Southern California Rental Housing Association Rental Advisor Magazine - January 2023

2023 EXECUTIVE OFFICERS

President

Aiesha Blevins, Greystar,

Vice President

Todd Henderson, Independent Owner

Secretary Natasha Howell, Independent Owner

Treasurer

Buck Buchanan, Independent Owner

MAGAZINE STAFF

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

ASSOCIATION STAFF

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

Allison P ster,

Legislative Chair Greystar

Immediate Past President

Lucinda Lilley, CPM®, CAPS®, GRI®, Bridging In uence

2023 DIRECTORS

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

Alex Winborn, H.G. Fenton Company

Jay Lopeman, CAS®, AZP Multifamily

Jennifer Ford, Douglas Allred Company

Kimmi McBryde, Cushman & Wake eld

Mark Feinberg, Heinz & Feinberg

Matt Ruane, Liberty Military Housing

Melissa Wickerd, Independent Owner

Natasha Howell, Millcreek, WTS

Shannon Kelly, Independent Owner

Todd Henderson, Independent Owner

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

Lorna R. Kindred, Education Manager lkindred@socalrha.org 858.751.2219

Lindsey Lee, Marketing Manager llee@socalrha.org 858.751.2218

Alma Macias, Operational Advisor amacias@socalrha.org 858.278.8070

HONORARY LIFE ADVISOR

Wesley Harker

Our Address

Southern California Rental Housing Association

Toll Free: 888.762.7313 Fax: 888.871.5229 socalrha.org

Southern California Rental Housing Association Rental Advisor Magazine is published by the San Diego Multi-Housing Corporation (SDMHC) a wholly owned subsidiary of the Southern

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PRESIDENT’S MESSAGE:

By Aiesha Blevins

EXECUTIVE DIRECTOR’S MESSAGE: 9

By Alan Pentico, CAE

IN CASE YOU MISSED IT 11

By Southern California Rental Housing Association

MARK OF EXCELLENCE WINNERS 12

By Southern California Rental Housing Association

POTENTIAL AT-RISK BUILDINGS IDENTIFIED IN SAN DIEGO 14

By Ali Sahabi

MARKETS TO

Christopher Miller

LEGAL QUESTIONS & ANSWERS 29

By Kimball, Tirey & St John, LLP MULTIFAMILY OUTLOOK 2023: IS A RECESSION COMING? 32 By YardiBreeze

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.

OUR

VISION Reenvisioning

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

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

New Year 2023: New Mission & Vision

Happy New Year! I hope you were able to celebrate the holidays and that you’re refreshed and ready to embrace 2023

As the newly installed president of the Southern California Rental Housing Association, I’m looking forward to representing the Association and our industry during this pivotal time . Having volunteered with the Association since 2013, I have had the pleasure of working with many members and volunteers in my roles of Events Committee member, Mark of Excellence CoChair, and Secretary . Most recently, I served as treasurer on the Executive Board and got to work closely with my predecessor, Lucinda Lilley, and other colleagues as we adopted a new mission and vision statement, as well as a new strategic plan

That strategic plan will guide our actions over the next two years, and I look forward to continuing toward our goal of providing quality housing for all . These ambitious goals will require the cooperation and collaboration of SCRHA members, industry colleagues, and community partners to benefit the entire ecosystem.

Even though it isn’t an election year, our robust advocacy efforts will continue at all levels of government. Notably, we have a seat at the table and are an active part of the discussion as a recently proposed framework for additional tenant protections makes its way through the City of San Diego City Council . We will publish updates to all our members as soon as possible, so subscribe to our emails, bookmark the blog, and follow us on social media to stay current

In addition to our ongoing advocacy work, our education programming is second to none The calendar of classes is now online, so save the date and register early. If you attend multiple classes or want your staff to access training from industry leaders, 2023 Education

Packages provide year-round access to our courses at one price. Different packages are available based on your needs, so visit socalrha .org to learn more .

As president, my focus is the continued development of our next generations of leaders in a manner that serves our strategic plan and allows for a diverse representation in membership and volunteers .

I am excited about the year ahead and the opportunity to lead our industry at this time . We have the power to make 2023 a great year, and I look forward to working with you in the new year .

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.

Alan Pentico, CAE

Executive Director Southern California Rental Housing Association

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.

Embracing the Opportunities of 2023

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

appy New Year! I hope you enjoyed time with your friends and family over the winter holidays and are ready to embrace the opportunities of 2023 While I don’t have a crystal ball to see what the upcoming year holds, I know that Southern California Rental Housing Association will continue to serve our members with dedication and advocate for our members at all levels of government .

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.

*Statistics pulled from Yello

action alerts that make it easy for you to share your perspective with elected officials.

Generation Name Birth Years

Your Member Compass login also gives you access to the full scope of member resources, including rental forms, white papers, and member rates for educational classes and other products .

HThey 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

On December 15, the 2023 Directors were sworn in, and Aiesha Blevins started her term as SCRHA President . With their mix of expertise and unique perspectives, I know that the Board of Directors will guide the Association with dedication and thoughtful consideration and as we continue to represent the industry in the new year

From new tenant protections going into effect in Chula Vista to the continuing talks of increased protections in the City of San Diego and other regulatory changes, it’s more important than ever to actively engage with SCRHA team members are receiving our emails

Not only is SCRHA the voice of the industry and your advocate, but we are also here to empower you with critical updates and expert guidance our robust library of white papers and rental forms to our operational advice line and full calendar of educational classes, we are here for you

I encourage you to log in to your Member Compass at socalrha .org and update your contact information, especially your email address In addition to our weekly email updates, we send time-sensitive

Baby Boomers 1946-1964 Gen X 1965-1980 Millennials 1981-1996 Gen Z 1997-2012

If you have questions or concerns, please come to us, and we’ll help you find the information you need. SCRHA is a member-driven organization, and we welcome your feedback on how to better serve our members

In Case You Missed It! Recent Updates from SCRHA

Southern California Rental Housing Association sends regular updates to our members about industry-related news. In case you missed, here’s a roundup of our most recently published legislative updates. You can find out more on our blog at socalrha.org.

Reminder: City of San Diego Water Rate Increase January 2023

On January 1, 2023, a pass-through charge from the San Diego County Water Authority (CWA) of 2.5% goes into effect to pay for increases in the cost of imported water supplies. Also, wastewater rates increase by 4% on January 1, 2023. The City states that the increase will help with the continued upgrades to core infrastructure by replacing aging pipes and wastewater mains and fund investments like Pure Water.

Escondido Approves Rate Increase for Waste

Removal

On November 16, the Escondido City Council approved a rate increase for trash and recycling services provided by Escondido Disposal Inc. The new rates will be effective January 1, 2023. Residential customers can expect to pay an additional $2.21 per month, increasing the total from $26.45 to $28.66. Commercial customers can expect a $10.16 total increase, bumping their monthly rates from $118.13 to $128.29.

SCRHA Continues to Advocate for Balanced Rental Protections in San Diego

As previously reported, SCRHA joined the Mayor’s office for a discussion with other housing stakeholders. Additionally, SCRHA is meeting with Councilmembers to get their feedback from the informational hearing on October 31.

ICYMI: Update on SCRHA Lawsuit

After many months of waiting, SCRHA has received a decision on one component of our lawsuit against the County of San Diego and its overreaching eviction moratorium from last summer. The three-judge panel hearing SCRHA’s appeal of the denial of our motion for preliminary injunction dismissed our appeal as moot.

Updated Election Results

Southern California Rental Housing Association endorsed many winning candidates in the election on November 8, 2022. Please note, these results are not final and only projected wins. We will continue to keep you updated as we know more.

