A-S General Contracting (619)379-9410

BELFOR Property Restoration (858)847-9886

BluSky Restoration Contractors, LLC (619)398-0200

Camp Construction Services ..... (713)413-2267

M. C. Contracting Service (619)282-3083

McMillin Contracting Services (619)401-7000

HEATING & AIR CONDITIONING

Sam’s Heating and Air Conditioning, Inc.(619)697-9824

INSURANCE

Crest Insurance Group (858)547-1128

Farmers Insurance McWhirter Agency (619)463-7320

Pro Specialty Insurance Services (888)558-4776

INTERNET SERVICE PROVIDER

Cox (858)836-7582

Quantum Fiber (360)931-9864

KITCHEN REMODELING

Kitchen Tune-Up of North San Diego (858)206-9602

McMillin Contracting Services (619)401-7000

LANDSCAPE MAINTENANCE & SERVICE

Landcare Logic . . . . . . . . . . . . . . . (951)316-8002

Pacific Green Landscape, Inc. (619)820-6614

LEAK DETECTION

Cable, Pipe & Leak Detection, Inc. (619)873-1530

LENDERS

Luther Burbank Savings (310)616-0356

MAINTENANCE & REPAIR

PCC Trip Hazard Removal ......... (760)658-6116

Surface Experts Central San Diego (858)926-4041

MAINTENANCE SUPPLY

AZP Multifamily (888)924-7278

HD Supply (800)431-3000

MARKETING & ADVERTISING

Realtor.com (805)223-9413

MOLD INSPECTIONS & REMEDIATION

BELFOR Property Restoration (858)847-9886

MUSIC LICENSING

BMI (410)527-1076

PACKAGE/PARCEL MANAGEMENT SERVICES

Parcel Pending ................

(949)490-6987

PAINT MANUFACTURERS & SUPPLIES

Behr Paint

Dunn-Edwards Corporation

Sherwin-Williams Co.

PAINTING

General Coatings Corporation

Primus Paint Workx

Pro-Tech Painting Company ..........

(760)415-6015

(619)884-3866

(714)404-8212

(619)707-2639

(619)738-8022

(858)527-0200

PARKING MANAGEMENT SOFTWARE

Reliant Parking Solutions

PAVING MAINTENANCE

Eagle Paving

PEST CONTROL

Kilter Termite and Pest Control

(888)977-6848

(858)486-6400

(714)348-0488

Lloyd Pest Control................... (800)570-2847

Payne Pest Management

PLUMBING SUPPLIES

Lixil Water Technology Americas

PROPERTY MANAGEMENT

Wakeland Housing & Development

(877)277-3970

(760)215-5803

(619)235-2296

PROPERTY MANAGEMENT PERSONNEL

BG Multifamily ................

InterSolutions

(619)785-3164

(619)804-2554

The Phoenix Staffing Company (855)222-4136

PROPERTY MANAGEMENT SOFTWARE

Domuso

SafeRent Solutions

985-210-3473

(419)367-7615

RATIO UTILITY BILLING SYSTEMS

Livable (877)789-6027

REAL ESTATE

ACI Apartments Office

(619)299-3000

Covest Properties Inc. (760)214-9240

Voit Real Estate Services

RENOVATIONS & REMODELING

(858)453-0505

McMillin Contracting Services (619)401-7000

RENT GUARANTOR

TheGuarantors (212)266-0020

REPIPING

National Renovations, LLC - DBA Repipe Specialists, Inc ................ (703)801-8269

RESIDENT SURVEYS SatisFacts Research

ROOFING

A-1 All American Roofing Company (858)537-5177

Commercial & Industrial Roofing (619)465-3737

Sully-Jones Roofing (800)611-3110

SECURITY GUARD

PREFERRED PARTNERS

The Southern California Rental Housing Association partners with industry leaders to provide value-added products and services. These businesses offer special discounts, rates, and services to members of the Southern California Rental Housing Association.

FAMOUS FOR

Professional Delivery, Installation, & Haul Away

Property Management & Commercial Accounts Welcome

100’S

MODELS

CHECK OUT THE OPEN BOXES, DISPLAY MODELS, AND DISCONTINUED ITEMS FOR FAMOUS SAVINGS!

Famous for Customer Value since 1974!

Trusted for “On Time” service for 37 Years!

Providing the Multi-Unit Housing community with value and service

Experienced Associates to assist you with: Brand name products, sales, selection, and service

The Right Product, for the Right Application to Rent that empty unit, or complete your home’s remodel!

Most items available for same- day will call, or order by noon-have it delivered the next day!

4070 Kearny Mesa Road, San Diego, CA 92111

Phone: (619) 236-0616 (ask for Joan)

E-Mail:Joan@aztecappliance.com

Mon.-Fri. 8:30am-5:30pm

Sat. 10am-4pm

LAUNDRY ROOM, REFRIGERATORS & FREEZERS, MATTRESS SETS, COIN-OPERATED WASHERS, DRYERS, DISHWASHERS, DISPOSERS, TRASH COMPACTORS, RANGES, OVENS, COOKTOPS, VENTILATION, OUTDOOR APPLIANCES, WATER HEATERS & ACCESSORIES

VALUE OUTREACH ADVOCACY

VALUE

Recognized resource hub that inspires diverse membership growth & engagement from all sectors of rental housing.

The ultimate resource for all things related to rental housing.

ADVOCACY

Rental housing friendly public policy & elected and appointed officials

OUR VISION

Reenvisioning quality housing for all

OUR MISSION

To create a thriving rental housing community through advocacy, education, and collaboration

Robust funding for rental housing policy creation

Character & integrity that negates need for regulation

OUTREACH

People coming to SCRHA for opinion, advice, knowledge, & expertise

Rental housing providers are recognized as valuable & essential members of the community

STRATEGIES

Presence in the community

Resource hub

Product and program diversification

STRATEGIES

Strategic alliances

Fundraising

Set strategic priorities

STRATEGIES

Visibility & prominence

Collaboration