San Diego City Council Informational Hearing on Tenant Protections Confirms Need for Collaboration

After hours of public testimony on Monday, October 31, the San Diego City Council discussed the creation of tenant protections and the path forward for creating a new ordinance. Councilmembers shared their concerns for renters and with some of the proposed protections, but overwhelmingly supported the idea of collaborating with all stakeholders.

Congratulations to the 2022 Mark of Excellence Winners

Mark of Excellence Award honorees included the best of the best in San Diego, Imperial, and southern Riverside Counties.

The top property management, leasing, maintenance, and industry partners in the region were honored Friday, December 2, at the 2022 Mark of Excellence Awards. This awards recognizes outstanding achievements in the rental housing industry with 27 awards in 14 categories announced at the event held at the Town and Country Hotel in San Diego.

Industry Achievement Award Winner

Ernest Rady, American Assets Trust

President’s Award Winner

Leslie Giroux, H.G. Fenton Company

Property Management Company of the Year H.G. Fenton Company

Assistant Property Manager of the Year 1-100 Units

Winner: Kalani Brinkoetter, H.G. Fenton Company

Assistant Property Manager of the Year 101-300 Units

Winner: Alexis Smith, Fairfield Residential

Second Place: Taylor Hoth, H.G. Fenton Company

Third Place: Jackie Casaletto, H.G. Fenton Company

Assistant Property Manager of the Year 301+ Units

Winner: Alex McCarty, H.G. Fenton Company

Second Place: Eli Llamas, Greystar

Third Place: Sandra Garcia, Sudberry Properties

Leasing Professional of the Year 1-100 Units

Winner: Lauryn Farris, H.G. Fenton Company

Second Place: Elizabeth Coyle, H.G. Fenton Company

Third Place: Ashlie Castrellon, Sunrise Management, AMO

Leasing Professional of the Year 101-300 Units

Winner: Christopher Stalter, H.G. Fenton Company

Second Place: Lauryn Farris, H.G. Fenton Company

Third Place: Maddie Bones, H.G. Fenton Company

Leasing Professional of the Year 301+ Units

Winner: Blair Madrid, American Assets Trust

Second Place: Michael Rynders, H.G. Fenton Company

Third Place: Courtney Waggoner, H.G. Fenton Company

Third Place: Jorge Murueta, H.G. Fenton Company

Property Manager of the Year 1-100 Units

Winner: Tara Slayton, Sunrise Management, AMO

Second Place: Isaac Sterman, H.G. Fenton Company

Property Manager of the Year 101-300 Units

Winner: Jonatan Perea, Sunrise Management, AMO

Second Place: Katarina Schmidt, H.G. Fenton Company

Third Place: Regina Whitesell, Sunrise Management, AMO

Property Manager of the Year 301+ Units

Winner: Jose Soto, H.G. Fenton Company

Second Place: Laura Castillo, Fairfield Residential

Third Place: Danny Cahill, H.G. Fenton Company

Multi-Site Manager of the Year 1-300 Units

Winner : Jessica Rodriguez, Sunrise Management, AMO

Second Place: Alicia Banister, H.G. Fenton Company

Third Place: Carlos Rebollar, H.G. Fenton Company

Multi-Site Manager of the Year 301+ Units

Winner: Kimberly Diaz, American Assets Trust

Maintenance / Make-Ready Technician of the Year 1-300 Units

Winner: Francisco Mota, Fairfield Residential

Second Place: Greg Miller, H.G. Fenton Company

Third Place: Saul Correa Vargas, H.G. Fenton Company

Maintenance / Make-Ready Technician of the Year 301+ Units

Winner: Carlos Sanchez, H.G. Fenton Company

Second Place: Sean Belanger, Sudberry Properties, Inc.

Third Place: Edwin Bahena, H.G. Fenton Company

Porter / Housekeeper of the Year 1-300 Units

Winner: Laura Zarate, American Assets Trust

Second Place: Andres Munoz, H.G. Fenton Company

Third Place: Maria Magdalena Avitia, H.G. Fenton Company

Porter / Housekeeper of the Year 301+ Units

Winner: Francisco Godinez, H.G. Fenton Company

Second Place: Corin Julio, American Assets Trust

Third Place: José Daniel Cuevas Quintero, H.G. Fenton Company

Maintenance Supervisor of the Year 1-300 Units

Winner: Gustavo Lopez, Greystar

Second Place: Jonathan Villa, American Assets Trust

Third Place: Benito Teran, H.G. Fenton Company

Maintenance Supervisor of the Year 301+ Units

Winner: Omar Arzate, H.G. Fenton Company

Second Place: Lee Young, H.G. Fenton Company

Third Place: Andres Mendoza, Sudberry Properties Inc.

Industry Partner of the Year Individual

Winner: Jay Lopeman, AZP Multifamily

Second Place: Alex Rodriguez, The Phoenix Staffing

Industry Partner of the Year Company

Winner: Royalty Drains and Plumbing

Rental Community of the Year 1-100 Units

Winner: TRU Bankers Hill, H.G. Fenton Company

Second Place: Urbana East Village Rental Flats, H.G. Fenton Company

Third Place: Bella Del Mar, H.G. Fenton Company

Rental Community of the Year 101-300 Units

Winner: Signature Point, Greystar

Second Place: Pulse Millenia, Fairfield Residential Third Place: Casas By The Sea, Sunrise Management, AMO

Rental Community of the 301+ Units

Winner: Pacific Ridge, American Assets Trust

Second Place: Portofino Apartment Homes, H.G. Fenton Company

Third Place: Purl Apartments at Civita, Sudberry Properties, Inc.

Repositioned Property of the Year 1-300 Units

Winner: Park Villas, Fairfield Residential

Second Place: Surfcaster Apartments, Sunrise Management, AMO

Repositioned Property of the Year 301+ Units

Winner: Loma Palisades Apartments, American Assets Trust

POTENTIAL AT-RISK BUILDINGS IDENTIFIED IN SAN DIEGO

IS YOUR APARTMENT BUILDING READY FOR THE BIG ONE?

by Ali Sahabi, Optimum Seismic

Where can potentially unsafe, soft-story apartment building be found in San Diego? And how many such buildings are there?

Those questions and similar ones about other counties in California led Optimum Seismic, Inc . and the U .S . Resiliency Council to team up with Esri, a leading mapping company, to combine resources to develop maps showing where thousands of potential soft story buildings are in cities large and small throughout Southern California

The maps were then woven together to present a visual story showing where the quantities and concentrations of older, multistory apartment buildings were located . Such information could be used to help legislators and community leaders identify soft story buildings to better understand where resources might be directed to address these vulnerable structures

There may be as many as 60,000 locations in California with these older multi-story apartment buildings in cities without retrofit ordinances, representing nearly 800,000 units . If 30% of those structures need retrofitting, that is almost 250,000 units Assuming an average of 2 5 residents per unit based on census estimates, that represents 625,000 people potentially at risk of death, injury or homelessness when a major earthquake strikes near their homes (Visit http://bit ly/3GQAN7m for more information .)

Those at-risk structures also represent thousands of apartment owners whose lifelong investments may be in jeopardy How would you manage if your income property were destroyed?

Wood-framed, soft-story buildings represent a design commonly found among apartment buildings, because they maximize space by putting parking spaces on the ground floor, with dwelling units above In some instances, the ground floor may be used as retail space and enclosed by windows that do not provide any structural support

Please turn to page 16

Ali Sahabi, a licensed General Engineering Contractor (GEC), is an expert in seismic resilience and sustainability He is Co-Founder and Chief Operating Officer of Optimum Seismic, Inc , which has completed more than 3,500 seismic retrofit engineering and construction projects, including adaptive reuse and renovation projects, for multifamily residential, commercial, and industrial buildings throughout California .

Voices of the Industry

But these structures, when built prior to 1978, can be extremely vulnerable to collapse in a major earthquake . Because of their design, they lack the ability to withstand lateral forces that push the building from side to side . The swaying can cause the first floor to collapse, and the upper stories to pancake on top of it Retrofit construction for softstory buildings usually entails the installation of a steel moment frame or frames, a sturdy foundation and drag lines to absorb seismic ground motion and prevent swaying

We saw these structures collapse to the north of the San Diego area during the 6 7-magnitude Northridge earthquake of 1994 . The images of the flattened multi-level soft-story Northridge Meadows apartments – and the smashed vehicles beneath them – still rattle people today .

Earthquake disasters come without warning, and their devastation can happen instantaneously . The situation requires strategic thinking to mitigate the threat We can’t make earthquakes go away, but we can retrofit structures to withstand them .

In addition to the infamous San Andreas fault, San Diego’s earthquake risk centers on three active quake faults:

• Rose Canyon fault, considered by many San Diego’s biggest earthquake threat, is capable of quakes of magnitude 6 5 to 6 8

• The Elsinore and San Jacinto faults, which cut through East County, can generate moderately-sized but damaging earthquakes

The California Earthquake Authority reports that after a major earthquake, the recent EERI San

Diego Earthquake Scenario study predicted the region could experience significant impacts:

• Major San Diego earthquakes would ruin the area’s aging apartments and houses, adding to the crisis in affordable housing

• 45% of residential building would be damaged

• 23,000 residential units would suffer severe or completed damage .

• 36,000 households would be displaced.

• $5.2 billion in lost income

Seismic retrofits of vulnerable buildings stave off catastrophic social and economic consequences that would cripple the region for many years following a major earthquake A constrained housing market resulting from red-tagged apartment buildings would drive up the cost of housing even further, resulting in the displacement of even more residents fleeing to more affordable communities . This in turn, would lead to a drastic reduction in the workforce and a drop in consumer spending that would send the local economy in a downward spiral

If you own a building that you believe may be vulnerable to damage – or if you live or work in one – it’s important to educate yourself on costeffective measures that can be taken to save lives, protect property, and preserve the well-being of the community-at-large .

Find out the risks you face . Call Optimum Seismic at 833 978-7664 or visit optimumseismic .com for a free building evaluation today .

12 | Southern California Rental Housing Association Rental Advisor April 2022

Financial advisory Growing Markets to Watch

BY CHRISTOPHER MILLER, MBA SPECIALIZED WEALTH MANAGEMENT

HAPPY NEW YEAR!

As I often say, I like to focus on buying in growing metropolitan areas I think that if our number of potential customers are growing every year (potential tenants or customers of those tenants), then we will have a better chance of success with our investments .

My readers will be familiar with our current favorite areas of the country – major metro areas in Texas, the Atlanta, GA suburbs and major metros in Florida – just to name a few . Over the years, I have added new growing areas to this list – such as the Nashville, Tennessee area (2% annual population growth from 2010 to 2021; vs . 0 .68% for the entire U .S .) Are there other areas to consider adding to “my list?” Let’s look at some potential candidates this month

IS OHIO A “NEW TECH HUB?”

A recent conversation with a colleague inspired this article He reported having great luck recently making loans to house flippers working in the Cleveland metro area . According to him, the area

was experiencing a tremendous “tech boom” and was becoming “the next San Jose” – a midwestern technology center . Cleveland is my father’s hometown and is well known for its “rustbelt decline” where it lost 60,000 manufacturing jobs between 1952 and 1969, awful sports teams and the polluted Cuyahoga River catching fire – for the 12th time – in 1969 So, naturally, I was skeptical of this report and decided to look at the data

A Google search will produce plenty of articles that tout Ohio’s new status as a tech hub, and their three largest metro areas of Cincinnati, Cleveland, and Columbus are most often mentioned as beneficiaries of this “boom ” Upon a closer read of these articles, however, I noticed that most of the large new development is happening in Columbus . Intel plans to open a new $20 billion semiconductor plant in the suburbs there by 2025 and create 3,000 new jobs at an average annual salary of $125,000. The city is also home to major operations by JP Morgan Chase (20,000 employees), Honda Motor Company’s US headquarters, and the corporate HQs for Nationwide insurance and private jet operator Net Jets. A $1 billion, 1 million square foot, data storage center is also under construction by a Washington, D .C .- based REIT .

Please turn to page 20

Christopher Miller is a Managing Director with Specialized Wealth Management and specializes in tax-advantaged investments including 1031 replacement properties . Chris’ real estate experience includes work in commercial appraisal, in institutional acquisitions for a national real estate syndicator and as an advisor helping clients through over five hundred 1031 Exchanges . Chris has been featured as an expert in several industry publications and on television and earned an undergraduate business degree and an MBA emphasizing Real Estate Finance from the University of Southern California . Chris began his real estate career in 1998 Call him toll-free at (877) 313 – 1868

Financial advisory

Continued from page 18

Census data for Columbus certainly illustrates the growth the area is seeing The Columbus metro area saw its census-counted population of 1 . 9 million in 2010 grow to an estimated total of 2,150,000 by 2021 . The metro area continued to add residents during the COVID-related shutdowns of 2020 and 2021 and saw average annual population growth of 1 .2% during that time period . That is almost twice the national average, and while it doesn’t beat Dallas’ 2% or Orlando’s staggering 2 3% figure, it certainly looks better than the 0 12% figure (only 20% of the national average) that we saw in the Los Angeles metro area .

Evidence of such explosive growth in Cincinnati or Cleveland is hard to come by Cincinnati’s population growth since 2010 has been slower than the national average, while Cleveland’s average growth was negative 0 .01% . So – there seems to be only one “growth hub for tech” in Ohio, and it’s in Columbus in the middle of the state .

OKLAHOMA CITY

I was reviewing a DST from a new sponsor earlier this year that was in Oklahoma City . During my due diligence process, I was surprised to learn that metro area saw 1 37% average annual population growth since 2010 In 2010, the city had the 31st largest population in the U . S . , and today ranks at 20th . This region is seeing migration from Los Angeles, Phoenix, Dallas and Houston as new residents are attracted to the lower cost of living –which in turn attracts employers who can pay lower wages . Major employers in the area include the 26,000 employee Tinker Air Force Base, Amazon, the Hobby Lobby Corporate Headquarters, Boeing and Dell .

Oklahoma City is located in the geographic center of the United States, so this metro area makes a

lot of sense for major logistics operations . Amazon has recently expanded to fill 3 .5 million square feet in the region and employs 8,000 workers As online shopping continues to grow, logistics will expand as retail operations contract – Oklahoma City stands ready to benefit from this trend .

Aerospace is a growing industry in this metro area as well – the region is currently home to over 290 aerospace firms that employ 43,250 high-wage workers . The state of Oklahoma is aggressively courting aerospace firms with tax credits and incentive packages – and expects this industry to power continued growth into the future .

WHAT NEW METRO AREAS HAVE “MADE THE LIST?”

Columbus, Ohio and Oklahoma City, Oklahoma are showing strong population growth as their respective metro areas draw new residents with new jobs and development Both regions are seeing population growth at almost twice the national average . Although these areas aren’t yet up to the strong numbers shown in Texas or Florida, they do represent areas that deserve our attention On a case-by-case basis, perhaps we can find better deals in Columbus than in Dallas . My office number is (877) 313-1868

Securities offered through Emerson Equity LLC, member FINRA/SIPC Emerson Equity LLC and Specialized Wealth Management are not affiliated . All investing involves risk . Always discuss potential investments with your tax and/or investment professional prior to investing . Hypothetical scenarios herein are provided to illustrate mathematical principals only, and they are not a promise of performance There can be no assurance that any investment strategy will achieve its objectives .

Welcome New Members

C E L E B R ATI N G

Central Park La Mesa | Greystar

Dennis & Verena Seisun Company

Kent D. Morrow Special Needs Trust

Kurt Wilson

Lucien Lupas Co.

Madera Ridge | Greystar

R & B Bicoastal Properties LLC

Richard Kellner

Robert Company

Robert Etzler

Robin Vincent

Steve Kolokowsky

Westbourne Realtors

Yolanda Rivera Company

INDEPENDENT OWNERS SUPPLIERS

an ANNIVERSARY This Month 10+ years of membership

BMI Brilliant Corners

Strategic Sanitation Services

CALENDAR

Register at socalrha.org

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

Questions? Contact

Level I Plumbing

IROC: Forms

“Are you new to the rental housing industry? Have you been doing this for years but still have questions?

is the perfect workshop for

This class will take you through the entire leasing process, using our suite of forms as a reference.”

This is the perfect workshop for you! This class will take you through the entire leasing process, using our suite of forms as a reference.”

10:00A - 11:00A ICON KEY

Ever wonder about the Small Claims Court Process? This class is your chance to find out. Come learn how to protect your assets better.

Ever wonder about the Small Claims Court Process? This class is your chance to find out. Come learn how to protect your assets better.

ICON KEY

Do you have an active recycling program at your property or need help setting one up? Are you experiencing waste issues such as overflowing trash or recycling, contamination in the recycling bin or bulky item dumping? Do you want to learn more about the and organics recycling regulations/ requirements that affect your property? The City of San Diego is here to help!

ICON KEY

Questions &Answers

by Kimball, Tirey & St. John LLP

Question: I received a large payment from Housing is Key but it does not cover the full balance, can I apply the payment wherever I want?

Answer: Payments from housing is key are covered under SB 91 which states that the payment come with a receipt The receipt should tell you where the payment should be credited towards Apply the payment exactly how it is on the receipt .

Question: Is there a general rule we need to follow for carpet depreciation?

Answer: It depends upon the quality of the carpet You need to find out from the manufacturer the life span of the carpet under “ordinary wear and tear . ” If it has to be replaced before that time, it may have been subject to extraordinary wear and tear and then the tenant would be held liable for the loss of the remaining life expectancy of the carpet .

Question: If the contract says no pets, but does not specify fish, can I stop a tenant from keeping a 150-gallon aquarium?

Answer: Fish are considered pets by most judges so they are violating the lease by having a 150-gallon tank . A small goldfish bowl may not constitute a major breach, but a 150-gallon tank most likely does .

Question: I have a former tenant who claims, since she had a one year lease, she is not obligated to give a thirty-day notice

Answer: There is no statutory requirement that a thirty-day notice of non-renewal be given during a fixed term lease, but if the lease has a valid automatic renewal provision and she fails to give notice of nonrenewal or termination, she is in breach of the lease and can be liable for any losses you suffer as a result

Question: How does one collect on a judgment against a former resident?

Answer: A judgment can be collected in a variety of ways: wage garnishment, bank levy, seizure of non-exempt personal property and sale are the most common A judgment debtor examination can also be used to locate assets, and if the debtor fails to appear, a warrant can be issued

for their arrest

Question: One of our residents is a day sleeper and complains about the noisy children next door . They are under school age and I don’t know how or if I should enforce excessive noise .

Answer: Most courts recognize that apartment living is in closer proximity than single family homes and occupants therefore must be more tolerant of disruptions, considering also the time of day or night and the cause of the disruption . If the noise the children make is not excessive for daytime tolerance, it is likely there is no violation of the lease or community rules . This is especially true where HUD has said children are meant to play . Have a witness come with you to determine whether the noise is excessive .

Question: Can tenants change their locks without permission and refuse to provide a key to the property manager?

Answer: Most leases restrict any alterations to the premises without your permission or consent and most leases specifically restrict changing locks without the landlord’s permission .

Question: If a friend of a tenant appears to be living in the apartment, is there a time limit which allows me to compel the guest to fill out an application to be added to the rental agreement? Can the tenant have guests stay as long as they want?

Answer: If your lease prohibits subletting or assignment of the lease, or if your lease restricts the occupants to those named in the lease, the tenant could be in violation . You would need to prove that the person really moved in and was not just a guest . Newer leases specify the number of consecutive days and total number of days within a specified period are acceptable for visitors Also, it is important to review local laws as some of those address this issue as well

Kimball, Tirey & St. John LLP is a full service real estate law firm representing residential and commercial property owners and managers. This article is for general information purposes only. While KTS provides clients with information on legislative changes, our courtesy notifications are not meant to be exhaustive and do not take the place of legislative services or membership in trade associations. Our legal alerts are provided on selected topics and should not be relied upon as a complete report of all new changes of local, state, and federal laws affecting property owners and managers. Laws may have changed since this article was published. Before acting, be sure to receive legal advice from our office. For contact information, please visit our website: www.kts-law.com. For past Legal Alerts, Questions & Answers and Legal Articles, please consult the resource section of our website.

Multifamily Outlook 2023: Is A Recession Coming?

by Yardi breeze

Are we headed toward a national and/or global recession? This question is on many minds as we look ahead to 2023 So, what do multifamily property managers need to know in order to prepare? When nothing is certain, credible knowledge is our best defense against the unknown . This article explores vital insights from the final Yardi Matrix National Multifamily Report of 2022 to provide some answers

MARKET INTELLIGENCE PREDICTS A COOLDOWN IN RESIDENTIAL REAL ESTATE

Average multifamily asking rents are showing a slight increase, despite weaker demand and dipping yearover-year (YOY) growth

“The pandemic recovery has been rapid, it has been V-shaped, but now it is indeed cooling We’re really on the downturn, is what I would tell you . The U .S . economy is slowing, the yield curve has inverted for all intents and purposes,” said Jeff Adler, vice president of Yardi Matrix

“When it comes to the U .S . multifamily industry, the

domestic migration has had a significant impact on demand, but household formations have had even a larger impact,” Adler said . Demographic trends are expected to support continued housing demand

Rising interest rates, however, will preclude many would-be buyers from home purchases in the near future . First-time homebuyers are being frozen out of the market, according to the National Association of Realtors, and will be more likely to remain in rentals .

“The capital markets are really what’s the problem, mortgage rates are up to 6% and above, and valuations have adjusted downward,” said Adler, off as much as 25% from a peak in January 2022 . However, U S multifamily continues to be a standout sector among all asset types .

“Declining homeownership will be a bit of a tailwind (for multifamily), as long as household formation holds up,” Adler said “Fundamentals have been great, but they are decelerating . ”

TRICKY BUSINESS: FORECASTING A RECESSION WHILE FUNDAMENTALS REMAIN STRONG

Average U.S. asking rents increased $3 in October to

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$1,727. Year-over-year growth fell to 8.2%, the lowest level since the summer of 2021 and down from its 15 3% peak in the first quarter

The single family rental market is also cooling off The average U.S. asking rent was unchanged at $2,088 in October, while the YOY increase fell by 160 basis points to 6 6%

“Single family and build-to-rent housing fundamentals are strong, but they’re also decelerating, very similar to multifamily,” Adler said And with a difficult construction financing environment, limited new supply is expected through 2026 This could exacerbate the U S housing supply shortage, pushing it out through the next decade .

As far as an anticipated recession, that’s currently very likely by the fourth quarter of 2023, according to experts

“Essentially we’re on a glide path to the next recession, which is probably one of the most well forecasted recessions I’ve seen in a while,” Adler observed .

YOU CAN’T CONTROL THE WEATHER, BUT …

Recession is another word for “problem that keeps you up at night .” You can’t control economic realities any more than you can control the weather, but you can position yourself to get through hard times as best as possible . Find a greater sense of security and simplify your job with all-in-one property management software . Our brochure explains why it matters, the features it offers and how you can find the right provider .

Make 2023 the year you consolidate your business on a single platform for marketing, leasing, operations and accounting Let us show you how!

SOFTENING RENTS, RISING UTILITIES: How to Boost Your Bottom Line in a Tougher Housing Climate

Contributed by the Livable Content Team

The rental market in the U . S . today is in flux People pay 40% of their income to rent their homes – rent has reached the highest number ever . Only 25% to 35% of gross income paid for rent is considered an affordable standard where renters are not considered to be “rent burdened ” It’s understandable that a market correction is coming, and it appears to be here on the horizon

In the face of rising rental prices, more states are discussing rent control measures (including hot spots like Florida and Nevada) . Yet, October 2022 saw the third largest drop in rental market prices since 2010 . Housing providers and residents alike are being squeezed by inflation that, while slowing, is still much higher than we’ve seen in recent years, causing people to stretch every paycheck further . On top of all of that, conservation concerns and supply/ demand dynamics are driving ever-increasing utility costs From 2010 to 2019, water prices went up by about 60% for a family of four . Electricity costs have spiked recently, partially due to the current crisis in Ukraine With winter on the horizon, those costs are

expected to increase According to a recent piece on CBS News:

About 20% of U S households have missed or made a late payment on their utility bill in the last month, according to a recent Bank of America report Not surprisingly, families with an income of $50,000 or less are struggling the most to absorb higher energy costs Geographically, residents of Dallas and Houston are seeing some of the highest utility bill hikes this summer — up 23% when compared to the same period last year . Higher energy prices brought on by the Russian-Ukrainian war are partly to blame for the late or missed payments, Bank of America has reported . Customer utility bills rose about 16% in August 2022 compared to the same month of one year ago, according to the Bank of America report .

These increases are expected to continue this winter as National Grid, Con Edison and other power providers have already signaled their plan to raise prices . The average household will pay about 17% more this winter to heat their property, a 10-year high of about $1,200 per home, the National Energy Assistance Directors Association estimated earlier this month Electric bills are also set to rise, with the

U S residential price of electricity expected to climb 14 .8 cents, a 7 .5% jump from 2021, according to the U .S . Energy Information Administration .”

As a housing provider, you want to do the best you can for residents but have to focus on your own bottom line as well . If you’ve been paying for master billed utilities, even just water, it’s in your best financial interest to try to recover some of those costs, especially if you can’t raise rental prices to cover them in a softening market You could switch to individual submeters for every unit you own, but that involves pricey equipment installation - and supply chain disruptions mean it may not be an immediate solution anyway .

But there is good news! Ratio Utility Billing Systems, also known as “RUBS,” will give you the opportunity to equitably recover up to 90% of the costs for any master billed utilities you pay in your investment properties That can include electricity, gas, water, WiFi, high-speed internet access and cable . With RUBS, you simply provide all the information about your properties and any shared amenities - the algorithms do the rest You can fairly and accurately share the costs among your residents, based only on what they use . Not only do you recover your costs but knowing what they are using drives residents to conserve . That’s better for their wallets - and yoursand the health of the planet!

If you’re not ready for RUBS (or prevented from implementing it for some reason, such as rent control), a Sample Statement showing residents what they would pay can also help promote conservation behaviors, even if they aren’t spending any money directly . A study by the Environmental Protection Agency (EPA) concluded that the simple act of informing people of the costs of their habits will cause them to reduce consumption by up to 15%! Bonus: What’s good for your wallet is good for the planet

“RUBS is easy to implement It takes very little time to get started, and our enrolled housing providers start seeing recovered costs in as little as 60 days We don’t require a minimum number of units to get started, so it’s ideal for those with even just 1 unit to manage,” stated Daniel Sharabi, Chief Executive Officer of Livable . “Sharing accountability for consumption among housing providers and residents helps preserve our precious natural resources at the same time, reducing use of both water and energy .” “As the rental market continues to be in upheaval, it’s in the interest of housing provider to work on recovering master billed utility costs now,” Sharabi explains . “Not every market has been affected by a correction yet, but it will happen The time to get ready is now, especially for independent rental owners with a smaller number of units who don’t have the resources of a major corporation behind their investments . ”

LIVABLE AND THE INDEPENDENT RENTAL OWNER

Check out how you can use Livable’s tools to reduce how much energy and water your tenants use and recover up to 90% of your utility costs . Our Ratio Utility Billing System allows you to fairly bill your residents for their share of utility use, including WiFi, water and electricity (no matter its source) . Livable has no minimum number of units required to enroll and no minimum monthly billing requirements . Livable also helps you to educate residents so they are inspired to conserve resources At Livable, we understand that Independent Rental Owners are one of the largest investor groups in the US – and one of the most underserved . We’re here to change that . Come, save with us!

For more than a decade, Livable has been helping multifamily owners recover utility costs and increase the value of their investments through conservation. To find out how Livable can save you money, check out livable.com/ apn or call (877) 789-6027.

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TOP PROPERTY MANAGEMENT ACCOUNTING CHALLENGES & HOW TO SOLVE FOR THEM

By Matthew Kaddatz

How does your property management company stay compliant and efficient when it comes to accounting and reporting?

As a previous owner and operator of a property management company, I can attest to the fact that accounting is one of the most complex and time-consuming workflows . It’s also the most critical, as it impacts almost every aspect of your business — from owner retention to leasing to maintenance . When my business processes weren’t efficient and consistent, errors occurred more frequently, which resulted in many late nights . As the owner of a property management business, you can’t afford to get accounting wrong! Between the risk of failing an audit to the risk of losing customers because of financial inaccuracies, there isn’t room to make mistakes and there’s a real need to be efficient .

In this post, I’m going to detail some of the most pressing accounting challenges I faced while

operating a property management business — many of which I’m sure you have also encountered — and share with you how you can overcome them by pivoting your strategy and incorporating automated, digital tools

While this article contains helpful information, I am not providing legal advice and you should consult a qualified tax attorney for any specific questions about your accounting processes or taxes

CHALLENGE #1: COLLECTING RENT

A lot of property managers I talk to struggle to collect rent from all of their renters in full and on-time This is a common issue, but over time it can quickly impact property NOI, owner cash flow, and ultimately stunt your business’ growth . Some of the reasons collecting rent is difficult is because many businesses are still only accepting paper checks or money orders, which need to be collected by hand, and then deposited at the bank and manually input into the system, which takes extra time and requires double data entry .

SOLUTION: OFFER ONLINE RENT COLLECTION

Rather than collecting paper checks and processing rent by hand, consider transitioning to online payments . Online payments not only save your team time and increase the likelihood that rent will be paid on time and in full, but are also more convenient and preferred by renters . Millennials and Gen Zers make up the majority of renters today, and are accustomed to using technology to carry out many of their daily tasks, and that includes paying their rent and bills . In fact, according to the 2020 NMHC/Kingsley Apartment Resident Preferences Report, 61% of residents say it’s important to be able to pay rent/dues with a mobile device . The 2022 AppFolio Property Manager National Renter Motivations Report found that 28% of renters view access to technology to manage their rental as more important now than pre-pandemic .

Online payments are also better for your owners, because they get money into their accounts faster . For instance, JC Register of Register Real Estate uses direct ACH deposits to expedite payments to his owners As a result, they’re able to transfer their money within 12-24 hours . JC adds:

“I tell owners that if they come on board, they don’t have to wait for a check. The money is in their account within 12-24 hours. They really like that.”

CHALLENGE #2: RECONCILING BOOKS

Back when I was running my business, we used limited systems like QuickBooks and Excel spreadsheets to reconcile accounts . This required us to do a lot of double data entry, which often led to errors and inconsistencies These systems don’t force every transaction to be tied to a property, so it took a lot of effort to ensure we had accurate property-based Additionally, they aren’t set up for trust accounting, This

SOLUTION: AUTOMATIC RECONCILIATION FEATURES ON YOUR PRIMARY PROPERTY MANAGEMENT PLATFORM

Your primary property management software should really be recording every bank transaction that takes place In today’s day and age, there’s no reason users should be manually doing this . When choosing a primary property management platform, make sure that it imports bank transactions daily and offers a centralized view of your bank activity alongside your property management records Automation and AI can be applied to make bank reconciliations effortless . It’s now possible to receive automated reports with your bank activity, and handle transaction-matching in one simplified step All of this can help your team avoid having to spend time untangling errors at the end of each accounting cycle . You can read about the bank reconciliation solution offered within AppFolio Property Manager here .

CHALLENGE #3: 1099S AND YEAR-END CLOSE

One of the tasks I used to dread all year was preparing and sending 1099s . It was always a very tedious, complex, and time-consuming process However, if I didn’t submit them on-time, I could have faced heavy penalties from the IRS — as much as $30-$100 per late 1099 form — and opened my business up to an audit Closing our books was another cumbersome workflow, yet it was absolutely necessary to calculate how much money I received from owners and paid to vendors, which in turn made it possible to understand how my business was performing

SOLUTION: LEVERAGE AUTOMATION

Automation makes submitting 1099s and closing books so much easier, and also removes the risk caused by manual data entry errors . There is tremendous value in generating 1099s automatically and to have

accompanying reports, as it saves time, and ensures dollar amounts are accurate, clear, and transparent to owners

It’s easier and faster to process your 1099s when all of your vendors’ and owners’ information is in the system Be sure that your accounting platform also provides support for the 1099-NEC form, which is now required to report on vendor earnings .

CHALLENGE #4: OWNER PACKETS

Lastly, preparing owner packets was always a challenge for me and my team . It was a very time-consuming process, and when I didn’t have accurate data that was easy to access, I worked well into the night to avoid customer confusion and owner dissatisfaction

SOLUTION: ADOPT REPORTING TOOLS

Reporting tools instantly analyze property data that

lives on your property management platform and compile them into owner reports, saving time and enabling you to get a clearer picture of your finances in minutes . Consider switching to a platform that has these tools, along with built-in analytics that can spot errors or inconsistencies in your data, and the ability to customize your reports . A digital system also makes it easier and faster for you to share reports and owner packets instantly, all online — no more paper, envelopes, and stamps

As you and I both know, accounting definitely comes with its own set of challenges However, if you standardize your processes and put automated, digital tools to work, you can save time, increase accuracy, and stay compliant . Make the most of the solutions I shared above and you’ll be able to set your business up for success — not only for this tax season, but the entire year .

Founded in 2006, AppFolio is a company that offers powerful cloud-based property management software that property managers use to get their work done from anywhere, maintaining business continuity and keeping connected to their teams and customers . AppFolio is a different kind of property management software, and the company is laser-focused on its customers and their success . AppFolio works tirelessly to develop intuitive technology that really works . Explore why AppFolio is the last property management software you’ll ever need . For more information, go to: https://www appfolio com/

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5VALUABLE TIPS FOR NEW RENTAL HOUSING PROVIDERS

By Becky Lopez

Most new housing providers may think that once they’ve had a tenant living in their apartment or real estate property, their dream has come true, and all they have to do is to sit back and collect the rent Often, this dream may turn into a nightmare sooner than you expect Problems such as delayed payments and tenant issues such as lost keys and broken pipes may become the order of the day If you’re a new property owner, some valuable tips can make the whole experience less troublesome and more enjoyable Keep reading

1. YOUR RENTAL PROPERTY IS A BUSINESS

Although managing your new rental property may not be your main job, it’s a business that provides extra income . Therefore, you need to treat it like a business by being professional with tenants and your property manager You must comply with local, state, or federal laws for legality and reputation purposes . Do comprehensive research and consult a legal expert if some things are unclear . It’d be best to involve a local expert because they are well conversant with the local laws

Further, like any other income, tax on rental income is mandatory, and you can refer to Internal Revenue service regulations to know the different taxes you need to pay However, you may reduce your tax obligations by claiming deductions for upkeep and repairs, maintenance, depreciation, and expenses to improve the property . Here the input of a qualified tax expert or accountant is a worthwhile consideration

In addition, you need to consider protecting yourself from risks or liability claims by taking out property and umbrella insurance . Typically, these types of insurance offer protections for loss of rental income, liability claims, and property damage . Therefore, you could get financial compensation for losses due to bad weather, break-in, or fire Insurance coverage may also include dwelling coverage, which protects against the risks of renting out your apartment, condo, or rental property for long periods .

Having a business means operating at low costs to maximize your income One way to check on cost is to pay low insurance premiums . To do this, you can compare different rates offered by providers and choose a favorable option Just like you’d shop around for homeowners insurance you can do the same for a landlord policy by looking at the products offered by the carriers . Other ways to minimize rental property costs include; staying on top of maintenance, screening your tenants carefully, and maintaining good, professional relationships with tenant

2. ENSURE YOU GET ONLY THE BEST TENANTS

If you haven’t hired a property manager yet, you shouldn’t relax your tenant screening criteria to simply fill a vacant property . A bad tenant can lead to higher operating costs and reduced rental income, affecting your property’s return on investment . Always be thorough in the screening process by reviewing all applications and filtering your ideal tenant by using the following information;

● Contact information, including name, telephone number, and Social Security Number

● At least two prior addresses of where they last lived

● Employment history and compensation history

● References such as previous landlords, creditors etc .

● Proof of income such as bank statements, payroll stubs and tax returns

● Credit and criminal background reports

Contacting the referees and the previous landlord may take a few minutes or hours but could save you the possibility of letting a bad tenant live at your property . You can use various online tools such as Truthfinder or Instant Checkmate to run a quick background on an individual A little check on their social media profiles, such as Facebook

from page 46 or Instagram, can also give you an insight into the character of the type of person who wants to rent your property

3. HIRE A PROPERTY MANAGER

Hiring a professional property manager can save you a lot of money in the long run Whereas you’ll pay a management fee monthly, the financial benefits of someone managing your rental property are enormous . A property manager is not just your righthand person but also handles the following activities:

● Marketing your rental property online and offline

● Screening tenants

● Conducting routine checks on the property

● Collecting rent

● Ensuring tenant satisfaction

● Handling repairs and maintenance requests from tenants

● Legal help and managing evictions

● Deals with documentation and taxation issues .

A property manager may enable you to build a steady rental income while minimizing the burden of handling daily operations Before you hire a property manager, it’s essential to do a background check and ensure they have licenses to enforce local, state, and federal laws concerning screening tenants, lease termination, handling deposits, and evictions .

4. BE CLEAR ON HOUSE MAINTENANCE RULES AND MAINTAIN GOOD SERVICE

It is essential to know your rights as a landlord if a tenant damages your property willingly or unwillingly Typically, it’s every property owner’s worst nightmare if you have to bear all the repair costs These structural damages can cost you a lot, from tearing up your carpet, smashing windows and doors, and ripping out pricey appliances to punching holes in your wall .

Be clear on your expectations when signing the lease agreement with your tenant . Ensure there are clauses in the tenancy agreements on who should bear maintenance costs . You can even do an in-person meeting before they get in so that they can be aware of their role in keeping the property in good condition . One common mistake new landlords make is to lease their properties and not perform regular inspections . It’s essential to set foot on your property at least

twice a year to have peace of mind that your property is still in good shape .

Ask the tenants if they’re comfortable and if they need improvements or upgrades Good tenants are likely to stay longer if they feel that you genuinely care about their stay on your property .

5. SIMPLIFY THE RENT COLLECTION PROCESS

Unlike early in the days when tenants would deposit their rent in a landlord’s account with cash or check, you can simplify the rent payment process by using online payment services . There are many payment solutions that you can utilize to eliminate late fees Also, such systems can make it easy to collect penalties for defaulters

Only some collections processes may be right, and what works for one landlord may only work for some . When choosing an ideal process, get a more streamlined and efficient system If you live far from your property, consider hiring a third party for rent collection or ask your tenants to do electronic transfers Some people still prefer collecting rent by mail . No problem with that, but ask your tenants to provide a certificate of mailing from their post office as proof that mail was sent . You can use this to track delayed mail .

If you live near the premises, you may ask your tenants to drop off their checks at your workplace or home address . Be careful and refrain from receiving wads of cash, as several risks are involved . If you have the time, consider collecting rent in person But be sure to ensure you issue your tenant a receipt after receiving the check

FINAL THOUGHTS

Being a first-time landlord may seem easy, so long as everything runs as it should However, it’s a tough call, so it’s crucial to consult experts such as your local apartment association, attorneys, appraisers, real estate agents, accountants, and property managers to help you along the way . With these valuable tips, you’ll enjoy hassle-free relationships with your tenants and better returns on your investment

The author, Becky Lopez, lives in Miami She started freelance writing as her full-time job when the COVID pandemic closed her office She lives with her younger brother, and their parrot, Sinbad When she isn’t writing, she loves to read and chill, watching Netflix . She also enjoys travelling .

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VandenBerghe Properties . . . . . . . . . . . . (925)819-1009

W

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

ADVERTISING & MARKETING

Apartments com (888)658-7368

Zillow Rentals. . .... . . . ..... . ..... .. . (206)516-2263

Rent (858)220-8521

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

Zumper (760)264-6429

Financial Designs, Ltd (858)597-1980

Innovative Building Materials . . ...... . . (512)596-2954

Rent Dynamics (866)513-7368

Apartment News Publications (714)893-3971

Effortless Ads (214)952-9862

APARTMENT BROKERAGE/SALES

Doug Taber CCIM - Rental Housing Broker (619)483-1031

APPLIANCE PARTS & REPAIR

Appliance Parts Company (480)755-5540

APPLIANCE SALES

R & B Wholesale Distributors, Inc. . . . . . (909)230-5400

ASPHALT & ASPHALT MAINTENANCE

AMS Paving, Inc.. . .... . . . ..... . .... . (858)880-6133

ATTORNEYS-AT-LAW

Heinz & Feinberg (619)238-5454 Kimball, Tirey & St. John LLP . . . . . . . . . (619)234-1690

BACKFLOW TESTING

Pacific Backflow Company, Inc. .... . . . (760)639-4000 San Diego Backflow Testing, Inc (877)363-8378

BANKS

Chase Commercial Term Lending . . . . . (619)464-0573

BATHROOM REFINISHING

Pacific Bathtub Refinishers Inc.... . ... . (619)772-2535 TASORO (310)882-9747

BATHROOM REMODELING & REFINISHING

American Bathtub Refinishers. ...... . . (619)265-9200

BROKERAGE

Doug Taber CCIM - Rental Housing Broker (619)483-1031

CABINET AND COUNTERTOPS

Grand Design Kitchens . . . . . . . . . . . . . . (760)789-0992

TASORO (310)882-9747

CARPET CLEANING

Cleanology Housekeeping Personnel Service (619)281-2532

CARPET SALES & FLOORING

J & C Carpet Company (619)498-1424

Sid’s Carpet Barn, Inc (619)477-7000

KJ Carpet Wholesale (909)455-0180

CLEANING & JANITORIAL SERVICES

Atlas Property Service (858)386-4578

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

Professional Maintenance Systems, Inc (619)276-1150 Cleanology Housekeeping Personnel Service (619)281-2532

COIN-OPERATED LAUNDRY EQUIPMENT

All Valley Washer Service ....... . .... . (800)247-1100

WASH Multifamily Laundry Systems (858)279-1234 Washtek, Inc (760)735-2495

PWS Laundry/Alliance (323)490-1868

COLLECTIONS

Kimball, Tirey & St. John LLP (619)234-1690

CONSTRUCTION MANAGEMENT

Southern Cross Property Consultants (858)945-2629

CONSTRUCTION & REMODELING

Larry O’Dell Construction (619)501-5252

Matrix Construction Services (951)493-0100

Workright Property Services Inc . . .... . (858)751-6312

Dexcore Restoration (619)993-3417

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

General Coatings Corporation (619)707-2639

McMillin Contracting Services (619)401-7000

TASORO (310)882-9747 Chameleon Contractors Inc. ........ . .......... . .. .

DECK COATING

Life Deck Coating Installations (619)262-8600

General Coatings Corporation (619)707-2639

DRAWERS & DRAWER PULLS

TASORO (310)882-9747

ELECTRICAL CONTRACTORS

Kennedy Electric ....... . .......... . . (619)582-6568

EMERGENCY SERVICE FLOOD/ FIRE

ATI Restoration, LLC (619)318-2807

Commercial Restoration Company (720)427-2932

BELFOR Property Restoration . . . . . . . . (858)847-9886

ENERGY EFFICIENCY CONSULTING ICF (703)218-2652

ENVIRONMENTAL: ASBESTOS/ LEAD/ MOLD

Alliance Environmental Group, LLC (626)633-3500

EVICTIONS

Kimball, Tirey & St. John LLP (619)234-1690

FINANCIAL SERVICES

MyPoint Credit Union (858)243-7471

FIRE EQUIPMENT SALES & SERVICE

Symons Fire Protection . . . . . . . . . . . . . . (619)588-6364

A-Tech Systems (909)444-9695

Standard Electronics (619)596-9950

CVA Security . . ............... . . .. . . (619)585-9111

Time and Alarm Systems (951)685-1761

FITNESS EQUIPMENT & SALES

Advanced Exercise (303)996-0048

Opti-Fit (888)601-4350

FLOOD DAMAGE

Citiwide Restoration (858)231-2801

FLOOR COVERINGS

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

Star Flooring & Remodeling (858)442-7858

TASORO ....... . .......... . . . .. . . . . (310)882-9747

FURNITURE RENTALS

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

GENERAL CONTRACTORS

BluSky Restoration Contractors, LLC (619)398-0200

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

FSI Construction 713-690-5330

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

Farmers Insurance McWhirter Agency (619)463-7320

Snapp & Associates Insurance Services, Inc (619)908-3100x165

LeaseLock . . . . . . . . . . . . . . . . . . . . . . . . . (310)906-2900

State Farm Insurance Kathy Jurgensen (619)847-8306

Pro Specialty Insurance Services . . . . . . (888)558-4776

INTERIOR FINISHES

Four Pillars Lighting, Plumbing & Furniture(619)990-1921

TASORO ....... . .......... . . . .. . . . . (310)882-9747

INTERNET ADVERTISING SERVICE

RAPIDSOFT SOLUTIONS ........ . . . . (619)752-4929

INTERNET SERVICE PROVIDER

Cox (858)836-7582

Dish Fiber ....... . .......... . . . . .. . . (951)201-3544

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

MSE Landscape Professionals, Inc (442)257-4229

New Way Landscape and Tree Service (858)505-8300

Pacific Green Landscape, Inc (619)820-6614

LEAK DETECTION

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

LENDERS

Luther Burbank Savings........ . . . . . . (310)616-0356

LIGHTING

TASORO (310)882-9747

MAINTENANCE & REPAIR

PPCC Trip Hazard Removal (760)658-6116

Pacific InterWest 657-276-1629

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

MAINTENANCE SUPPLY

HD Supply . . . . . . . . . . . . . . . . . . . . . . . . . (800)431-3000

AZP Multifamily . . . . . . . . . . . . . . . . . . . . . (888)924-7278

MARKET RESEARCH

ALN Apartment Data . . . . . . . . . . . . . . . . (800)643-6416

ODOR CONTROL

Aire-Master of Coastal California (858)342-5353

PAINT MANUFACTURERS & SUPPLIES

Dunn-Edwards Corporation (619)884-3866 Sherwin-Williams Co. (714)404-8212

PAINTING

Pro-Tech Painting Company (858)527-0200 General Coatings Corporation (619)707-2639

PARKING MANAGEMENT SOFTWARE

Reliant Parking Solutions (888)977-6848

PAVING MAINTENANCE

Eagle Paving (858)486-6400

PEST CONTROL

Lloyd Pest Control (800)570-2847

Kilter Termite and Pest Control (714)348-0488 ATCO Pest Control (415)898-2282

PLUMBING SUPPLIES

Lixil Water Technology Americas . . . . . . (760)215-5803

PROPERTY MANAGEMENT

Wakeland Housing & Development .... (619)235-2296 Rowland Realty ..................... (619)540-2727

PROPERTY MANAGEMENT PERSONNEL

BG Multifamily (619)785-3164 InterSolutions (619)804-2554

The Phoenix Staffing Company (855)222-4136

PROPERTY MANAGEMENT SOFTWARE

AppFolio (866)648-1536

Yardi Systems (805)699-2040 SafeRent Solutions (419)367-7615

REAL ESTATE

ACI Apartments Office ............... (619)299-3000

Voit Real Estate Services . . . . . . . . . . . . . (858)453-0505

Lee & Associates Commercial RE . . . . . (760)929-7845 Covest Properties Inc. ............... (760)214-9240

RENOVATIONS & REMODELING

McMillin Contracting Services (619)401-7000 TASORO (310)882-9747

REPIPING

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

RESIDENT RETENTION

Parcel Pending (949)490-6987

RESIDENT SURVEYS

SatisFacts Research (866)655-1490

ROOFING

Commercial & Industrial Roofing (619)465-3737

Sully-Jones Roofing (800)611-3110

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

Guardian Roofs (714)633-3619

SECURITY GUARD PATROL

Security First ....................... (619)243-3992

Securitas Mobile Guarding ........... (619)214-4919

SECURITY SERVICES

California Safety Agency . . . . . . . . . . . . . (866)996-6990 City Wide Protection Services, Inc . . . . . (619)938-2333

JDS Security (619)781-8694

Stealth Monitoring (760)399-7194

SEISMIC RETROFIT

Optimum Seismic (562)298-6395

SMART TECHNOLOGY

ADT Smart Communities (714)858-1344

Ivy Energy (801)318-7803

Hotwire Communications (954)809-9577

Armada Power (909)730-6509

SUBMETERING / BILLING SERVICES

Conservice Utility Billing & Mgmt (602)481-7440

TENANT SCREENING

KCB Screening LLC ................. (844)217-5633

TOWING SERVICES

Western Towing ..................... (619)297-8697

TREE SERVICES

Four Seasons Tree Care.............. (760)705-7751

WASTE MANAGEMENT

WasteXperts, Inc (206)496-9289

WATER DAMAGE RESTORATION

Generation Contracting & Emergency Services, Inc. (858)679-9928

Restoration Management Company (858)935-1170

Hometown Restoration (858)663-8330

First Onsite (858)880-5419

General Coatings Corporation (858)587-1277

WATERPROOFING

General Coatings Corporation (619)707-2639

WINDOWS

Newman Windows and Doors (760)809-8113

SECURE RENTAL FORMS

SECURE RENTAL FORMS

Worried

Worried about signing rental documents when you can't meet in person? SCRHA has several ways to electronically share and sign our forms.

BlueInk

BlueInk

This gives you access to SCRHA forms in a digital format with electronic signature capabilities.

CIC

CIC information about your applicant, while keeping you compliant with all legal requirements.

socalrha.org

1031 EXCHANGES

1031 Capital Solutions 33

Financial Designs, Ltd . . . . . . . . . . . . . . . . . . .52

AIR-CONDITIONING

AA Feders . . . . . . . . . . . . . . . . . . . . . . . . . .42

Aztec Appliance . . . . . . . . . . . . . . . . . . . . .59

Genie Air Conditioning . . . . . . . . . . . . . . . . . .45

Lowe’s Pro Supply . . . . . . . . . . . . . . . . . . . . .44

APARTMENT ASSOCIATIONS

Southern California Rental Housing Association 6

APPLIANCE SALES

AA Feders 42

Aztec Appliance 59

Lowe’s Pro Supply 44

ASPHALT MGB Construction 38

BACKGROUND SCREENING

ApplyConnect 55

BATHROOM REMODELING / REGLAZING

American Bathtub Refinishers 22

Lowe’s Pro Supply 44

CABINETS

AA Feders 42

Lowe’s Pro Supply 44

COIN-OP

LAUNDRY SALES

Aztec Appliance . . . . . . . . . . . . . . . . . . . . . .59

WASH Laundry . . . . . . . . . . . . . . . . . . . . . .28

COLLECTIONS

Dennis P Block & Associates . . . . . . . . . . . . . .19

COMMERCIAL LENDING

Luther Burbank Savings 17

Provident Bank . . . . . . . . . . . . . . . . . . . . . 52

COUNTERTOPS

Lowe’s Pro Supply . . . . . . . . . . . . . . . . . . . . 44

CREDIT CHECKS

ApplyConnect . . . . . . . . . . . . . . . . . . . . . . . 55

DECKING & STAIRS / MAGNESITE / WATERPROOFING

Life Deck 52

EARTHQUAKE RETROFITTING & ENGINEERING

ADU1 21

ENERGY SAVING / REBATES Livable 17 ENGINEERING

ADU1 21

FINANCIAL / ESTATE PLANNING

Financial Designs, Ltd 52

HEATING

Aztec Appliance 59

Genie Air Conditioning 45

KITCHEN REMODELING

AA Feders 42

Lowe’s Pro Supply 44

LEGAL & EVICTION SERVICES

Dennis P. Block & Associates . . . . . . . . . . . . . .19

PAINT & PLASTERING

PEST / TERMITE CONTROL

XTermite

PROPERTY MANAGEMENT

Griswold

LRS Property Management 48

PROPERTY MANAGEMENT SOFTWARE

YardiBreeze 34

RATIO UTILITY BILLING

Livable 17

RENT COLLECTION / PAYMENT PROCESSING

ROOF REPAIRS, MAINTENANCE & INSTALLATION

Resilient Roofing 16

SEISMIC RETROFIT / SOFT STORY

ADU1 21

TOWING / PARKING CONTROL / SIGNAGE

Western Towing . . . . . . . . . . . . . . . . . . . . . . . 9

TENANT SCREENING

ApplyConnect 55

TOILETS/SINKS/FAUCETS

AA Feders 42

Lowe’s Pro Supply 44

UTILITIES REBATES

Livable . . . . . . . . . . . . . . . . . . . . . . . . . . .17

WATER HEATERS/BOILERS

AA Feders 42

Aztec Appliance 59

Lowe’s Pro Supply 44

WINDOWS & DOORS

Lowe’s Pro Supply . . . . . . . . . . . . . . . . . . . .44

Newman Windows & Doors 3

SIVAN Windows & Doors 56

SAN DIEGO GAS & ELECTRIC & 211 PARTNERING FOR YOUR SAFETY